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HomeMy Public PortalAbout02/22/2001MINUTES 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 22, 2001, 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: Muriel Anderson Charles Frankel III Cynthia Neeves Anne Strawn Absent with Notice: Also Present and Participating Hewlett Kent Perry O'Neal John Randolph Rita Taylor Mark Marsh Chairman Board Member Board Member Alternate Member Alternate Member Vice Chairman Board Member Town Attorney Town Clerk Agent for G.S. School III. Minutes of the Regular Meeting and Public Hearing of 1-25-01. Mr. Frankel moved and Mrs. Anderson seconded that the minutes be Approved as circulated and all voted AYE. IV. Additi ere were no cnanges arrang reque ement of agenda items. V. Announcements. A. Meeting Dates 1. Regular Meeting & Public Hearing, 3-22-01 @ 8:30 A.M. 2. Regular Meeting & Public Hearing, 4-26-01 @ 8:30 A.M. 3. Regular Meeting & Public Hearing, 5-24-01 @ 8:30 A.M. 4. Regular Meeting & Public Hearing, 6-21-01 @ 8:30 A.M. 5. Regular Meeting & Public Hearing, 7-26-01 @ 8:30 A.M. 6. Regular Meeting & Public Hearing, 9-27-01 @ 8:30 A.M. 7. Regular Meeting & Public Hearing, 10-25-01 @ 8:30 A.M. 8. Regular Meeting & Public Hearing, 11-15-01 @ 8:30 A.M. 9. Regular Meeting & Public Hearing, 12-20-01 @ 8:30 A.M. Chairman Wheeler called attention to the above dates and there were no comments. V. PUBLIC HEARING. Town Clerk Taylor administered the Oath to Barbara Crocker and Mark Marsh, Agent for the School. Chairman Wheeler asked if any of the Board Members had ex -parte communications to declare. Regular Meeting & Public Hearing Architectural Review & Planning Board February 22, 2001 Page 2 Mrs. Anderson and Mrs. Neeves reported they had spoken to staff and had visited the site. Mr. Frankel stated he had also had conversation with the staff, visited the site and had spoken to various residents. Mrs. Strawn advised she had met with staff, had visited the site and had spoken briefly with Mayor Koch. Chairman Wheeler reported he had spoken O with Mrs. Crocker, the staff and had visited the site. A. Applications for Development Approval 1. An application submitted by Mark Marsh, as Agent for the Gulf Stream School Foundation, the owner of the property located at 3600 Gulf Stream Road, Gulf Stream, Florida, which is legally described in metes and bounds in Section 3, Township 46 South, Range 43 East, Palm Beach County, Florida. Mark Marsh explained that the school is located in a residential zoning district which results in a non -conforming situation. He advised that any improvements or changes must follow the provisions in the Developers Agreement of 1994. He further advised that the Agreement provides that in the event there are any additions of more than 400 square feet, it then becomes necessary that one square foot of existing covered area be removed for every one foot of new structure. Mr. Marsh explained that the school is requesting to have this provision removed from the Developers Agreement in that they are limited to a maximum of 10,000 square feet of additions which would seem to be adequate protection. He pointed out that the covered walkways lend an ambiance and charm to the complex as well as providing protection from the elements. Mr. Marsh displayed a drawing that outlined two envelopes for development which is a part of the Developers Agreement. He pointed out that Envelope #1 will permit second story development while Envelope #2, which wraps around the outside of Envelope #1, is restricted to single story development. Chairman Wheeler stated that he would like to move to the 8 items of justification for the granting of variances, addressing each individually. Mr. Marsh addressed each as follows: 1. There are special conditions and circumstances not applicable to others in the same zoning district in that this is the only school in Gulf Stream located in a residential district and any future development is governed by the Developers Agreement. 2. These special conditions and circumstances did not result from any actions of the members of the School Foundation in that the school had been developed many years previously through a number of different Boards. 3. Granting the variance will not confer upon the applicant any special privilege that is denied to others in the same zoning district in that, although the school is a non -conforming use in a residential district, it does meet all setbacks, height, etc. for the district. Regular Meeting & Public Hearing Architectural Review & Planning Board February 22, 2001 Page 3 4. A literal interpretation of the provisions of the Zoning Code would deprive the applicant of rights enjoyed by other properties in the same district since they are able to expand if setbacks, FAR provisions, etc. are met. The proposed will meet all of these provisions and to require removal of existing square footage to add new is unreasonable when other development criteria are met in full. 5. The requested variance is the minimum that will make possible the reasonable use of the land and building as the request involves an area previously designated for expansion by agreement and fulfills the most optimum/reasonable use of land. 6. The granting of the variance will not permit any prohibited use to be established or re-established since the use is already in place and bound by the Developers Agreement. 7. The requested variance is consistent with the goals, policies, and objectives of the future Land Use Map of the Comprehensive Plan by being recognized as existing in a non- conforming status in a residential district and regulated through the Developers Agreement. B. The variance will be in harmony with the general intent and purpose of the Zoning Code and not injurious to the area involved or otherwise detrimental to the public welfare due to the architectural style and scale being in keeping with that of the area, and there being no additional impact from traffic or storm run-off. Mrs. Anderson and Mrs. Neeves expressed a desire to approve the proposed improvements but questioned if in doing so, it would be necessary to change the Developers Agreement. They believed that by leaving the "removal" clause in the Agreement there would be no doubt but that it would be necessary to come before the Town with any changes or improvements. Attorney Randolph advised that the additions could be approved without eliminating the "removal" clause from the Developers Agreement. Mr. Marsh stated that the school is not asking to increase the O enrollment above the existing 250 student cap but does want to increase the size of the structure to provide more space for the fine arts such as art and music. In order to provide this, an addition of 1,000 sq. ft. to the north side of the library is proposed with a second story over that and over the media center of approximately 5,000 square feet. He then displayed elevations of what is proposed and what is existing, especially as seen from the east and south which has the most impact on the neighbors. Mr. Marsh explained that the neighbors had reviewed the plans and found no problem with them. He noted that they plan to add a second copula, adding that a suggestion is also being considered to add Bahama shutters in a dark hunter green color to introduce a more domestic appearance to blend with the neighborhood. He said the Regular Meeting & Public Hearing Architectural Review & Planning Board February 22, 2001 Page 4 shutters would be decorative, as they will be using impact glass. Mr. Marsh, as a point of information not involving this application, advised that Miss Gibb is considering adding dark green Bahama storm shutters to the field house to match. Mr. Frankel commented that the improvements are very attractive and all of the other members agreed. Chairman Wheeler stated he felt the criteria for the granting the variance has been met and that the impact has been addressed. Attorney Randolph recommended that the variance request be considered first, the Architectural/Site Plan Review considered second and the requested amendment to the Developers Agreement be considered last. a. A VARIANCE to expand the Gulf Stream School without corresponding demolition or replacement of existing structures. Mrs. Anderson moved and Mr. Frankel seconded to recommend approval of the variance subject to the following conditions: 1) The student enrollment shall be permanently capped at 250, as limited by the existing developers agreement. 2) No additional after-hours functions shall be held at the School other than those allowed by the existing developers agreement. 3) The private school campus shall not be expanded onto existing single-family lots, as dictated by RS -C zoning district use regulations. 4) The school shall submit an updated long-range master plan to the Town prior to building permit. 5) A construction Traffic Management Plan shall be submitted prior to the issuance of a building permit application. This plan shall be reviewed and Approved by the Town Manager and followed during construction. 6) The hedge along Gulf Stream Road shall be supplemented with additional plants to fill in existing gaps, replace dead or dying materials, and create a denser hedgerow. 7) The drainage plan submitted with the application shall be followed. 8) The School shall reimburse the Town for all advertising and Town legal fees associated with this application. 9) The school is respectfully requested to dedicate a 9' utility easement across the entire frontage of AlA, to be used exclusively for future under -grounding of power, phone and utility lines. Roll Call: Mrs. Anderson; AYE, Mrs. Neeves; AYE, Mr. Frankel; AYE, Mrs. Strawn; AYE, and Chairman Wheeler; AYE. b. A LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit �\ two-story additions totaling 6,236 square feet to be placed over the center portion of the existing classroom complex, with a height not to exceed 301. Mrs. Neeves moved and Mrs. Anderson seconded to recommend to the Town Commission that the Level 3 Architectural/Site Plan Review be approved subject to the same nine conditions attached to the granting of the variance and detailed above in subsection a. Roll Call: Mrs. Anderson; AYE, Mrs. Neeves; AYE, Mr. Frankel; AYE, Mrs. Strawn; AYE, and Chairman Wheeler; AYE. Regular Meeting & Public Hearing Architectural Review & Planning Board February 22, 2001 Page 5 c. AN AMENDMENT TO EXISTING DEVELOPERS AGREEMENT to delete the requirement that "for each square foot of Building Area ...... that is added, the school removes one square foot of either building area or covered walkway and covered open structure area". 0 /� Mrs. Anderson moved to recommend to the Town Commission that the Developers Agreement remain intact, thereby denying the amendment with the understanding that the only revision to same would be for the specific improvements granted by this variance and architectural/site plan review. Mr. Frankel seconded the motion. Roll Call: Mrs. Anderson; AYE, Mrs. Neeves; AYE, Mr. Frankel; AYE, Mrs. Strawn; AYE, and Chairman Wheeler; AYE. VII. Items by Staff. There were no items by the Staff. VIII. Items by Board Members. There were no items from the Board. IX. Public. There was no comment from the public. X. Adjournment. Chairman Wheeler adjourned the meeting at 9:10 A.M. Rt , / 0 /, Rita L. Taylor 6 Town Clerk