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HomeMy Public PortalAbout07/26/2000(7.) C) MINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM, FLORIDA ON WEDNESDAY, JULY 26, 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. II. Roll Call. Present and Participating Absent with Notice: Chris Wheeler Charles Frankel Cynthia Neeves Hewlett Kent Muriel Anderson Douglas Hornberger Perry O'Neal Also Present and Kristin Garrison Participating: Rita Taylor William Wietsma Mason Heydt Tim Diamond Shane Ames Peter Ince Mark Valant Robert Colestock Chairman Alternate Member Alternate Member Vice Chairman Board Member Board Member Board Member Town Manager Town Clerk Agent- Van Lennep Owner/Agent Agent -Delray Ocean Est Architect -Delray Ocean Estates Agent -Wynn & Goodman Landscaper -Wynn & Goodman Architect -Brad Newman III. Minutes of the Regular Meeting and Public Hearing of 6-22-00. Mr. Frankel moved and Mrs. Neeves seconded that the minutes be approved as circulated and all voted AYE. IV. Additions, withdrawals, deferrals, arrangement of agenda items. Town Manager Garrison requested that Item VII.B., Goodman Wall Revision, be corrected by adding "and gate". V. Announcements. A. Meeting Dates 1. There will be no meeting held in August 2000 2. Regular Meeting & Public Hearing, 9-28-00 at 8:30 A.M. 3. Regular Meeting & Public Hearing, 10-26-00 at 8:30 A.M. 4. Regular Meeting & Public Hearing, 11-16-00 at 8:30 A.M. 5. Regular Meeting & Public Hearing, 12-21-00 at 8:30 A.M. Mrs. Neeves and Mr. Frankel were uncertain at this time if they would be able to attend the meeting scheduled for November 16, 2000. VI. PUBLIC HEARING. Chairman Wheeler asked if there were any ex -parte communications. Mrs. Neeves stated she had spoken to the staff, and had visited the sites. Mr. Frankel advised that he had spoken to a resident on Middle Road, William Koch III, and visited the sites. Chairman Wheeler Regular Meeting & Public Hearing Architectural Review & Planning Board July 26, 2000 page 2 Wheeler reported that he had visited 2 sites and had spoken with the Town Manager. Chairman Wheeler then asked that all persons who intended to speak please stand to take the oath. The Town Clerk administered the Oath to William Wietsma, Mason Heydt, Leigh Gove, Tim Diamond, Shane Ames, Peter �J Ince, Mark Valant and Robert Colestock. A. Applications for Development Approval 1. An application submitted by William Wietsma, as Agent for Mary Van Lennep, Contract Purchaser, and the Florence Cline Trust, current owner of the property located at 2950 Polo Drive, Gulf Stream, Florida, which is legally described as Lot 22 in Gulf Stream Cove Subdivision, for approval of the following: William Wietsma, Agent for Mary Van Lennep explained that the current structures will be demolished and a single story Bermuda style home with quoins, shutters on the front and rear, muttons, white tile roof and trim, chimney caps and mahogany doors is proposed. He explained that a Special Exception is being requested to permit a 30'rear setback as opposed to the permitted 50' setback. He advised that the structure will not block any views. Mr. Wietsma called attention to some suggested modifications from the Town Manager. He stated that he would change the cast -stone columns at the front entry to smooth white concrete columns. He advised that there seems to be no point in having shutters on side elevations as the windows will have impact glass and they cannot be seen due to heavy vegetation along both side property lines. Mr. Wietsma pointed out that the roof height shown is 2116" which falls in the discouraged range and the Town Manager suggested that it be reduced to 20' maximum which is in the preferred range. He advised if the height is reduced to 201, it will be necessary to have a flat portion of roof at the peak and he would prefer to have no flat roof. All members of the Board were in agreement with the change in the columns and having shutters only on the front and back of the home. In regard to the roof height, they agreed with the Town Manager that the height of the roof at 20' would be more in keeping with the character of the neighborhood. Town Manager Garrison advised that a rear trellis is shown approximately 25'from the ICWW. She pointed out that the required setback for principal structures would be 30' while minor accessory structures must be setback from the ICWW a minimum of 201. Because the trellis is attached to the principal building, it is technically considered part of the principal structure, and thus, subject to the greater setback. She asked for input from the Board on this matter. Regular Meeting & Public Hearing Architectural Review & Planning Board July 26, 2000 page 3 The Board believed the trellis should conform to the 30' setback, or could be detached and constructed at a 25' setback. Mr. Wietsma agreed to either shorten or move the trellis back approximately 5' and place a post on the setback line to conform to the 30' setback. Chairman Wheeler pointed out that the landscape plan shows crown -of - thorn plants, which prefer full time bright sun, next to ginger plants, which do not do well in full sun and require more water. He suggested that Mr. Wietsma might want to reconsider this arrangement. Mr. Wietsma stated he would take this up with the landscape architect. a. LAND CLEARING PERMIT to remove/relocate existing plant material located in the building envelope and add new plantings. Mrs. Neeves moved and Mr. Frankel seconded that it be recommended that the Land Clearing Permit be approved. Roll Call: Mrs. Neeves; AYE, Mr. Frankel; AYE, and Chairman Wheeler; AYE. b. SPECIAL EXCEPTION to reduce the rear setback from the required 50' to 30' for a one-story structure. Mrs. Neeves moved that approval of the Special Exception be recommended and Mr. Frankel seconded the motion. Roll Call: Mrs. Neeves; AYE, Mr. Frankel; AYE, and Chairman Wheeler; AYE. c. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit the demolition of the existing structures and the construction of a one-story Gulf Stream Bermuda style single family dwelling and swimming pool. Mrs. Neeves moved to recommend approval of the Level 3 Architectural/ Site Plan Review, based on a finding that the proposed home is consistent with applicable review standards, with the following conditions: 1)A utility easement along the northern 15' of the property shall be dedicated prior to issuance of a certificate of occupancy. 2) Revise trellis to comply with rear setback requirements (211 foot overhang permitted). 3) The Construction Traffic Management Plan submitted with the application shall be followed during construction. 4) The cast -stone columns at the front entry shall be revised to smooth white columns. 5) The roof height shall be reduced (from 21'6", discouraged range) to 20 feet (preferred range). 2. An application submitted by CGC Construction Management/ Heydt Five Enterprises, Contract Purchasers and Agents for .� William Swindle, owner of the property located at 329 Middle Road, Gulf Stream, Florida, which is legally described as Lot 11, Gulf Stream Cove Subdivision, for approval of the following: Mason Heydt explained that it has been a challenge to make improvements to the existing home that will be consistent with the Design Manual. He stated they plan to extend the master bedroom in the rear by enclosing a portion of the existing porch, and to enclose one of the front entries in order to create a small den. In addition, a 7' high wall would be added in the front with white gates creating a courtyard entry. Mr. Heydt explained that the second story above the garage would be moved Regular Meeting & Public Hearing Architectural Review & Planning Board July 26, 2000 page 4 back 6' to create a second story porch in the front and the wood siding on the second story would be changed to stucco to match the first story. He added that a light yellow is planned for the home with white trim and green shutters. Mr. Heydt pointed out that the improvements will convert the home to a Gulf Stream Bermuda architectural style. Mr. Heydt requested that a Special Exception be approved to allow un- enclosed porch area to exceed the permitted FAR by 255 square feet. Town Manager Garrison advised that she is recommending approval in that the home will be substantially improved by converting to the Gulf Stream Bermuda style, adding a balcony area to the front of the garage addition, and removing the board and batten siding. She further recom- mended approval of the Special Exception in that the design meets the review standards, including compatibility with the architectural style, being less than 300 square feet over the FAR cap, and not resulting in a more massive appearance. In addition, the special exception enables a more attractive design. Mr. Wheeler noted that the landscape design did not detail what type of plants were planned for the planting beds. He believed that the design would be enhanced if the Queen palms were to be replaced by some other type of palm. Mr. Heydt agreed that the palms should be changed and advised that an updated landscape plan would be submitted with complete details. a. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit improvements to the existing partial two-story single family dwelling by: 1) Enclosing a portion of the existing rear porch on the north west side of the home and a portion of the existing entryway at the front of the home; 2) Addition of a porch to the living space above the garage; 3) Construction of a new 6' wall across the front of the existing courtyard; 4) Exterior detailing and corner quoins to convert the home to the Gulf Stream Bermuda style of architecture. Mr. Frankel moved to recommend approval of the Level 3 Architectural/ Site Plan Review based on a finding that the proposed plans are consistent with applicable review standards, based on the following conditions: 1) The Construction Traffic Management Plan submitted with the application shall be reviewed and followed during construction. 2) A revised landscape plan shall be submitted and approved by the ARPB prior to issuance of a Certificate of Occupancy. The motion was seconded by Mrs. Neeves. Roll Call: Mrs. Neeves; AYE, Mr. Frankel; AYE, and Chairman Wheeler; AYE. Regular Meeting & Public Hearing Architectural Review & Planning Board July 26, 2000 page 5 b. SPECIAL EXCEPTION to permit the covered unenclosed porches to exceed the maximum permitted floor area by 255 square feet. Mr. Frankel moved and Mrs. Neeves seconded the motion to recommend O approval of a Special Exception to allow unenclosed porch area to exceed the permitted FAR by 255 square feet provided that, prior to the issuance of a certificate of occupancy, the owner shall record a deed restriction requiring that 765 square feet of front and rear porch area shall forever remain unenclosed as long as the structure exists. Roll Call: Mrs. Neeves; AYE, Mr. Frankel; AYE, and Chairman Wheeler; AYE. 3. An application submitted by Tim Diamond, as agent for Delray Ocean Estates, owner of the property located at 600 Wrightway, Gulf Stream, Florida, which is legally described in metes and bounds in Sections 3 and 4, Township 46 South, Range 43 East, for approval of the following: Shane Ames, Architect for Delray Ocean Estates, explained that several of the suggestions from the Town Manager regarding the design have been incorporated in the plan. He pointed out that additional muntins have been added to the windows, rounded windows have been changed to a fanlight design, the shutters have been removed from the garage doors, and the front picture window has been divided into three windows. Mr. Ames advised that the owners of the property at 570 Wrightway believe that this proposed plan is too similar to their home. He pointed out that the drawings were reviewed by Urban Design Studio and were found to be adequately different from the residences at 570 and 590 Wrightway. He pointed out differences, some of which are the garage orientation, the horizontal delineation of the first story roof and the small windows under the eave of the first story with the Bahamas shutters. The Board noted that included in the list of recommendations to make the design more consistent with the Design Manual and Bermuda style are the lowering of the first story and second story eave heights, removal of the windows and Bahamas shutters over the garage doors and master bath window and revision of the front door way to a Bermuda style, such as a rectangular door with a fanlight above and sidelights. JMr. Ames stated that they had chosen not to make these changes as these features add to the uniqueness of the structure. He pointed out that the Bahamas shutters have a pleasing shadowing effect that changes with the movement of the sun. He believed all of these features are consistent with the Bermuda style. The Board and the Town Manager were in agreement that the features in question are not consistent with the Design Manual and the Bermuda style in their interpretation. Regular Meeting & Public Hearing Architectural Review & Planning Board July 26, 2000 page 6 The Board was in unanimous agreement with the suggestions made by the Town Manager and Urban Design Studio. a. SPECIAL EXCEPTION #1 to reduce the rear setback from the required 50' to 42.8' for the one story portion. Mr. Frankel moved and Mrs. Neeves seconded that it be recommended to the n Town Commission that the Special Exception be approved as requested, D based on a finding that the design meets the applicable review standards. Roll Call: Mrs. Neeves; AYE, Mr. Frankel; AYE, and Chairman Wheeler; AYE. b. SPECIAL EXCEPTION #2 to exceed the Floor Area Ratio for unenclosed area of 160 square feet. Mr. Frankel moved to recommend that the Special Exception be granted to exceed the permitted floor area by 160 feet for unenclosed porch area, based on a finding that the design meets the applicable review standards, subject to correcting the FAR calculations on the plans. Mrs. Neeves seconded the motion. Roll Call: Mrs. Neeves; AYE, Mr. Frankel; AYE, and Chairman Wheeler; AYE. c. VARIANCE for a side setback encroachment of 1.8 feet. During discussion of the request, the members of the Board were in agreement that a hardship had not been proven, nor the other mandatory variance review standards. They felt that with a vacant parcel of land to work with, it should be possible to design a home that would conform to the provisions of the Code. Mr. Frankel moved and Mrs. Neeves seconded to recommend that the variance be denied in that a hardship had not been proven, nor the other variance review standards. Roll Call: Mrs. Neeves; AYE, Mr. Frankel; AYE, and Chairman Wheeler; AYE. d. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit the demolition of the existing structures and construction of a Bermuda style two story single family dwelling consisting of 5,946 square feet. Mr. Frankel moved to recommend approval of a Level 3 Architectural Site Plan Review, based on a finding that the proposed plans are consistent with applicable review standards, based on the following conditions: 1) Approval from the Army Corp of Engineers shall be required prior to any fill being added to the existing cove area on the southwest portion of the site. This shall be secured prior to the issuance of a building permit. 2) The property owner shall dedicate two easements to the Town prior to building permit application: a 15' easement along the south property line for drainage purposes, and an easement along the west property line for annual maintenance of a planned outfall. 3) Drainage Plans, prepared by a professional engineer, shall be submitted prior to building permit. Any replacement driveway shall be designed to include a Swale, to prevent the run-off of drainage onto the road and to facilitate the free flow of drainage across the front of the property. 4) The Construction Traffic Management Plan submitted with the applica- tion shall be followed during construction. 5) Plans are revised to comply with the side setback requirements and all of the design recom- mendations outlined in the staff report and in the Urban Design report, Regular Meeting & Public Hearing Architectural Review & Planning Board July 26, 2000 page 7 and brought back for ARPB approval prior to issuance of a Building Permit. Mrs. Neeves seconded the motion. Roll Call: Mrs. Neeves; AYE, Mr. Frankel; AYE, and Chairman Wheeler; AYE. VII. Items related to previous approvals. OA. Wynn Landscape Plan -1151 N. Ocean Blvd. The Town Manager explained that the approval of this project was contingent upon the applicant receiving ARPB approval of a landscape design, with special attention being given to complete landscape screening of the tennis court from State Road AlA. Peter Ince, General Contractor for this project, introduced Mark Valant, the Landscaper and asked him to explain the design in relation to the tennis court. Mr. Valant advised that there will be a 6' privacy wall in front of the 9' tennis fence that will be covered with creeping fig. In addition, Mr. Valant advised there will be Southern Magnolia at a planting height of 12' planted in front of the wall which will complete the screening. He explained the Southern Magnolia will be constrained in a planting bed to control the growth and maintain foliage to the base of the plant. Mr. Frankel moved and Mrs. Neeves seconded that the landscape plan be approved as submitted subject to Town inspection prior to Certificate of Occupancy, to insure that the tennis court is properly screened, and provided that a Landscape Maintenance and Removal Agreement has been executed. Roll Call: Mrs. Neeves; AYE, Mr. Frankel; AYE, and Chairman Wheeler; AYE. B. Goodman Wall Revision -3603 N. Ocean Blvd. The approved site plan provided a 5' wall with 518" piers across the front of the property and a 6' entry gate. The owner now desires to go to the maximum permitted height of an 8' wall. Chairman Wheeler expressed concern about the landscape screening of an 8' wall. He was advised that Bougainvillea has been planned to be attached to the wall. Town Manager Garrison advised that the Lampel property also has Bougainvillea on the front wall which will make a nice appearance. Mr. Frankel moved and Mrs. Neeves seconded that this amended front wall design be approved subject to inspection by the Town, prior to issuance of a Certificate of Occupancy, to insure the wall is adequately screened, and provided a Landscape Maintenance and Removal Agreement has been executed. Roll Call: Mrs. Neeves; AYE, Mr. Frankel; AYE, and Chairman Wheeler; AYE. The Town Manager then explained that a problem has been encountered with regard to the perimeter wall planned for the south side of the property. She called attention to the drawing, pointing out that there is a great variation in the grade from the ocean (the highest end) to State Road Regular Meeting & Public Hearing Architectural Review & Planning Board July 26, 2000 page 8 AIA. She reminded that the Code dictates that the measurement of the wall be taken from the lowest elevation adjacent to the wall, and the maximum height of a wall in the District being 8' which is reduced to a maximum height of 4' in the rear accessory setback. The Town Manager pointed out that she has divided the length of the proposed wall into 5 tiers for purposes of explanation, with the first tier starting at AlA. She explained the problem areas are the second and third tiers. Mrs. Garrison reported that the wall height does not exceed 8' from the grade in the first and second tiers. When the wall steps up to the third tier, the top of the wall is a little over 12' as measured from the lowest grade, with the wall measuring a little over 8' for the first 4 or 5 feet in the third tier until the grade reaches the highest point. The Town Manager next displayed photos of the area, which shows the neighbor to the south has a retaining wall of an approximate height of 5'. She explained that the applicant is using the top of the retaining wall as the lowest grade. The Board asked how the neighbor felt about using her retaining wall as the grade measurement. The Town Manager advised that the neighbor would prefer to have no wall at all and the applicant wants the highest wall that is permitted. She added that she believes there are some areas where the wall is still one or two courses of block too high. Mrs. Garrison reported that she had explained to the neighbor what her interpretation of the Code would be in this case and she seemed to be comfortable with that as long as the plantings that had been discussed were planted on her side of the wall, which is also a requirement of the Code. Mr. Valant advised that the neighbor had given him a list of the plants she would prefer and the Town Manager asked for a copy of that list. The Town Manager believed one section of the fourth tier should be lowered about one and one half feet to make one more step up, subject to site measurements, and the third tier needs to be lowered about one course. She was also concerned about the integrity of the wall where the grade changes dramatically and believed the applicant should extend the retaining wall on the neighbors property, with their permission, or seek another way to correct a safety problem they created. The Town Manager asked Mr. Ince whether he was doing anything other than what is !� shown on this drawing. Mr. Ince replied "correct". Mrs. Neeves moved to permit the wall as shown on the plan with the grade measurement at the third and fourth tiers to be taken from the top of the existing retaining wall provided: 1) The third and fourth tiers are lowered, subject to field measurements; 2) The existing retaining wall extended, with the neighbor's permission, to stabilize the grade change; 3) Intermittent plantings shall be placed on the neighbors side of the wall. The motion was seconded by Mr. Frankel. Roll Call: Mrs. Neeves; AYE, Mr. Frankel; AYE, and Chairman Wheeler. Regular Meeting & Public Hearing Architectural Review & Planning Board July 26, 2000 page 9 VII. Items by Staff. A. Informal Review -3251 Polo Drive -Roof Pitch/Design Mr. Robert Colestock displayed a color rendering of the proposed single story home along with a roof plan. He explained the plan creates a "U" Oshaped appearance from the road, typical in the Bermuda style. The eave line in the front is shown at 916" to reduce the scale of the structure. The height of the roof would be greater than 24' which is prohibited. Mr. Colestock, being aware of the prohibition, stated that they realized it would be necessary to introduce a flat portion on the top and had explored the option of a large flat portion to bring the roof to the preferred 20' height. In so doing, it was discovered that this made the home appear much larger due to the exaggerated length of the upper ridge. As a result, the home has been designed with a 24' roof height, in the discouraged range, with a 5:12 pitch. The Board was not comfortable with the 24' height and pointed out that earlier in the meeting they had reviewed a 21'6" proposed height and recommended that it be reduced to 201. Mr. Colestock pointed out that this lot is wider and so is the proposed home than the one reviewed earlier, which explains why this structure looks so much larger when the height is reduced to 20'. The Board agreed with this reasoning and asked Mr. Colestock if he felt the height could be reduced to 22' and still be esthetically pleasing. Mr. Colestock felt this to be a workable solution. The Board then requested that he prepare a ratio comparison of this structure at 22' roof height and the one that had been reviewed earlier at a 20' height. Mr. Colestock stated he would be pleased to do this. VIII. Items by Board Members. There were no items by the members. IX. Public. There was no public comment. X. Adjournment. Chairman Wheeler adjourned the meeting at 10:50 A.M. Rita L. Taylor, own Clerk