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Meeting Minutes

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Meeting Minutes

     City Council Chamber 735 Eighth Street South Naples, Florida 34102

    Design Review Board Meeting August 23, 2006 9:00 a.m.

    Chairman Duane called the meeting to order and presided.

    ROLL CALL ........................................................................................................................... ITEM 1

    Present:

    Franklin Duane, Chairman Tony McIlwain, Planner

    Jonathan Kukk, Vice Chairman Adam Benigni, Planner

    Eugene Martin John Dyehouse

    Russ Reddick Luis Rendon

    James Boughton Also Present:

    Tara Norman, City Clerk Michael Johnson

    Jessica Rosenberg, Deputy City Clerk Gary Foreman

    Stephen Olmsted, Planning Administrator Philip Krieg

APPROVAL OF MINUTES ................................................................................................. ITEM 2

    MOTION by Kukk to APPROVE the July 26, 2006, meeting minutes as

    presented; seconded by Martin and carried without objection (all present). CHANGES TO THE AGENDA ........................................................................................... ITEM 3

    MOTION by Kukk to ADD ITEM 9 to discuss the meeting schedule; seconded

    by Reddick and carried without objection (all present).

    (This item was continued from the meeting of July 26, 2006) ......................................... ITEM 4 Petition 06-DRB16 Consider an application for preliminary design review of a 12-unit mixed-use development with 11,000 square feet of commercial space, the Adam Smith Building, to be constructed at the corner of Sixth Avenue North and Tenth Street, North. Architect John Dyehouse, Dyehouse Comerato Architect, presenting.

    Chairman Duane reviewed the petition described above. Notary Public Jessica Rosenberg administered an oath to those intending to offer testimony; all responded in the affirmative. This being a quasi-judicial proceeding, Board Members offered ex parte disclosures to the effect that each had reviewed the documents provided, and had each visited the site, except Member Reddick, who indicated familiarity with the site. Planner Adam Benigni explained that the project consists of two buildings each fronting the aforementioned streets. Parking and setback requirements have been met and 24 additional on-street parking spaces have already been approved by CRAAB (Community Redevelopment Agency Advisory Board); however,

    conditional use approval must be obtained from City Council for the additional five residential units to be included in the project. Staff recommends approval, Mr. Benigni said.

    Design Review Board Meeting August 23, 2006 - 9:00 a.m.

    Architect John Dyehouse reviewed the project utilizing color renderings and a site plan. (It is noted for the record that documentation and exhibits pertaining to this item and referenced during the discussion are contained in the file for this meeting in the City Clerk's Office.) He explained that Building 1 on Sixth Avenue is 30 feet in height since it is adjacent to residential zoning, and Building 2 on Tenth Street is 42 feet in height because it is adjacent to commercial. Building 1 contains approximately 8,000 square feet of retail space and six residential units while Building 2 has approximately 3,000 square feet of retail on the ground floor with a total of six residential units located on the second and third floors. Building finishes include painted stucco walls, balconies, and parapets; cast stone accent panels; brushed aluminum window frames; and metal roofs. Sign bands will be an open rail system with tenant signs attached and window glass will be solar tinted and light blue in color.

    Architect John Dyehouse clarified for Chairman Duane that loft units are approximately 1,600 square feet and single-story units are approximately 1,200 square feet in size. Planning staff confirmed that the project exceeds the parking requirements by three spaces; staff also indicated that the maximum building height allowed in the "D" Downtown District is 42 feet measured from the first floor FEMA (Federal Emergency Management Agency) elevation to the peak of the roof. In response to Member Kukk, Architect Dyehouse further noted that the building code does not recognize a loft or a mezzanine as a floor, and agreed to work with the planning staff on this point prior to final review. Member Reddick pointed out that historically a story has been defined as the distance between the floor and ceiling and suggested that staff review the aforementioned definition. Member Kukk also suggested that staff review the floor layout when available to determine whether it is part of the overall unit space or a separate room. Planner Benigni confirmed that the height of each building could in fact be different since one fronts Sixth Avenue North and the underlying zoning is "R1-7.5" Residence District, and the other fronts Tenth Street North, and the underlying zoning is "D" Downtown.

    Architect Dyehouse then explained that the two buildings are connected by a public via which includes the elevators and stairs. The setback is 10 feet for the building fronting Sixth and the setback range is between 10 and 20 feet for the building fronting Tenth. Planner Benigni clarified that the required distance between principal structures is two times the side yard setback, which

    in this case, the side yard setback can be either 0 or 20 feet. Member Martin complimented the diversity in architecture and suggested that landscaping be used to soften the structure. Architect Dyehouse concurred.

Public Input: (9:25 a.m.) None.

    Member Kukk also complimented the design and materials to be used and recommended that staff review the setbacks and clarify whether loft units meet Code requirements. He also recognized the architect for positioning the buildings to front on the corner and providing access from the alleyway. Chairman Duane also noted that this project represents a pleasing entrance to the "D" Downtown District from the north. Member Reddick also praised the industrial appearance of the project and designing a project which meets the requirements of the applicable zoning districts.

    Member Kukk requested clarification of whether portions of a façade can be recessed to meet setback percentages or whether the entire façade must be recessed. Planner Benigni said he

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    Design Review Board Meeting August 23, 2006 - 9:00 a.m.

    believed that portions of a façade can in fact be recessed and Planning Administrator Olmsted confirmed that staff would verify this issue prior to the final submittal.

    MOTION by Kukk to GRANT preliminary design approval of Petition 06-

    DRB16, noting the Code of Ordinance issues regarding lofts and building-to-

    building setbacks, and listing the setback issues of Zone B. This motion was

    seconded by Reddick and unanimously carried, all members present and voting

    (Kukk-yes, Martin-yes, Reddick-yes, Duane-yes).

    .................................................................................................................................................... ITEM 5

    Petition 06-DRB24 Consider an application for final design review of a commercial

    airplane hangar development, Airpark Joint Venture, consisting of 33,600 square feet and located at the Naples Airport adjacent to 364 Citation Point. Architect Michael Davis, Boughton Architects, Inc., presenting.

    Chairman Duane reviewed the petition described above. Notary Public Jessica Rosenberg administered an oath to those intending to offer testimony; all responded in the affirmative. These being a quasi-judicial proceeding, Board Members offered ex parte disclosures to the effect that each had reviewed the documents provided and were familiar with the site, except Chairman Duane, who indicated that he had visited the site.

    Architect James Boughton explained that this utilitarian-type building will house two aircraft, pilot offices, maintenance rooms, lounges, and restrooms; dimensions meet the zoning regulations of the "C4" Airport Commercial District. He also noted that the scale of the building is proportionate to other structures within the area and that landscaping will be installed on three sides to minimize building facades.

    Planner Tony McIlwain stated that due to the nature of the project staff felt it was unnecessary for the petitioner to undergo both a preliminary and final hearing. The petitioner has addressed the square building by offering relief along the roofline and providing symmetry in terms of its door and window placement. Staff therefore recommends approval, Mr. McIlwain concluded.

    In response to Member Martin, Planner McIlwain explained that the on-call uses provided, such as sleeping accommodations, are typical FAA (Federal Aviation Administration) requirements.

    Planning Administrator Stephen Olmsted noted that this request is consistent with the original airport utilization plan approved by City Council. He also expressed the belief that specific projects would undergo the General Development and Site Plan (GDSP) petition process.

    Member Martin suggested incorporating tall landscaping to interrupt building mass. Member Reddick suggested that design review of these types of straightforward projects be delegated to the planning staff and suggested incorporating such standards into the DRB Handbook, noting that the Board is continually reviewing ways to improve the process. Planning Administrator Olmsted and Member Kukk agreed.

    Chairman Duane suggested that the petitioner consider employing a variation in color scheme to achieve contrast and possibly revising the eave line to alleviate the ninety-degree angle and thereby individualizing the building without additional cost. Member Kukk noted that the two entrances be further defined with an elevated detail, awning, cover, etc. Architect Boughton concurred.

Public Input: (9:55 a.m.) None.

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    Design Review Board Meeting August 23, 2006 - 9:00 a.m.

    MOTION by Reddick to GRANT final design approval of Petition 06-DRB24

    (asking that staff further review the entries); seconded by Kukk and

    unanimously carried, all members present and voting (Kukk-yes, Martin-yes,

    Reddick-yes, Duane-yes).

    .................................................................................................................................................... ITEM 6

    Petition 06-DRB25 Consider an application for final design review of a four unit multi-thfamily development located at 415 11 Avenue South. Architect A. Michael Johnson, AM

    Johnson, AIA Architect, presenting.

    Notary Public Jessica Rosenberg administered an oath to those intending to offer testimony; all responded in the affirmative. This being a quasi-judicial proceeding, Board Members offered ex parte disclosures to the effect that each had reviewed the documents provided, and had each visited the site.

    Architect Michael Johnson explained that this is a four-unit multifamily project, three stories in height, with a common swimming pool, and approximately 3,000 square feet of livable space in each unit. The architecture is an Old Florida cottage theme and each unit will have a balcony, private courtyard, spa, and two-car garage. He said that while he had not disregarded the Board's suggestions at the preliminary review, he had subsequently determined that certain design elements were not feasible, such as relocating the elevator which would have created a darker environment in the living rooms. He said he also determined that adding a gable (the vertical

    triangular end of a building having a double-sloping roof) would have significantly lowered the

    fascia (a horizontal band or board used to conceal the ends of rafters or the front of an object)

    which would have reduced the size of the balconies on the third floor. He said he was however inclined to consider utilizing the rooftop terrace since it is not a true occupancy space, and access could be provided by extending the staircase to a rooftop hatch. Since the owner desires to maintain the common pool, private lanais will be provided for the two middle units for privacy, and all residents will be required to use the stairs to the ground level and enter the pool area from either the left or right side. He indicated that he is still formulating the plans for the pergolas (an

    arbor or passageway of columns supporting a roof of trelliswork on which climbing plants are trained to grow) which will include gates and landscaping and separate the pathways to each of the units.

Planner Adam Benigni explained that staff’s sole concern had to do with an interior issue in that

    some of the ceilings exceeded the 30-foot height limitation, although this would not preclude the Board’s approving the project. He also noted that he had asked Building Inspector William Schutt to review the plans, and Mr. Schutt had referred him to a definition in the Florida Building Code which indicated that areas with skylights are considered habitable space. He suggested that Architect Johnson address this matter with planning and building staffs prior to requesting building permits. Otherwise, staff recommends approval, Planner Benigni said.

    Member Kukk pointed out that the Board had in fact discussed these issues in many meetings and requested that the Code be amended since such amendment would have no appreciable effect, skylights being a case in point. Member Reddick also noted that the DRB had made repeated requests over the past year for routine modifications, pointing out discussions with both the Planning Advisory Board (PAB) and with planning staff and made repeated requests to make these simple modifications. While Planning Administrator Stephen Olmsted pointed out that a number of Code amendments had in fact been processed, Member Kukk pointed out that this particular request with reference to habitable space had not been included. During further

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    Design Review Board Meeting August 23, 2006 - 9:00 a.m.

    discussion, Planning Administrator Olmsted agreed to determine the status of the aforementioned text amendment and expedite the process. Member Kukk noted that the Building Division uses the Florida Building Code definition of habitable space since it is not defined in the Naples Code and suggested deleting the word or defining it in the Code to allow this volume within the exterior guidelines of a structure. Planning Administrator Olmsted noted that he had discussed this issue with Architect Johnson and Building Division staff on several occasions and said he felt that it had been resolved, but would further address the matter with staff following the meeting. Chairman Duane pointed out that habitable area had consistently referred to usable floor space and did not in any way apply to the volume of the space. He also commended the petitioner on enhancing the character of the buildings. Architect Johnson confirmed that the color rendering presented that day represented the colors to be used (a copy of which is contained in the file for this meeting in the City Clerk's Office).

Public Input: (10:14 a.m.) None.

    In response to Member Martin, Architect Johnson confirmed that the aforementioned color rendering depicts the wall in front of the ground floor units which will contain a railing at the top and landscaping in front. He also confirmed for Member Kukk that the lower portion of the building is stucco and a trim band will separate the stucco from the hardiboard siding covering the top two floors, the first floor being a darker blue than the upper two floors and the trim being white. Planner Benigni said he would confirm whether both the rooftop deck and railing are limited to 30 feet in height. In response to Member Martin, Architect Johnson said he felt it was possible to shaft the two skylights from the back (instead of the front) since the roof is sizeable and thereby illuminate the second floor hallway; he also confirmed that the other four skylights illuminate the four bathrooms.

    MOTION by Reddick to GRANT final design approval of Petition 06-DRB25;

    seconded by Kukk and unanimously carried, all members present and voting

    (Kukk-yes, Martin-yes, Reddick-yes, Duane-yes).

    During the vote, Member Reddick commended the petitioner on what he characterized as a delightful project.

    Recess: 10:20 a.m. 10:34 a.m. It is noted for the record that the same members were

    present when the meeting reconvened.

    .................................................................................................................................................... ITEM 7

    Petition 06-DRB26 Consider an application for final design review for renovation roof threplacement of 17 boat slips for the Naples Power Boat Squadron located at 701 11 Street

    South. Architect Gary D. Foreman, Gary D. Foreman PE, SE, AIA, PA, Fort Myers, presenting.

    Chairman Duane reviewed the petition described above. Notary Public Tara Norman administered an oath to those intending to offer testimony; all responded in the affirmative. This being a quasi-judicial proceeding, Board Members offered ex parte disclosures to the effect that each had reviewed the documents provided, and had each visited the site, except Member Reddick, who indicated familiarity with the site. Planner Adam Benigni reported that the petitioner intends to replace the hurricane-damaged roof structure housing 17 boatslips with an aluminum pipe truss roof system with a vinyl covering supported by concrete pilings. This new structure, he said, is designed to withstand 140 mph winds. Staff recommends approval, Mr. Benigni said.

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    Design Review Board Meeting August 23, 2006 - 9:00 a.m.

    Architect Gary Foreman reviewed drawings of the proposed structure (copies of which are contained in the file for this meeting in the City Clerk's Office). During discussion, he confirmed that both the aluminum frames and concrete pilings will remain in their natural color and the fabric roofs will be white to match the surrounding marina buildings. The structures that were not damaged during the storm event will also most likely be replaced at some future date, Mr. Foreman said. A brief discussion ensued concerning the process for selecting white rather than another color for the roof. Architect Foreman also confirmed that he had considered openings in the fabric on the south end of the structure, but had decided against it since covering material provided shelter for the boats, noting that there is sufficient ventilation from the north end opening. Member Martin complimented the design, noting that the previous structure had a flat roof. Concerning frame color, Architect Foreman agreed that while painting or the process of powder coating could be used, he recommended maintaining the natural aluminum finish since it requires virtually no maintenance. Another consideration was to add nylon under the structure in a web design to discourage birds from roosting on the boats.

    Public Input: (10:48 a.m.) None. Chairman Duane however noted one letter in support for the project (a copy of which is contained in the file for this meeting in the City Clerk's Office).

    Architect Foreman confirmed for Member Reddick that the new structure will match the same height as the previous structure, and Member Reddick commended the petitioner on the design. Architect Foreman confirmed for Chairman Duane that the trusses on the waterside will be open. Chairman Duane pointed out however that painting the trusses a different color would add interest, but agreed with the architect's choice of maintaining the natural aluminum finish.

    MOTION by Reddick to GRANT final design approval of Petition 06-DRB26;

    seconded by Kukk and unanimously carried, all members present and voting

    (Kukk-yes, Martin-yes, Reddick-yes, Duane-yes).

    .................................................................................................................................................... ITEM 8

    Petition 06-DRB28 Consider an application for preliminary design review for a multi-

    family development/addition consisting of 32 apartment units totaling 138,450 square feet at Moorings Park, 120 Moorings Park Drive. Architect Philip A. Krieg, AIA, Burt Hill/Pollock Krieg Architects, Inc., presenting.

    Chairman Duane reviewed the petition described above. Notary Public Tara Norman administered an oath to those intending to offer testimony; all responded in the affirmative. This being a quasi-judicial proceeding, Board Members offered ex parte disclosures to the effect that each had reviewed the documents provided, and indicated familiarity with the site. Planner Tony McIlwain explained that this project represents three buildings in Tract C in the Moorings Park Development.

    Architect Philip Krieg reviewed the site plans (a copy of which is contained in the file for this meeting in the City Clerk's Office) and explained that the buildings are two residential stories over parking at grade, except for the center building which is two residential units at grade. These buildings form an amphitheatre overlooking a water retention lake which is part of the overall stormwater management plan, he said, and noted another lake to the west. Mr. Krieg also advised the Board that the project is still in the design phase, and during discussion with City staff, it had been determined that the stairs would be reduced by half for a total of eight; this however will change the ground floor configuration as well as some of the elevations. With regard to the limit on residential structures to 200 feet in length, Architect Krieg pointed out that while Building L is 248 feet long, and Building M is 214 feet, a crenulation was created which

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    Design Review Board Meeting August 23, 2006 - 9:00 a.m.

    changes angles, and building mass is interrupted almost into separate buildings. Roof slopes were also subsequently lowered since the petition submittal, to maximize views from existing Building K.

    Planning Administrator Stephen Olmsted noted that the City Attorney had opined that the 200-foot building length limit does not however apply since this project was approved by Collier County and subsequently annexed into the City; staff will nevertheless consult with the City Attorney and the petitioner to determine whether the Moorings Park PD must be amended.

    Architect Krieg reviewed the layout of the units utilizing the site plan, noting that the two-unit building core area had been redesigned with the elimination of half the stairs and to simplify the building perimeter. He also confirmed that building heights are in conformance with the PD, and approximately 74 independent living units remain to be built following construction of the subject buildings.

    In response to Chairman Duane, Architect Krieg confirmed that the color renderings reflect existing building colors. Green roofs will be used on residential structures and brown roofs on the clubhouse and assisted living/health care facilities. He indicated that the project is still in the schematic design phase, and although there had been some discussion of implementing a new color theme with this project, the issue had not yet been resolved; he also confirmed that Tract C is approximately eight acres in size. Member Martin commended the petitioner on the design and suggested alleviating massing by using either a darker or a lighter hue on the lower levels.

    Architect Krieg then noted that there are certain limitations on the ground floor because of the ventilation requirements of the Florida Building Code (40% open area of the surface area) and noted on the site plan where surface areas will be screened to prevent vehicular headlight intrusion of adjacent properties. Member Kukk reviewed staff's recommendations in the staff report (Attachment 1) and suggested that the petitioner consider them; he also characterized the reduction of roof height as a positive change.

    Member Kukk requested written confirmation of prior Collier County approvals. He also recommended using colors and any other available method to interrupt massing and further suggested enclosing corner sections as a more appropriate visual support for the upper floors or changing the rhythm of the bays; however, Architect Krieg explained that the plans had in fact since been changed; housekeeping, maintenance, and other functions are now located on the ground floor, he added, and the aforementioned corners will be enclosed for storage for residents. In addition, the deck over parking has been eliminated and lighting will be positioned so as not to interfere with adjacent properties.

    In response to various members, Planning Administrator Olmsted reiterated that the City Attorney opined that the subject property had been annexed into the City with existing conditions and approvals in tact. The Board briefly discussed the issue of building lengths and commended the petitioner on the project.

Public Input: (11:22 a.m.) None.

    MOTION by Kukk to GRANT preliminary design approval of Petition 06-

    DRB28 following staff recommendations (Attachment 1), alterations

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    Design Review Board Meeting August 23, 2006 - 9:00 a.m.

    enumerated by the applicant of the lower roof, reconfiguration of the vertical

    circulation, and the lower parking garage configuration. This motion was

    seconded by Martin and unanimously carried, all members present and voting

    (Kukk-yes, Martin-yes, Reddick-yes, Duane-yes).

    DISCUSS MEETING SCHEDULE (Added Item) ............................................................ ITEM 9

    Following a brief discussion, the November 22, 2006, DRB meeting was rescheduled to November 29 due to the Thanksgiving Holiday.

    ADJOURN .............................................................................................................................................

    11:32 a.m.

     ___________________________________

     Franklin Duane, Chairman

_____________________________________

    Tara A. Norman, City Clerk

Minutes prepared by:

_____________________________________

    Brenda A. Blair, Technical Writing Specialist

Minutes Approved: October 6, 2006

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