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HomeMy Public PortalAbout05/23/2002MINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM, FLORIDA ON THURSDAY MAY 23, 2002, 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. O Present and Chris Wheeler Participating: Hewlett Kent Charles Frankel Anne Strawn Also Present and William Thrasher Participating: John Randolph Rita Taylor Thomas Kirchoff Gregory Miklos Keith Bellinger Mark Marsh Mario Nievera Absent with Perry O'Neal Notice: Muriel Anderson Cynthia Neeves Chairman Vice Chairman Board Member Alternate Member Town Manager Town Attorney Town Clerk Agent for Orthwein Agent for Gibson Agent for Grazioso Agent for Jacobus Agent for Sargeant Board Member Board Member Alternate Member III. Minutes of the Regular Meeting and Public Hearing of 4-25-02. Mr. Kent moved and Mr. Frankel seconded that the minutes be approved as circulated and all voted AYE. Roll Call: Mr. Kent; AYE, Mr. Frankel; AYE, Mrs. Strawn; AYE, and Chairman Wheeler; AYE. IV. Additions, withdrawals, deferrals, arrangement of agenda items. Town Clerk requested that Item VI.A.4. to be heard after Item VI.A.1. There were no objections to this request. V. Announcements. A. Meeting Dates 1. Regular Meetings & Public Hearings a. June 27, 2002 @ 8:30 A.M. b. July 25, 2002 @ 8:30 A.M. c. September 26, 2002 @ 8:30 A.M. d. October 24, 2002 @ 8:30 A.M. e. November to be decided f. December 26, 2002 @ 8:30 A.M. Chairman Wheeler called attention to these and asked if there were any schedule conflicts. Mrs. Strawn advised that she would be absent from the October meeting. Mr. Kent reminded he would not be available for the June and July meetings. VI. PUBLIC HEARING. Chairman Wheeler asked if any of the Board Members had any ex - parte communications to declare. Regular Meeting & Public Hearing Architectural Review & Planning Board May 23, 2002 Page 2 Mrs. Strawn reported she had spoken with one of the neighbors across from the Sargeants and Chairman Wheeler disclosed that he met with the Gibsons. Chairman Wheeler asked that all persons who intended to speak to please Ostand to take the Oath. Town Clerk Taylor administered the Oath to Mr.& Mrs. George Gibson, Mr. & Mrs. James Orthwein, Thomas Kirchoff, Bob Syler, Gregory Miklos, Keith Bellinger, Mark Marsh and Mario Nievera. A. Applications for Development Approval 1. An application submitted by Thomas M. Kirchoff, as Agent for Mr. & Mrs. James Orthwein, the owners of property located at 330 Banyan Rd., Gulf Stream, Florida, which is legally described as Lot 3, Block 1, Polo Fields #1 subdivision. Thomas Kirchoff, architect for the Orthweins, displayed a color rendering of the proposed renovation and photos of the existing home. He explained that the alterations to the existing single story Bermuda style residence include a covered entry, loggia, pergola, bay window, garage and laundry room. Construction of a new pool, deck, cabana and an 8' privacy wall with a fountain are also a part of the project. Chairman Wheeler asked Town Manager Thrasher if he had any comments on the design. Town Manager Thrasher reported that he had failed to notice two items on the initial review of the application and asked the architect to address the three -car garage and the white metal roof on the cabana. The Board commended them on the beautiful design. Chairman Wheeler pointed out that metal roofs are prohibited. Mr. Orthwein asked if that included copper as well. Mr. Wheeler emphasized that all metal roofs are prohibited and he suggested the use of canvas or some other material. Chairman Wheeler asked Mr. Randolph for his opinion. He responded that there is no flexibility regarding metal roofs. The Board discussed the three -car garage and agreed that if the width of the driveway is reduced to 20 feet or less, there would be sufficient room for plant material to screen the third bay of the garage from road view. Mrs. Strawn questioned the driveway materials. Mr. Orthwein stated they were pavers. Mr. and Mrs. Orthwein liked the idea of a metal roof on the cabana because of the quaintness it brings to the structure. But, they both agreed that if it is prohibited, they would present an alternative plan to the Town Manager. a. LAND CLEARING PERMIT to relocate existing landscape material, add new material and re -grade the area. Regular Meeting & Public Hearing Architectural Review & Planning Board May 23, 2002 Page 3 Mr. Kent moved and Mr. Frankel seconded the approval of the Land Clearing Permit. Roll Call: Mr. Kent; AYE, Mr. Frankel; AYE, Mrs. Strawn; AYE, and Chairman Wheeler; AYE. b. LEVEL 2 ARCHITECTURAL SITE PLAN REVIEW to permit improvements to the existing single story Gulf Stream Bermuda style dwelling as follows: (1) Additions to include covered entry, loggia, pergola, bay window, garage & laundry area, 1,764 sq. ft. (2) New pool, deck, cabana, 8' privacy wall & Fountain. (3) New roof and new divided pane windows. A letter from Mr. And Mrs. Gail Bennett, neighbors of Mr. and Mrs. Orthwein, supporting the approval of the addition was made a part of the record. Mr. Kent moved and Mr. Frankel seconded the approval of the Level 2 Architectural Site Plan Review based on a finding that the proposed 1,764 sq. ft. addition and modifications meets the minimum intent of the Design Manual and applicable review standards, with the following conditions: 1. PBC Health Department approval of the septic system shall be required prior to issuance of a building permit. 2. Gulf Stream Driveway Permit and removal agreement prior to issuance of a building permit. 3. Revised roof material for cabana submitted to Town Manager for approval. 4. The reduction of the width of the driveway to less than 20 feet wide in order to screen third bay of the garage from road view with plant material. Roll Call: Mr. Kent; AYE, Mr. Frankel; AYE, Mrs. Strawn; AYE, and Chairman Wheeler; AYE. As previously agreed, Item VI.A.4. was heard at this time. 4. An application submitted by Digby Bridges, Marsh and Associates, as agents for George Jacobus, owner of the property located at 2999 N. Ocean Blvd., Gulf Stream, Florida, which is legally described as Part of Lots 1 & 2, Gulf Stream Ocean Tracts Subdivision, Gulf Stream, F1. Mr. Marsh displayed a color rendering of the proposed addition and photos of the existing home. He explained that a small addition of a studio over the existing garage is being proposed. He stated that the addition does not impact any setbacks or lot coverage and all exterior material would match the existing contemporary Bermuda style home. Chairman Wheeler asked if there were any comments from the Board or staff. There were none. Regular Meeting & Public Hearing Architectural Review & Planning Board May 23, 2002 Page 4 a. LEVEL 2 ARCHITECTURAL SITE PLAN REVIEW to permit the addition of a second story studio, consisting of 600 square feet over the existing garage of a Contemporary Bermuda style home. Mr. Frankel moved and Mr. Kent seconded the approval of the Level 2 Architectural Site Plan Review based on a finding that the proposed 600 S.F. addition of a second story studio meets the minimum intent of the Design Manual and applicable review standards, with the condition that a PBC Health Department approval of the septic system shall be required prior to issuance of a building permit. Roll Call: Mr. Kent; AYE, Mr. Frankel; AYE, Mrs. Strawn; AYE, and Chairman Wheeler; AYE. 2. An application submitted by Gregory Miklos, agent for Randall and Bonnie Gibson, owners of the property located at 19 Hidden Harbour Drive, Gulf Stream, Florida, which is legally described as Lot 6, Hidden Harbour Subdivision. Mr. Miklos, architect for the Gibsons displayed a color rendering and photos of the existing home. He explained that the additions to the existing single-family home consist of a library, breakfast room, covered entry and bay window; extension of rear eave; addition to existing pool house; installation of a privacy hedge with piers and wood framed entry gates with wrought iron inserts, and the installation of a boatlift. A new roof, pre cast stone around windows and other features are planned to change the architectural style to Mediterranean. Chairman Wheeler asked the Town Manager Thrasher to present his recommendation. Mr. Thrasher explained that there were several discouraged elements and the Gibsons have been very cooperative with the changes. The Town Manager suggested the chimney should be reduced to 24" and the entry gate should be 7 M feet from the road pavement. a. LEVEL 3 ARCHITECTURAL SITE PLAN REVIEW to permit (1) Addition of a library, breakfast room, covered entry and bay window; extension of rear eave; extension of rear eave; addition to existing pool house, a net total increase of 362 sq. ft. (2) New roof, windows & other features to change the architectural style to Mediterranean. (3) Installation of a boatlift. (4) Front privacy hedge with piers and entry gates. Members of the Board were all pleased with the appearance of the new additions and improvements. Mr. Frankel moved and Mr. Kent seconded the recommendation of approval of the Level 3 Architectural Site Plan Review based on a finding that the proposed 362 square feet addition of a library, breakfast room, covered entry and bay window; extension of rear eave; addition to existing pool house, construction of a privacy hedge with piers and entry gates, installation of a boatlift and changes to the architectural style meets the minimum intent of the Design Manual and applicable review standards, with the following conditions: Regular Meeting & Public Hearing Architectural Review & Planning Board May 23, 2002 Page 5 1. PBC Health Department approval of the septic system shall be required prior to issuance of a building permit. 2. The entry gates and piers shall not be over 61. 3. The entry gates and piers shall be a minimum 7.5' from road pavement. 4. A Gulf Stream driveway permit and removal agreement shall be provided prior to issuance of a building permit. Roll Call: Mr. Kent; AYE, Mr. Frankel; AYE, Mrs. Strawn; AYE, and Chairman Wheeler; AYE. 4. An application submitted by Keith Bellinger of Gizmo Builders, as agent for Deborah Grazioso, owner of the property located at 3777 N. Ocean Blvd., Gulf Stream, Florida, which is legally described in metes and bounds in Section 3, Township 46 South, Range 43 East in the Town of Gulf Stream. Keith Bellinger, Agent for Mrs. Grazioso, displayed drawings of the proposed gate and wall and asked if there were any questions. Chairman Wheeler inquired about the landscape plan. Mr. Bellinger stated there would be low-level plants installed as shown on the landscape plan. Chairman Wheeler asked if there were any comments. Mr. Thrasher informed the Board he was concerned about the effect of the digging for the footer on the Australian pine trees. He stated he had asked the Town's Arborist to advise on how close a trench could be dug without harming the pine trees. Mrs. Strawn questioned if there would be sufficient room to get in and out of the driveway. Mr. Bellinger stated that the driveway would not be changed at all and there would be room to drive off AlA and open the gate. Mrs. Strawn inquired about the easement along the front of the property. Town Clerk Taylor added that in some areas farther to the south there is no DOT right-of-way. The Town requires a dedication as building permits are applied for. In this instance, there is a Dot right-of-way and no dedication is necessary. Mr. Bellinger appreciates the concerns for the pine trees and stressed that the digging for the footer would be done by hand as not to disturb the pine trees. NORTH OCEAN BOULEVARD OVERLAY PERMIT to construct a concrete wall across the front of the property within the Historic Corridor. Mr. Kent moved and Mr. Frankel seconded the approval of the North Ocean Boulevard Overlay Permit based on a finding that the proposed wall, columns and gate meet the minimum intent of the Design Manual and applicable review standards with the following conditions: Regular Meeting & Public Hearing Architectural Review & Planning Board May 23, 2002 Page 6 1. The digging for the wall footer will begin 8' east of any Australian Pine Tree. Before digging, the contractor will call Town Hall for an inspection of the "dig line" to verify distance. 2. The color of the stucco will match existing color of other walls or residence. Roll Call: Mr. Kent; AYE, Mr. Frankel; AYE, Mrs. Strawn; AYE, and Chairman Wheeler; AYE. a. LEVEL 2 ARCHITECTURAL SITE PLAN REVIEW to permit the construction of a 7' high concrete wall and gate with 8' high columns along the front of the property. Mr. Kent moved and Mr. Frankel seconded the approval of the Level 2 Architectural Site Plan Review based on a finding that the proposed wall, columns and gate meet the minimum intent of the Design Manual and applicable review standards which includes landscape material in front of the wall. Roll Call: Mr. Kent; AYE, Mr. Frankel; AYE, Mrs. Strawn; AYE, and Chairman Wheeler; AYE. VII. Items related to previous approval. A. 1420 N. Ocean Blvd., Gulf Stream, F1. Mr. Nievera displayed a color rendering of the final landscape/lightning plan and explained that they are moving some royal palms, relocating pine trees, adding bleeding heart vine on the house and other various trees and shrubbery will be located on the very detailed landscape plan. Mrs. Strawn was concerned where the pizza oven was located in connection with the neighbors view across the water. Mr. Nievera described that there is large cluster of palm trees and citrus trees up to 25 feet tall that would screen the pizza oven. Chairman Wheeler and the Board were pleased with the landscape plan but thought the lighting was excessive. The Board suggested a much more subdued lightning scheme. Mr. Thrasher reported that at the previous approval the lightening plan stated that greater than 75 -watt halogen and quartz and greater than 100 watt incandescent and fluorescent is prohibited. Mr. Nievera agreed with the Board's recommendation to revise the lightning plan. 1. Final Landscape and Lighting Plans t/ Mr. Frankel moved and Mrs. Strawn seconded the approval of the landscape plan with the condition that a revised lightning plan be submitted at the June 27, 2002 meeting. Roll Call: Mr. Kent; AYE, Mr. Frankel; AYE, Mrs. Strawn; AYE, and Chairman Wheeler; AYE. VIII. Items by Staff. A. Report from Town Commission RE: Recommended Code Changes Mr. Thrasher reported that the Town Commission agreed to authorize a Code change to allow certain metal roofs thru a Special Exception but only for reroofing of structures that are not strong enough to support Regular Meeting & Public Hearing Architectural Review & Planning Board May 23, 2002 Page 7 tile roofs and that zoning in progress be declared until such time as the change is effective. Town Manager Thrasher stated the Commission was not completely sure of the overall height change and directed staff to prepare a document �) using "Preferred" as reduced by 1 W; changing the "Discouraged" to between 1016" and 14' for one story portions of two story homes, to between 21' and 24' for two story portions with roof heights between 2016" and 261; changing the "Prohibited" to between 8' and 14' for one story portions and greater than 24' for two story portions with roof heights greater than 26' for one story portions and 30' for two story portions with roof features a maximum of 351. This would apply to all districts except the Beachfront and Ocean West districts. Mr. Thrasher informed the Board that the Commission felt the field trip did not fully prove the point of the of the height change and believes they should have some architectural advise on this matter before making a final decision. Mr. Marsh, from Digby Bridges and Marsh was asked to donate his expertise, and he agreed. Chairman Wheeler and the Board members all agreed that Mr. Marsh understands what thev are trvina to achieve. Town Manager Thrasher stressed to the Board that they should feel free to call him any time to discuss an application or architectural issue. Mr. Wheeler thanked him for his offer and offered his and the Boards' help as well. Ix. Items by Board Members. Mr. Frankel expressed concerns regarding the way variances are handled. He asked if there are certain criteria that need to be met in order to meet the requirements for a variance. He felt that the requirements for granting variances are too flexible just because it looks right. Mr. Randolph explained that in a court of law it is usually very difficult to obtain a variance. From a legal position, there are several criteria that must be met; you have to prove a hardship, the lay of the property, etc. Unfortunately, many municipalities are flexible in granting variances because it is aesthetically more pleasing to the eye. Mr. Randolph explained that a Special Exception is easier to obtain because applicants are entitled to it as long as they meet all the requirements set forth in the Code. The burden of proof then shifts to the ARPB to show why it should not be granted. Regular Meeting & Public Hearing Architectural Review & Planning Board May 23, 2002 Page 8 Chairman Wheeler commented that he likes the fact that the end result of an application does not rest with the Architectural Review and Planning Board. If a decision is not acceptable, the applicant can make an appeal to the Town Commission. Mr. Thrasher explained that on some applications the description and justification for the variance can change from when it goes from the ARPB to the Town Commission. X. Public. There was no public comment. XI. Adjournment. Chairman Wheeler adjourned the meeting at 9:45 A.M. C tYj nne Manboard De uty Town Clerk