HomeMy Public PortalAbout11/15/2001MINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE
ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM,
FLORIDA ON THURSDAY, NOVEMBER 15, 2001 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
Chris Wheeler
Chairman
Participating:
Muriel Anderson
Board Member
Charles Frankel III
Board Member
Perry O'Neal
Board Member
Anne Strawn
Alternate Member
Also Present:
Cynthia Neeves
Alternate Member
Absent with
Notice:
Hewlett Kent
Vice Chairman
Also Present and
William Thrasher
Town Manager
Participating:
John Randolph
Town Attorney
Rita Taylor
Town Clerk
William Wietsma
Agent for Jones
Amanda Jones
Applicant
Hewlett Kent
Town Resident
III. Minutes of the regular Meeting and Public Hearing of 10-25-01.
Mrs. Anderson moved and Mr. Frankel seconded that the minutes be
approved as circulated and all voted AYE.
IV. Additions, withdrawals, deferrals, arrangement of agenda items.
There were no requests for changes in the agenda.
V. Announcements.
A. Meeting Dates
1. Regular Meeting & Public Hearing, 12-20-01 @ 8:30 A.M.
2. Regular Meeting & Public Hearing, 1-24-02 @ 8:30 A.M.
3. Regular Meeting & Public Hearing, 2-28-02 @ 8:30 A.M.
4. Regular Meeting & Public Hearing, 3-28-02 @ 8:30 A.M.
5. Regular Meeting & Public Hearing, 4-25-02 @ 8:30 A.M.
6. Regular Meeting & Public Hearing, 5-23-02 @ 8:30 A.M.
Chairman Wheeler called attention to the above meeting dates.
V. PUBLIC HEARING.
Chairman Wheeler asked if any of the Board Members had ex -parte
communications to declare. All members had visited the site and
Chairman Wheeler had spoken to the Town Manager and former Town Manager.
The Town Clerk administered the Oath to William Wietsma, Amanda Jones
and Hewlett Kent.
A. Applications for Development Approval
1. An application submitted by William Wietsma Co., Inc.
as Agent for David and Amanda Jones, the owners of
property located at 2960 Polo Drive, Gulf Stream,
Florida, which is legally described as part of Lot 20 and
Lot 21, Gulf Stream Cove Subdivision.
Architectural Review & Planning Board
Regular Meeting & Public Hearing
November 15, 2001
page 2
Mr. Wietsma explained that Mr. & Mrs. Jones want to build an addition to
the existing dwelling but are not anxious to give up any of the land-
scaped area. The alternative is to add a second story. He further
explained that the existing home is an eclectic style not recognized in
the Design Manual, with a mansard roof that is prohibited. Mr. Wietsma
C believed the proposed roof design ties in with the style of the roof on
the rest of the structure. He further explained that it was felt it
would be difficult to match the brick on the existing structure since it
had weathered for a long period of time. It was decided to start the
second story with a stucco band and then continue with roofing material.
Mr. Wietsma closed his presentation by advising that the roof height is
2819" and that the chimney roof feature will not exceed 351.
Mrs. Strawn asked what year the original structure was built and what
material is planned for the new roof.
Mrs. Jones advised the home was built in 1969-1970 and the roofing
material would be an imitation slate.
Chairman Wheeler asked that Mrs. Jones brings a sample of the imitation
slate prior to purchasing it, and she agreed.
Town Manager Thrasher pointed out that since there are no provisions in
the Code that address this style of structure, he approached the review
from the aspect of having the addition blend with the existing
structure, which he believed has been accomplished. He advised there is
a privacy issue with the property to the north. Noting there is a small
window in the stairwell facing north, he advised that the owner has
agreed to use obscured glass. Mr. Thrasher added that there is an
existing hedge between the properties that is over 10' high and the
property owner has agreed to plant 4 to 6 Malayan Coconut Palms so the
fronds will fill in the space above the existing hedge. He further
advised that the owner has also agreed to install an irrigation system
to the existing Ficus hedge and fertilize to encourage growth to 15+
feet.
Hewlett Kent, the neighbor to the north, believed the addition is
consistent with the existing architectural style. He agreed that a
mansard roof is prohibited in the Code and there are no standards set
for eave heights in this instance. Mr. Kent noted that if the lower
portion of the roof were to be measured as a wall, the roof would then
be in the prohibited range. Mr. Kent expressed concern regarding the
second story invading his privacy in the back yard and requested that
the ficus hedge be grown to a height that would cover the second story,
possibly 18' to 20' high.
Mrs. Jones believed a 15' hedge would give the necessary privacy. She
reminded that the palm trees she has agreed to plant will have
approximately 12 feet of wood, placing the fronds at the top of the
hedge. She was hopeful that they could have a gentleman's agreement
that if, when the hedge reaches the height of 151, adequate privacy has
Architectural Review & Planning Board
Regular Meeting & Public Hearing
November 15, 2001
page 3
not been achieved, the hedge will be grown to a height that will provide
adequate screening for privacy. Mr. Kent was agreeable to this.
Chairman Wheeler felt the addition would be acceptable, noting the
entire existing structure would be prohibited and the owner cannot be
expected to demolish the structure because the style is prohibited in
�} the current Code. He pointed out that it would be difficult to cover
the entire roof, as the amount that could be seen would differ based on
where a person was sitting on the adjacent property. He was inclined to
agree that a 15' hedge with the trees would be reasonable. Mr. Wheeler
then asked Mr. Wietsma if he could show a line of sight from Mr. Kent's
yard to the second story that is proposed on the drawing that was
displayed, and Mr. Wietsma placed a ruler on the drawing at the
approximate angle. Chairman Wheeler asked Attorney Randolph if the
Board had the authority to add conditions to approvals to solve privacy
issues when there are no provisions in the Code to address this.
Attorney Randolph stated that the Board has the authority to consider
the impact the development would have on neighboring properties and the
area, and attach conditions to address the problems.
Mr. O'Neal believed changing the roof is a big improvement in the
appearance. He asked if privacy was an issue with the lot to the south.
Mr. Wietsma advised that due to the angle of the property and the
placement of the structures on the lots, it has not been a problem.
Mrs. Jones added that there is a very large sea grape tree that screens
this area.
Mr. Frankel remarked that this is a nice design and that he understood
the desire for privacy and liked the idea of extra height.
Mrs. Strewn liked the design of the front and back of the structure.
She was concerned as to whether the applicant had met the required
landscaped area with the two driveways.
Mr. Wietsma advised there is 42% of landscaped area and the driveway on
the north side will be a little narrower than shown in order to make
space of the added palm trees.
Mrs. Anderson favored the high hedge and plantings.
Mrs. Neeves felt the proposed addition would improve the appearance of
the house, but asked if the roof could be lowered. She also asked if
the palm fronds would overlap.
Mr. Wietsma advised the roof could not be lowered, as it must be pitched
so the water will run off. He added that the top of the roof would not
be seen from the ground due to the angle. With regard to the palm
fronds, Mr. Wietsma assured that they would overlap.
Architectural Review & Planning Board
Regular Meeting & Public Hearing
November 15, 2001
page 4
a. LEVEL 2 ARCHITECTURAL SITE PLAN REVIEW to permit the
addition of a second story, consisting of 1,103 square
feet, to the existing one story French Country style
residence.
Mrs. Anderson moved to approve the Level 2 Architectural Site Plan
Review based on a finding that the proposed addition and renovations
C, meet the minimum intent of the Design Manual and applicable review
standards with the following conditions: 1) The 2" story window on the
north elevation shall be obscured glass. 2) Plant as needed, four to six
twenty foot Malayan Coconut Palms on the north property line. 3) Install
an irrigation system to the existing 10' Ficus hedge on the north
property line and fertilize to encourage growth to 15+ ft. 4) Bring a
sample of the imitation slate (roofing material) for ARPB approval prior
to purchasing. The motion was seconded by Mr. Frankel. Roll Call: Mrs.
Anderson; AYE, Mrs. Strawn; AYE, Mr. Frankel; AYE, Mr. O'Neal; AYE and
Chairman Wheeler; AYE.
VII. Items by Staff. There were no items by staff.
VIII. Items by Board Members. Chairman Wheeler advised that he
understood that the Commission had not approved the roof design
that was recommended by the ARPB for 3211 Polo Drive, but did approve
the roof that was originally submitted that had no separation between
stories.
The Town Manager explained that the Commission was reluctant to approve
a five-foot blank wall with no windows and had considered sending the
matter back to ARPB after being advised that the ARPB had not actually
seen the drawing with the 5' blank wall. He further explained that the
applicant requested that they render a decision at the meeting, as he
needed to demolish the existing structure by the end of November or be
delayed for 5 months.
The members of the Board asked that it be made a matter of record that
they are annoyed.
IX.
Public. There
was no
comment
from the public.
X.
Adjournment.
Chairman
Wheeler
adjourned the meeting at 9:10 A.M.
Rita L. Taylor, fown Clerk