HPB- 06-16-04 MINUTES OF THE HISTORIC PRESERVATION BOARD
PUBLIC HEARING
CITY OF DELRAY BEACH
DELRAY BEACH, FLORIDA
MEETING DATE: June 16, 2004
LOCATION: FIRST FLOOR CONFERENCE ROOM
MEMBERS PRESENT: Francisco Perez-Azua, Jeffrey Silberstein, Mary Lou Jamison,
John Miller, Jr., Rhonda Sexton (arrived 6:10 p.m.), Randee
Schatz (arrived 6:16 p.m.), and Maura Dersh
MEMBERS ABSENT: None
STAFF PRESENT: Wendy Shay and Denise Valek
CALL TO ORDER
The meeting was called to order by Chairman Perez at 6:02 p.m. Upon roll call it was
determined that a quorum was present.
No one from the Public addressed the Board on non-agenda items.
Chairman Perez read a summary of the Quasi-Judicial Hearing procedures.
The Notary swore in individuals for testimony.
II. CERTIFICATES OF APPROPRIATENESS
A. Jonas Residence, 125 Dixie Boulevard, Del-Ida Park Historic District, Dawn Jonas,
Owner.
Item Before the Board: Consider a Certificate of Appropriateness for the installation
of a gazebo.
Chairman Perez asked if there were any ex-parte communications. There were
none.
Ms. Shay presented the item to the Board and entered a copy of the project file and
her resume into record. The proposed project involves the relocation of a wood
frame gazebo from 211 NW 1st Avenue to the property.
Harold and Dawn Jonas, the owners, were present. Mrs. Jonas showed pictures to
the Board regarding the placement of the gazebo on the property.
Chairman Perez asked if there were any comments from the public. There were
none.
Historic Preservation Board Minutes
June 16, 2004
Chairman Perez closed the Public Hearing, and asked if there were any comments
from the Board. There were none.
It was moved by Ms. Jamison, seconded by Mr. Silberstein, and passed 5 to 0 to
move approval of the COA request for 125 Dixie Boulevard by adopting the findings
of fact and law contained in the staff report, and finding that the request is consistent
with the Comprehensive Plan and meets criteria set forth in Section 4.5.1(E)(4) and
(E)(8)(a-k) of the LDRs, the Delray Beach Design Guidelines, and the Secretary of
the Interior's Standards for Rehabilitation.
B. Mariposa, 48 SE 1st Avenue, Old School Square Historic Arts District, Ron Brito,
Authorized Agent.
Item Before The Board: Consider an extension for a Certificate of Appropriateness
associated with a Class IV Site Plan, Landscape Plan and Design Elements and
associated waiver for the conversion of an adult living facility to a mixed use
(office/residential) building.
Ms. Shay presented the project to the Board and entered the project file into the
record. The project was originally approved by the Board on December 18, 2002,
with conditions. At this time, the applicant is requesting an extension on this project
in order to proceed with the permitting process. The applicant had previously met all
the conditions of approval associated with the Class IV site plan.
Ms. Sexton arrived.
Mr. Brito was present to represent the applicant.
Ms. Schatz arrived.
Chairman Perez inquired if there were any questions from the public. There were
none.
Chairman Perez closed the Public Hearing, and asked if there were any comments
from the Board.
Ms. Sexton questioned the paint colors. As the original paint colors on the building
were approved without obtaining Board approval.
Ms. Shay advised the colors would be changed.
Mr. Brito advised it would be re-painted to whatever was originally approved.
Chairman Perez advised the Board attach a condition of approval that the colors
correspond in some way.
Ms. Shay advised that the in-lieu fee has not been addressed as yet. Therefore, staff
added it in as a condition of approval.
2
Historic Preservation Board Minutes
June 16, 2004
It was moved by Ms. Sexton, seconded by Ms. Jamison and passed 7 to 0 to move
approval of the request for an extension of the Class IV site plan modification
approval, along with the associated waiver, landscape plan, and architectural
elevations for Mariposa, subject to original conditions of approval as stated in the
Staff Report dated December 18, 2002, by adopting the findings of fact and law
contained in the staff report, and finding that the request is consistent with the
Comprehensive Plan and meets criteria set forth in Chapter 3 (Performance
Standards), and Sections 2.4.5(F)(5) (Compatibility), 4.6.16, and 4.6.18, with said
approval to be valid for 18 months (expiring December 18, 2005), subject to the
following conditions:
1. That the in-lieu fee of $6,000 be paid, prior to issuance of a building permit;
and,
2. That per Staff approval the paint colors are coordinated between signage and
the color of the building.
III. REPORTS AND COMMENTS
A. Public Comments:
Ms. Alice Finst, 707 Place Tavant, Delray Beach, expressed concern regarding
demolition of homes in Delray Beach and questioned the types of new construction
being approved. Ms. Finst also inquired about the closing of the Delray Beach Post
Office downtown. The Post Office is being replaced by a retail. She also requested
that the Board look at the demolition of the property where Love's Drugs is located.
B. Report from Historic District Representatives: None
C. Board Members:
Ms. Jamison questioned where the multi-story garage would be located on SE 1st
Avenue. A development sign lies on the site to the north.
Ms. Shay advised the development is going in at 12 SE 1st Avenue and the garage
would be adjacent to it (south).
Ms. Sexton stated that she felt very strongly about development in Delray Beach,
however, the Board's goals should be balanced between maintaining the status
quo and progress. Although small cottages are nice, today's lifestyles often do not
support retention of the buildings without modification. In addition, it is unfortunate
that the downtown Post Office is leaving, however, no one can dictate to the
government and it is not under the purview of the Historic Board.
Chairman Perez felt there are many safeguards and guidelines in place to maintain
controlled development in Delray Beach.
3
Historic Preservation Board Minutes
June 16, 2004
D. Staff:
Ms. Shay proposed to schedule a workshop to review the proposed changes for
the OSSHAD Zoning Regulations. Ms. Shay recommended a workshop be set up
on July 12 at 6:00 p.m. to discuss the regulations prior to the July 19, 2004
Planning and Zoning Board meeting.
Staff is also taking a look at the boundaries relative to the two proposed historic
districts for Dell Park and NW Swinton.
Ms. Shay requested information regarding any significant families that were in Dell
Park and information pertaining to the Florida Dixie Farm Company that was
platted in 1922.
Ms. Jamison advised that the Clint Moore house was a local farm in the area.
The Public Hearing date for discussion of the proposed districts is scheduled for
the July 7, 2004 HPB meeting.
Mr. Miller questioned where the borders were for the Dell Park historic district.
Ms. Shay advised that the boundaries are from NE 8th Street to NE 13th Street
between North Swinton Avenue and NE 3rd Avenue for those buildings
constructed up to 1950.
IV. ADJOURNMENT
The Board made a motion to adjourn at 6:50 p.m.
The information provided herein is the Minutes of the meeting of said body for June 16,
2004, which were formally adopted and approved by the Board on August 4, 2004.
• /
Denise A. Valek
If the Minutes that you have received are not completed as indicated above, then this
means that these are not the Official Minutes. They will become so after review and
approval, which may involve some changes.
4
AGENDA
z 3 HISTORIC PRESERVATION BOARD MEETING
CITY OF DELRAY BEACH
1,P4) , e
Meeting Date: June 16, 2004
Type of Meeting: Regular Meeting
Location: First Floor Conference Room
Time: 6:00 P.M.
The City shall furnish appropriate auxiliary aids and services where necessary to afford an individual with a
disability an equal opportunity to participate in and enjoy the benefits of a service, program, or activity
conducted by the City. Please contact Doug Randolph at 243-7127(voice), or 243-7199(TDD), 24 hours prior
to the program or activity in order for the City to reasonably accommodate your request Adaptive listening
devices are available for meetings in the Commission Chambers.
If a person decides to appeal any decision made by the Historic Preservation Board with respect to any
matter considered at.this meeting or hearing, such persons will need a record of these proceedings, and for
this purpose such persons may need to ensure that a verbatim record of the proceedings is made. Such
record includes the testimony and evidence upon which the appeal is to be based. The City does not provide
or prepare such record. Two or more City Commissioners maybe in attendance.
I. CALL TO ORDER
II. CERTIFICATES OF APPROPRIATENESS
A. Jonas Residence, 125 Dixie Boulevard, Del-Ida Park Historic District, Dawn
Jonas, Owner.
Consider a Certificate of Appropriateness for the installation of a gazebo.
B. Mariposa, 48 SE 1st Avenue, Old School Square Historic Arts District, Ron Brito,
Authorized Agent.
Consider an extension for a Certificate of Appropriateness associated with a
Class IV Site Plan, Landscape Plan and Design Elements and associated waiver
for the conversion of an adult living facility to a mixed use (office/residential)
building.
III. REPORTS AND COMMENTS
A. Public Comments
B. Reports from Historic District Representatives
C. Board Members
D. Staff
IV. ADJOURN
o .
Wendy Shay, Hi ric Presery tion Planner
POSTED ON: June 10, 2004
DEERAYBEACH :- ". _- - DEERAY BEACH
HISTORIC PRESERVATION BOARDdod
IJJ MEMORANDUM STAFF REPORT IJJ,I
1993 e - - 1993
2001 2001
Agent: Harold & Dawn Jonas, Owners
Project Name: Jonas Residence Gazebo
Project Location: 125 Dixie Boulevard, Del-Ida Park Historic District
ITEM BEFORE THE BOARD::
The action requested of the Board is to approve a COA for the installation of a gazebo
in the Del-Ida Park Historic District, pursuant to LDR Section 2.4.6(J).
BACKGROUND/PROJECT:DESCRIPTION
The subject property lies at the northwest corner of Dixie Boulevard and NE 2nd Avenue.
The property consists of Lots 23 — 25, Block 4, Del-Ida Park, which is zoned R-1-AA
(Single Family Residential), and contains a wood-frame dwelling. The 1,668 sq. ft.
house was constructed in 1928 in the Mediterranean-Revival style and is considered a
contributing building within the Del-Ida Park Historic District.
PROJECT DESCRIPTION/ANALYSIS
Project Description
The proposed project involves the relocation of a wood frame gazebo to the property.
The gazebo is hexagonal in shape and consists of a cedar roof and wood post supports.
The structure measures 10' x 10' and is 9'8" in height from the base of the structure to
the apex of the roof. The gazebo displays decorative knee braces with a wrap-around
balustrade. The gazebo will retain its natural finish and will be re-located from 211 NW
1st Avenue to the southeast corner of the property at 125 Dixie Boulevard, adjacent to
the existing shed. All accessory structures will be out of view from the right-of-way.
Analysis
Development Standards
LDR Section 4.5.1(E)(4), (E)(7), and (E)(8)(a-k) "Development Standards" provides
guidelines in evaluating Certificates of Appropriateness for the alteration or
addition of exterior architectural features. The applicable standards are as
follows:
(E)(4) A historic site, or building, structure, site, improvement, or appurtenance within
a historic district shall be altered, restored, preserved, repaired, relocated,
Meeting Date:June 16,2004
Agenda Item: II.B.
125 Dixie Boulevard Gazebo
Page 2 111
demolished, or otherwise changed in accordance with the Secretary of the
Interior's Standards for Rehabilitation, as amended from time to time.
(E)(8) All improvement to buildings, structures, and appurtenances within a
designated historic district shall be visually compatible. Visual compatibility can
include but is not limited to: consistency in relation to materials, texture, and
color of the facade of a building in association with the predominant material
used in surrounding historic sites and structures within the historic district.
Based on LDR Section 4.5.1 (E)(8)(a-k), the gazebo must meet requirements in relation
to height, proportion, relationship to materials, colors, textures, roof shapes, scale
massing, and orientation. Currently, the structure does display a continuity of design in
relation to texture, color, roof shapes, orientation, proportion, scale, and massing to the
extant historic dwelling. While the wood frame design does not relate to the
Mediterranean-Revival style of the extant dwellings, the structure will not negatively
impact the contributing status of the buildings and is a reversible addition to the site.
Further, the gazebo will be located outside of the building setbacks and will not be
viewed from the right-of-way as fencing and extensive landscaping currently surround
the property. As there is no direct impact on the site and given the fact that the site has
adequate space available to accommodate the new structure and given that the
structure's scale and massing are in direct proportion to the extant building, positive
findings can be made regarding the installation of the gazebo with respect to LDR
Sections (E)(4) and (E)(8)(a-k).
ALTERNATIVE ACTIONS
1) Continue with direction.
2) Move approval of the COA request for 125 Dixie Boulevard by adopting the
findings of fact and law contained in the staff report, and finding that the request is
consistent with the Comprehensive Plan and meets criteria set forth in Section
4.5.1(E)(4) and (E)(8)(a-k) of the LDRs, the Delray Beach Design Guidelines, and
the Secretary of the Interior's Standards for Rehabilitation, subject to conditions.
3) Deny approval of the COA request for 125 Dixie Boulevard based upon a finding
that the request is inconsistent with the Comprehensive Plan and does not meet
criteria set forth in Section 4.5.1(E)(4) and (E)(8)(a-k) of the LDRs, the Delray
Beach Design Guidelines, and the Secretary of the Interior's Standards for
Rehabilitation, with the basis stated.
„RECOMMENDATION
Move approval of the COA request for 125 Dixie Boulevard by adopting the findings of
fact and law contained in the staff report, and finding that the request is consistent with
the Comprehensive Plan and meets criteria set forth in Section 4.5.1(E)(4) and (E)(8)(a-
k) of the LDRs, the Delray Beach Design Guidelines, and the Secretary of the Interior's
Standards for Rehabilitation.
Report prepared by Wendy Shay, Historic Preservation Planner
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pukAY BEACH DEIRAY BEACH
HISTORIC PRESERVATION BOARD
MEMORANDUM STAFF REPORT �����r 1993 1993
2001 2001
Agent: Ron Brito
Project Name: Mariposa
Project Location: 48 SE 1st Avenue
ITEM BEFORE THE.. BOARD
The action requested of the Historic Preservation Board is that of
granting an extension of a Class IV Site Plan Modification approval for
Mariposa, pursuant to Land Development Regulations (LDR) Section
2.4.4(F)(3).
BACKGROUND
The subject property consists of 0.26 acres and is located at the northwest corner of SE
1st Avenue and SE 1st Street (the south 75' of Lots 16, 17 and 18, Block 69 of the
subdivision of block 69). The property contains a 4,107 square foot, two-story non-
contributing building constructed in 1955. The property is located in the Old School
Square Historic Arts District (OSSHAD) zoning district.
At its meeting of December 18, 2002, the Historic Preservation Board (HPB) approved a
Class IV Site Plan Modification, Landscape Plan, Architectural Elevations, sign request,
and associated waivers for the conversion of an adult congregate living facility to a
mixed use (office/residential) structure. The Board approved the waiver to allow parking
on the south and east side of the property but denied the waiver request to reduce the
site visibility triangle from 40' to 10' to accommodate the proposed sign based on the
massing and design of the sign. At its meeting of May 21, 2003, the HPB approved with
conditions the sign.
Construction of the development proposal has not commenced to date. Application has
been made for building permits, however, as of June 10, 2004, building permits have
not been issued. Unless site plan modification approval extension is granted, the
approval will expire on June 18, 2004. Additional background information and full
analysis of the proposal can be found in the attached staff report dated December 18,
2002.
Meeting Date: June 16,2004
Agenda Item: III.A.
HPB Staff Report
Mariposa Site Plan Approval Extension Request
Page 2
EXTENSION ANALYSIS,
Pursuant to LDR Section 2.4.4(F)(1) (Extensions), extensions may be granted to the
previously approved application pursuant to the following:
• A written request for an extension must have been received by the City at least
45 days prior to the expiration date;
• The letter must set forth the basis and reason for the extension;
• The extension shall be considered by the same body which granted the original
approval;
• The extension, if granted, shall be for eighteen (18) months unless otherwise
stated.
Additionally, when an extension is requested for a project on which construction has not
commenced the granting body must make findings as outlined in Article 3.1 of the LDR.
These are the same findings that were made for the original approval, which relate to
Consistency with the Future Land Use Map and Comprehensive Plan, Concurrency,
and Compliance with the Land Development Regulations.
The applicant has submitted the following statement regarding the delay with the
construction of the proposal:
"All of the comments have been addressed and complied to and has
been reviewed by Wendy [(Shay) - Historic Preservation Planner] and
approved. It looks as if we will need an additional 3 months from the
expiration date to be 25% complete."
There have been no changes in the LDR since the time of the original approval, which
would make any aspect of the development proposal non-conforming. Similarly, the
original findings of Concurrency, Future Land Use Map and Comprehensive Plan
Consistency, and Compliance with the LDR can be reaffirmed [LDR Article 3.1]. The
applicant has complied with the site plan conditions of approval, except payment of the
in-lieu fee ($6,000) and the plans were certified on July 28, 2003. A building permit
application was submitted on December 1, 2003, however, as of June 10, 2004,
building permits have not been issued as there have been delays addressing building
permit comments.
If the request for the extension were denied, it would necessitate the filing of a new site
plan application. As the project has already been reviewed for compliance with the LDR
and remains consistent with the Comprehensive Plan, approval of the extension request
is recommended.
Pursuant to LDR 2.4.4(F)(1)(d) extensions, if granted shall be for eighteen months
unless otherwise stated. Although the applicant's letter stated that they need an
additional three months from the expiration date to be 25% complete, it is
recommended the extension be valid for 18 months. Based upon the above, the
HPB Staff Report
Mariposa Site Plan Approval Extension Request
Page 3
extension request would be valid through December 18, 2005. It is noted that the in-lieu
fee for one parking space in the amount of $6,000, which was granted for this project
will need to be paid prior to building permit issuance.
ALTERNATIVE ACTIONS
1. Continue with direction.
2. Move approval of the request for an extension of the Class IV site plan
modification approval, along with the associated waiver, landscape plan, and
architectural elevations for Mariposa, by adopting the findings of fact and law
contained in the staff report, and finding that the request is consistent with the
Comprehensive Plan and meets criteria set forth in Chapter 3 (Performance
Standards), and Sections 2.4.4(F) and 2.4.5(F)(5) of the LDRs, with said
approval to be valid for 18 months (expiring December 18, 2005), subject to the
condition that the in-lieu fee of $6,000 be paid, prior to issuance of a building
permit.
3. Move to deny the request for an extension of the Class IV Site Plan modification
approval along with the associated waiver, landscape plan, and architectural
elevations for Mariposa, by adopting the findings of fact and law contained in the
staff report, and finding that the request is inconsistent with the Comprehensive
Plan and does not meet criteria set forth in Chapter 3 (Performance Standards),
Sections 2.4.4(F) and 2.4.5(F)(5) of the LDRs. Such an action will necessitate
the filing of a new site plan application.
:.` RECOMMENDATION
Move approval of the request for an extension of the Class IV site plan modification
approval, along with the associated waiver, landscape plan, and architectural elevations
for Mariposa, by adopting the findings of fact and law contained in the staff report, and
finding that the request is consistent with the Comprehensive Plan and meets criteria •
set forth in Chapter 3 (Performance Standards), and Sections 2.4.5(F)(5)
(Compatibility), 4.6.16, and 4.6.18, with said approval to be valid for 18 months (expiring
December 18, 2005), subject to the following condition:
1. That the in-lieu fee of$6,000 be paid, prior to issuance of a building permit.
Attachments:
➢ Extension Request Letter
➢ HPB Staff Report Dated December 18, 2002
ENTERPRISE CONTRACTORS , INC.
2559 Webb Avenue #2
Delray Beach, Fl 33444
(561) 279-0311 Fax 279-0335 (800) 293-9701
CALIFORNIA FLORIDA U.S. VIRGIN ISLANDS
Lic. No. B-388997 Lic. No. CGC-047369 Lic. No. 2-01392-92
May 28, 2004.
Mr. Scott Page / Senior Planner
City of Delray Beach
Planning& Zoning Department
100 N.W. 1st, Avenue
Delray Beach, Fl. 33444
RE: Mariposa Class IV Site Plan Modification Extension Letter
Dear Mr. Page:
Per our conversation this morning I am requesting an extension for the Site Plan
Modification that was put in place back on December 18, 2002 with Historic
Preservation Board. The expiration date is June 18th of this year. All of the
comments have been addressed and complied to and has been reviewed by Wendy
and approved. It looks as if we will need an additional 30 to 45 days from the
expiration date to be 25% complete.
I thank you for your consideration in this matter. I am enclosing the $550.00
fee that was requested.
Respectfully,
Ron Brito/President
Enterprise Contractors Inc.
cc.Chuck Rhein
Paul Roemmele
HISTORIC PRESERVATION BOARD
' CITY OF DELRAY BEACH ---STAFF REPORT---
EETING DATE: December 18, 2002
AGENDA ITEM: IV. A.
•
ITEM:. Mariposa (48 SE 15t Avenue)—Consider a Certificate of Appropriateness associated
with a Class IV Site Plan, Landscape Plan, and Design Elements for the conversion
of the Uses of the Property from an Adult Living Facility to a Mixed Use
(Office/Residential).
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GENERAL DATA: .
Owner/Applicant Richard McMillan'& Paul
`Roemmelle -
Agent Mark Gregory
Location Northwest corner of N.W. 1ST ST.w
N.E. 1S ST.
in
Southeast 1st Street and D
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Southeast 1 St Avenue. z 11
Property Size 0.26 Acres . >Future Land Use Map OMU (Other Mixed Use) Q ono ziii/
Current Zoning OSSHAD (Old School SCHOOL
Square Historic __ souARf = I '
Arts District) ATLANTIC AVENUE
Adjacent Zoning North: OSSHAD (Old School
Square Historic —
Arts District) Imi
East: CBD (Central Business —
District) _ — — —
South: OSSHAD (Old School — — ,...j.,..,..,,.
Square Historic S.W. 1ST ST. S.E. _TST ST.
Arts District) — ,o N
West: OSSHAD (Old School =~,, —� -
Square Historic � Z N
Arts District) - 3
Existing Land Use Adult living facility — •
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Proposed Land Use Conversion of an —1.I II _
adult.living facility S.W. 2"° ST- S.E �° ST.
to a mixed use - , III
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Water Service Available connection via a 4" -
water main located within N_ =�sum
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Sewer Service Available connection via an 8" SW. 3RD ST_ SE. 3RD ST. k S.E.3RD ST.
sewer main located within the --
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IV. A.
•
ITEM BEFORE THE BOARD
The action before the Board is approval of a COA-2002-111, which incorporates the following
aspects of the development proposal for Mariposa, pursuant to LDR Section 2.4.5(F):
❑ Class IV Site Plan Modification;
❑ Landscape Plan;
❑ Architectural Elevations; and,
The subject property is located at the northwest corner of SE 1st Street and SE 1st Avenue
(48 SE 1st Avenue).
BACKGROUNDy.
The subject property consists of the south 75' of Lots 16, 17 and 18, Block 69 of the
Subdivision of Block 69. The 0.26 acre property contains an existing two-story non-
contributing 4,107 square foot building built in 1955. The property is located in the Old
School Square Historic Arts District (OSSHAD)zoning district.
At its meeting of July 10, 1984, the City Commission approved a conditional use application
for an Adult Living Facility for Mariposa subject to conditions including that a lease
agreement and stabilized sod parking spaces be provided off-site on the adjacent property to
the north. An off-site parking agreement was executed to allow nine sod parking spaces on
the adjacent property.
A site plan application has been submitted to convert the subject property from an Adult
Living Facility to a mixed-use office and residential development and is now before the Board
for action.
PROJECT DESCRI,PTION
The proposal incorporates the following:
• Reconfiguration of the existing floor area (3,795 square feet total)to provide 1,924 square
feet of office area in the east portion of the building and a two-story 1,871 square foot
two-story residential unit (five bedrooms) in the west side of the building;
• Conversion of the bedroom at the southwest corner of the structure to a garage for the
residential unit;
• Reconfiguration of the parking area on the east side of the building to provide four parking
spaces; and,
• Installation of associated landscaping and "paverlock" sidewalk and patio.
The site plan application includes waiver requests to the following sections of the City's Land
Development Regulations:
1. LDR Section 4.4.24(G)(3), which requires that parking be located in the side or rear
yard or adjacent to an alley and that parking not be located between any street and
the closest building or structure.
HPB Staff Report
Class IV Site Plan Modification, Landscape Plan and Building Elevations and COA 2002-111 for Mariposa
Page 2
2. LDR Section 4.6.14(A)(2) to reduce the site visibility triangle from 40' to 10' at the
intersection of SE 1st Street and SE 1st Avenue.
S'IT`E PLAN„ ANALYSIS .
COMPLIANCE WITH THE LAND DEVELOPMENT REGULATIONS:
Items identified in the Land Development Regulations shall specifically be addressed
by the body taking final action on the site and development application/request.
LDR Section 4.3.4(K) Development Standards Matrix:
The proposal involves an existing structure with no additions that would affect setbacks or lot
coverage. The following table indicates that the proposal complies with the applicable
requirement of LDR Section 4.3.4(K) as it pertains to the OSSHAD zone district:
Standard ;' : Provided
Open,Open'5'00Pc,. 25% 48%
LDR Section 4.4.24 Old School Square Historic Arts District (OSSHAD) Regulations:
Accessory Uses:
Pursuant to LDR Section 4.4.24(C)(2), on a parcel that has as its principal use a non-
residential use, there may be one single family residence, either within a separate structure
or within a structure housing a non-residential use, provided that one of the situations exists:
(a) The residence is occupied by the owner, proprietor, or employee of a business
enterprise conducted on the property; or,
(b) The business is owned, or operated, by the owner of the parcel; or,
(c) The residence is occupied by the owner of the parcel.
The owners of the property have indicated that they will occupy the office portion of the
structure for their business. Therefore, the property will comply with the second option of the
accessory use requirements. It is noted that pursuant to LDR Section 4.4.24(D)(1) and (2),
the existence of more than one residential unit on a parcel upon which there is a mixed-use
(residential and non-residential usage) and residential use which occurs other than as
provided in LDR Section 4.4.24(C)(2) requires conditional use approval. A condition of
approval is attached that the development must comply with LDR Section 4.4.24(C)(2)
regarding the accessory use/residential component of the property, unless conditional use
approval is obtained.
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Front and Side Yard Parking:
Pursuant to LDR Section 4.4.24(G)(3), all parking, except for single family homes and
duplexes, shall be located in the side or rear yard or adjacent to a rear alley. No such
parking shall be located in the area between any street and the closest building or structure.
Where there are existing buildings or structures, the Historic Preservation Board may waive
this requirement during the site plan review process, provided that it is determined that
compliance is not feasible and that the character of the area will be maintained. If approved,
such parking shall be substantially screened from off-premises by a hedge or decorative
fencing.
There are two existing and two proposed parking spaces on the east side of the building
adjacent to SE 1st Avenue and back-out parking spaces on the south side of the building
adjacent to SE 1st Street. The applicant has submitted a waiver request to allow parking
along the south and east sides of the property.
Waiver Analysis:
Pursuant to LDR Section 2.4.7(B)(5), prior to granting a waiver, the approving body shall
make a finding that the granting of the waiver:
(a) Shall not adversely affect the neighboring area;
(b) Shall not significantly diminish the provision of public facilities;
(c) Shall not create an unsafe situation; or,
(d) Does not result in the grant of a special privilege in that the same waiver would be
granted under similar circumstances on other property for another applicant or owner.
These existing spaces were previously approved and therefore nonconforming since they
would no longer be allowed. The addition of two spaces on the east side of the property is
appropriate. The back-out parking for the single residence is also appropriate. The parking
required for the residence is accommodated within the garage and the adjacent driveway.
However, the existing asphalt drive adjacent to the covered patio is not necessary for the
residence and is not permitted for the non-residential use as vehicles should enter and exit
the site in a forward manner. Furthermore, the driveway in front of the covered patio/carport
does not meet the minimum dimensional (9' by 18') requirement for a parking space. The
removal of this space would eliminate one of the nonconforming back-out parking spaces
along SE 1st Street and improve the vehicular safety along this collector road. Thus, a waiver
to allow parking in the front and side yards is appropriate provided the driveway adjacent to
the covered patio is eliminated and converted to landscape area, which is attached as a
condition of approval. Because the parking is existing and the aesthetic issue of allowing
parking in these areas will not be exacerbated by the proposed conversion, the proposed
waiver can be supportable. The waiver will not affect the delivery of public services, and will
not create an unsafe situation with respect to public safety. Similar circumstances on other
properties would lead to the same conclusion. Consequently, a positive finding with respect
to LDR Section 2.4.7(B)(5), Waiver Findings can be made.
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Parking:
Pursuant to LDR Section 4.4.24(G)(4)(a), all non-residential uses with the exception of
restaurants, shall provide one parking space per 300 square feet of total new or existing floor
area being converted to non-residential use. This requirement may be reduced to one
parking space per 400 square feet of total floor area, or by at least one space, where there is
a mix of residential and non-residential use in the same structure. Based on this, the non-
residential portion of the use (1,924 square feet) must provide 4.81 parking spaces.
Pursuant to LDR Section 4.6.9(C)(2)(c), the residential unit must provide 2.5 parking spaces
for a total of eight required parking spaces for the mixed-use development. It is noted that
the parking calculation is based on one residential unit, which is allowed as an accessory use
to the principal use as previously discussed in this report. Any modifications to include
additional unit(s) would increase in the number of required parking spaces and would require
conditional use and site plan modification approval.
LDR Section 4.4.24(G)(5) states that within the OSSHAD (Old School Square Historic Arts
District) when it is impossible or inappropriate to provide the required parking on-site or off-
site, the parking requirement may be met by providing an in-lieu parking fee of $6,000 a
space to utilize City parking [REF: Section 4.6.9(E)(3)(b)(3) — Area 3: Parcels located within
the OSSHAD zoning district]. The one deficient parking space will require the in-lieu
payment of $6,000. In addition to the above, LDR Section 4.6.9(E)(3)(e) states that where
adequate right-of-way exists adjacent to a proposed project for which an in-lieu parking fee
has been approved, the applicant must construct additional on-street parking, not to exceed
the total amount of spaces subject to in-lieu fees unless authorized by the City Commission.
The total in-lieu fee due shall be reduced by an amount equal to the actual construction
costs, but in no event to exceed total in-lieu fees, for these on-street spaces including street
lighting. Additional credit, not to exceed 10% of the total fee, may be taken for the actual
construction costs of approved streetscape beautification elements in the public right-of-way.
Beautification improvements may include, but are not limited to, paverbrick walkways, street
furniture and landscaping. Neither credit for construction for construction of on-street
spaces, nor credit for construction of beautification elements shall be reimbursed until such
construction has been fully completed.
The Parking Management Advisory Board will review the in-lieu parking fee request one
parking space ($6,000) at its meeting on December 17, 2002. Their recommendation will be
forwarded to the HPB and City Commission.
With the conversion of the property to a mixed-use development, adequate parking can be
provided on the site. Based upon the above, the proposed conversion complies with the
parking requirements as seven parking spaces are provided (four off-street spaces, one
garage and two back-out spaces) and one in-lieu space.
Off-Site Parking Agreement:
As noted in the background section, an off-site parking agreement was executed to allow the
establishment and utilization of 9 stabilized sod parking spaces on the adjacent property to
the north. Since the required parking can be accommodated on the property with an in-lieu
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payment for one space, the off site parking agreement should be dissolved and is attached
as a condition of approval.
Special District Regulations:
Pursuant to LDR Section 4.4.24(H)(1), residential uses within a structure containing
permitted non-residential use(s) shall not use more than 50% of the gross floor area of the
structure within which they are located. The proposed conversion complies with this
requirement as the residential floor area (1,871 square feet) is 49.3% of the gross floor area
of the building (3,795 square feet).
LDR Chapter 4.6 Supplementary District Regulations:
Site Lighting:
Pursuant to LDR Section 4.6.8(B)(3)(c), the maximum illumination for local merchant or
neighborhood shopping centers is 2.5 foot candles. Given the location of the property with
respect to the adjacent residential properties, this requirement should be the standard
utilized for illumination. The proposed photometric plan indicates that a maximum of 5.1 foot
candles will be provided. This illumination will be provided via two pole mounted light
fixtures. Furthermore, the maximum height of the light poles and fixtures cannot exceed 25'.
The photometric plan does not provide an elevation detail of the light poles in order to
determine compliance with this requirement. Given the mixed-use nature of the development
decorative light fixtures and poles should be provided to compliment the residential character
and use of the property. Therefore, a condition of approval is attached that the photometric
be revised to conform to the illumination standards, provide an elevation of the light poles
and fixtures with a maximum height of 25' and that they be residential in character.
Maneuvering Area:
Pursuant to LDR Section 4.6.9(D)(4)(c), dead-end parking bays are discouraged, but when
site conditions dictate that there be dead-end parking bays, they shall be designed so that
there is a 24' wide by a 6' deep maneuvering area at the end of the bay. This maneuvering
area shall not encroach upon required landscape areas. This required maneuvering area is
required for the existing parking tier along the east side of the property. The existing planter
encroaches into this required maneuvering area for the handicap parking space. The
maneuvering area can be provided by eliminating the planter or the perimeter landscape
area reduced (five-foot minimum) and the parking spaces on the north side of the parking tier
shifted to the east and is attached as a condition of approval
Other Items:
Dumpsters and Recycling:
Pursuant to LDR Section 4.6.6(C)(1), dumpsters, recycling containers, and similar service
areas must be enclosed on three sides and vision obscuring gates on the fourth side, unless
such areas are not visible from any adjacent public right-of-way. The applicant proposes to
install a six-foot high wood fence along the north side of the property and north of the office
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to create an enclosure for trash and recycling bins that will screen visibility from SE 1st
Avenue and from the adjacent property to the north. The trash and recycling facility for the
residence is proposed in the garage. These bins will encroach into the required nine-foot
wide by 18'-deep parking space. An enclosure should be created on the west side of the
building, north of the staircase with a six-foot high enclosure to screen it from the property to
the west and is attached as a condition of approval.
Signage:
Typically the review of signage for code compliance is conducted as part of the sign permit
application. However, the applicant has submitted sufficient information for a free standing
sign at the intersection of SE 1st Avenue and SE 1st Street to include an analysis of the sign
as part of the site plan modification review.
Pursuant to LDR Section 4.6.7(G)(3)(a), the setback for a free standing sign shall be ten feet
from the ultimate right-of-way line unless there is a special setback or special landscape area
designated for the street pursuant to Section 4.3.4(H)(6). The setback is measured from the
closest portion of the sign to the right-of-way. The proposed monument free standing sign is
located five feet from SE 1st Avenue and SE 1st Street. The proposed sign is five feet high
and five feet wide and contains 12.5 square feet of sign area. Pursuant to LDR Section
4.6.7(G)(3)(d), when considered as a part of a sit plan approval, or modification to a site plan,
a sign may be located totally within the ten foot setback provided that the sign not exceed
seven feet in height and the sign are is less than 20 square feet. Based on the above, the
proposed sign location and size are allowed as requested. However, pursuant to Section
4.6.7(G)(3)(e), whenever consideration is given to locating a sign within a special setback or
the standard ten foot setback area, the granting body must determine that the location of the
sign does not present a hazard to pedestrians or to vehicular traffic circulation.
Pursuant to LDR Section 4.6.14(A)(2), visibility triangles are established at the intersection of
two public rights-of-way being 40' in length along the right-of-way lines and the third side
being a line that connects both ends: Within this area all landscaping shall provide
unobstructed cross-visibility at a level between three feet and six feet. While this standard is
applied to landscaping it is a guideline that can be used for determining safe sight lines for
signage. The applicant has submitted a waiver request to allow the freestanding sign within
the required visibility triangle.
Waiver Analysis:
(a) Shall not adversely affect the neighboring area;
(b) Shall not significantly diminish the provision of public facilities;
(c) Shall not create an unsafe situation; or,
(d) Does not result in the grant of a ,special privilege in that the same waiver would be
granted under similar circumstances on other property for another applicant or owner.
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The proposed sight visibility triangle at the intersection of SE 1st Avenue and SE 1st Street is
approximately 10' given the location of the sign. The Engineering Division has reviewed the
location of the monument sign and has found it acceptable in that a pedestrian or vehicular
safety concern should not be created with the sign location. However, there may be some
concern with sight visibility due to the installation of required parallel parking on SE 1st Street,
which contains two eastbound lanes (one-way) and the proximity of the travel lanes to the
sign location. If the Board feels that there is a safety concern, it is recommended that the
sign either be moved to the west along SE 1st Street out of the 40' visibility triangle or the
sign reduced to a maximum height of the three feet. Prior to the Board meeting a formal
recommendation by the City Engineer will be obtained. The waiver will not affect the delivery
of public services, and will not create an unsafe situation with respect to public safety.
Similar circumstances on other properties would lead to the same conclusion. Consequently,
a positive finding with respect to LDR Section 2.4.7(B)(5), Waiver Findings can be made
subject to written confirmation by the City Engineer.
Technical Items: While the revised site plan has accommodated most of the staff
concerns the following items remain outstanding, and will need be addressed prior to
issuance of a building permit.
1. That a note is provided on the site plan that indicates that all utility facilities that serve the
property will be placed underground.
2. That a recorded unity-of-title is provided prior to an issuance of building permit.
3. That the office bathroom is handicap accessible in accordance with direction by the Chief
Building Official.
4. That the fire rated wall is extended to fully separate the residential use from the office use
in accordance with direction by the Chief Building Official.
LANDSCAPE ANALYSIS _
A landscape plan been submitted and evaluated by the City Horticulturalist. The landscape
plans provides perimeter landscaping consisting of Pidgeon Plum trees, Silver Buttonwood
trees, Gumbo Limbo trees, and Adonidia palms with Blue Plumbago, Juniper, Green
Cocoplum, and annuals underplantings- and hedging in addition to building foundation and
interior landscape areas. The City Horticulturalist found that the proposed landscape plan
complies with the City's Land Development Regulations (Section 4.6.16).
DESIGN ELEMENTS
Building:
Pursuant to LDR Section 4.5.1 (E)(4), (E)(7), and (E)(8)(c), (E)(8)(d), (E)(8)(f), and (E)(8)(g),
"Development Standards" provides guidelines in evaluating alterations or additions of exterior
architectural features. The guidelines are as follows:
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A historic site, or building, structure, site, improvement, or appurtenance within a historic
district shall be altered, restored, preserved, repaired, relocated, demolished, or otherwise
changed in accordance with the Secretary of the Interior's Standards for Rehabilitation, as
amended from time to time.
The construction of new buildings or structures, or the relocation, alteration, reconstruction,
or major repair or maintenance of a non-contributing building or structure within a designated
historic district shall meet the same compatibility standards as any material change in the
exterior appearance of an existing non-contributing building. Any material change in the
exterior appearance if any existing non-contributing building, structure, or appurtenance in a
designated historic district shall be generally compatible with the form, proportion, mass,
configuration, building material, texture, color, and location of historic buildings, structures, or
sites adjoining or reasonably approximate to the non-contributing building, structure, or site.
All improvements to buildings, structures, and appurtenances within a designated historic
district shall be visually compatible including but not limited to: consistency in relation to
materials, texture, and color, proportion of openings, rhythm of solids to voids, and rhythm of
entrance and/or porch projections.
Constructed in 1955, the masonry vernacular building is considered non-contributing based
on age. The existing building lacks character and has minimal defining qualities. The only
proposed exterior improvement is to accommodate the staircase for the residence, which will
be compatible with the structure. The existing color of the building is a bold yellow and
purple and was painted without obtaining Board approval. The Community Redevelopment
Agency (CRA) and City staff has suggested several improvements that would upgrade the
appearance of the building:
(1) That door and window trims as well as, shutters and decorative treatments should be
provided for the office portion of the building on the south and east elevations, which
face the public rights-of-way.
(2) That the jalousie doors and windows be replaced with multi-panel doors and windows.
(3) The metal awning and support columns on the east elevation should be replaced with
a decorative roof structure and columns.
(4) That the building should be repainted in a color scheme that is consistent with the
Historical Preservation Board's suggested colors.
The applicant has stated that the jalousie door on the east side of the building will be
replaced with a six-panel door and the jalousie windows will be replaced with multi-pane
single hung windows. Additional architectural treatment such as shutters and window trims
should also be provided. Consideration should be given to replacing the metal awning. It is
also recommended that the Board consider the existing color scheme of the building and
require that the building be repainted in a color scheme that is consistent with the Board's
suggested colors and is attached as a condition of approval.
Signaqe:
Pursuant LDR Section 4.6.7(H)(2), the aesthetic quality of a building, or indeed of an entire
neighborhood, is materially affected by achieving visual harmony of the sign on or about a
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structure as it relates to the architecture or the building or the adjacent surroundings. In
addition to the mechanical limitations on signs imposed in subsections (G) and (I), the
following aesthetic considerations must be met.
1. Scale: The scale of the sign must be consistent with the scale of the building on
which it is to be placed or painted and the neighborhood in which it is located.
Scale shall also be considered in terms of subsection (G) with respect to height
and area.
2. Garishness: The overall effect of the configuration or color of a sign shall not be
garish. "Garish" signs are those that are too bright or gaudy, showy, glaring,
and/or cheaply brilliant or involving excessive ornamentation.
3. Conflict: The colors of a sign shall not conflict with other signs already on the
building or in the immediate vicinity.
The proposed monument sign is five feet high by five feet wide. The sign will have a light
stucco finish and will be painted Pastel Peach, which appears to match the trim of the
principal structure. The sign will have horizontal bands at the top and middle. The letters
and address numbers will be internally illuminated and will be violet. The proposed sign is
rather plain with little aesthetic appeal and no relation to the residential architecture of the
principal building. Previously, the Board directed that signage for converted residential
buildings be reduced in massing in relation to the extant building and that architectural design
elements be incorporated to obtain consistency with the scale and character of the site.
Ground lighting could be used to illuminate the sign. The proposed internally illuminated
monument sign is too commercial in character and is not in the same scale as the historic
neighborhood. A condition of approval is attached that the proposed sign be reduced by
50% in height and width and that a non-internally lit sign be provided utilizing a wood
simulated polyurethane material.
REQUIRED FINDINGS
Pursuant to Section 3.1.1 (Required Findings), prior to the approval of development
applications, certain findings must be made in a form which is part of the official
record. This may be achieved through information on the application, written
materials submitted by the applicant, the staff report, or minutes. Findings shall be
made by the body which has the authority to approve or deny the development
application. These findings relate to the following areas:
Section 3.1.1 (A) - Future Land Use Map:
The subject property has a Future Land Use Map (FLUM) designation of OMU (Other Mixed
Use) and is zoned OSSHAD (Old School Square Historic Arts District). The OSSHAD zone
district is consistent with the OMU Future Land Use Map designation. Pursuant to LDR
Section 4.4.24(B)(2), business, professional, and government offices are permitted uses in
the OSSHAD zone district. As noted previously, per LDR Section 4.4.24(C)(2), one single
family residence either within a separate structure or within a structure housing a non-
residential use is allowed as an accessory use. This accessory is contingent on the
residence being occupied by the owner, proprietor, or employee of the business; the
business being owned or operated by the owner of the parcel of land; or, the residence is
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occupied by the owner of the parcel of land. If these scenarios are not adhered to, then a
conditional use application must be submitted. It is noted that the proposed residence
cannot be converted to more than one residential unit. If in the future more than the one
residence is proposed a conditional use application must be submitted. Based upon the
above, it is appropriate to make a positive finding with respect to consistency with the Future
Land Use Map designation.
Section 3.1.1 (B) - Concurrency:
As described in Appendix A, a positive finding of concurrency can be made as it relates to
water, sewer, streets and traffic, drainage, parks and recreation, open space, and solid
waste.
Section 3.1.1 (C) - Consistency(Standards for Site Plan Actions):
As described in Appendix B, a positive finding of consistency can be made as it relates to
Standards for Site Plan Actions.
Section 3.1.1 (D) - Compliance With the Land Development Regulations:
As described under the Site Plan Analysis of this report, a positive finding of compliance with
the LDRs can be made, when all outstanding items attached as conditions of approval are
addressed.
Section 2.4.5 (F)(5) - Compatibility (Site Plan Findings): The approving body must
make a finding that development of the property pursuant to the site plan will be
compatible and harmonious with adjacent and nearby properties and the City as a
whole, so as not to cause substantial depreciation of property values.
The subject property is bordered on the north, south, east and west by single family
residences. The properties to the west, south and east have received approval for
conversion to commercial use. The proposed development plan is compatible with these
uses and will not cause a depreciation of property values. The proposed development will
not interfere with or hinder the use of nearby properties. The proposal is consistent with the
purpose and intent of the OSSHAD zoning district and allows for adaptive re-use of the
structure.
Comprehensive Plan Policies:
A review of the objectives and policies of the adopted Comprehensive Plan was conducted
and the following applicable objectives and policies have been identified.
Housing Element Policy A-12.3: In evaluating proposals for new development or
redevelopment, the City shall consider the effect that the proposal will have on the
stability of nearby neighborhoods. Factors such as noise, odors, dust, traffic volumes
and circulation patterns shall be reviewed in terms of their potential to negatively
impact the safety, habitability and stability of residential areas. If it is determined that
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a proposed development will result in a degradation of any neighborhood, the project
shall be modified accordingly or denied.
The conversion of the property to mixed-use (office/residential) will have an insignificant
impact on the surrounding neighborhood. When the OSSHAD zoning district was created it
was recognized that there would be a mix of commercial and residential uses. The proposed
office use will have a relatively low impact given the traffic volumes associated with these
types of uses and as the property is located adjacent to a City collector road (SE 1st Street).
REVIEW B:Y OTHERS
The property is not located in an area that requires review by the Downtown Development
Authority.
Community Redevelopment Agency
At its meeting of February 14, 2002, the CRA reviewed and recommended approval of the
request.
Courtesy Notices:
Special courtesy notices were provided to the following homeowners and civic associations:
> President's Council
> Chamber of Commerce
> PROD
Letters of support and objection, if any, will be presented at the Historic Preservation Board
meeting.
A $ SQESSM,ENT AND CON CLU:SIUN , ...
The proposed site plan modification for the Mariposa mixed use project consists of the
conversion of existing Adult Living Facility to a 1,924 square foot office and a two-story 1,871
residential unit with five bedrooms. The applicant has requested an in-lieu parking for one
parking space ($6,000), which also involves providing on-street spaces on SE 1st Street.
There is an existing off-site parking agreement with the property to the north that was part of
the conditional use approval for the adult living facility to provide additional parking for this
property. This agreement should be dissolved as part of this approval. The Board may want
to consider requiring additional improvements to the building including that it be painted in a
color scheme that is consistent with the approved color of the Historic Preservation Board.
Consistency with Chapter 3 and 2.4.5(F)(5) of the Land Development Regulations will be
achieved provided the conditions of approval are addressed.
ALTE;RNATIVE ACTIONS
A. Continue with direction.
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B. Approve the COA and associated waivers, Class IV site plan modification, landscape plan
and design elements for Mariposa based on positive findings with respect Chapter 3
(Performance Standards), Section 2.4.5(F)(5) (Finding of Compatibility), Section 4.5.1
and Section 2.4.7(B)(5)(Waiver Findings) of the Land Development Regulations and the
policies of the Comprehensive Plan subject to conditions.
C. Deny the COA and associated waivers, Class IV site plan modification, landscape plan,
and design elements for Mariposa based on a failure to make positive findings with
respect to the Land Development Regulations.
S
TAFF:
By Separate Motions:
Waivers:
1. Approve the waiver from LDR Section 4.4.24(G)(3), to allow parking on the south and
east sides of the building, based on positive findings with LDR Section 2.4.7(B)(5).
2. Approve the waiver from LDR Section 4.6.14(A)(2) to reduce the site visibility triangle
from 40' to 10' at the intersection of SE 1s Street and SE 1st Avenue, based on
positive findings with LDR Section 2.4.7(B)(5), subject to written confirmation from the
City Engineer.
Site Plan:
Approve the COA and associated Class IV site plan modification for Mariposa based on
positive findings with respect to Chapter 3 (Performance Standards), and Section 2.4.5(F)(5)
(Finding of Compatibility) of the Land Development Regulations and policies of the
Comprehensive Plan subject to the following conditions:
1. Address all Site Plan and Engineering Technical Items and submit three (3) copies of the
revised plans.
2. That the use of the property comply with LDR Section 4.4.24(C)(2) regarding the
accessory use of the property or a conditional use application be submitted.
3. That the off-site parking agreement be dissolved.
4. That the asphalt driveway to the canopy on the south side of the property be removed
and converted to landscape area.
5. That the photometric plan is revised to conform to the illumination standards, provide an
elevation detail of the light poles and fixtures with a maximum height of 25' and that they
be residential/decorative in character.
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6. That the planter at the west end of the parking tier is eliminated or the perimeter
landscape area reduced (five-foot minimum) and the parking spaces on the north side of
the parking tier shifted to the east in order to provide the required maneuvering area.
7. That an enclosure be created on the west side of the building, north of the staircase with
a six-foot high vision obscuring enclosure for refuse containers to screen it from the
property to the west.
8. That a $6,000 in-lieu parking fee be remitted prior to issuance of a building permit and
that parallel parking is installed along SE 1st Street per LDR Section 4.6.9(E)(3)(e).
Landscape Plan:
• Approve the COA and associated landscape plan for Mariposa based on positive findings
with respect to Section 4.6.16 of the Land Development Regulations.
Elevations:
Approve the COA and associated elevations for Mariposa based on positive findings with
respect to LDR Sections 4.5.1 and 4.6.18, subject to the following condition:
1. That additional architectural treatment:such as shutters and window trims be provided
2. That the building be painted with a color scheme in accordance with direction by the
Historic Preservation Board.
3. That the proposed sign be reduced by 50% in height and width and that a non-internally
light sign be provided utilizing a wood simulated polyurethane material.
Attachments:
• Appendix A
• Appendix B
• Site Plan, Landscape Plan, and Building Elevations
Report prepared by: Scott D. Pape, Senior Planner
APPENDIX A
CO_NCURRENCYF114(11INGS
Pursuant to Section 3.1.1(B) Concurrency as defined pursuant to Objective B-2 of the Land Use
Element of the Comprehensive Plan must be met and a determination made that the public
facility needs of the requested land use and/or development application will not exceed the
ability of the City to fund and provide, or to require the provision of, needed capital
improvements for the following areas:
Water and Sewer: With respect to water and sewer service, the following is noted:
O Water service is provided to the site via a lateral connection to an existing 4" water main located
along SE 1st Avenue.
O Sewer service is provided to the site via lateral connection to an existing 8" sewer main within the
alley adjacent to the property to the north.
O Adequate fire suppression is provided to the site via a fire hydrant located at the northeast corner
of SE 1st Avenue and SE 1st Street.
The Comprehensive Plan states that adequate water and sewer treatment capacity exists to meet the
adopted LOS at the City's build-out population based on the current FLUM. The conversion of the
property to a mixed-use facility will have an insignificant impact on all public services and was
anticipated for this property and was factored into the plan. Thus, a positive finding with respect to this
level of service standard can be made.
Streets and Traffic: The applicant provided the traffic information for the subject property and the
following is noted:
The subject property is located in the City's TCEA (Traffic Concurrency Exception Area), which
encompasses the CBD, CBD-RC, and OSSHAD, as well as the West Atlantic Avenue corridor. The
TCEA exempts the above-described areas from complying with the Palm Beach County Traffic
Performance Standards Ordinance. Therefore, a traffic study is not required for concurrency
purposes, however a traffic statement is necessary to keep a record of trips approved in the TCEA and
for calculation of traffic impact fees. The traffic statement indicates the project will generate a net
increase of 12 average daily trips based on the difference between the traffic generation of the adult
living facility and the proposed mixed use development. This trip generation will have an insignificant
impact on the surrounding road network.
Parks and Recreation Facilities: The proposed residential unit will not have a significant impact with
respect to level of service standards for parks and recreation facilities. Pursuant to LDR Section 5.3.2,
a park impact fee of$500.00 per dwelling unit will be collected prior to issuance of a building permit.
Solid Waste: The conversion of the adult living facility to the mixed-use development will result in a net
decrease of 4.02 tons per year.
Drainage: Drainage will be accommodated on site via sheet flow to a dry retention area along the south
side of the property. There should be no impact on drainage as it relates to this level of service
standard
School Concurrency: The development application was received prior implementation of the Palm
Beach County School Concurrency requirements. Therefore, a finding of concurrency is not required.
However, the addition of the single residential will have an insignificant impact on the public schools.
APPENDIX` B
STANDARDS FOR ` i-rE PLAN ACTIONS
A. Building design, landscaping, and lighting (glare) shall be such that they do
not create unwarranted distractions or blockage of visibility as it pertains to
traffic circulation.
Not applicable
Meets intent of standard X (Subject to revision of the photometric plan)
Does not meet intent
B. Separation of different forms of transportation shall be encouraged. This
includes pedestrians, bicyclists, and vehicles in a manner consistent with
policies found under Objectives D-1 and D-2 of the Transportation Element.
Not applicable
Meets intent of standard X
Does not meet intent
C. Open space enhancements as described in Policies found under Objective B-1
of the Open Space and Recreation Element are appropriately addressed.
Not applicable X
Meets intent of standard
Does not meet intent
D. The City shall evaluate the effect that any street widening or traffic circulation
modification may have upon an existing neighborhood. If it is determined that
the widening or modification will be detrimental and result in a degradation of
the neighborhood, the project shall not be permitted.
Not applicable X
Meets intent of standard
Does not meet intent
E. Development of vacant land which is zoned for residential purposes shall be
planned in a manner which is consistent with adjacent development
regardless of zoning designations.
Not applicable
Meets intent of standard X
Does not meet intent
F. Vacant property shall be developed in a manner so that the future use and
intensity are appropriate in terms of soil, topographic, and other applicable
physical considerations; complementary to adjacent land uses; and fulfills
remaining land use needs.
Appendix B
Standards for Site Plan Actions
' Page 2
Not applicable X
Meets intent of standard
Does not meet intent
G. Redevelopment and the development of new land shall result in the provision
of a variety of housing types which shall continue to accommodate the diverse
makeup of the City's demographic profile, and meet the housing needs
identified in the Housing Element. This shall be accomplished through the
implementation of policies under Objective B-2 of the Housing Element.
Not applicable X
Meets intent of standard
Does not meet intent
H. The City shall consider the effect that the proposal will have on the stability of
nearby neighborhoods. Factors such as noise, odors, dust, traffic volumes
and circulation patterns shall be reviewed in terms of their potential to
negatively impact the safety, habitability and stability of residential areas. If it
is determined that a proposed development will result in a degradation of any
neighborhood, the project shall be modified accordingly or denied.
Not applicable
Meets intent of standard X
Does not meet intent
I. Development shall not be approved if traffic associated with such
development would create a new high accident location, or exacerbate an
existing situation causing it to become a high accident location, without such
development taking actions to remedy the accident situation.
Not applicable
Meets intent of standard X (Subject to the provision of the required
maneuvering area)
Does not meet intent
J. Tot lots and recreational areas, serving children from toddler to teens, shall be
a feature of all new housing developments as part of the design to
accommodate households having a range of ages. This requirement may be
waived or modified for residential developments located in the downtown area,
and for infill projects having fewer than 25 units.
Not applicable X
Meets intent of standard
Does not meet intent
•
alvutt cr DATA•
"MARIPOSA"
LOT 17
O!Y LOT ARM 1.1111I. OA AGM . .
mnur rtm.MN .t v. 1 n art
TOM rtoa MEN tiior sr, 11i1 n 1n • q8 B.H.tatAVENUB
== i Mw w,v: irz DBLRAY BEACH.FLORIDA
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•
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LOCATION MAP
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PLANT LIST
MR MAR-O IIp.1101 ALL OM NO RAMO NM0e1 /A,'rllvurl
RAN A.o TALI. iw.V..Mwe r onto as THORNBROUGH
An 1 A.M.MNX(.0.01 eP.W • it Map ALL*erN 1
PR...10141100.1
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_ _ LANDSCAPE CALCB
u Co ! u Non Tern ly FM) a am_MMr `' I. TOTAL LOT bona N.
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T I PA.•.nMM mNn•W) M WM O IDIn M 10 RA I WORM MOM ra MOLC TOTAL RRrIOIk LOT Ante C•I I !AlMA IANO nAMNDn/X4 p4NMoldlwMl/uLL! ( KRrbN ��NrI4M 1+4V.,T*•••"`'M M1^- '' ),T 0 ooM IA MOLaAR �I1toN . D. AIY6A Q NIRDIe ND aMUO COn IQ6NRLD D•fC X 1!/ UN
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ALA N AY"TO'.NXi Pe'�'n..tM'N Y•_is C�leim MA ',rest'
M TOTAL PIM.KNIGLLAP N1/AAA ]/De TO INf)]]i-eP]
�•Pr PINRNO AND VAASA OATALL.PALI*
A. I EN.. M.M X..A 741,......r I. TOTAL N101di LNOIGa•[Alt a R[G111k� I•fN X JO) ]M
AM Y Aw+.l�Se1 ia/A01104 PaJ. TOTAL IMMO&LNOSCAPE _
iMvrnu-"1;wMw'M 1 R<NIR{O CO COO.PSTAS,•To a•µ,. 1. TOTAL MOOOR N14D!1Kfe ROu1 0.n/a111'! ]�
Dal 1 Nnns.c. .Mier•
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4l*T0l4'P•MY.A
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-�.AA N'•a. IL Mr IMtew wary eAOY X TOTAL NNDDe CP PlIIMT■R ICS.Plant= N•M/la)
elel 0.14 µ 1”.0.�Y•-' TRIM MOO /LLM IA With!0KIM10 PRO IP WNY!0*0 wDe COIIAXN b M of t01aN O. TOTAL Nl'm!R R Pier♦74411aC1 PRp/IDID 1
N IAM W'NIuyyWe.�I.e•NA'eMeMW.r Hw/ blre b0./M/Are] KNO Mn,w. YMCA ew MUM PM NIL
_ T h•Y•AN•M., INrM)/0n/Dons Wt IncMN Io1M ROM.WMw p. TO1AL NAtDDIIRtIQCe TO De MM11 OP WE I
P IS"l!i`;. I liNIj thane aR MLAa TOTAL AMOR Cr HArhD 11B1 Im1n® a•/tc.W I eo >
M IC b 1WwMr~NrfAeAM F.IY.MI 1 I M ILK N IMI®rf WOG Mu
N TOTAL NtOIR ON NATIN TIYQ1 i'IWDID
,eg;.gsp•n.ii•p•7i69, mom runic a 1'*mom
tMa R I
1A, I Arr. ywr rai..tiN1 e•101 'Il••F.'[. •.��1JJA' Al In cm rooms Ann. • TOTAL moven ce IMPS ON PLAN PIV.'IDID N
M LAM KN'"MMM�.MIMI N PLANTMD OlrAM1•otectoDOOrlAM ■tDp eete IMJ hw" 'Y(� PA WORM 2010 0 T.
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N MOM Km.wane 41
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NOTES A ••••�x•v in•.-a-.-.-.-.-•-.-c A
V.I' /// JJ•:•:J:i:•:JJ•O:iy�f WLS) prat," 'AO Sla -Pill a A BCALEI 1.�10�,m.
AN plc utuNl le be Reds l or beet. R1 /I••••• .4400�Pi.OD•�DOiD1}�1 r rKS• 'G..- m�
fed bbh Iw Rnlb',tweeaarbdrl4enlr `�' iw+.��A(1'I`..�I A14 A I4':' •!RI j rP,► d(.in.
AN cad ad!Weep*le noon liThel wInalek Ibl r ® �. I I'°GALA �''A :'.• . 11,/ � I mo' _
big 1pprowd utter tamIll�.� M I/�3i �a-.4-.c.,.0w��
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plan hi net ed Fe:k lee Iron be eaeldrd Caked Dow+N. �!1 '••'.CSp,',� ••••�.,I •
Flow����Y C
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fat for wRlcelM dlNels)eNIlIiIond la npte/.DweprclN Mendota �j--
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ed bot.d foci al Mooted as YDAa Y■ed llbd.e4l sin d 4•d l ! AM - i.� a [ate AI'1•►�.
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rot bbR 10 ave Fed WeribA •i•', / I L1L'-'�`I /" Eli,♦ 3'' 48 SE IA Ave.
p b''Ic pr DNs4we van ilia / 1 A o 1,R t.. _..- g;iv„ ,� ,*, �e AT DELRAY BbN.,FL
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I. or.YM yam.
Wt[0NL Al Ord muds!Yell be ere D epagly Mr bu611N No e$to rsem It It pasha
• SIDro1MYI PeIbeuttered RvM9 yy fa AMlue me Did/d Yawner b en to PROMO� �. ��
• Imp ea Mini WM mill NI acrplkrw a w Weep.HYU1Ua CaNlm dllo bey one Np
of odM Male IeeRaelY MR ulYun / �' .10D 1'M11D!N CI* 01 AND IeD.AIR
/ ` /ADADT ORITW 'ION TOle
WitGMboo rrOor UllerPAC we d et kale b provideAC*roo�iNipper Pdl wlwblerYl AAR MA& nerl•L•IDetl PI.e NAPE
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cwied b pDM Gip tot a dor et w eta,et w CONecla Woo tpadncel Rp t,4 C. 'VI 1E' ,ArAr ray [,.i •,' AP AM. •y; ATNONOA"eonen TO ASPINOAD Mir/MAP DRAM
w LAeeup G hew.,CeNeeW live aloe ngaeae toe el trees MdpeeN rwit•Y vle/m) O4Te
1'IC,N1a1 VALK �I
ItrAlge PA Co lroghAA w prelim peed 7b owe', ex,
ewlaahWOu leiel Olree gA`capw 6Tootedii r:tllme4°e bee a Dq`meek r., et a Dby ids hp:tcoo etjn - - - ea.�.t ellQer - -
tad YYII be hued to a depth d 1'otter wlDb AN ens te be seeded oho be nee seethed
IT deIY moved plot b hslYlbO
GII W1%bAll pie meth hill be pewee to t emr/1v completion et*20*
CMIi'to M urfN fa I /ppllwb NvNlpNlial elile/,MFA10M{
•
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WEST ELEVATION EAST ELEVATION ___7 b[151
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•
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p.von unroa NAM coon,uv„ND.u Aao PULL n.. KITCHENETTE u LOT�a
p'mon Dana As....nu N avow to nora unto. BATH NORTH
..
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GARAGE �c �°wtIALLI'llx°.w> ilNiulaoow __f
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S' — ,.o 1`[fC► 1�
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ILLUMINATED CABINET SIGN NAME
WITH PUSH THRU PLEX COPY si" MPRON®BY: •
DESIGNED BY: MARK GREGORY DATE 5/30/02REVISED
PO BOX 1647 BOCA RATON,FL.33429
GregoryMG1 @aol.com561-716.4531 COMMENTS: DRAWING NO.
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