925 Ocean Blvd Gulf Stream, FL 33483-7225

) govern the uses and structures allowed within the community. The Town has no existing nor allows commercial or industrial uses. The Town Code of Ordinances ( Code of Ordinances ), including the Land Development Regulations and Design Manual, and the development applications are available for review and purchase at Town Hall. Design professionals are encouraged to review the Town Code and Design Manual before planning any new construction within the community. Prior to any changes to the exterior of the home, major landscape work and/or other property improvements, a pre-application meeting is required with the Town Manager and staff. Development plans and elevations must be presented at the meeting for review and discussion. This meeting will determine the appropriate development review process and what materials are required for submittal. The Town has three development review processes: Level 1, 2 and 3 Architectural/Site Plan Reviews. Level One Reviews address accessory buildings and structures and minor renovations where less than 300 square feet are affected. Level One reviews are approved or denied by the Town staff. Level 2 Architectural/Site Plan Reviews address the following development projects: Detached, habitable, minor accessory structures; Expansion or demolition of more than 300 square feet of building area but less than 50 of the existing total floor area.; Projects which utilize discouraged architectural styles, elements or materials; Removal of more than two trees of over eight inches in caliper or removal of trees without replacement; and Level 1 review items with proposed signage or additional development impacts. Level Two Architectural/Site Plan projects are reviewed and approved or denied by the Town’s Architectural Review and Planning Board. Level 3 Architectural/Site Plan projects are reviewed by the Gulf Stream Town Commission after receiving recommendations from the Architectural Review and Planning Board and the Town Staff. Level Three Reviews address the following: New primary structures, like new homes; Expansion or demolition of more than 50 percent of the total floor area of the existing structure; Development proposals which need one of the following: A variance; A special exception; A Subdivision of property; or Subject to a Development Agreement. Projects which require an amendment to the official zoning map and/or future land use map; Developments of Regional Impacts; Clearing more than 50 percent of a site’s vegetation;