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HomeMy Public PortalAbout09/28/2000MINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM, FLORIDA ON THURSDAY, SEPTEMBER 28, 2000, AT 8:30 A.M., IN THE TOWN HALL, 100 SEA ROAD, GULF STREAM, FLORIDA. I. Call to Order. 8:30 A.M. II. Roll Call. Chairman Wheeler called the meeting to order at Present and Chris Wheeler Participating: Hewlett Kent Muriel Anderson Cynthia Neeves Perry O'Neal Absent with Notice: Douglas Hornberger Also Present and Kristin Garrison Participating: John Randolph Rita Taylor Charles Frankel Jay Colestock Rustem Kupi Tim Diamond Shane Ames Chairman Vice Chairman Board Member Alternate Member Board Member Board Member Town Manager Town Attorney Town Clerk Alternate Member Agent for M & H Devel. Agent for Tracy Scala Agent -Delray Ocean Est Architect -Delray Ocean Estates III. Minutes of the Reaular Meetina and Public Hearina of 7-26-00. Mrs. Neeves advised that she had not spoken to Randall Stofft as stated in the minutes, but had spoken to staff and then moved to approve the minutes with this amendment. The motion was seconded by Mr. O'Neal and all voted AYE. IV. Additions, withdrawals, deferrals, arrangement of aqenda items. There were no changes to the agenda requested. V. Announcements. A. Meeting Dates 1. Regular Meeting & Public Hearing, 10-26-00 at 8:30 A.M. 2. Regular Meeting & Public Hearing, 11-16-00 at 8:30 A.M. 3. Regular Meeting & Public Hearing, 12-21-00 at 8:30 A.M. 4. Regular Meeting & Public Hearing, 1-25-01 at 8:30 A.M. 5. Regular Meeting & Public Hearing, 2-22-01 at 8:30 A.M. Chairman Wheeler called attention to the above dates. Mrs. Neeves and Mr. Frankel advised they would be out of Town and unable to attend the meeting on November 16, 2000. 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 Jay Colestock, Rustem Kupi, Tim Diamond and Shane Ames. Architectural Review & Planning Board Regular Meeting & Public Hearing September 28, 2000 page 2 With reference to ex -parte communications, Mrs. Anderson advised that she had visited the site on Polo Drive and had spoken to the neighbor, Mr. Sipp. Chairman Wheeler stated he had spoken with staff. A. Applications for Development Approval 1. An application submitted by Jay Colestock, as Agent for M & H Developers of Palm Beach, Inc., the owners of property located at 3251 Polo Drive, Gulf Stream, Florida, which is legally described as Lot 2 and part of Lot 1, Gulf Stream Properties Subdivision, for approval of the following: Mr. Colestock reminded that he made an informal presentation at the last meeting showing the roof height on the one story home to be 24' and in the discouraged range. He then displayed a color rendering with the height of the roof at 221. Chairman Wheeler, for the benefit of the members that were not present at the July meeting, stated that the Board had not been comfortable with the 24' height and had at first thought it should not exceed 20'. However, it was discovered that at the 20' height, the structure appear- ed much longer and similar to a ranch house design, unacceptable in this district. He then called attention to a letter Mr. Colestock had submitted illustrating the "height to buildable width" ratios of his project and the one previously submitted for 2950 Polo Drive that held the roof height to 20' maximum but appeared taller than the one at 221. The Town Manager reported that the applicant has made the changes that were suggested previously and has reduced the height of the structure to 22', and she recommended that the Special Exception and Site Plan be approved in that the conditions for granting approvals have been met. In reply to a question from Mr. Kent, Mr. Colestock advised the chimney cap would be concrete and be positioned so that the spark arrester would not be visible from the street. a. SPECIAL EXCEPTION to exceed the Floor Area Ratio by 218 square feet for un -enclosed porch area Mrs. Anderson moved and Mr. O'Neal seconded to recommend approval of a Special Exception to exceed the Floor Area Ratio by 216 square feet, provided that prior to the issuance of a certificate of occupancy, the owner shall record a deed restriction requiring that 654 sq. feet of rear porch area shall forever remain unenclosed as long as the structure �i exists. Roll Call: Mrs. Anderson; AYE, Mrs. Kent; AYE, Mrs. Neeves; AYE, Mr. O'Neal; AYE, and Chairman Wheeler; AYE. b. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit the demolition of the existing structures and the construction of a one-story Bermuda style single family home consisting of 6,105 square feet. Mrs. Anderson then 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) Site Grading shall be constructed according to the approved Drainage Plan. Any replacement driveway shall be designed to Architectural Review & Planning Board Regular Meeting & Public Hearing September 28, 2000 page 3 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; 2) The Construction Traffic Management Plan submitted with the application shall be followed during construction. The motion was seconded by Mrs. Neeves. Roll Call: Mrs. Anderson; AYE, Mr. Kent; AYE, Mrs. Neeves; AYE, Mr. O'Neal; AYE, and Chairman Wheeler; AYE. 2. An application submitted by Rustem Kupi, as agent for Tracy Scala, owner of the property located at 3421 N. Ocean Blvd., Gulf Stream, Florida, which is legally described as part of Lot 5 and part of Lot 6, Gulf Stream Ocean Tracts Subdivision, for approval of the following: Mr. Kupi explained that the proposed improvements include a two-story Anglo -Caribbean design with entry through a courtyard that will have a very large specimen tree in the center. He point out that there will be two garages with living area above placed on either side of the property and westerly of the main structure. Mr. Kupi displayed color renderings of all elevations and explained that since the structure will be constructed seaward of the State Coastal Construction Control Line, the bottom of the grade beam must be at a minimum of 15.4'. He added that he has been able to keep the finished floor elevation to the Gulf Stream maximum of 171. Mr. Kupi stated he had wanted to bring this lower but could not do so because of the State mandate. He pointed out that the structures, other than the rear of the main house, have lower finished floor elevations and entry to the main structure is accomplished by providing steps up from the street level, through a courtyard and then steps up to the level of the main structure. The Town Manager advised that the eave heights are in the discouraged range, but due to the site being on the beachfront and the structure being located a considerable distance from AlA, she did not feel this to be objectionable, noting that in the past the Board had taken these conditions into consideration when giving approvals. Mr. Kupi called attention to the retaining walls. He stated that it will be necessary to add approximately 2' of fill to the existing 12' grade and they are showing an 8' high wall as measured on the neighbors side of the wall, leaving a 5' to 6' wall on the Scala side. He stated the driveway will be Chattahooche through mahogany gates with extensive J landscape material on the property, budgeted to be a quarter of a million dollars. In reply to a question from Mr. O'Neal, the applicant explained that the wall between the garage and the house will be 5' and probably will have vines and other landscape material to soften. Mr. Kupi stated that the trim will be white due to there being a 30" overhang with outriggers under all of the soffits on the house. He further stated that the other buildings in front of the house have a 24" overhang with the rafters following the line of the roof and they are at Architectural Review & Planning Board Regular Meeting & Public Hearing September 28, 2000 a lower elevation. Chairman Wheeler complimented Mr. Kupi on the design and on the landscape specifications. page 4 Mr. Kupi advised that all of the railings are wood and he asked if Cmahogany windows would be acceptable rather than the white as shown. He added that the shutters would either be painted cypress or mahogany and the gates and doors would also be mahogany. The Board agreed the mahogany windows would be fine. a. NORTH OCEAN BLVD. OVERLAY PERMIT to relocate the driveway and plant material, and install entry gate. Mr. Kent moved and Mrs. Anderson seconded to recommend approval of the AlA Vegetative Disturbance Permit and the Land Clearing Permit based on a finding they are consistent with the Design Manual and the AlA Landscape Enhancement Project. Roll Call: Mrs. Anderson; AYE, Mr. Kent; AYE, Mrs. Neeves; AYE, Mr. O'Neal; AYE, and Chairman Wheeler; AYE. b. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to demolish the existing structures and construct a two-story Anglo - Caribbean style home consisting of 9,934 square feet which includes two garages with living area on the second story. Mr. Kent moved to recommend approval of the Level 3 Architectural/Site Plan Review, based on a finding that all applicable code requirements have been met, subject to the following conditions: 1) The Building color shall be consistent with the guidelines in the Design Manual. Use of different paint colors to create a half elevation treatment is prohibited; 2) Drainage plans prepared by a registered engineer shall be submitted prior to building permit, demonstrating no adverse impact to adjacent properties; 3) Regarding the Perimeter wall: Wall shall be limited to a maximum height of 8', except the section located within 15' of the 1978 CCCL shall be limited to a maximum height of 4 feet. All measurements shall be taken from the lowest grade adjacent to the wall; No solid continuous exposed walls are permitted; Both sides of the wall shall be finished with stucco and painted; The applicant is asked to coordinate the wall installation and exterior finishing and color with the adjacent property owners. 4) The Construction Traffic Management Plan submitted with the application shall be followed during construction; 5) Prior to issuance of a certificate of occupancy, the property owner shall file a Maintenance and Removal Covenant that requires the property owner to provide perpetual maintenance of the landscape materials proposed in the AlA Right -of -Way; 6) A Copy of the DEP approved construction drawings shall be provided to the Town as soon as they are issued. The motion was seconded by Mrs. Anderson. Roll Call: Mrs. Anderson; AYE, Mr. Kent; AYE, Mrs. Neeves; AYE, Mr. O'Neal; AYE, and Chairman Wheeler; AYE. Architectural Review & Planning Board Regular Meeting & Public Hearing September 28, 2000 page 5 VII. Items related to previous approvals. A. Diamond Elevation Revisions -600 Wrightway Mr. Kent asked for discussion regarding previous action taken on the application, noting that he had not seen the original elevations. Chairman Wheeler advised that those Board Members who were present at C) the July 2000 Hearing did not feel that the design that was presented met what the Design Manual envisioned for the Core District. He explained to Mr. Kent that the Board could have just rejected the plan and let the applicant decide if he wanted to go on to the Commission with a rejection on the chance it might be approved, or revise the plan and start the process over. The other option was to recommend approval of the design with the suggestions in the Town Managers Report and the Urban Design Report incorporated in the plan, but with the elevations to have a final Board approval prior to making application for a building permit. He pointed out that this would save the applicant an additional step in the process and the applicant chose this option. Shane Ames, Architect, displayed a revised elevation and explained that numerous revisions have been made on the home, changing all the details, all the little windows across the top, the railings, extension of the balcony across the front and the style of the arch over the front door. Mr. Kent believed the eaves on the garages need not be so high in order to be functional, suggesting they be lowered to 11' or 11.5'. He noted that the 12' measurement was taken from the first floor finished floor elevation to the bottom of the beam while the Manuel provides that it be measured to the top of the roof beam at the end of the beam. Mr. Ames advised he was not aware of this and thus the first floor eave would be lowered by approximately 4" from what is shown. Mr. Kent also believed that the design would be improved by lowering the second floor eave to 2216" but acknowledge that the 2nd story would have a crumpled look unless the first floor eave height were to be lowered to 11'. Mr. Diamond stated he did not want to do this, adding that they had made changes and tried to keep everything within what the Board had previously directed. Mr. Ames noted that the second garage is set back 5' from the front which breaks up the front wall and added that flowering vines are planned for the wall areas over the garages and master bathroom. The Town Manager advised that there had been concerns that the maximum preferred lst floor eave height on 2 story houses is very generous and she has added this to her list for review during the next Code update. Architectural Review & Planning Board Regular Meeting & Public Hearing September 28, 2000 page 6 Mr. Kent then expressed concern that the 2nd floor porch is approximately 2' above the lst floor eave and asked if that will be lowered. Mr. Diamond stated that if it were to be lowered, steps from the house would be necessary to get on the porch, and Mr. Ames advised that the porch must be at this elevation as there are 18" floor trusses in there. Chairman Wheeler felt that lowering the porch would crowd the top of the front door. Mrs. Anderson moved approval of the elevation subject to landscaping the front elevation that includes flowering vines above the garage doors to soften the elevation. The motion was seconded by Mrs. Neeves. Roll Call: Mrs. Anderson; AYE, Mr. Kent; AYE, Mrs. Neeves; AYE, Mr. O'Neal; AYE, and Chairman Wheeler; AYE. VIII. Items by Staff. There were no items by staff. IX. Items by Board Members. There were no items by Board Members. X. Public. There was no comment from the public. XI. Adjournment. Chairman Wheeler adjourned the meeting at 9:40 A.M. On the advise of Counsel, Chairman Wheeler reconvened the meeting at 9:45 A.M. when it was observed that the Town Commission had approved this project based on recommendations in the report from the Town Manager and Urban Design Studios which included a second floor eave height of 2216". Mr. Randolph further advised that if the Board felt a mistake had been made, a discussion of the matter with the applicant present is necessary. The Town Manager contacted Mr. Diamond on his cell phone and he immediately returned to the meeting. On Mr. Diamond's return, the Chairman explained that the Commission had approved plans with a 2216" eave height and the drawings presented at this hearing show a 2416" 2nd floor eave height. 1 Mr. Diamond asked why the Board objects to the 24'6" height and was advised in summary that the objection is to the mass of the structure, with the close proximity of the structure to the road and the size of the lot in relation to the proposed structure, adding that this is not in keeping with the Town's intention to reduce massing. Mr. Diamond felt the house would be too "squatty" if the 2nd floor eave were to be lowered, advising that he has all of the working drawings completed and changes would require starting all over. Architectural Review & Planning Board Regular Meeting & Public Hearing September 28, 2000 page 7 In an effort to move toward a resolution, Chairman Wheeler asked if the Board would be comfortable with approving a 2416" 2nd floor eave height if the balcony were to be lowered. Mr. Kent felt that if the porch and the front portion were to be lowered some, he could approve it because the 2"d story would set farther back �) from the street. Mrs. Neeves and Mr. O'Neal preferred to have the 2nd floor eave height lowered and the other members advised they could not visualize this and could not comment without seeing what it would look like. Chairman Wheeler suggested that Mr. Diamond consider presenting a drawing with a 2216" eave height and a drawing with a 24'6" 2nd floor eave height with the other architectural features adjusted to reduce the appearance of massing, enabling the Board to see what impact the changes would have on the structure. Mr. Kent moved and Mrs. Anderson seconded to reconsider the previous motion to approve the elevation of the proposed structure at 600 Wrightway. Roll Call: Mrs. Anderson; AYE, Mr. Kent; AYE, Mrs. Neeves; AYE, Mr. O'Neal; AYE, and Chairman Wheeler; AYE. Mr. Kent moved to defer consideration of this matter to October 12, 2000 at 6 P.M. and directed the applicant to restudy the matter in accordance with the discussion that was held at this hearing. The motion was seconded by Mr. O'Neal. Roll Call: Mrs. Anderson; AYE, Mr. Kent; AYE, Mrs. Neeves; AYE, Mr. O'Neal; AYE, and Chairman Wheeler; AYE. The members of the Board believed that the matter of the eave heights as stated in the Manual should be reconsidered as soon as possible rather than waiting until the Code is reviewed the next time. Mrs. Anderson moved and Mrs. Neeves seconded that it be recommended to the Town Commission that a study be conducted with regard to amending the Code to prohibit the second floor eave heights in excess of 2216" and first floor eave heights in excess of 11' for two-story houses in all districts except the Beachfront District with Zoning in Progress to be declared until such time as the study is completed. Roll Call: Mrs. Anderson; AYE, Mr. Kent; AYE, Mrs. Neeves; AYE, Mr. O'Neal; AYE, and Chairman Wheeler; AYE. Chairman Wheeler adjourned the Public Hearing until 6 P.M. on October 12, 2000. RJA , 7 4! � 7 n �,& t _- Rita L. aylor own Clerk