HomeMy Public PortalAbout02/26/2004C?
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MINUTES 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 26, 2004, 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
Participating: Muriel Anderson
Charles Frankel
Perry O'Neal
Tony Moreno
Absent with
Notice: Cynthia Neeves
Also Present and
Participating
William Thrasher
John Randolph
Rita Taylor
Hewlett Kent
Everett Jenner
Roy Simon
Chairman
Board Member
Board Member
Board Member
Alternate Member
Alternate Member
Town Manager
Town Attorney
Town Clerk
Resident/Applicant
Agent for Kent
Agent for Mr. Lee
III. Minutes of the Regular Meeting and Public Hearin of 1-22-04.
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 none.
V. Announcements.
Town Clerk Taylor referred to an announcement regarding a
memorial service for Mr. Skokowski and added that everyone is welcome to
attend.
A. Meeting Dates
1. Regular Meeting & Public Hearing 3-25-04 Q 8:30 A.M.
2. Regular Meeting & Public Hearing 4-22-04 Q 8:30 A.M.
3. Regular Meeting & Public Hearing 5-27-04 @ 8:30 A.M.
4. Regular Meeting & Public Hearing 6-24-04 @ 8:30 A.M.
5. Regular Meeting & Public Hearing 7-22-04 @ 8:30 A.M.
6. Regular Meeting & Public Hearing 9-23-04 @ 8:30 A.M.
Chairman Wheeler announced these dates. Mrs. Anderson reminded that she
would not be present for the March 25th and July 22nd meetings. Mr.
Moreno advised he would not be present for the March 25th meeting.
Chairman Wheeler asked if there were any exparte communications to
declare. Mrs. Anderson and Mr. Frankel disclosed that they had spoken
with staff. Chairman Wheeler said he had driven by the sites.
Chairman Wheeler asked that all persons who intended to speak please
stand to take the Oath. Town Clerk Taylor administered the Oath to Mr.
Jenner, Mr. Kent and Mr. Simon.
Regular Meeting & Public Hearing
Architectural Review & Planning Board
February 26, 2004
Page 2
VI. PUBLIC HEARING.
A. Applications for Development Approval
1. An application submitted by Everett Jenner, as Agent for
E. Hewlett Kent and Sheree L. Kent, the owners of
property located at 520 Middle Road, Gulf Stream,
Florida, which is legally described as Lot 19 and Part of
Lot 20, Gulf Stream Cove Subdivision, Gulf Stream, FL
33483.
Mr. Jenner displayed a site plan and color photographs of the homes and
the neighboring homes and explained that the proposed improvement
includes minimal demolition and an addition to the existing single
family house consisting of 2,246 square feet. The improvements include
a new garage, master bedroom, covered loggia and pool house and the
extension of an existing enclosed loggia. A new driveway will be added
to the front with extensive hedging to screen the house and the new
garage from the street. Mr. Jenner pointed out the save height in the
center of the rear elevation is 12 feet which is a discouraged element,
he confirmed that the number of save lines has been revised to less than
five.
Chairman Wheeler asked if there were any questions or comments.
Mr. Kent, speaking from the audience commented that his lot was
determined to be pie shaped in a previous application and that the shape
of the lot determines how the property setbacks are calculated. If the
lot were pie shaped, a special exception would not be required and if
the lot were rectangular a special exception would be required.
Chairman Wheeler asked that, given his lot is not pie shaped, what
special exceptions would he need for a rectangular lot. Mr. Kent stated
that he would need 30 percent of the total 150 linear feet.
Attorney Randolph explained that it appears that Mr. Kent disagrees with
the Town Manager's interpretation that the lot is not pie shaped. If
this is the case, then he should file for an appeal of the
administrative official with the Board of Adjustment as this hearing is
for consideration of applications and Special Exceptions.
Chairman Wheeler stated that presently the lot is determined to be
rectangular, and if the special exception were granted, this would not
be an issue. If it not granted, the applicant could file an appeal
to the Board of Adjustment. The second special exception is the
standard request to construct unenclosed covered porches that exceed
that minimum FAR.
Mr. O'Neal asked how many feet the structure would encroach on the west
side. MR. Kent stated it would be roughly 35 to 50 feet. (Staff note:
encroachment actually 11.5 feet.
Mr. Frankel asked how far the structure would be from the side line to
the lot line. Mr. Kent said there would be 13 feet.
Regular Meeting & Public Hearing
Architectural Review & Planning Board
February 26, 2004
Page 3
Town Manager Thrasher added a condition that all outstanding permits be
closed prior to the issuance of the building permit. Mr. Thrasher added
that he discussed with the applicant the area of the flat roof; the
calculations indicate that the flat roof is 15% of the total roof but
the applicant explained that the purpose is to reduce the massing which
is acceptable. The Town Manager further advised he had included a
O condition that the air condition equipment be placed to conform to
accessory setback but since that time, Mr. Kent has provided a plan
showing the equipment to be moved to conform, thus slightly reducing the
square footage in the building.
Mr. Kent stated the high efficiency units are larger and suggested a
code to recognize this. The Board did not feel this to be necessary.
Mr. Thrasher requested clarification independent of this application
on the configuration of lots and the manner in which they are calculated
for future applications. He added that he was not involved in the
earlier development of the property.
The Board agreed to discuss this item under Items by Staff.
a. SPECIAL EXCEPTION to permit construction of unenclosed
covered porches that exceed the maximum FAR by 248
square feet.
Mr. Frankel moved and Mrs. Anderson seconded to recommend approval of the
Special Exception to exceed Floor Area Ratio by 248 square feet with the
condition that prior to the issuance of a Certificate of Completion the
owner shall record a deed restriction requiring that 744 square feet of
open covered unenclosed Lanai and porch shall forever remain unenclosed
as long as the structure exists. Roll Call: Mrs. Anderson; AYE, Mr.
Frankel; AYE, Mr. O'Neal; Aye, Mr. Moreno; AYE and Chairman Wheeler; AYE.
b. SPECIAL EXCEPTION to permit an addition to a structure
with existing nonconforming setbacks that encroaches
11.5 feet into the total of the side setbacks.
Mr. Frankel moved and Mrs. Anderson seconded to recommend approval of a
Special Exception to allow the addition to a dwelling with a non-
conforming combined side setback. Roll Call: Mrs. Anderson; AYE, Mr.
Frankel; AYE, Mr. O'Neal; Aye, Mr. Moreno; AYE and Chairman Wheeler; AYE.
c. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit
minimal demolition and the construction of a single
story 2,399 square feet addition to an existing one-
story Bermuda style dwelling at 520 Middle Road in
Gulf Stream.
Mrs. Anderson moved and Mr. Moreno seconded to recommend approval of the
Level 3 Architectural/Site Plan Review based on a finding that the
proposed minimal demolition and construction of a single story 2,399
square feet addition to an existing one story Bermuda style dwelling
meets the minimum intent of the Design Manual and applicable review
standards with the following conditions: 1) The chain link fence shall
be screened on the outside. 2) Gulf Stream Removal Agreement and
Driveway Permit to be signed prior to issuance of permit.
Regular Meeting & Public Hearing
Architectural Review & Planning Board
February 26, 2004
Page 4
3) PBC Health Department approval of the septic system shall be required
prior to issuance of a building permit. 4) Hedge material shall be
removed from the right-of-way within the visibility triangle, which is
10 feet. 5) All outstanding permits be closed prior to the issuance of
the building permit. Roll Call: Mr. Frankel; AYE, Mrs. Anderson; AYE,
Mr. O'Neal; Aye, Mr. Moreno; AYE and Chairman Wheeler; AYE.
O 2. An application submitted by Roy Simon as Agent for Philip
O'Donnell Lee, owner of the property located at 4227
County Road, Gulf Stream, Florida, which is legally
described in metes and bounds in Government Lot 2, Sec.
34, Twnshp. 45 S., Range 43 E. in Gulf Stream.
Mr. Simon displayed color renderings of the proposed improvements and
explained that this is a nonconforming structure and the improvements
include an addition consisting of 676 square feet that would encroach in
the north side setback and the front setback. He explained that the air
conditioning ducts are on the roof and he proposes to bring them inside.
The roof structure is 4 X 6 timbers with cypress ceiling, the roof would
be replaced with asphalt shingles. He is proposing to raise the pitch
of the roof to meet the minimum requirements and the color scheme is
number 016 of the approved color chart with white trim for the windows
and doors.
Town Manager Thrasher commented that the architect has met the challenge
of working with a small lot and added that the roof shingle color, a
medium grey, is acceptable.
a. SPECIAL EXCEPTION to permit additions, consisting of a
total of 675.8 square feet, that encroach 5 feet into
the north side setback and a maximum of 3.25 feet into
the front setback, to an existing single family
dwelling with nonconforming setbacks.
Mr. Frankel moved and Mrs. Anderson seconded to recommend approval of a
Special Exception to permit construction of additions to an existing
single-family dwelling that encroach 5' into the north side setback and
3.25 ft. into the front setback. Roll Call: Mrs. Anderson; AYE, Mr.
Frankel; AYE, Mr. O'Neal; Aye, Mr. Moreno; AYE and Chairman Wheeler; AYE.
b. SPECIAL EXCEPTION to permit installation of air
conditioning equipment for a structure on property
that is less than 13,000 square feet in size, that
would encroach 3 feet into the rear setback.
Mr. Frankel moved and Mrs. Anderson seconded to recommend approval of a
Special Exception to allow the installation of air conditioning equipment
that encroaches 3 feet into the rear setback. Roll Call: Mrs. Anderson;
AYE, Mr. Frankel; AYE, Mr. O'Neal; Aye, Mr. Moreno; AYE and Chairman
Wheeler; AYE.
c. LAND CLEARING PERMIT to clear area of construction.
Mr. Frankel moved and Mrs. Anderson seconded to recommend approval of
the Land Clearing Permit. Roll Call: Mrs. Anderson; AYE, Mr. Frankel;
AYE, Mr. O'Neal; Aye, Mr. Moreno; AYE and Chairman Wheeler; AYE.
d. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit the
construction of a single story addition on the rear
and a small extension on the front, a total of 675.8
Regular Meeting & Public Hearing
Architectural Review & Planning Board
February 26, 2004
Page 5
square feet, and a new roof ori an existing non-
conforming single story dwelling.
Mr. Frankel moved and Mrs. Anderson seconded to recommend approval of
the Level 3 Architectural/Site Plan Review based on a finding that the
proposed 675.8 square feet additions to an existing one story
contemporary style dwelling meets the minimum intent of the Design
^ Manual and applicable review standards. Roll Call: Mrs. Anderson; AYE,
(� /1 Mr. Frankel; AYE, Mr. O'Neal; Aye, Mr. Moreno; AYE and Chairman Wheeler;
AYE.
VII. Items by Staff. Pie shaped lots.
Town Manager Thrasher asked for clarification on lot shape and
explained that there two ways to measure; one is to pick the two
furthest dimensions, average them together, and arrive at a measurement
for the side setback calculations, or to measure the horizontal distance
between the side lines of the lot measured at right angles to the depth.
Town Clerk Taylor read the definition of lot width from the Code.
The Board agreed that there is no clear formula for determining lot
shape and applications should be dealt with individually.
VIII. Items by Board Members.
A. Recommendations related to the Joint Meeting held December
12, 2003 with the Town Commission (continued from 1-22-04).
Chairman Wheeler stated that he had listened to the tape of the joint
meeting held in December and his interpretation is the concern is more
about the cookie cutter look of the new homes rather than mass.
Chairman Wheeler did not believe the regulations should be changed to
volume calculation; the massing can be controlled by changing the eave
height or the height of building.
Town Clerk Taylor commented that there was an impromptu discussion with
architect Digby Bridges who said that using the cubic content
measurement gives the architect more freedom for difference of design.
Chairman Wheeler requested that Digby, Bridges and Marsh submit a
design, using a standard Gulf Stream Core District size lot, comparing
the various designs using the cubic content measurement to the current
Floor Area Ratio measurement.
IX. Public. Mr. Kent, speaking from the audience stated that under
the current code an architect could have different designs using point
of reference measurement.
X. Adjournment. Chairman Wheeler adjourned the meeting at 9:35 A.M.
Yv nne E. Eckert, CMC,
Deputy Town Clerk