HomeMy Public PortalAbout05/27/2004CI
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, MAY 27, 2004, AT 8:30 A.M., IN THE TOWN HALL, 100
SEA ROAD, GULF STREAM, FLORIDA.
I. Call to Order.
8:30 A.M.
Chairman Wheeler called the meeting to order at
II. Roll Call.
Present and Chris Wheeler
Participating: Charles Frankel
Muriel Anderson
Tony Moreno
Cynthia Neeves
Arrived Late: Hewlett Kent
Absent with
Notice: Perry O'Neal
Also Present and William Thrasher
Participating: John Randolph
Rita Taylor
Hassan Tajalli
Dean Olett
Brian DeFrances
Amanda Jones
John Carleen
Steve Sullivan
Mark Marsh
Chairman
Board Member
Board Member
Alternate Member
Alternate Member
Vice Chairman
Board Member
Town Manager
Town Attorney
Town Clerk
Agent for Emerald Row
Resident
Resident
Urban Design Studio
Urban Design Studio
Agent for Coppedge &
Morgan
III. Minutes of the Regular Meeting and Public Hearing of 4-22-04.
Mrs. Anderson moved and Mrs. Neeves seconded that the minutes be
approved as circulated and all voted AYE.
IV. Additions, withdrawals, deferrals, arrangement of agenda items.
Chairman Wheeler referred to a letter from Mr. Marsh, requesting
to withdraw Item VI.A.2. There were no objections.
V. Announcements.
A. Meeting Dates
1. Regular Meeting & Public Hearing
a. June 24, 2004 @ 8:30 A.M.
b. July 15, 2004 @ 8:30 A.M.
c. September 23, 2004 @ 8:30 A.M.
d. October 28, 2004 @ 8:30 A.M.
e. November to be determined
f. December 23, 2004 @ 8:30 A.M.
Chairman Wheeler announced these dates and reminded that Mr. O'Neal
would not be available for the June meeting. Mrs. Anderson, Mr. Moreno
and Mr. Kent reminded that they would not be available for the June 24th
meeting.
Regular Meeting & Public Hearing
Architectural Review & Planning Board Page 2
May 27, 2004
Chairman Wheeler asked if there were any exparte communications to
declare. Mrs. Anderson disclosed that she had spoken with staff.
Chairman Wheeler asked that all persons who intended to speak please
stand to take the Oath. Town Clerk Taylor administered the Oath to Mr.
Marsh, Mr. Tajalli, Mr. Olett, Mr. DeFrances, Mrs. Jones, Mr. Carleen,
and Mr. Sullivan.
VI. PUBLIC HEARING.
A. Applications for Development Approval
1. An application submitted by Mark Marsh, as Agent for
Roy F. Coppedge III, the owner of property located at
2929 N. Ocean Blvd., Gulf Stream, Florida, which is
legally described as the south 120' of Lot 1, Gulf Stream
Ocean Tracts Subdivision.
Mr. Marsh displayed color renderings of the proposed renovations and
explained that the renovation includes an addition of a family room on
the first floor and the addition of a second story balcony. Mr. Marsh
added that the existing free standing sauna building would be
demolished.
Chairman Wheeler asked if there were any comments. There were none.
a. SPECIAL EXCEPTION to permit addition of 413 sq. ft.
to an existing partial two-story Mediterranean style
non -conforming structure which encroaches 4.96' into
the south side setback and a total of 5.29' into
the combined side setbacks.
Mr. Frankel moved and Mrs. Anderson seconded to recommend approval of a
Special Exception to permit construction of additions to an existing
two-story Mediterranean style single family dwelling which encroaches
4.96' into the south side set -back and a total of 5.29' into the
combined side setbacks. Roll Call: Mrs. Anderson; AYE, Mr. Moreno; AYE
Mr. Frankel; AYE, Mrs. Neeves; AYE and Chairman Wheeler; AYE.
b. LEVEL 3 ARCHITECTURAL/ SITE PLAN REVIEW to permit the
addition of a family room on the first floor and the
addition of a second story balcony, a total of 413 sq.
ft. to an existing partial two-story Mediterranean
style dwelling, and the demolition of a 153 sq. ft.
free standing sauna building.
Mr. Frankel moved and Mrs. Anderson seconded to recommend approval of a
J Level 3 Architectural/Site Plan Review based on a finding that the
proposed 413 sq. ft. addition to an existing one-story Mediterranean
style dwelling and demolition of a 153 sq. ft. sauna building meets the
minimum intent of the Design Manual and applicable review standards.
Roll Call: Mrs. Anderson; AYE, Mr. Moreno; AYE, Mr. Frankel; AYE, Mrs.
Neeves; AYE and Chairman Wheeler; AYE.
2. An application submitted by Mark Marsh, as Agent for Mr.
& Mrs. Scott Morgan, owners of the property located at
1140 N. Ocean Blvd., Gulf Stream, Florida, legally
described as a Part of Lots 7 & 8 of Golf Course Addition
Subdivision.
Regular Meeting & Public Hearing
Architectural Review & Planning Board
May 27, 2004
Page 3
a. LEVEL 2 ARCHITECTURAL/SITE PLAN REVIEW to add three
additions, all on the first story, totaling 1,127 sq.
ft. to an existing Anglo Caribbean style partial two-
story dwelling; 1) family room, bedroom & bathroom; 2)
utility room and 3) enlarge master bathroom.
This item was withdrawn by the applicant.
3. CONTINUED FROM APRIL 22, 2004 -An application submitted by
�j Shane Ames of Ames Design International, as agent for
Emerald Row, LLC, the owner of the property located at
955 Emerald Row, Gulf Stream, Florida which is legally
described as Lot 60 and a portion of Lot 61, Place Au
Soleil Subdivision.
Mr. Tajalli displayed a revised rendering of the proposed structure and
stated that at the request of the Board, they have lowered the entire
structure by 2' and the first floor save has been lowered from 12' to
10'8". Mr. Tajalli added that the garage roofline has also been
extended across the blank wall on the left elevation.
Chairman Wheeler complimented the design and asked if there were any
comments. The Board also complimented the design.
a. SPECIAL EXCEPTION to permit construction of un-
enclosed covered porches that exceed the maximum FAR
by 211 sq. ft.
Mrs. Anderson moved and Mr. Frankel seconded to recommend approval of a
Special Exception to exceed the Floor Area Ratio by 211 sq. ft. with the
condition that prior to the issuance of a Certificate of Completion the
owner shall record a deed restriction requiring that 633 sq. ft. of open
covered unenclosed porches shall forever remain unenclosed as long as
the structure exists. Roll Call: Mrs. Anderson; AYE, Mr. Moreno; AYE
Mr. Frankel; AYE, Mrs. Neeves; AYE and Chairman Wheeler; AYE.
b. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit
construction of a two-story Bermuda style single-
family dwelling consisting of 7,155 sq. ft.
Mr. Frankel moved and Mrs. Anderson seconded to recommend approval of a
Level 3 Architectural/Site Plan Review based on a finding that the
proposed construction of a two-story Bermuda style single family
dwelling consisting of 7,155 sq. ft. 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 shall be executed
prior to issuance of permit. 3) PBC Health Department approval of the
septic system shall be obtained prior to issuance of a building permit.
Roll Call: Mrs. Anderson; AYE, Mr. Moreno; AYE Mr. Frankel; AYE, Mrs.
Neeves; AYE and Chairman Wheeler; AYE.
4. CONTINUED FROM APRIL 22, 2004 -An application submitted by
John Reed of Rick Brautigan Architecture, Inc., as Agent
for Bryan and Tracey DeFrances, the owners of property
located at 825 Canary Walk, Gulf Stream, Florida, which is
legally described as Lot 21 Place Au Soleil Subdivision.
Regular Meeting & Public Hearing
Architectural Review & Planning Board
May 27, 2004
Page 4
Mr. Reed was not present. Mr. DeFrances explained that they are no
longer planning a second story addition. Some of this square footage
would be used to add a pool cabana, which would be attached to the end
of the proposed porch. The applicant was reluctant to lower the eave
height but agreed to make changes to hide the existing flat roof
completely.
QChairman Wheeler asked if there were any comments.
Town Manager Thrasher reminded that there is a shed in the rear of the
property that needed to be removed.
Mr. DeFrances agreed to remove the shed.
c. LEVEL 2 ARCHITECTURAL/SITE PLAN REVIEW to permit the
Addition of a 485 sq. ft. covered, unenclosed porch to
an existing Bermuda style dwelling and install paver
brick driveway, sidewalk and pool deck.
Mr. Frankel moved and Mrs. Anderson seconded to approve the amended
Level 2 Architectural/Site Plan Review based on a finding that the
proposed addition of an 485 sq. ft. covered unenclosed porch with
attached pool cabana to an existing Bermuda style dwelling meets the
minimum intent of the Design Manual and applicable review standards with
the condition that the shed in the rear of the property is removed.
Roll Call: Mrs. Anderson; AYE, Mr. Moreno; AYE Mr. Frankel; AYE, Mrs.
Neeves; AYE and Chairman Wheeler; AYE.
VII. Items by Staff -CONTINUED FROM APRIL 22, 2004.
A. Docks, Dock lighting & Boats -Recommendation from Urban Design.
This item is scheduled for a time certain, 9:15 A.M.
Mr. Carleen explained that small boats, 60' or less, must use the
fixed view shed clear zone. This is established by extending an
imaginary line, 45 degrees from the intersection of the side and rear
setback outward and toward the adjacent property and into the waterway,
and another line from the adjacent side and rear lot setback lines
intersection in the opposite direction. No docks, boatlifts and water -
crafts of any type shall be installed within this area. Large boats,
greater than 601, must reside in the middle half of the water frontage.
Boats on docks with water frontage 70' or less may park perpendicular to
the seawall provided they do not exceed the 25' dolphin control line and
a minimum 10' setback from each side property line. Multiple boats must
Jreside in the middle half of lot water frontage if the combined length
exceeds 601.
With regard to dock area lighting, Mr. Carleen recommended light
fixtures be installed in a manner that provides safe pedestrian
circulation using low voltage lightning with a maximum of 50
watts, mounted no higher than 3' above the dock with a minimum spacing
of 12' on center. The fixtures must project downward as not to allow
any light spillage onto adjacent properties. He recommended that no
light fixtures be mounted to the seawall.
Regular Meeting & Public Hearing
Architectural Review & Planning Board
May 27, 2004
Mr. Carleen recommended that hedges, fences, walls, trees or
obstruction located in the building setback within 15' of the
seawall (measured from the landward edge of the seawall cap)
more than 4' tall.
Page 5
any
shall be no
Attorney Randolph advised that by adopting these changes, a high
percentage of nonconformity would result. However, there is a
�1 provision in the code that would provide for amortization over time.
Also, if there were to be significant alterations, the dock would be
required to conform to code.
Mr. Kent commented that there are three coves in town that are
problematic with docking and waking. He added that smaller boats are
lower and are less likely to affect the view.
Mr. Frankel commented that the clear zones would be difficult calculate
and enforce.
Town Clerk Taylor stated that by regulating placement of the boat, the
height of the boat would have less impact on the view. Mrs. Taylor
reminded that originally in the manual, walls, hedges and fences higher
than 4 feet are discouraged, while all other districts they are
prohibited.
It was agreed that the length of a boat would not be permitted to exceed
the length of the dock and not permitted to extend more than 25' from
the seawall. Docks would not be permitted to extend past the 15'
building setback lines. On eight identified corner lots, one boat would
be permitted to dock perpendicular to the seawall, 10 feet from the
building setback line, provided it does not extend more than 25' from
the seawall and extend past the 10' side setback lines.
Mrs. Jones, a resident, commented that she has a 27' boat at the end of
the canal and the depth is very shallow. She pointed out that wake
from the boats in the intracoastal is very heavy and is damaging to her
boat when docked parallel.
Chairman Wheeler stated that her boat is too big to dock perpendicular
and he suggested using lifts or whips to hold the boat away from the
wall.
The Board discussed the recommendations and agreed to revise the Design
Manual to remove the "discouraged" language on hedges and keep the
"prohibited" language on walls and fences.
The Board agreed to recommend that a change be made to remove the height
restriction from hedges in single family residential districts.
B. Review of Excessive Similarity & Design Consistency
Attorney Randolph reminded that his draft ordinance to the Commission on
"excessively dissimilar" was objectionable as they felt it could be
construed as not permitting two story homes.
Regular Meeting & Public Hearing
Architectural Review & Planning Board
May 27, 2004
Page 6
Mr. Randolph stated that at the time, he prepared a new ordinance to
remove the objectionable paragraph. It was believed that at that time
the existing language in the code is just as effective as the new
proposed ordinance. However, the attorney suggested that to add, "shall
not be excessively similar" may be of benefit in the review process and
he asked for the opinion of the board.
C% The Board agreed with the change.
VIII. Items by Board Members.
A. CONTINUED FROM APRIL 22, 2004 -Minor accessory setback
provisions -Mr. Kent
Mr. Kent explained that currently the minor accessory setback
provision is 15 feet. The manufacturers of the new air conditioning
units have increased the efficiency of the units, resulting in making
them larger and quieter. Mr. Kent proposed a change to the Code in the
minor accessory setback provision from 15 feet to 12 feet for mechanical
equipment.
The Board felt that a code change is not necessary as new homes are able
to conform to the setback requirements. It was agreed that if older
homes are changing units, they would be reviewed on an as needed basis.
Attorney Randolph advised that if Mr. Kent is proposing a code change
for the purpose of his home, the Board could not rule on this. The
Attorney stated that Mr. Kent would have to file an application, which
would require a variance.
Mrs. Neeves asked if there is a noise ordinance and if there are any
restrictions on the size of an air condition unit.
Town Manager Thrasher stated that there is no noise ordinance and there
is no limit on the size of an air conditioner unit as long as it fits in
the minor accessory setback provision.
IX. Public. There were no comments from the public.
X. Adjournment. Chairman Wheeler adjourned the meeting at 10:35
A.M.
Yv ne E. Eckert, CMC
Dep ty Town Clerk