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