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