HomeMy Public PortalAbout10/26/2006MINUTES OF THE REGULAR MEETING AND PUBLIC HEARING HELD BY THE
ARCHITECTURAL REVIEW AND PLANNING BOARD OF THE TOWN OF GULF STREAM,
FLORIDA ON THURSDAY, OCTOBER 26, 2006 @ 8:30 A.M., IN THE TOWN HALL, 100
SEA ROAD, GULF STREAM, FLORIDA.
I. Call to Order
at 8:30 A.M.
II. Roll Call.
CParticipating:
0
Absent with
Notice:
Vice Chairman Frankel called the meeting to order
Charles Frankel
Donna White
Robert W. Ganger
Cynthia Neeves
Amanda Jones
Hewlett Kent
Perry O'Neal
Also Present and
Participating: William Thrasher
Rita Taylor
John Randolph
Randall Stofft
Lattouf Korban
Mark Marsh
James Ballerano
Vice Chairman
Board Member
Board Member
Alternate Member
Alternate Member
Chairman
Board Member
Town Manager
Town Clerk
Town Attorney
Agent for Wynne
Agent for Wynne
Agent for Morgan/Roby
Attorney for Roby
III. Minutes of the Regular Meeting & Public Hearing 9-28-06.
Mr. Ganger moved and Mrs. Neeves seconded that the minutes be
approved as circulated and all voted AYE.
IV. Additions, withdrawals, deferrals, arran
There were no changes requested.
V. Announcements.
A. Meeting Dates
1. Regular Meeting & Public Hearing
a. November 30, 2006 @ 8:30 A.M.
b. December 28, 2006 @ 8:30 A.M.
c. January 25, 2007 @ 8:30 A.M.
d. February 22, 2007 @ 8:30 A.M.
e. March 22, 2007 @ 8:30 A.M.
Vice Chairman Frankel announced these dates.
ement of agenda items.
Vice Chairman Frankel asked if there were any exparte communications to
declare. Mr. Ganger stated that he had driven by the sites. Mrs. Jones
and Mrs. Neeves stated that they are familiar with the sites. Mrs.
White disclosed that she had driven by one of the sites and Vice
Chairman Frankel advised that he is familiar with the sites and that he
had spoken with staff.
The Vice Chairman asked that all persons who intended to speak please
stand to take the Oath. Town Clerk Taylor administered the Oath to Mr.
Korban, Mr. Stofft, Mr. Marsh and Mr. Ballerano.
Regular Meeting
Architectural Review & Planning Board
Page 2
October 26, 2006
VI. PUBLIC HEARING.
A. Applications for Development Approval
1. An application submitted by Randall E. Stofft Architects,
as agent for John Wynne and Barbara S. Wynne, owners of
the property located at 1310 N. Ocean Blvd., Gulf Stream,
Florida, which is legally described as Lot 3 McLouth
Subdivision, for the following:
Mr. Korban displayed color renderings and a site plan and explained the
proposed improvements include the addition of a partial second story
master bath and closet on the east end and a kitchen and breakfast area
on the west end of an existing Gulf Stream Bermuda style home. He
explained that the existing home has an existing, nonconforming covered
entry, which encroaches 10 ft. into the required 40 ft. front yard set-
back. Mr. Korban advised that the proposed additions would not encroach
on any setback and all material would match the existing.
Vice Chairman Frankel asked if there were any comments and if
landscaping is part of the application.
Mr. Korban stated that the landscaping would not be disturbed.
Mrs. White commented that that the additions are consistent with the
existing structure.
The Board Members complimented the improvements.
a. SPECIAL EXCEPTION to permit additions to a Gulf
Stream Bermuda style home that has an existing non-
conforming covered entry, which encroaches 10 feet
into the required 40 -foot front yard setback. The
proposed additions will not encroach on any setbacks.
Mr. Ganger moved and Mrs. Jones seconded to recommend approval of a
Special Exception to allow additions to a Gulf Stream Bermuda style home
that has an existing non -conforming covered entry, which encroaches 10
feet into the required 40 -foot front yard setback. Roll Call: Mrs.
White; AYE, Mrs. Neeves; AYE, Mr. Ganger; AYE, Mr. Jones; AYE and Vice
Chairman Frankel; AYE.
b. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit the
addition of a master bath and closet on the east end
and the addition of a kitchen and breakfast area on
the west end of the existing Gulf Stream Bermuda
style home at 1310 N. Ocean Blvd., Gulf Stream,
Florida, a total addition of 1,527 square feet.
Mrs. Neeves moved and Mr. Ganger seconded to recommend approval of a
Level III Architectural/Site Plan based on a finding that the proposed
additions of a master bath and closet on the east end and the addition
of a kitchen and breakfast area on the west end of the existing Gulf
Stream Bermuda style home, totaling 1,527 sq. ft.,meets the minimum
intent of the Design Manual and applicable review standards. Roll Call:
Mrs. White; AYE, Mrs. Neeves; AYE, Mr. Ganger; AYE, Mrs. Jones; AYE and
Vice Chairman Frankel; AYE.
Regular Meeting Page 3
Architectural Review & Planning Board October 26, 2006
2. An application submitted by Digby Bridges, Marsh &
Associates, as agent for Scott & Lisa Morgan owners of the
property located at 1140 N. Ocean Blvd., Gulf Stream,
Florida, which is legally described as Parts of Lots 7 and
8 of Golf Course Addition in the Town of Gulf Stream,
Florida, for the following:
Mr. Marsh displayed color renderings, a site plan and photos of the
C! existing home. He explained the improvements include a single story
addition of a bedroom, bathroom, family room and covered breezeway on the
southern side of an existing Anglo -Caribbean style home. He added that
the additions would not encroach into the setback and all material would
compliment the existing.
Vice Chairman Frankel asked if there were any comments.
Mrs. Jones asked the height difference of the addition compared to the
existing.
Mr. Ganger complimented the design and asked for the elevation of the
house.
Mr. Marsh explained that there is a 2 ft. height difference to keep
the Boston roof hip element balanced. He stated that the elevation is
plus 11% ft and advised that the drainage would have to be addressed in
the future.
The Board complimented the design.
a. LEVEL 2 ARCHITECTURAL/SITE PLAN REVIEW to permit a
single story addition of a bedroom, bathroom, family
room and breezeway, consisting of a total of 1,201
square feet, to an existing Anglo -Caribbean single
family dwelling.
Mr. Ganger moved and Mrs. White seconded to approve a Level II
Architectural/Site Plan based on a finding that the proposed addition of
a bedroom, bathroom, family room and breezeway, consisting of a total of
1,201 sq. ft., to an existing Anglo -Caribbean single meets the minimum
intent of the Design Manual and applicable review standards. Roll Call:
Mrs. White; AYE, Mrs. Neeves; AYE, Mr. Ganger; AYE, Mrs. Jones; AYE and
Vice Chairman Frankel; AYE.
b. LAND CLEARING PERMIT to clear the construction area.
i
Mrs. Neeves moved and Mr. Ganger seconded to approve a Land Clearing
Permit to clear the construction area. Roll Call: Mrs. White; AYE,
Mrs. Neeves; AYE, Mr. Ganger; AYE, Mrs. Jones; AYE and Vice Chairman
Frankel; AYE.
2. An application submitted by James A. Ballerano, Jr. Esq.,
as agent for Peter B. & Katherine W. Roby, owners of the
property located at 2 Little Club Road #20, Gulf Stream,
Florida, which is legally described as Las Casitas, Inc.,
Apt. 2, for the following:
Regular Meeting Page 4
Architectural Review & Planning Board October 26, 2006
Mr. Ballerano displayed renderings, site plan and photos of the existing
dwelling. He explained that the canvas awning was destroyed in the past
hurricane and the proposed improvements include the replacement of the
canvas awning with a permanent roof and the addition of a bathroom on the
northwest corner of the existing Bermuda style home. Mr. Ballerano added
that permanent roof would encroach up to 4 ft. into the required 25 ft.
rear setback. He stated he has received approvals from the neighbors on
the north and south side and the Las Casitas Home Owners Association for
the improvements. Attorney Ballerano added that the existing landscaping
would not visually impact the neighbors to the north and south.
Vice Chairman Frankel advised that all eight criteria for a variance must
be made before a recommendation could be made.
Mr. Ballerano read and addressed all eight criteria for a variance into
the record.
Mr. Ganger asked if the bathroom would be accessible from the outside
and, if in the future all of the canvas roofs on the homes in Las Casitas
would be replaced.
Town Manager Thrasher asked why the permanent roof couldn't be placed
only in the area where there was canvas covering. The Town Manager
complimented the design but he did not believe that criteria 3, 6 and 8
have been met.
Mr. Marsh explained that by extending the roof over the bathroom it would
give the roofline more continuity and flow. He added that he is only
aware of three or four canvas coverings on other units but he does not
believe those units would require a variance for replacement.
Vice Chairman Frankel and Mrs. Jones voiced concerns that a precedence
would be set if this is approved.
Attorney Randolph advised that variances are approved when all eight
criteria have been met and a precedence would not be set if this
application is approved.
Vice Chairman Frankel believed that the improvements are aesthetically
pleasing and the improvements compliment the house.
Oa. VARIANCE to permit the replacement of a canvas awning
with a permanent roof that will encroach from zero
feet to a maximum of 4 feet into the required 25 foot
rear setback (along the Intracoastal Waterway).
Mrs. Neeves moved and Mr. Ganger seconded to recommend approval of a
Variance based on a finding that all eight criteria for a Variance have
been met. Roll Call: Mrs. White; AYE, Mrs. Neeves; AYE, Mr. Ganger;
AYE, Mrs. Jones; AYE and Vice Chairman Frankel; AYE.
Regular Meeting
Architectural Review & Planning Board
Page 5
October 26, 2006
b. LEVEL 3 ARCHITECTURAL/SITE PLAN REVIEW to permit
construction of a permanent patio roof on the west
side, a portion of which will replace a canvas
awning, and the addition of a 66 sq. ft. bathroom on
the northwest corner of the existing Bermuda style
home.
CMrs. Jones moved and Mrs. Neeves seconded to recommend approval of a
Level III Architectural/Site Plan based on a finding that the proposed
additions meet the minimum intent of the Design Manual and applicable
review standards. Roll Call: Mrs. White; AYE, Mrs. Neeves; AYE, Mr.
Ganger; AYE, Mrs. Jones; AYE and Vice Chairman Frankel; AYE.
VII. Assignments from the Town Commission.
A. Introduction of "floating boat lifts"
Vice Chairman Frankel reported that the Town Commission requested
recommendation from the Board regarding floating boatlifts.
Town Manager Thrasher reported that he has received information on a
boatlift/floating platform and asked for direction as to whether the
Board believes this is a boatlift or a floating platform. He
explained that this type of apparatus is secured by a galvanized steel
cable, with stainless water hydraulic -powered ram which rests against the
boat's hull. The Town Manager voiced concerns that the cables could come
loose and cause damage.
Mr. Ganger asked if there could be a five-year moratorium to study if
these types of lifts could be conditionally acceptable. He was also
concerned that during a hurricane, this type of lift would loosen and
cause damage.
Attorney Randolph reminded that the Code states that a boatlift which
exceeds 500 pounds lifting capacity must be attached to the seawall. Mr.
Randolph stated that he believes that this is a floating platform and
under the current code, this apparatus is prohibited. He advised the
Board to decide as to whether this type of apparatus would be acceptable.
Attorney Randolph advised the Town Manager could proceed with
administration of the current Code.
The Board discussed this item and determined that this apparatus is a
^ floating platform and the provisions in the current Code would apply.
UVIII. Items by Staff. There were none.
IX. Items by Board Members.
There were no items from the Board Members.
X. Public. There were no comments from the public.
Regular Meeting Page 6
Architectural Review & Planning Board October 26, 2006
XI. Adjournment. Vice Chairman Frankel adjourned the meeting at 9:45
A.M.
AY nne E. Eckert, CMC
De
uty Town Clerk