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