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Res 40-16OZw Hz� � �z0Q�Woo w4 zz� O z-���z� zpr� � 0�WP�Z�C��G o �HWW�° d z Q O a oz ° Nz� o � C/) a Opp QgOE-�wW 0 ww�+HH�r���H oz z� z�°°o�Ho0Q 1-1 0H�aw�Qa� �'i�r�W Qxw WwPL z � xxW �Q P,4, � 4-1 o ° B. w.1 o'o o u o o �Q o ,_ U wo a 0 44 0 cd r u o O o u C 4-1 cd + TJ sa 'II cd � O -U4 � p N ' iq UU O U p O O � N U p Q o w U °U U G 7 Q O U U N o 4 w U� U' o o`er p a o bA O U rd U 0 U o° +�- o 0 0 v° v� °'aU Id o O Q L)0 p o Rrd o ;-4 'q �-0 U w U �U U) 'd o U p U U° Oo ��" d z p U '� O �cd U w° Q U ;� g o u' a U o 0 4-4 U (M4 O U O M 'dcd 0 1401 41 U o o w cd Wq) W u o W .Q o u U P` 0 o � o 0 � (1) �c N d d cd p ¢ �, + o O o O N �-4 U O NW +� U cid o B o o ao � o F- (Uw � P, o o pa rl N O cOd O ��- o° a� y c� U - U 4.1 U� a�o.. o U o �cOa o WW 4(U4 to ca U W M 1-4 Sia cid N p U U co 4-4 co q o U cn4-4 by U 'cl, o U O PO v O U O cd W -L4 �4 U H O o U ~ Lq c+d Ow in oQ o U' u rd �Q� �O UqQ U� o� �o Z ° 4.4 clq U '� IxiU ci �o O �U I- N u O� F� UN � d WoO p c/) N 0 U� N / ) O U o U N W ; Ln m 0 U N CV N 0 0 z HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT --- MEETING DATE: August 3, 2016 ITEM: 233 Venetian Drive, Nassau Park Historic District (2016-207) — Consideration of a Historic Property Ad Valorem Tax Exemption associated with approved additions and alterations to a contributing structure. IRECOMMENDATION: GENERAL DATA: Recommend approval to the City Commission Owner/Applicant..................... Ann and James Heffernan Agent ..................................... Gary Eliopoulos Location ................................. Southeast corner of Venetian Drive and Nassau Street Property Size ........................ Zoning District ....................... .. .38 acres RM (Multi -Family Residential, Medium Density) r_ d ITEM BEFORE THE BOARD The action requested of the Board is to approve a Historic Property Ad Valorem Tax Exemption Application for improvements to a contributing property located at 233 Venetian Drive, Nassau Park Historic District, pursuant to Land Development Regulations (LDR) Section 4.5.1(J). BACKGROUND/PROJECT DESCRIPTION The subject property is located on the southeast corner of Venetian Drive and Nassau Street, within the Nassau Park Historic District. The property is zoned RM (Medium Density Residential District) and contains a circa 1950 Ranch style single-family residence. The structure was originally designed as a duplex by Sam Ogren, Sr., and is situated to the southeast corner of the property with a staggered elevation to give views of the front yard towards the corner of Venetian Drive and Nassau Park. The duplex was later converted to a single-family residence. At its meeting of December 17, 2014, the Board considered a COA, waiver and variance requests for the subject property. A variance to reduce the required front setback along Venetian Drive from 25' to 17'-11 '/2" was approved, as well as a waiver to permit the garage roofline to encroach into the Building Height Plane area. The COA was continued with Board direction. At its meeting of January 21, 2015, the Board approved a COA (2015-040) for additions to the historic structure to accommodate additional living space, new covered porches, and a two -car garage. Site improvements included a patio around the proposed swimming pool, and a two -car driveway providing access from Venetian Drive. The applicant is now before the Board to request review of the Tax Exemption Application for the aforenoted site and building improvements. Landscaping associated with this project is not permitted as a legitimate expenditure as it is not interpreted as a "site improvement," pursuant to the Florida Administrative Code 1A-38. Based on State regulations, an Ad Valorem Tax Exemption can be approved for a project before, during, or after it has been undertaken. The applicant therefore requests consideration of the ad valorem tax exemption as the project is complete. AD VALOREM TAX EXEMPTION Pursuant to LDR Section 4.5.1(J), a tax exemption is available for improvements to qualifying contributing properties in a designated historic district or individually designated properties, as listed in Section 4.5.1(1). Qualifying properties shall be exempt from that portion of ad valorem taxation levied by the City of Delray Beach on one hundred percent (100%) of the increase in assessed value resulting from any HPB approved renovation, restoration, rehabilitation, or other improvements of the qualifying property made on or after the effective date of the original passing of Ordinance 50-96 on November 19, 1996. LDR Section 4.5.1(J)(1), clarifies that the exemption does not apply to the following: (a) Taxes levied for payment of bonds; (b) Taxes authorized by a vote of the electors pursuant to Section 9(b) or Section 12, Article 7 of the Florida Constitution; or (c) Personal property. LDR Section 4.5.1(J)(2), explains the exemption period shall be for ten (10) years, unless a lesser term is set by the City Commission. (a) The term of the exemption shall be specified in the resolution approving the exemption and shall continue regardless of any changes in the authority of the City to authorize such exemption or change in ownership of the property. 233 Venetian Drive, Tax Exemption Application 2016-207 HPB Meeting August 3, 2016; Page 2 of 4 (b) To retain an exemption, the historic character of the property and the improvements which qualified the property for an exemption must be maintained in their historic state over the period for which the exemption was authorized. LDR Section 4.5.1(J)(4) provides the parameters for qualifying properties and improvements. The subject property qualifies as it is listed on the Local Register of Historic Places. LDR Section 4.5.1(J)(5) requires that for an improvement to a historic property to qualify the property for an exemption, the improvement must: (a) be consistent with the United States Secretary of the Interior's Standards for Rehabilitation, as amended; and (b) be a constructed and/or installed improvement as approved by the Historic Preservation Board and as established in rules adopted by the Department of State, Division of Historical Resources, FAC 1A-38, as amended which defines real property improvements as changes in the condition of real property brought about by the expenditure of labor and money for the restoration, renovation, or rehabilitation of such property. Improvements shall include, but are not limited to: modifications, repairs, or additions to the principal contributing building and its associated accessory structures (i.e. a garage, cabana, guest cottage, storage/utility structures, swimming pools), whether existing or new. The exemption does not apply to improvements made to non-contributing principal buildings, existing non-contributing accessory structures, or undesignated structures and/or properties; and, (c) be consistent with Section 4.5.1(E), "Development Standards", of the City's Land Development Regulations; and (d) include, as part of the overall project, visible improvements to the exterior of the structure. The project meets the above criteria through previous approval by the Board of the associated improvements outlined above which constituted its compliance with the Secretary of the Interior's Standards for Rehabilitation, as well as the rules of Florida Administrative Code 1A-38, promulgated by the Florida Department of State, Division of Historical Resources. The development project meets criterion (c) per the COA approval which applied the LDR Development Standards in the assessment of the proposal. Finally, the project meets criterion (d) as the project encompasses visible improvements to the exterior of the building and related property. However, the Board should consider one revision to the plans which were changed in the field and not approved by the Board. The original structure contained decorative wrought iron posts on the front porches (see the before photograph of the Northwest Corner Elevation page attached). During consideration of the COA in 2015, the Board was concerned with the original proposal which removed this detail indicative of the contributing structure's timeframe. The plans were approved with the provision of an "aluminum ladder post" to be installed. However, given that the aluminum could not be load bearing, columns were constructed in their place, and the ladder design, made of Azek, a composite material, was applied to the columns. This alteration is pointed out to the Board in consideration of the criteria for the Tax Exemption. Staff's determination on this switch is that the Board approved the removal of the original filigree posts, and therefore, the new ladder design with the post, is not necessarily inconsistent with the already approved improvements, and therefore should not impact the tax exemption. 233 Venetian Drive, Tax Exemption Application 2016-207 HPB Meeting August 3, 2016; Page 3 of 4 Pursuant to LDR Section 4.5.1(J)(7), any property owner, or the authorized agent of the owner, that desires an ad valorem tax exemption for the improvement of a historic property must submit a Historic Property Tax Exemption Application to the Planning and Zoning Department upon completion of the qualifying improvements. (a) The application shall indicate the estimated cost of the total project, the estimated cost attributed solely to the historic structure, and project completion date as determined by the Certificate of Occupancy issued by the Building Department. (b) The Historic Property Tax Exemption Application shall be accompanied by a copy of the most recent tax bill from the Palm Beach County Property Appraiser for the property; a new property survey illustrating the improvements; a copy of the building permit application indicating estimated project cost; a copy of the Certificate of Occupancy/Final Inspection; and photographs illustrating the before and after of each improvement, including both the interior, exterior, and all new construction. The photographs shall be identified with a date and description indicating the impact of the improvement. (c) The application must be submitted within three (3) months from the date of issuance of a Certificate of Occupancy. (d) The Historic Preservation Planner will inspect the completed work to verify such compliance prior to Historic Preservation Board review. a. If the Historic Preservation Board determines that the work is a qualifying improvement and is in compliance with the approved plans and the review standards contained in Section 4.5.1(E), the Board shall recommend that the City Commission grant the Historic Property Tax Exemption Application. b. Upon a recommendation of approval of a Historic Property Tax Exemption Application by the Historic Preservation Board, the application shall be placed by resolution on the agenda of the City Commission for approval. The resolution of the City Commission approving the application shall provide the name of the owner of the property, the property address and legal description, a recorded restrictive covenant in the official records of Palm Beach County as a condition of receiving the exemption, and the effective dates of the exemption, including the expiration date. c. If the Historic Preservation Board determines that the work as completed is either not consistent with the approved plans or is not in compliance with the review standards contained in Section 4.5.1(E), the applicant shall be advised that the request has been denied The qualifying improvements were completed and submitted within three months of the Certificate of Occupancy which was issued on June 13, 2016. Pursuant to LDR Section 4.5.1(J)(8), Historic Preservation Exemption Covenant, the covenant required in order to qualify for the exemption: (a) To qualify for an exemption, the applicant must sign and return the Historic Preservation Exemption Covenant with the Final Application/Request for Review of Completed Work. The covenant as established by the Department of State, Division of Historical Resources, shall be in a form approved by the City of Delray Beach City Attorney's Office and applicable for the term for which the exemption is granted and shall require the character of the property and qualifying improvements to be maintained during the period that the exemption is granted. (b) On or before the effective date of the exemption, the owner of the property shall have the covenant recorded in the official records of Palm Beach County, Florida, and shall cause a certified copy of the recorded covenant to be delivered to the City's Historic Preservation Planner. Such covenant shall be binding on the current property owner, transferees, and their heirs, assigns and successors. A violation of the covenant shall result in the property owner being subject to the payment of the differences between the total amount of the taxes which would have been due in March of each of the previous years in which the covenant or agreement was in effect had the property not received the exemption and the total amount of 233 Venetian Drive, Tax Exemption Application 2016-207 HPB Meeting August 3, 2016; Page 4 of 4 taxes actually paid in those years, plus interest on the difference calculated as provided in Sec. 212.12(3), Florida Statutes. LDR Section 4.5.1(J)(10), Revocation Proceedings, provides guidelines to revocation of the tax exemption upon violation of the recorded covenant. (a) The Historic Preservation Board may initiate proceedings to revoke the ad valorem tax exemption provided herein, in the event the applicant, or subsequent owner or successors in interest to the property, fails to maintain the property according to the terms, conditions and standards of the Historic Preservation Exemption Covenant. (b) The Historic Preservation Planner shall provide notice to the current owner of record of the property and the Historic Preservation Board shall hold a revocation hearing in the same manner as in Section 4.5.1(M)(10), and make a recommendation to the City Commission. (c) The City Commission shall review the recommendation of the Historic Preservation Board and make a determination as to whether the tax exemption shall be revoked. Should the City Commission determine that the tax exemption shall be revoked, a written resolution revoking the exemption and notice of penalties as provided in Paragraph 8 of the covenant shall be provided to the owner, the Palm Beach County Property Appraiser, and filed in the official records of Palm Beach County. (d) Upon receipt of the resolution revoking the tax exemption, the Palm Beach County Property Appraiser shall discontinue the tax exemption on the property as of January 1st of the year following receipt of the notice of revocation. The Sections noted above regarding the "Restrictive Covenant" and "Revocation Proceedings" are provided to demonstrate that the tax exemption is binding, and if violated, the property owner would have to comply with the consequences. The tax exemption request complies with the criteria contained in LDR Section 4.5.1(J) as the Historic Preservation Board approved the associated improvements by making positive findings with respect to the applicable LDR Sections, Delray Beach Historic Preservation Design Guidelines, and Secretary of the Interior's Standards for Rehabilitation. Therefore, positive findings can be made with respect to LDR Section 4.5.1(J). ALTERNATIVE ACTIONS A. Continue with direction. B. Recommend approval to the City Commission of the complete Ad Valorem Tax Exemption Application for improvements to the property at 233 Venetian Drive, Nassau Park Historic District, based upon positive findings with respect to LDR Section 4.5.1(J). C. Recommend denial to the City Commission of the complete Ad Valorem Tax Exemption Application for improvements to the property at 233 Venetian Drive, Nassau Park Historic District, based upon a failure to make positive findings with respect to LDR Section 4.5.1(J). (Motion to be phrased in the affirmative. See above.) RECOMMENDATION Recommend approval to the City Commission of the Historic Property Ad Valorem Tax Exemption Application (2016-207) for improvements to the property at 233 Venetian Drive, Nassau Park Historic District, based upon positive findings with respect to LDR Section 4.5.1(J). Report Prepared by: Amy E. Alvarez, Senior Planner =11121 ■'910 Authorized Agent: GE Architecture, Inc./Gary P. Eliopoulos Property Owner: James P. and Ann D. Heffernan Project Location: 233 Venetian Drive, Nassau Park Historic District HPB Meeting Date: January 21, 2015 File: 2015-040 ITEM BEFORE THE BOARD The item before the Board is the consideration of a Certificate of Appropriateness (COA), Variance, and Waiver request associated with additions, alterations, and site improvements to the property located at 233 Venetian Drive, Nassau Park Historic District, pursuant to Land Development Regulations (LDR) Section 2.2.6(D) and 2.4.6(H). BACKGROUND & PROJECT DESCRIPTION The subject property is located on the southeast corner of Venetian Drive and Nassau Street, within the Nassau Park Historic District, The 9,868 square foot (.23 acres) property is zoned RM (Medium Density Residential District) and contains a circa 1950 Ranch style single-family residence. The structure was originally designed as a duplex by Sam Ogren, Sr, and is situated to the southeast corner of the property with a staggered elevation to give views of the front yard towards the corner of Venetian Drive and Nassau Street. The duplex was later converted to a single-family residence. No previous COAs are on record for the subject property. At its meeting of December 17, 2014, the Board considered a COA, waiver, and variance requests for the subject property. The request involved the approval of additions to the historic structure to accommodate additional living space, new covered porches, and a two -car garage. Site improvements included a patio around the proposed swimming pool, and a two -car driveway providing access from Venetian Drive. The applicant presented revised elevations to the Board during the meeting which were generally supported and intended to address those issues outlined in the Staff Report regarding the concerns over compatibility and appropriateness of the proposed additions and alterations. Following discussion of those concerns also expressed by the Board, the COA request was continued with direction. The variance request to reduce the required front setback along Venetian Drive from 25' to 17'-11 1/" was approved, as well as the waiver request to LDR Section 4.5.1(E)(8)(a), Height, to permit the garage roofline to encroach into the Building Height Plane area. Revised plans have been submitted to address the concerns discussed by the Board. The porch on the north elevation has been removed to retain the existing setback of 257; corner windows were added to the north elevation; a front entry feature was added; the porch support posts have been revised to an aluminum "ladder" design; windows and doors within the west porch have been further revised; and the swimming pool location has been revised to comply with the required setbacks. The exterior finish will consist of a combination of smooth stucco, to match existing, and painted "Acadia White", with a white concrete tile roof (match existing), "Brilliant White" trim, louvers, soffits, and molding, and "Charcoal Slate" banding and garage doors. The subject COA is now before the Board for consideration. SITE PLAN & DEVELOPMENT STANDARDS Pursuant to LDR Section 2.4.6(H)(5), Prior to approval, a finding must be made that any Certificate of Appropriateness which is to be approved is consistent with Historic Preservation purposes pursuant to Objective A-4 of the Land Use Element of the Comprehensive Plan and specifically with provisions of Section 4.5.1, the Delray Beach Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. Zoning and Use Review Pursuant to LDR Section 4.3.4(x), Development Standards, single -family residential properties located within the RM zoning district shall be developed according to the requirements of the R-1-A zoning district, as noted in the chart below. ....... ...... .._ ............ ........ ... .... ......... Requirement Existing Proposed (Additions) _..... ... ......... Lot Coverage (Maximum) N/A 20.5% 37.5% ... ... ..... ........ ........ Open Space 25% 64.7% 41.6% -- Setbacks. Front (West/Venetian Drive) 25' 40' 17'-11 '/2"" . Side Street (North/Nassau Street} 15' 25.7' 25.7' . ........ ......... 11.8' 7'-6" Side Interior (South) 7'-6" ....... ......... _ . Rear (East) 10' 10.3' 10'-6" .. ...... ........ ......... ......... Height 35' 15'-2" 16'-5" ........ ........ . *Variance approved on 12.17.14 to decrease front setback, facing Venetian Drive STAFF COMMENT: As illustrated above, the proposed improvements meet the Development Standard requirements. Therefore, positive findings can be made with respect to the subject LDR requirement. It should be noted, however, that the revised proposal provides a decreased lot coverage (previously 39.3%) and an increased open space (previously 39.4%) from the initial submittal. Supplemental District Regulations Pursuant to LDR Section 4.6.9(C)(2), Parking Requirements for Residential Uses, two spaces per dwelling unit. Tandem parking may be used provided that in the Single Family (R-1 District) or RL District, no required parking space may be located in a required front or street side setback. STAFF COMMENT: The proposed two -car garage is located within the front setback area, and a variance to accommodate the garage was approved during the previous review on December 17, 2014. Therefore, the parking spaces are compliant and positive findings to this requirement can be made. It is noted that the current parking conditions consist of two brick paver driveways: the driveway off of Venetian Drive is located along the south property line, and is approximately 40' deep, and the driveway off of Nassau Street is approximately 20' deep. In. consideration of the above, both driveways are non -conforming, as each provides the required parking within the front and side - street setback areas. Pursuant to LDR Section 4.6.15(6)(1), Swimming Pool, Whirlpools, & Spas: Yard Encroachment, swimming pools, the fops of which are no higher than grade level, may extend into the rear, interior or street side setback areas but no closer than ten feet (10) to any property line, except as provided in subsection (2) and (4) below. Swimming pools shall not extend into the front setback area noted in Section 4.3.4(K). STAFF COMMENT: The site plan indicates the location of a swimming pool situated along the 25' front setback line and 15' along the site street setback line, thereby complying with the aforenoted requirement. DESIGN ELEMENTS ANALYSIS LDR Section 4.5.1 (E) Development Standards: All new development or exterior improvements on individually designated historic properties and/or properties located within historic districts shall, comply with the goals, objectives, and policies of the Comprehensive Plan, the Delray Beach Historic Preservation Design Guidelines, the Secretary of the Interior's Standards for Rehabilitation, and the Development Standards of this Section. Relief from Subsections (1) through (9) below may be granted by seeking a waiver approvable by the Historic Preservation Board, unless otherwise stated. (E)(2)(b)(2-3), Major and Minor Development: The subject application is considered "Major Development", as it is "the construction, reconstruction, or alteration of twenty-five percent (25%) of the existing floor area of the building," and "the alteration of any part of the front fagade of an existing contributing residential structure." STAFF COMMENT: The proposed project classifies the subject request as "major development" and is reviewed as such below. 4.5.1(E)(3)(a)1., Buildings, Structures, Appurtenances and Parking; Appurtenances, Garages and Carports: a. Garages and carports are encouraged to be oriented so that they may be accessed from the side or rear and out of view from a public right of way. b. The orientation of garages and carports shall be consistent with the historic development pattern of structures of a similar architectural style within the district. c. The enclosure of carports is discouraged. When permitted, the enclosure of the carport should maintain the original details, associated with the carport, such as decorative posts, columns, roof planes, and other features. d, Garage doors shall be designed to be compatible with the architectural style of the principal structure and should include individual openings for vehicles rather than two car expanses of doors. Metal two car garage doors are discouraged; however, if options are limited and metal is proposed, the doors must include additional architectural detailing appropriate to the building. STAFF COMMENT: The proposal includes the addition of a two -car garage which faces Venetian Drive, as opposed to the "side" of the property which faces Nassau Street. The proposed location would be consistent with other corner properties along Nassau Street, which provide vehicular access off of the side street. The proposed individual vehicle openings are preferred, as opposed to the possible single door for two -opening, (E)(4) Alterations. In considering proposals for alterations to the exterior of historic buildings and structures and in applying development and preservation standards, the documented, original design of the building may be considered, among other factors. (E)(5) Standards and Guidelines. A historic site, building, structure, improvement, or appurtenance within a historic district shall only be altered, restored, preserved, repaired, relocated, demolished, or otherwise changed in accordance with the Secretary of the interior's Standards for Rehabilitation, and the Delray Beach Historic Preservation Design Guidelines, as amended from time to time. Those applicable Standards are noted below: The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. (Standard #2) New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. (Standard #9) New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. (Standard #10) 4.5.1(E)(8) Visual Compatibility Standards. New construction within a designated historic district or on an individually designated property shall be visually compatible. In addition to the Zoning District Regulations, the Historic Preservation Board shall apply the visual compatibility standards provided for in this Section. Visual compatibility for major development shall be determined by utilizing criteria below: (a) Height: The height of proposed buildings or modifications shall be visually compatible in comparison or relation to the height of existing structures and buildings in a historic district for all major and minor development. For major development, visual compatibility shall also be determined through application of the Building Height Plane (BHP). (b) Front Facade Proportion: The front facade of each building or structure shall be visually compatible with and be in direct relationship to the width of the building and to the height of the front elevation of other existing structures and buildings within the subject historic district. (c) Proportion of Openings (Windows and Doors): The openings of any building within a historic district shall be visually compatible with the openings exemplified by prevailing historic architectural styles of similar buildings within the district. The relationship of the width of windows and doors to the height of windows and doors among buildings shall be visually compatible within the subject historic district. (d) Rhythm of Solids to Voids: The relationship of solids to voids of a building or structure shall be visually compatible with existing historic buildings or structures within the subject historic district for all development, with particular attention paid to the front facades. (e) Rhythm of Buildings on Streets: The relationship of buildings to open space between them and adjoining buildings shall be visually compatible with the relationship between existing historic buildings or structures within the subject historic district. (f) Rhythm of Entrance and/or Porch Projections: The relationship of entrances and porch projections to the sidewalks of a building shall be visually compatible with existing architectural styles of entrances and porch projections on existing historic buildings and structures within the subject historic district for all development. (g) Relationship of Materials, Texture, and Color: The relationship of materials, texture, and color of the facade of a building and/or hardscaping shall be visually compatible with the predominant materials used in the historic buildings and structures within the subject historic district. (h) Roof Shapes: The roof shape, including type and slope, of a building or structure shall be visually compatible with the roof shape of existing historic buildings or structures within the subject historic district. The roof shape shall be consistent with the architectural style of the building. (j) Scale of a Building: The size of a building and the building mass in relation to open spaces, windows, door openings, balconies, porches, and lot size shall be visually compatible with the building size and mass of historic buildings and structures within a historic district for all development. Lots 65' or less in width are exempt from the additional setback requirements along the front fagade, and the proposed addition does not exceed 50% of the lot depth and therefore, the additional 5' setback along the side elevation is not required. (k) Directional Expression of Front Elevation: A building shall be visually compatible with the buildings, structures, and sites within a historic district for all development with regard to its directional character, whether vertical or horizontal. (I) Architectural Style: All major development shall consist of only one (1) architectural style per structure or property and not introduce elements definitive of another style. (m) Additions to Contributing Structures. Visual compatibility shall be accomplished as follows: 1. Additions shall be located to the rear or least public side of a building and be as inconspicuous as possible. 2. Additions or accessory structures shall not be located in front of the established front wall plane of a historic building. 3. Characteristic features of the original building shall not be destroyed or obscured. 4. Additions shall be designed and constructed so that the basic form and character of the historic building will remain intact if the addition is ever removed. 5. Additions shall not introduce a new architectural style, mimic too closely the style of the existing building nor replicate the original design, but shall be coherent in design with the existing building. 6. Additions shall be secondary and subordinate to the main mass of the historic building and shall not overwhelm the original building. STAFF COMMENTIANALYSIS: As previously noted in the Staff Report of December 17, 2014, the subject contributing structure was designed to be integrated with the land and provide a view of the open spaces towards the corner of Venetian Drive and Nassau Street, as opposed to providing a back yard for the original duplex. The primary elevations were staggered to provide the view from each unit, and as indicated above, the original design of the building may be considered. The proposal strives to maintain the staggered footprint and open porches, yet separates the new porches with flat roofs, as opposed to integrating them into the hip roof, as originally exists. The remaining originals walls, as well as those which are added, have been reconfigured with new door and window openings. The proposed additions and alterations are in keeping with the scale and massing of the one-story structure, and will not negatively impact the streetscape. While some original features and openings will be removed, the proposed replacement types are not inappropriate and maintain the original character of the structure. Basedon.the above, positive findings can be made with respect to LDR Section 4.5.1 ALTERNATIVE ACTIONS A. Continue with direction: B. Move approval of the Certificate of Appropriateness (2015-040) for 233 Venetian Drive, Nassau Park Historic District by adopting the findings of fact and law contained in the staff report, and finding that the request and approval thereof meets the criteria set forth in the Land Development Regulations, the Delray Beach Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. C. Move denial of the Certificate of Appropriateness (2015-040) for 233 Venetian Drive, Nassau Park Historic District by adopting the findings of fact and law contained in the staff report, and finding that the request does not meet the criteria set forth in the Land Development Regulations, the Delray Beach Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. (Motion to be phrased in the affirmative. See above) RECOMMENDATION Approve the Certificate of Appropriateness (2015-040) for 233 Venetian Drive, Nassau Park Historic District by adopting the findings of fact and law contained in the staff report, and finding that the request and approval thereof meets the criteria set forth in the Land Development Regulations, the Delray Beach Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. Report Prepared by: Amy E. 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