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``41 O� AGENDA
HISTORIC PRESERVATION
v = BOARD MEETING
10 •
�411y � P CITY OF DELRAY BEACH
Meeting Date: July 2, 2003
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 may be in attendance.
I. CALL TO ORDER
II. APPROVAL OF MINUTES
• February 6, 2002
• February 20, 2002
• March 20, 2002
III. CERTIFICATES OF APPROPRIATENESS
A. S & E Office, 230-232 Palm Court, Del-Ida Park, Gary Eliopoulos, Authorized
Agent.
Consider a Certificate of Appropriateness associated with a Class V Site Plan,
Landscape Plan, Design Elements, and demolition for the conversion of a non-
contributing duplex to office.
IV. REPORTS AND COMMENTS
A. Public Comments
B. Reports from Historic District Representatives
C. Board Members
D. Staff
V. ADJOURN
Wendy Shay, Historic Preservation Planner
POSTED ON: June 26, 2003
7/2/03
HISTORIC PRESERVATION BOARD
LCITY OF DELRAY BEACH ---STAFF REPORT---
MEETING DATE: July 2, 2003
AGENDA ITEM: III. A.
ITEM: S & E Office (230-232 Palm Court)-Consider a Certificate of Appropriateness
Associated with a Class V Site Plan, Landscape Plan, Design Elements, and
Demolition for the Conversion of a Duplex to Office.
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GENERAL DATA: _ N.E. IOTH T
Owner/Applicant S & E Holdings, Inc. - N.E. 9TM ST. .
Agent Gary Eliopoulos -
Location Southeast corner of George •
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Property Size 0.32 Acres - BUSHBOULEVARD
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South: RO (Residential/Office)
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West: RO (Residential/Office) _ .mi D ,Existing Land Use Multiple Family Residence = Ep-
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Proposed Land Use Conversion of a duplex to -z ��o
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III. A.
ITEM ,;BEFORE THE BOARD
The action before the Board is that of approval of a COA that incorporates the following
aspects of the development proposal for 230-232 Palm Court, S&E Office, pursuant to
LDR Section 2.4.5(F):
Cl Class V Site Plan;
❑ Landscape Plan;
❑ Design Elements; and,
❑ Demolition
The subject property is located on the southeast corner of Palm Court and George Bush
Boulevard.
BACKGROUND
Zoned Residential Office (RO), the property consists of Lots 2 & 3, Block 11, Del-Ida Park
and currently contains two Masonry Vernacular duplexes constructed in 1958. The
concrete block buildings are considered non-contributing as part of the Del-Ida Park
Historic District.
There are no recent actions either administratively or by the Board regarding modifications
to this property.
The applicant has submitted a Class V Site Plan application for the conversion of one of the
existing duplexes to an office building and is now before the Board for consideration.
PROJECT DESCRIPTION
The development proposal includes the following:
❑ Conversion of a 1,540 sq. ft. one-story, duplex to office;
o Demolition of a 1,533 sq. ft. non-contributing building (duplex);
o Construction of a ten (10) space, asphalt parking lot including one handicapped
accessible space; and,
o Installation of a Chicago brick paver walkway, a bike rack, associated landscaping, and
refuse container area.
Meeting Date:July 2,2003
Agenda Item: III.A.
HPB Staff Report
230-232 Palm Court(S&E Office)-Class V Site Plan, Landscape Plan, and Design Elements
Page 2
SITE 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:
As indicated below, the development proposal complies with LDR Section 4.3.4(K), as it
pertains to the RO zoning district:
Required Provided
Building Height (max.) 35' 13'
Building Setbacks (min.) - Front 25' 32'
Side Interior (northeast) 15' 16'
Side Interior
(southwest) 15' 55'
Rear 25' 44'
Open Space 25% 39%
LDR Section 4.4.24 (OSSHAD-Special District Regulation):
Parking Requirement
Pursuant to LDR 4.4.17(G)(2) parking for business and professional offices shall be at the
standard of one parking space per 300 sq. ft. of total floor area.
A ten (10) space, single bay parking lot, including one handicapped space, is proposed at
the southwest side of the property with access taken off of Palm Court. The converted
building will contain a total of 1,540 sq. ft. Based on the proposed square footage, 5.13 or 6
parking spaces are required. As ten spaces have been provided, the parking requirement
has been met.
LDR Chapter 4.6 Supplementary District Regulations:
Drive Aisle Width
Pursuant to LDR Section 4.6.9(D)(3)(b), the point of access to a street or alley shall not be
less than 24'for a normal two-way private street or parking lot driveway aisle. The applicant
is proposing the construction of a 24' wide drive aisle and is providing two-way access to
the parking area, therefore, the drive aisle requirement has been met.
HPB Staff Report
230-232 Palm Court(S&E Office)-Class V Site Plan, Landscape Plan, and Design Elements
Page 3
Stacking Distance
Pursuant to LDR Section 4.6.9(D)(3)(c)(1), the minimum required stacking distance
between a right-of-way and the first parking space or aisleway in a parking lot providing 20
or fewer spaces is 5'for a local street. The applicant has provided 20'.
Bike Rack
Though the property is outside of the City's TCEA (Transportation Concurrency Exception
Area), the applicant has provided a bike rack to be located to the northwest of the extant
building, which is consistent with the Transportation Element Policy D-2.2 of the City's
Comprehensive Plan.
Site Lighting
Pursuant to LDR 4.6.8 (Lighting), site lighting is required on site for new development
proposals. Proposed site lighting includes the use of 'Victoria" style metal poles (fluted)
with pendant lamps. A photometric plan has been submitted to meet this requirement as
outlined in LDR Section 4.6.8, however, site lighting locations are reflected on the site and
landscape but not on the engineering plans and decorative fixture details proposed on the
building were not provided. Further, the photometric plan shows the location of the poles
within the drive aisle. The proposed site lighting must be relocated out of the drive aisle,
site lighting locations must be indicated on the engineering plan, and fixture details on the
building must be provided. These have been attached as conditions of approval.
Underground Utilities
Pursuant to LDR Section 6.1.8, utility facilities serving the development shall be located
underground throughout the development. Neither the site nor the engineering plans
indicate the relocation of any existing overhead utility lines underground. A notation
providing this information has been added as conditions of approval.
Sidewalks
Pursuant to LDR Section 6.1.3(B)(1), a 5'wide sidewalk is required within the rights-of-way
adjacent to the property. An existing 5' concrete sidewalk in good, serviceable condition
exists along the east side of Palm Court providing accessibility to the building via the
proposed Chicago brick paver walkway which meets the intent of this requirement.
Refuse Container Area
The proposed refuse area is located at the southeast end of the property behind the
proposed office building. The refuse container, including recyclables, will be placed on a
concrete pad and screened by a 5' high, wood panel fence with access provided by paired
gates, thus meeting the requirement for a screened refuse container.
HPB Staff Report
230-232 Palm Court(S&E Office)-Class V Site Plan, Landscape Plan, and Design Elements
Page 4
Technical Items: The following Technical Items must be addressed with the
submittal of revised plans prior to building permit submittal:
1) Indicate the location of the A/C units and their method of screening on the site plan.
2) Site data should be updated to reflect the current and proposed setbacks for the
RO zoning district.
3) A SFWMD permit is required for this project. Provide copies of permit.
4) A LWDD permit is required for this project. Provide copies of permit.
5) Provide a typical cross section from building to adjacent right-of-way or adjacent
property at all property lines. Pay particular attention to grade differential from
proposed site to existing adjacent properties and show the existing grades on
adjacent property.
6) The site is required to retain 5 year 1 hour storm (3.2") in addition to meeting water
quality criteria. Provide signed and sealed drainage calculations and indicate how
storm water will be retained on site.
7) Provide certified exfiltration trench test results.
8) Provide 6 inch deep sodded swale adjacent to all roadway pavement within the
public rights-of-way. Please indicate swale on plans.
9) Provide paving cross section.
10) Show nearest existing fire hydrants and add any necessary hydrants per fire
department requirements. Per LDR section 6.1.10(B)(2)(b) fire hydrants are to be
spaced at a maximum of 300 feet measured by way of road travel.
11) Provide note that water meter sizes are to be determined by the City of Delray
Beach Utility Department upon building permit application and remove the size
indicated on the engineering plans.
12) Provide cleanout on new sewer service at right-of-way line.
13) Indicate location of irrigation water meters.
14) Provide two copies of a Pollution Prevention Plan. Prior to and during construction
of all sites, the permitee shall implement and maintain all erosion and sediment
control measures included in the required Pollution Prevention Plan. For projects
over one (1) acre in size provide a copy of FDEP Notice of Intent.
LANDSCAPE ANALYSIS
HPB Staff Report
230-232 Palm Court(S&E Office)-Class V Site Plan, Landscape Plan, and Design Elements •
Page 5
Both existing and proposed landscaping will be interspersed throughout the property.
Existing landscaping consists of a Live Oak centered on the northeast property line and
ficus hedge along the northeast and southwest property lines. Proposed landscaping
includes Silver Buttonwood, Double Alexander Palms, Phoenix Date Palms, and Live Oaks
interspersed throughout the property. In addition, a variety of underplantings will also be
planted that include Trailing Chenille, Mammey Crotons, Purple Crinum Lily, Dwarf Yaupon,
Nora Grant Ixora, Giant Liriope, Wax Jasmine, Parson's Juniper, Purple Showers, Trinette,
and St. Augustine Floratum and some additional ficus and cocoplum hedge. Along the east
and rear property lines abutting the adjacent residential properties Live Oaks and Silver
Buttonwood trees are proposed every 25' on center along with ficus and cocoplum hedging
which complies with LDR Section 4.6.16(H)(3)(e).
While the proposed landscape plan complies with the majority of the requirements of LDR
Section 4.6.16, it is noted that screening has not been provided for the proposed A/C units
[pursuant to LDR Section 4.6.16(H)(3)(n)] and that the unpaved portion of the right-of-way
adjacent to Palm Court and George Bush Boulevard has not been provided with sod and
irrigation [pursuant to 4.6.16(H)(3)(b)]. Provision of these items are listed as conditions of
approval. These have been added as landscape technical items as listed below.
DEMOLITION
The applicant is proposing the demolition of a 1,533 sq. ft., non-contributing duplex. The
one-story building is constructed of concrete block and displays a smooth stucco exterior,
front facing, gable roof with flat, concrete tile, and aluminum frame awning, picture, and
jalousie windows. A small shed roof extension lies on the northeast elevation over the
common patio area at the front entrance of the duplex. Demolition of the building will permit
the construction of the required parking for the conversion of the adjacent duplex to office.
LDR Section 4.5.1(F) "Restrictions on Demolitions" provides guidelines in evaluating
Certificates of Appropriateness' for demolition. The guidelines are as follows:
The Board Shall Consider:
a) Whether the structure is of such interest or quality that it would reasonably fulfill criteria
for designation for listing in the National Register of Historic Places.
b) Whether the structure is of such design, craftsmanship, or material that it could be
reproduced only with great difficulty or economically nonviable expense.
c) Whether the structure is one of the last remaining examples of its kind in the designated
historic district within the city.
d) Whether retaining the structure would promote the general welfare of the city by
providing an opportunity to study local history, architecture, and design, or by
developing an understanding of the importance and value of a particular culture and
heritage.
HPB Staff Report
230-232 Palm Court(S&E Office)-Class V Site Plan, Landscape Plan, and Design Elements
Page 6
e) Whether there are definite plans for immediate reuse of the property if the proposed
demolition is carried out, and what effect those plans will have on the character of the
surrounding area.
Analysis
The non-contributing building is not eligible for individual listing in the Local Register or the
National Register of Historic Places due to its lack of historical and/or architectural
significance nor is it considered significant to the historical or architectural context of the
Del-Ida Park Historic District. As the building's merits do not warrant its retention and a site
plan for the rehabilitation of the adjacent building is being presented, positive findings with
respect to LDR Section 4.5.1(F) can be made regarding the demolition of the non-
contributing duplex.
DESIGN ELEMENTS/ANALYSIS
Residential Conversion to Office
The proposal includes conversion of a non-contributing, one-story duplex to office. The
masonry vernacular building is approximately 1,540 sq. ft. The building will be rehabilitated
based on its original footprint.
•
The one-story, front facing gable, concrete block dwelling currently displays minimal
architectural detailing such as stucco quoins on each corner of the building and wood board
and batten type siding in the gable. The building's other architectural elements are merely
pragmatic in nature including its aluminum frame 6/6 SHS windows and 2/2 fixed windows
and a front facing gable roof with asphalt shingles.
The proposed project includes the installation of a new stucco lap siding exterior for the top
2/3 of the body of the building and a smooth stucco exterior for the bottom 1/3 of the base
of the building. Proposed design elements also include the creation of a new front entrance
on the west elevation which consists of the installation of paired 6/6, aluminum frame,
impact resistant windows (in place) and a single French door. A decorative gable door hood
with painted cedar king post truss and knee (bracket) design shield the French door
entrances on the west and south elevations. Fenestration throughout the remaining
elevations include four light, fixed windows, and 6/6 paired and triplet impact resistant
windows with decorative stucco banding. A louvered gable vent will also be installed as well
as a standing seam "gavelum" roof.
The proposed color palette for the building includes the use of "Neon Celery," (light lime
green color) for the stucco base of the building, "Lime Froth," (pale lime)for the upper body
of the building, "Seafoam Green" (light blue-green) for the decorative louver vent, "Old
Navy" for the decorative brackets, and "Brilliant White" for the accents and decorative
banding.
HPB Staff Report
230-232 Palm Court(S&E Office)-Class V Site Plan, Landscape Plan, and Design Elements
Page 7
LDR Section 4.5.1(E)-Desiqn Elements
Pursuant to LDR Section 4.5.1(E)(4), (E)(7), and (E)(8)(g & h), "Development Standards"
provides guidelines in evaluating alterations or additions of exterior architectural features.
The guidelines 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, demolished,
or otherwise changed in accordance with the Secretary of the Interior's Standards
for Rehabilitation, as amended from time to time.
(E)(7) 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.
(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 (g) 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 and (h) roof shapes.
The Secretary of the Interior's Standards for Rehabilitation states that:
1) 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.
Analysis
The proposed rehabilitation includes the alteration of the stucco façade, construction of a
new door hood on the west and south elevations, installation of new fenestration, new roof,
and exterior paint change. The proposed design elements are in keeping with the City's
Land Development Regulations for rehabilitation of properties within a historic district and
are complimentary to the surrounding properties in Del-Ida Park. Further, though the
building is considered non-contributing, the improvements conform to the Secretary of the
Interior's Standards for Rehabilitation as related to new construction and exterior alteration.
Therefore, positive finding can be made with respect to LDR Section 4.5.1 (E)(4), (E)(7),
(E)(8)(g & h) and the Secretary of the Interior's Standards for Rehabilitation.
HPB Staff Report
230-232 Palm Court(S&E Office)-Class V Site Plan, Landscape Plan,and Design Elements
Page 8
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 consistency with the Future Land Use Map,
Concurrency, Comprehensive Plan Consistency, and Compliance with the Land
Development Regulations.
Section 3.1.1(A) - Future Land Use Map:
The subject property has a Future Land Use Map designation of Transitional (TRN) and a
zoning designation of Residential Office (RO). Pursuant to LDR Section 4.4.17(B)(3), within
the RO zoning district, business and professional offices are listed as permitted uses.
Based upon the above, it is appropriate to make a positive finding with respect to LDR
Section 3.1.1(A), Future Land Use Map Consistency.
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, provided the conditions of approval are addressed.
COMPREHENSIVE PLAN POLICIES:
A review of the goals, objectives and policies of the City's Comprehensive Plan was
conducted and no applicable goals, objectives or policies were found however, the
conversion of the duplex is consistent with the "Business Development" Section of the
Seacrest/Del-Ida Neighborhood Plan which encourages commercial redevelopment
through the conversion of existing single family homes and duplexes within the Residential
Office (RO) zoning district.
Section 2.4.5(F)(5) (Site Plan Findings):
Pursuant to Section 2.4.5(F)(5) (Findings), in addition to provisions of Chapter Three,
the approving body must make a finding that the development of the property
HPB Staff Report
230-232 Palm Court(S&E Office)-Class V Site Plan, Landscape Plan,and Design Elements
Page 9
pursuant to the site plan will be compatible and harmonious with the adjacent and
nearby properties and the City as a whole, so as not to cause substantial
depreciation of property values.
The subject property is bounded by the Residential Office (RO) zoning district with a
combination of office and residential uses. Compatibility is not a concern, as the proposed
office use of the subject property is permitted on the surrounding properties. The proposal
retains the existing residential character, building style, scale, and massing. The proposed
improvements will be a significant upgrade to a blighted property and will have a positive
impact on the area. Also, abutting the residential properties a tree, 25' on center, along with
a hedge, which will provide a sufficient buffer from the surrounding properties. Based on
the above, the development will be compatible and harmonious with adjacent properties.
REVIEW BY OTHERS
Community Redevelopment Agency
The project proposed for the S & E Office Building was reviewed by the CRA during its
meeting on June 12, 2003. The CRA Board recommended approval subject to the
technical comments and conditions of approval being met.
Courtesy Notices
Courtesy notices were sent to the following organizations: Del-Ida Park Homeowners
Association, Progressive Residents of Delray (PROD), President's Council, and the
Seacrest Homeowner's Association.
ASSESSMENT AND CONCLUSION
The development proposal involves the conversion of a 1,540 sq. ft., non-contributing
duplex and the demolition of a 1,533 sq. ft. duplex adjacent to the proposed office building.
The proposal will be a significant enhancement to the area and will be consistent with
Section 3.1.1 and Section 2.4.5(F)(5) of the Land Development Regulations and policies of
the Comprehensive Plan, provided the condition of approval identified in this staff report are
met.
ALTERNATIVE ACTIONS
A. Continue with direction.
B. Approve the COA and the associated Class V site plan, landscape plan, and design
elements for 230-232 Palm Court, S&E Office, based upon positive findings with
respect to LDR Section 4.5.1 (E)(4), (E)(7), (E)(8)(g & h), the Secretary of the Interior's
Standards for Rehabilitation, Section 3.1.1 and Section 2.4.5(F)(5) of the Land
Development Regulations, and policies of the Comprehensive Plan subject to
conditions.
HPB Staff Report
230-232 Palm Court(S&E Office)-Class V Site Plan, Landscape Plan,and Design Elements
Page 10
C. Deny the COA and the associated Class V site plan, landscape plan, and design
elements for 230-232 Palm Court, S&E Office, based upon failure to make positive
findings with respect to LDR Section 4.5.1. (E)(4), (E)(7), and (E)(8)(g & h) with basis
stated.
STAFF RECOMMENDATION
By Separate Motions:
Demolition
Approve the request for demolition of the 1,533 sq. ft., non-contributing duplex, based upon
positive findings with respect to LDR Section 4.5.1(F).
Site Plan
Approve the COA for the Class V site plan for the conversion of a duplex to an office at
230-232 Palm Court, S&E Office based on positive findings with respect to Chapter 3
(Performance Standards), Section 2.4.6 (COA Findings) of the Land Development
Regulations, Section 3.1.1 and Section 2.4.5(F)(5) of the Land Development Regulations
and policies of the Comprehensive Plan, subject to the following condition:
1) That revised plans be submitted addressing the technical items and conditions of
approval noted in the staff report.
2) Proposed site lighting must be relocated out of the drive aisle, site lighting locations
must be indicated on the engineering plan, and fixture details on the building must be
provided.
3) All utility lines are to be buried underground and noted on the site and engineering
plans.
Landscape Plan
Approve the COA for the landscape plan for 230-232 Palm Court, S&E Office based upon
positive findings with respect to LDR Section 4.6.16, subject to the following condition:
1) That the A/C units be screened and noted on the landscape plan.
2) That the unpaved portion of the right-of-way adjacent to Palm Court and George
Bush Boulevard be provided with sod and irrigation.
Design Elements
Approve the COA for the design elements associated with a Class V site plan for the
conversion of a duplex to an office at 230-232 Palm Court, S&E Office, based on positive
findings with respect to LDR Section 4.5.1(E)(4), (E)(7), (E)(8)(g & h) and the Secretary of
the Interior's Standards for Rehabilitation.
HPB Staff Report
230-232 Palm Court(S&E Office)-Class V Site Plan, Landscape Plan,and Design Elements
Page 11
Attachments: Survey, Site Plan, Landscape Plan, Elevations, Floor Plan, Photos
Report prepared by: Wendy Shay, Historic Preservation Planner
HPB Staff Report
230-232 Palm Court(S&E Office)-Class V Site Plan, Landscape Plan,and Design Elements
Page 12
A;PP,END;IX A
CONCURRENCY.FINDINGS,
Pursuant to Section 3.1.1(B) Concurrency as defined pursuant to Objective B-2 of the Future 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:
❑ Water service exists via a 2"water main along the east side of Palm Court.
❑ Sewer service exists via a service lateral connection to an 8" sewer main along Palm Court.
❑ Adequate fire suppression is provided via an existing fire hydrant on the corner of Palm Court
and George Bush Boulevard.
Pursuant to the City's Comprehensive Plan, treatment capacity is available at the City's Water
Treatment Plant and the South Central County Waste Water Treatment Plant for the City at build-
out. Based upon the above, positive findings can be made with respect to this level of service
standards.
Drainage:
A preliminary drainage plan has been submitted indicating that drainage will be accommodated on-
site via sheet flow to a swale area along the south side of the property. At this time, there are no
problems anticipated meeting South Florida Water Management District requirements.
Streets and Traffic:
A traffic statement was submitted indicating that the 1,540 sq. ft. office development will generate
35 Average Daily trips (ADT) onto the surrounding roadway network. There is adequate capacity to
accommodate the additional trips. Therefore, a positive finding can be made with respect to traffic
concurrency.
Schools:
As this project does not involve the addition of residential units, the project is exempt from School
Concurrency.
Parks and Recreation Facilities:
Parks dedication requirements do not apply to this non-residential use.
Solid Waste:
The proposal calls for conversion of a duplex to an office. Trash generated each year by the
proposed 1,540 sq.ft. office will be 4.158 tons of solid waste per year(1,540 x 5.4 = 2,000 = 4.158).
The Solid Waste Authority indicates in its annual report that the established level of service
standards for solid waste will be met for all developments until 2021. Therefore, a positive finding
can be made to this Level of Service standard.
HPB Staff Report
230-232 Palm Court(S&E Office)-Class V Site Plan, Landscape Plan,and Design Elements
Page 13
APPENDIX B
STANDARDS FOR SITE 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
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 X
Meets intent of standard
Does not meet intent
F. Property shall be developed or redeveloped 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.
Not applicable X
Meets intent of standard
Does not meet intent
HPB Staff Report
230-232 Palm Court(S&E Office)-Class V Site Plan, Landscape Plan,and Design Elements
Page 14
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
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
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