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.
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Rita L. aylor own Clerk