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HPB- 07-16-03 0,0 AGENDA HISTORIC PRESERVATION 1P BOARD MEETING 4.4y �- CITY OF DELRAY BEACH Meeting Date: July 16, 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 6, 2003 • March 20, 2002 HI. PUBLIC HEARINGS A. John Hock Building, 314 NE 1st Avenue, Old School Square Historic District, Francisco Perez-Azua, Authorized Agent. Consider a Certificate of Appropriateness associated with a Class V Site Plan, Landscape Plan, and Design Elements for the conversion of a single family home to office. IV. CERTIFICATES OF APPROPRIATENESS A. S & E Office, 230-232 Palm Court, Del-Ida Park Historic District, 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. B. Amelung House, 106 NE 12th Street, Gary Eliopoulos, Owner. Consider a recommendation to the City Commission for the designation of an individually listed property in the Local Register of Historic Places. June 18,2003 HPB Meeting Page 2 V. REPORTS AND COMMENTS A. Public Comments B. Reports from Historic District Representatives C. Board Members D. Staff VI. ADJOURN Wendy Shay, HistdEic Preserva it Planner POSTED ON: July 10, 2003 SIGN IN SHEET ' IIIP 1993 2001 Regular Historic Preservation Board Meeting of J U LY 16, 2003 PRINT FULL NAME ADDRESS OR ORGANIZATION ITEM o � � P()E dt"FICG. 2:1=1(Z`C ,�- c)P UV LcD S t 5 0 �L VD. A o•-m uu 1A(r P6US E Ct t(erZei.- 4- Dk c —k(6 r , I U E ) Z`E P Si., A- MINUTES OF THE HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH DELRAY BEACH, FLORIDA PUBLIC HEARING MEETING DATE: July 16, 2003 LOCATION: FIRST FLOOR CONFERENCE ROOM I. CALL TO ORDER The meeting was called to order by the Chairperson at 6:05 P.M. Upon roll call it was determined that a quorum was present. MEMBERS PRESENT: Mary Lou Jamison, Gloria Elliott, Gail-Lee McDermott, Rhonda Sexton, Francisco Perez-Azua, Jim Keavney, Bill Branning (arrived 6:06) MEMBERS ABSENT: None STAFF PRESENT: Wendy Shay, Lynne Tuzik II. APPROVAL OF MINUTES The Minutes for the Public Hearing/Regular Meeting for February 6, 2002, February 20, 2002, March 6, 2002, and March 20, 2002 were before the Board for consideration. Ms. McDermott made a motion to approve all the minutes as presented. It was seconded by Ms. Sexton and passed 5-0 (Mr. Branning and Mr. Perez abstained). III. PUBLIC HEARINGS Ms. Jamison read a summary of the Quasi-Judicial Hearing procedures and swore in all those wishing to speak. Ms. Jamison inquired if any Board member wished to disclose any ex parte communications on this item. There were none. At this time Mr. Perez stepped down from the Board. A. John Hock Building, 314 NE 1st Avenue, Old School Square Historic District, Francisco Perez-Azua, Authorized Agent. Action Before the Board: Consideration of a COA associated with a Class V Site Plan, Landscape Plan, and Design Elements, and associated waivers and variances for the conversion of a single family home to office. Ms. Shay entered the project file into the record and a copy of her resume and presented the item to the Board. Mr. Perez, authorized agent, was present to represent the project. He stated that the only issue he had with staff's concern was locating the bike rack in front of the building. Ms. Shay stated that locating the bike rack in the front of the building was a condition of approval for other such conversions within the Old School Square Historic District as it encourages easy access for bike/pedestrian traffic from the city sidewalk. Mr. Branning did not support relocation of the bike rack to the front of the building. Ms. McDermott expressed her concern regarding painting the chimney. Ms. Shay stated that it was already painted. Waivers After a brief discussion, it was moved by Ms. McDermott, seconded by Mr. Branning and passed 6-0 to approve the waiver request to LDR Section 4.6.16(H)(3)(d), to allow a reduction of the perimeter landscape strip width from the required 5' to 3', based upon positive findings with respect to LDR Section 2.4.7(B)(5). It was moved by Mr. Branning, seconded by Ms. McDermott and passed 6-0 to approve the waiver request to LDR Section 4.4.24(G)(3) to allow parking within the front yard setback, based upon positive findings with respect to LDR Section 2.4.7(B)(5). Variances It was moved by Ms. McDermott, seconded by Mr. Branning and passed 6-0 to approve the variance request to LDR Section 4.6.9(D) (2) (Provisions for Ingress and Egress) to allow back-out parking onto NE 1st Avenue for vehicles parked in the circular driveway, thus allowing an unconventional parking configuration, based upon positive findings with respect to LDR Section 4.5.1(J)(2). -2- HPB Minutes 7/16/03 It was moved by Ms. McDermott, seconded by Mr. Branning and passed 6-0 to approve the variance request to LDR Sections 4.6.9(D)(3)(b) and 6.1.4(C)(1) (Driveway Aisle Width) to allow a two- way driveway to be 10' wide, based upon positive findings with respect to LDR Section 4.5.1(J)(2). Site Plan It was moved by Mr. Branning, seconded by Ms. McDermott and passed 6-0 to approve the COA for the Class V site plan for the office development at 314 NE 1st Avenue, John Hock 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 conditions: 1) That the bicycle rack remain in place as proposed (in the rear of the building). 2) That revised plans be submitted addressing the technical items and conditions of approval noted in the staff report; and, 3) That an executed right-of-way deed dedicating the remaining five feet (5') of right-of-way for NE 1st Avenue be executed prior to issuance of a building permit subject to a positive recommendation by DSMG. Landscape Plan It was moved by Ms. McDermott, seconded by Mr. Branning and passed 6-0 to approve the COA for the landscape plan for 314 NE 1st Avenue, John Hock Office based upon positive findings with respect to LDR Section 4.6.16. Design Elements It was moved by Mr. Branning, seconded by Ms. McDermott and passed 6-0 to approve the COA and associated Class V site plan for the office development at 314 NE 1st Avenue, John Hock Office, based on positive findings with respect to LDR Section 4.5.1(E)(4), (E)(7), and (E)(8)(a-k) and the Secretary of the Interior's Standards for Rehabilitation. At this time, Mr. Perez returned to the Board. • -3- HPB Minutes 7/16/03 IV. CERTIFICATES OF APPROPRIATENESS A. S & E Office, 230-232 Palm Court, Del-Ida Park Historic District, Gary Eliopoulos, Authorized Agent. Item Before the Board: Consideration of a COA associated with a Class V Site Plan, Landscape Plan, Design Elements, and demolition for the conversion of a non-contributing duplex to office. Ms. Jamison inquired if any Board member wished to disclose any ex parte communications on this item. There were none. Ms. Shay entered the project file into record and presented the item to the Board. Mr. Eliopoulos was present to represent the project. Mr. Branning inquired about the finish and design of the concrete light pole. Mr. Eliopoulos thought the owner had switched to a decorative aluminum pole. Demolition After a brief discussion, it was moved by Mr. Perez, seconded by Ms. McDermott and passed 7-0 to 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 It was moved by Mr. Branning, seconded by Ms. McDermott, and passed 7-0 to approve the request for 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 conditions: 1) That revised plans be submitted addressing the technical items and conditions of approval noted in the staff report. -4- HPB Minutes 7/16/03 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 It was moved by Mr. Perez, seconded by Ms. McDermott, and passed 7-0 to approve the request for 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 conditions: 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 After a brief discussion, it was moved by Ms. McDermott, seconded by Mr. Perez, and passed 7-0 to 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. B. Amelung House, 1125 Vista Del Mar Drive/106 NE 12th Street, Gary Eliopoulos, Authorized Agent. Item Before the Board: Consideration of a recommendation to the City Commission for the listing of the 106 NE 12th Street in the Local Register of Historic Places, pursuant to LDR Section 4.5.1(C). Ms. Jamison inquired if any Board member wished to disclose any ex parte communications on this item. There were none. Ms. Shay entered the project file into the record and presented the item to the Board. She passed around an article on the Sears House which related to the Amelung home and explained why there was a delay in hearing the item due to a lack of a quorum at the July 2nd meeting. -5- HPB Minutes 7/16/03 Mr. Eliopoulos was present to represent the project. He stated that they are currently preparing the house for relocation and was hoping to move it in September. Cheran and Marc Allocco, residents on NE 12 Street, stated their support for the relocation. It was moved by Mr. Perez, seconded by Ms. McDermott and passed 7-0, based upon positive findings, with respect to LDR Sections 4.5.1 (B)(3)(a), (B)(3)(b) & 4.5.1(B)(3)(c), recommend to the City Commission that the residence and associated property at 106 NE 12th Street be listed in the Local Register of Historic Places. Mr. Eliopoulos asked if he have to come back to request a waiver for a site plan. Ms. Shay stated that he would and that she would keep him abreast of when it was going to City Commission. V. DISCUSSION ITEM A. Public Comments: None B. Report from Historic District Representatives: None C. Board Members: Ms. Jamison inquired about the status of Neal's Market. Ms. Shay stated that she will ask the project planner but that she had not heard from them regarding another extension. D. Staff: Ms. Shay stated that the design guidelines were headed to the City Commission on July 22, 2003 and upon approval will be forwarded to the state. Ms. Jamison inquired about pictures taken of Atlantic Avenue for consideration as a potential district. Ms. Shay stated that she did not know where they are and had not heard back from Shane Ames. -6- HPB Minutes 7/16/03 VI. ADJOURNMENT There being no further business before the Board, the meeting adjourned at 6.55 P.M. The information provided herein is the Minutes of the meeting of said body for July 16, 2003, which were formally adopted and approved by the Board on September 3, 2003. 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. -7- HPB Minutes 7/16/03 HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT--- MEETING DATE: July 16, 2003 AGENDA ITEM: Ill. A. ITEM: John Hock Building (314 NE 1st Avenue)—Consider a Certificate of Appropriateness Associated with a Class V Site Plan, Landscape Plan, and Design Elements for the Conversion of a Single Family Home to Office. ) o—� ll I I I 1 WOOD LANE n z ,' GENERAL DATA: -ice — _ o �� Owner/Applicant John Hock MINI N NW. sTN St 4•�aQ Agent Perez Design, Inc. LUTHERAN Location West side of Northeast 1st Avenue, approximately 150' LAKE IDA ROAD N.E. aTli ST. north of Northeast 3rd Street. ... POST Property Size 0.14 Acres CASON OFFICE Future Land Use Map OMU (Other Mixed Use) = METHODIST CHURCH Current Zoning OSSHAD (Old School Square Historic Arts District) ekdjacent Zoning North: OSSHAD (Old School r Square Historic Arts District) _ East: CBD (Central Business N.W. 3RD z N.E. 3RD ST. _ District) South: OSSHAD (Old SchoolSquare Historic Arts District) West: OSSHAD(Old School w CITY > Square Historic Arts District) ATTORNEY Q Existing Land Use Vacant BUILDING Proposed Land Use Conversion of a single MARTIN WTHER KING r--DRIVE N.E. 2ND ST. family home to office. _ z �— Water Service Existing on site. Sewer Service Existing on site. — — 'z CITY HALL I N.W. 1ST ST. -N.E 1ST St Z z 0 COMMUNITY H W CENTER Z 3 TENNIS OLD _ STADIUM I I I I 1" SQUARE ATLANTICVE. _...4.:_ .- 11-1 _ 1 —1 r-1 —r III. A. ITEM BEFORE kTHE B'O RD ht r. ' The action before the Board is that of approval of a COA that incorporates the following aspects of the development proposal for 314 NE 1st Avenue, John Hock Office, pursuant to LDR Section 2.4.5(F): ❑ Class V Site Plan; ❑ Landscape Plan; ❑ Design Elements; ❑ Waiver Requests; and, ❑ Variance Requests The subject property is located on the west side of NE 1st Avenue, approximately 150' north of NE 3rd Street. BACKG`ROUNDL , s : :�ff.. Zoned Old School Square Historic Arts District (OSSHAD), the property consists of 0.23 acres on Lot 25, Block 65, Town of Delray, and currently contains a 742 square foot single family dwelling constructed in 1948 and an associated 207 sq. ft. garage. Located on an interior lot on the west side of NE 1st Avenue, the property is currently situated between a single family home and a duplex and is considered a contributing property within the Old School Square Historic District. There are no recent administrative or Historic Preservation Board reviews of this property. The applicant has submitted a Class V Site Plan application for the conversion of the single family residence to an office building and is now before the Board for consideration. P;ROJ,EyC1 DESCRIPTION _,.. . The development proposal includes the following o Conversion of a 742 sq. ft. one-story, single family home to office; o Construction of a 771.5 sq. ft. addition on the west side of the building; o Conversion of a 207 sq. ft. garage to storage; o Construction of a four (4) space asphalt parking lot including one handicapped accessible space and one compact space at the rear (west) of the property and a two space circular paver block (Chicago brick) drive at the front of the building; and, o Installation of a brick courtyard, associated landscaping, and refuse container area. Meeting Date:July 16,2003 Agenda Item: III.A. • HPB Staff Report John Hock, 314 NE 1st Avenue-Class V Site Plan, Landscape Plan, and Design Elements Page 2 E Pt-A- , LN ANAEYISIeS3 j � 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 following table indicates that the development proposal complies with LDR Section 4.3.4(K) as it relates to the OSSHAD zoning district: Required Provided Building Height(max.) 35' 13' Building Setbacks (min.) - Front 25' 25' Side Interior (north) 7.5' 7.5' Side Interior (south) 7.5' 7.5' Rear 10' 54' Open Space 25% 42% LDR Section 4.4.24 (OSSHAD-Special District Regulation): Parking Requirement: Pursuant to LDR 4.4.24(G)(4)(a) all non-residential uses, with the exception of restaurants, shall provide one parking space per 300 sq. ft. of total new or existing floor area being converted to non-residential use. As the proposed use is office, parking is calculated at one space per 300 sq. ft. A four space, single loaded asphalt parking lot is proposed along the west property line with access taken off of the improved alley and a circle drive at the east side (within the front setback) of the property with access taken from NE 1st Avenue. An existing concrete driveway along the north property line within the front yard setback will be removed to accommodate the circle drive. The existing 742 sq. ft. building along with the 771.5' addition and 207 sq. ft. existing garage will contain a total of 1,720.5 sq. ft. Based on the proposed square footage, 5.73 or 6 parking spaces total are required, which have been provided. Parking Waiver 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 HPB Staff Report John Hock,314 NE 1st Avenue-Class V Site Plan, Landscape Plan, and Design Elements Page 3 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 view by a hedge or decorative fencing. Required Findings: 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. Parking in the front of the extant building is the only viable option to meet the parking requirement of six spaces on this lot. The building's location and the necessity to provide a handicapped parking space and access panel prohibits construction of six spaces to the rear of the property. It is therefore necessary to construct four spaces behind the building and two spaces in front of the building. The in-lieu fee option is not appropriate in this situation as there are no public parking areas within 300' of the development. Utilization of a new Chicago brick circular driveway will help retain the residential character of the property and has been utilized within the OSSHAD for other properties converted from single family home to office. Two parking spaces must be permitted in front of the building in order to provide the required parking for the proposed office use and proposed square footage. Support for the waiver will not be considered a special privilege to the applicant as others have been permitted to do so within the OSSHAD; it will neither negatively affect the neighboring area nor diminish public facilities and parking in front of the building will not cause an unsafe situation. Therefore, the waiver can be supported based on the criteria listed above. Parking Variance Per LDR Section 4.6.9(D)(2), each required parking space shall be accessible at all times. Access which conforms with minimal aisle standards and which includes maneuvering area so that a vehicle must be able to enter and exit the parking area onto a street or alley in a forward manner shall be provided. This requirement did not apply to the previous residential use, Further, the applicant has requested a variance from LDR Sections 4.6.9(D)(3)(b) and 6.1.4(C)(1) which states that 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 and that a two-way driveway shall normally have a width of twenty-four feet (24). In instances where there are no points of conflict in the immediate vicinity of the driveway and the internal circulation system, the width may be approved at a minimum width of twenty-feet(20). • HPB Staff Report John Hock, 314 NE 1st Avenue-Class V Site Plan, Landscape Plan, and Design Elements Page 4 Required Findings: Pursuant to LDR Section 4.5.1(J), in addition to the required findings of LDR Section 2.4.7(A)(5) (copy attached), the Board may also be guided by the following as an alternative to the above criteria: (I) That a variance is necessary to maintain the historic character of property through demonstrating that: (a)A variance would not be contrary to the public interest, safety, or welfare; (b) Special conditions and circumstances exist, because of the historic setting, location, nature, or character of the land, structure, appurtenances, sign, or building involved, which are not applicable to other lands, structures, appurtenances, signs, or buildings in the same zoning district, which have not been designated as historic sites or a historic district nor listed on the Local Register of Historic Places; (c) Literal interpretation of the provisions of existing ordinances would alter the historic site to such an extent that it would not be feasible to preserve the historic character, of the historic district or historic site;and, (d) The variance requested is the minimum necessary to preserve the historic character of a historic site or a historic district. (2) Or, as an alternative to Sub-Section (J)(1), that a variance is necessary to accommodate an appropriate adaptive reuse of a structure within a Historic District or upon a Historic Site through demonstrating that: (a)A variance would not be contrary to the public interest, safety, or welfare; (b) The variance would not significantly diminish the historic character of the Historic District or Site; and, (c) That the variance requested is the minimum necessary to effect the adaptive reuse of an existing structure or site. (3) The Board shall otherwise follow procedures and impose conditions as required of the Board of Adjustments. The proposed variance will allow the installation of an unconventional parking configuration, having narrow driveways, back-out parking and tandem parking in the circular driveway. In order to ensure that both spaces can be utilized and are maneuverable, a variance is necessary in order to allow back out parking onto NE 1st Avenue. Further, as the circular drive can be accessed from north or southbound traffic on NE 1st Avenue, the driveway is considered a two-way drive and must measure 24' in width. As the location of the existing building prohibits this, a reduction of the driveway to 10' is necessary. With the site constraints, minimal site area, and location of the existing building, it is not feasible to install a conventional parking lot. As the traffic associated with the business office will be minimal and there will be few employees on site, there are no major concerns with regard to the proposed parking layout. While variances run with the land, if the use changes from office to a more intense use, such as retail or restaurant, the site plan would be re-evaluated. Similar parking configurations exist within the OSSHAD. Thus, granting the variances can be supported based on the fact that parking in front of the historic building will not be HPB Staff Report John Hock,314 NE 1st Avenue-Class V Site Plan, Landscape Plan,and Design Elements Page 5 contrary to the safety or general welfare of the public and is the minimum necessary to retain the historic integrity of the building. Therefore, the requested variance meets the intent of LDR Section 4.5.1(J). LDR Chapter 4.6 Supplementary District Regulations: Bike Rack Pursuant to LDR 4.6.9(C)(1)(c)(3), bicycle parking facilities shall be provided at any non- residential use within the City's TCEA (Transportation Concurrency Exception Area) which, through the development review process, is determined to generate a demand. The TCEA includes the Old School Square Historic District. In addition, Transportation Element Policy D-2.2 of the City's Comprehensive Plan requires bicycle facilities on all new development and redevelopment with particular emphasis on development within the TCEA. The proposed bike rack is located within the proposed courtyard adjacent to the existing garage. As the area is not visible from the right-of-way or any accessible pedestrian oriented path, this location is inappropriate. It is therefore recommended that the bike rack be relocated to the front of the property adjacent to the existing building. Relocation of the bike rack has been added as a condition of approval. Site Lighting Pursuant to LDR 4.6.8 (Lighting), site lighting is required on site for new development proposals. A photometric plan has been submitted to meet this requirement as outlined in LDR Section 4.6.8. Further, site lighting locations are reflected on the site; landscape, and engineering plans and decorative fixture details were provided, however, lighting proposed for the building was not. The provision of building fixture details has been added as a condition of approval. Underground Utilities Pursuant to LDR Section 6.1.8, utility facilities serving the development shall be located underground throughout the development. The site plan indicates that the overhead utility • lines will be relocated underground and therefore meets this requirement. Right-of-way Dedication Pursuant to LDR Section 5.3.1(D)(2), the required right-of-way width for NE 1st Avenue is 60'. However, pursuant to LDR Section 5.3.1(D)(4), a reduction in the required right-of-way width may be granted by the City Engineer upon a favorable recommendation from the Development Services Management Group (DSMG). Based upon previous actions, a 50' right-of-way width has been determined to be acceptable, however, DSMG will review the 5' right-of-way dedication request during its meeting of July 17, 2003. Documentation for the dedication for the five feet (5') of right-of-way must be provided prior to issuance of a building permit. ' HPB Staff Report John Hock,314 NE 1st Avenue-Class V Site Plan, Landscape Plan, and Design Elements Page 6 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' sidewalk currently runs along NE 1st Avenue providing accessibility to the building via the existing driveway which meets the sidewalk requirement. Refuse Container Area The proposed refuse area is adjacent to the existing garage within the courtyard. The refuse container, including recyclables, will be placed on a concrete pad and screened by Dwarf Schefflera hedging. Technical Items: The following Technical Items must be addressed with the submittal of revised plans prior to building permit submittal: 1) Relocate the bike rack to the front of the property adjacent to the extant building. 2) Provide existing site data on the Site Plan. 3) Correct location map on Engineering Plan. 4) Indicate existing elevations on existing alley. 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) 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) Use City of Delray Beach Standards for all drainage structures. 10) Indicate how the roof drainage is accommodated. 11) Parking layout and striping need to follow City of Delray Beach Standards. Provide standard City of Delray Beach parking stall detail. 12) Remove all Engineering Details from Site Plan. 13) Indicate the location of the 5' concrete sidewalk on the Engineering Plan. HPB Staff Report . John Hock,314 NE 1st Avenue-Class V Site Plan, Landscape Plan, and Design Elements Page 7 14) Show nearest existing fire hydrants and add any necessary hydrants per fire department requirements. 15) 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. 16) Indicate location of existing water service. A RPZ backflow preventor wilt be required on the water service. Provide standard city RPZ backflow preventor detail on plans. 17) Indicate location of existing sewer service. A cleanout will be required on the sewer service at the right-of-way line and/or easement line. 18) Verify location, size and depth of existing City of Delray Beach utilities. 19) Utilize current standard City of Delray Beach utility details as applicable. 20) Show proposed drainage on Landscape Plans. 21) Remove proposed trees away from exfiltration trench. 22) 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. 23) The floor plan must indicate the details of the change of use of the existing building from residential to office and the garage to storage. 24) The Engineering Plan must indicate the improvements in the alley to ensure the back- out parking spaces into the alley have 42' of pavement. LANDSCAPE, Both existing and proposed landscaping will be interspersed throughout the property. The existing 30' Black Olive Tree along the east side of the proposed rear parking area will be retained. The proposed landscaping includes: a Gumbo Limbo and Geiger Tree, Coconut Palms, Alexander Palms, a Winan Palm, and Foxtail Palms. A variety of underplantings and hedge material are also proposed which include: Dwarf Alamanda Shrubs, a Cat Palm, Dwarf Schefflera, Crinum Lily, Blue Daze, Blue Plumbago, Dwarf Philodendron, White Bird of Paradise, Crape Jasmine, and Viburnum hedge will be interspersed throughout the property. Perimeter hedge material includes: Cocoplum, Red Flower Hibiscus, and Boston Fern. The proposed landscaping complies with the requirements of LDR Section 4.6.16 with the exception of the reduction of the landscape strips along the north and south sides of the property, adjacent to the rear parking lot from five feet (5') to three feet (3') with the exception of the required curbing. Pursuant to LDR Section 4.6.16(H)(3)(d), a landscape . HP.B Staff Report John Hock, 314 NE 1st Avenue-Class V Site Plan, Landscape Plan, and Design Elements Page 8 strip of not less than 5'in width, excluding curbing, shall be located between the vehicular use area and abutting properties and that a minimum landscape barrier shall be a minimum of 24"in height at the time of planting along the perimeter landscape barrier that separates the vehicular use area from abutting properties. A waiver to this requirement has been requested. Waiver Analysis: Pursuant to LDR Section 4.6.16(H)(3)(d), a landscape strip of not less than five (5) feet in width, excluding the curbing, shall be located between the vehicular use area and abutting properties. The proposal includes a request for a waiver to reduce the landscape strip on the north property line from the required 5' to 3' (excluding the required 6" curbing) to accommodate the construction of the four space parking lot adjacent to the alley. Required Findings: Pursuant to LDR Section 2.4.7(B)(5), prior to granting a waiver, the granting body shall make findings 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; and, 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. Given the site constraints, the waiver is necessary to accommodate a rear parking lot with alley access. Due to the narrow width of the lot, granting a waiver to reduce the required landscape strips on the north and south sides of the parking area from 5' to 3' can be supported. Given the analysis above, the waiver request will neither adversely affect the neighboring area nor grant a special privilege to the property owner based on the current configuration and lot area. No public facilities will be at risk and no unsafe situations shall be formed.by the granting of this waiver. Based on this analysis, positive findings can be made to grant the requested waiver pursuant to LDR Section 2.4.7(6)(5). DESIGN ELEMENTSIANALYSCS Residential Conversion to Commercial The proposal includes conversion of a contributing, one-story residential building to office. The frame vernacular building is approximately 742 sq. ft. The building and its associated 207 sq. ft. garage will be rehabilitated based on its original vernacular footprint in addition to a 771.5' addition to the rear (west) of the building. The building will be utilized as an administrative facility. The one-story, cross gable, frame dwelling displays minimal detailing such as a brick chimney on the front facade, aluminum frame awning windows, aluminum siding with gable vents, and a cross gable, asphalt shingle roof. The applicant is proposing the replacement HPB Staff Report • John Hock,314 NE 1st Avenue-Class V Site Plan, Landscape Plan, and Design Elements Page 9 of the windows with aluminum frame, 1/1 single hung sash windows. Some of those windows will also have fixed transoms. All existing and proposed windows and doors will be impact resistant and therefore do not require the installation of shutters. The property also contains a 207 sq. ft., frame vernacular garage which will be retained for storage. The structure displays wood, shiplap siding, an overhead door, and front facing gable roof with asphalt shingles which match those found on the house. The proposed rehabilitation consists of the retention of the original 742 sq. ft. building and 207 sq. ft. garage, the construction of a 771.5 sq. ft. addition (to the west), and the installation of decorative elements such as curvilinear knees (brackets) on the front door hood, decorative hand rails on the front and rear landings and handicap accessible ramp, gable vents, and lighting fixtures. The addition will incorporate the cross gable design which extends westward from the extant contributing building and a flat roof addition on the northwest corner of the gable extension which are connected by a wood trellis and column at the rear entryway. New windows, framed with stucco sills, and new doors will be installed to match those installed throughout the existing building. Vinyl siding will also be installed to match the clapboard style siding found on the original building. A new shingle roof will be installed for consistency throughout the building's rooflines. A new color palette is proposed with the project which includes the use of a mix "Kittery Point Green," a mossy green color and "Van Der Green," a lighter color of the same hue for the body of the building with "Yellow Freeze," a creamy,light yellow for the chimney, fascia, and porch and railing details. LDR Section 4.5.1(E)-Design Elements Pursuant to LDR Section 4.5.1(E)(4), (E)(7), and (E)(8)(a-k), "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 HPB Staff Report ' John Hock, 314 NE 1st Avenue-Class V Site Plan, Landscape Plan, and Design Elements Page 10 limited to: consistency in (a) height, (b) front faced proportion, (c) proportion of openings, (d) rhythm of solids to voids, (e) rhythm of buildings on streets, (t) rhythm of entrance and/or porch projections, (g)relation to materials, texture, and color of the façade of a building in association with the predominant material used in surrounding historic sites and structures within the historic district, (h) roof shapes, (i) walls of continuity, (j) scale of a building, and (k) directional expression of the front elevation. The Secretary of the Interior's Standards for Rehabilitation states that: 1) A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. 2) The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. 3) Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. 4) 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 construction of a new entry to the rear of the extant historic building and the construction of a 771.5 sq. ft. addition to the west. The building will be utilized as an administrative office for a general contractor. While office is a permitted use within the Old School Square Historic District, the building and structure associated with the conversion may not be utilized for any type of tool or equipment storage other than that directly affiliated with the administrative office use such as files or office equipment storage. Original design elements such as the brick chimney, gable door hood, and cross gable roof will be incorporated into the design of the rehabilitation which compliments those minimal design elements found throughout the surrounding properties. The proposed 1/1, aluminum frame windows on the extant historic building is consistent with the architectural style. The aluminum windows are an acceptable material due to the fact that the applicant is replacing the existing aluminum frame awning windows with a more suitable style and light configuration and based on the fact that there is no documentation which shows the original material or style of window used when the house was constructed. The new addition will be differentiated by its varying roof lines and by the construction of the trellis. Further, as it will not be viewed from the right-of-way but will retain the scale and massing of the original HPB Staff Report • John Hock, 314 NE 1st Avenue-Class V Site Plan, Landscape Plan, and Design Elements • Page 11 building, it is not considered an obtrusive addition as directed by the Delray Beach Design Guidelines and the Secretary of the Interior's Standards for Rehabilitation. The increase in square footage by construction of the addition and the site improvements associated with the conversion of the single family home to office can therefore be supported with respect to LDR Sections 4.5.1(E)(4), (E)(7), and (E)(8)(a-k) and the Secretary of the Interior's Standards for Rehabilitation. REQUIRED FINDINrGS 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 Other Mixed Use (OMU) and a zoning designation of Old School Square Historic Arts District (OSSHAD). The OSSHAD zoning district is consistent with the OMU Future Land Use Map designation. Pursuant to LDR Section 4.4.24(B)(2), within the OSSHAD zoning district, business and professional offices are listed as permitted uses. The proposal is to convert the single family residence to accommodate the business/administrative office function of a general contracting company. Therefore, this use is not considered a "contractor's office"' which is not permitted in the OSSHAD zoning district. 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. HPB Staff Report s John Hock,314 NE 1st Avenue-Class V Site Plan, Landscape Plan, and Design Elements Page 12 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. 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 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 OSSHAD zoning district with a combination of commercial, office, and residential uses. Compatibility is not a concern, as the proposed office is permitted on the surrounding properties. The proposal retains the existing residential character, building style, scale, and massing and will be an enhancement of the area. The proposal accommodates the adaptive re-use which is encouraged in the OSSHAD zoning district. Based on the above, the development will be compatible and harmonious with adjacent properties. REVIEW 3 ' `__ .... .a. ..,... ,- .. ..i - -i_..2.. „1, .a}"✓ Community Redevelopment Agency The project proposed for the John Hock Office Building was reviewed by the CRA during its meeting of June 26, 2003. The CRA Board recommended approval subject to the conditions of approval as addressed in this staff report. Pineapple Design Review Committee The project proposed for the John Hock Office Building was reviewed by the Pineapple Design Review Committee during its meeting on July 2, 2003. The Committee recommended approval with the exception of the proposed paint colors. They felt that the green hues proposed should be more clearly defined as the colors will quickly fade and blend into one another. E.SSM ASSENT4x �.�, The development proposal involves the conversion of a 742 sq. ft. single family home, a 771.5 sq. ft. addition and a 207 sq. ft. garage to office. The proposed waivers to reduce the perimeter landscape strips and to allow parking within the front yard setback and the associated variances to reduce the width of the drive aisle and to allow back out parking onto NE 1st Avenue can be supported in order to accommodate the necessary parking requirements on-site and to ensure the retention of the historic building. The proposal 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 conditions of approval identified in this staff report are addressed. HPB Staff Report - John Hock,314 NE 1st Avenue-Class V Site Plan, Landscape Plan, and Design Elements Page 13 A:LTE`RNATIVE ACTIONS " - A. Continue with direction. B. Approve the COA and the associated Class V site plan, landscape plan, design elements, waivers, and variances for 314 NE 1st Avenue, John Hock Office, based upon positive findings with respect to Sections 4.5.1 (E)(4), (E)(7), (E)(8)(a-k), and (J), Section 3.1.1, Section 2.4.5(F)(5), and 2.4.7(B)(5) of the Land Development Regulations, and policies of the Comprehensive Plan subject to conditions. C. Deny the COA and the associated Class V site plan, landscape plan, design elements, waivers, and variances for 314 NE 1st Avenue, John Hock Office, based upon failure to make positive findings with respect to LDR Section 4.5.1. (E)(4), (E)(7), and (E)(8)(a- k)with basis stated. STAFF; RECOMMENDATION By Separate Motions: Waivers A. Approve the waiver request to LDR Section 4.6.16(H)(3)(d), to allow a reduction of the perimeter landscape strip width from the required 5' to 3', based upon positive findings with respect to LDR Section 2.4.7(B)(5). B. Approve the waiver request to LDR Section 4.4.24(G)(3) to allow parking within the front yard setback, based upon positive findings with respect to LDR Section 2.4.7(B)(5). Variances A. Approve the variance request to LDR Section 4.6.9(D)(2) (Provisions for Ingress and Egress)to allow back-out parking onto NE 1st Avenue for vehicles parked in the circular driveway, thus allowing an unconventional parking configuration, based upon positive findings with respect to LDR Section 4.5.1(J)(2). B. Approve the variance request to LDR Sections 4.6.9(D)(3)(b) and 6.1.4(C)(1) (Driveway Aisle Width) to allow a two-way driveway to be 10' wide, based upon positive findings with respect to LDR Section 4.5.1(J)(2). Site Plan Approve the COA for the Class V site plan for the office development at 314 NE 1st Avenue, John Hock 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 conditions: HPB Staff Report • John Hock,314 NE 1st Avenue-Class V Site Plan, Landscape Plan, and Design Elements Page 14 1) That revised plans be submitted addressing the technical items and conditions of approval noted in the staff report; and, 2) That an executed right-of-way deed dedicating the remaining five feet (5') of right-of- way for NE 1st Avenue be executed prior to issuance of a building permit subject to a positive recommendation by DSMG. Landscape Plan Approve the COA for the landscape plan for 314 NE 1st Avenue, John Hock Office based upon positive findings with respect to LDR Section 4.6.16. Design Elements Approve the COA and associated Class V site plan for the office development at 314 NE 1st Avenue, John Hock Office, based on positive findings with respect to LDR Section 4.5.1(E)(4), (E)(7), and (E)(8)(a-k) and the and the Secretary of the Interior's Standards for Rehabilitation, subject to the following condition: 1) That a detail of the lighting fixtures proposed for the building be provided. Attachments: Survey, Site Plan, Landscape Plan, Elevations, Floor Plan, Photos Report prepared by: Wendy Shay, Historic Preservation Planner HPB Staff Report - John Hock,314 NE 1st Avenue-Class V Site Plan, Landscape Plan,and Design Elements Page 15 AP`PE,N IX_ A CONCURRENCY 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 service lateral connection to the 6"water main along NE 1st Avenue. ❑ Sewer service exists via a service lateral connection to the 8" sewer main located within the alley. ❑ Adequate fire suppression is provided via an existing fire hydrant on the corner of NE 1st Avenue and NE 3rd Street. 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 and exfiltration system 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: The subject property is located in the City's TCEA (Transportation Concurrency Exception Area), which encompasses the CBD, CBD-RC, OSSHAD, and West Atlantic Avenue Business Corridor. The TCEA exempts the above-described areas from complying with the Palm Beach County Traffic Performance Standards Ordinance. A traffic statement has been submitted indicating that the proposed 1,720.5 sq. ft. office will generate approximately 31 additional daily trips which will not have a significant impact on the surrounding neighborhood. Schools: As the subject property is located in the City's TCEA and the proposal involves a non-residential use, this 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 single family dwelling to an office. Trash generated each year by the proposed 1,720.5 sq.ft. office will be 4.65 tons of solid waste per year (1,720.5 x 5.4 _ 2,000 =4.65). The Solid Waste Authority indicates in its annual report that the established level of service HPB Staff Report • John Hock,314 NE 1st Avenue-Class V Site Plan, Landscape Plan, and Design Elements Page 16 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. APPENDIX B STANDARDS F`{ R >S,tTE 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 Does not meet intent Will be met once a bike rack is relocated 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 HPB Staff Report John Hock,314 NE 1st Avenue-Class V Site Plan, Landscape Plan, and Design Elements Page 17 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. 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 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 HPB Staff Report John Hock, 314 NE 1st Avenue-Class V Site Plan, Landscape Plan, and Design Elements Page 18 APPENDIXG it LAN DEVELOPMENT The Board of Adjustment/Historic Preservation Board must make the following findings prior to approval of a variance: (a) That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not generally applicable to other lands, structures, or buildings subject to the same zoning (The matter of economic hardship shall not constitute a basis for the granting of a variance); (b) That literal interpretation of the regulations would deprive the applicant of rights commonly enjoyed by other properties subject to the same zoning; (c) That the special conditions and circumstances have not resulted from actions of the applicant; (d) That granting the variance will not confer onto the applicant any special privilege that is denied to other lands, structures, and buildings under the same zoning. Neither the permitted, nor nonconforming use, of neighborhood lands, structures, or buildings under the same zoning shall be considered grounds for the issuance of a variance; (e) That the reasons set forth in the variance petition justify the granting of the variance, and that the variance is the minimum variance that will make possible the reasonable use of the land, building, or structure; and, (f) That the granting of the variance will be in harmony with the general purpose and intent of existing regulations, will not be injurious to the neighborhood, or otherwise detrimental to the public welfare. • I I I ) ' > KINGS LYNN eJP I \ _ N.Y -- LEGEND — w 0OJ N.E. 5TH CT. ¢ • o,c. JOHN HOCK BEVERLY DR. �� ENTERPRISES TRINITY N.E. 5TH ST. LUTHERAN wz VARIANCE REQUEST LAKE IDA ROAD N.E. 4TH ST. POST 314 N.E. 1ST AVENUE CASON OFFICE METHODIST CHURCH I SUBJECT AREA >a IMaw 4i J' SUPPLEMENTAL INFORMATION PCN#:12-43-46-16-01-065-0250 N.W. 3RD ST. N.E. 3RD ST. I APPROXIMATE ACREAGE:0.14 La u" a ABRIDGED LEA GAL DESCRIPTION: � a Ld = 1 I TOWN OF DELRAY LOT 25 BLK 65(OLD SCHOOL SQUARE ' HISTORIC DISTRICT) CITY idI , ZONING:OSSHAD(OLD SCHOOL ? ATTORNEY > - MN : SQUARE HISTORIC ARTS DISTRICT BUILDING ' . FLUM:OMU(OTHER MIXED USE) • & a `) EXISTING LAND USEA GE: MARTIN LUTHER KING JR. DRIVE N.E. 2ND ST. SINGLE FAMILY RESIDENCE o ra • WITHIN TRAFFIC ANALYSIS N —3 ZONE:#536 > t WITHIN CENSUS TRACT:#65.02 - re w - J • a z CITY 0 // a HALL z PLANNING --„,____ 11111A.ZONING DEPARTMENT N.W. 1ST ST. N.E. 1ST ST. N Z- 4 Z W —E COMMUNITY p LA; t' il CENTER Z z F- S z LONG-RANGE DIVISION DIGITAL BASE-MAPPING& TENNIS OLD GEOGRAPHIC INFORMATION SYSTEM STADIUM SCHOOL U) SQUARE I I MAP REFERENCE/:LM714 — JUNE 2003- A T L A N T I C AVENUE SOUTH 'a cn 3 ri O� W COUNTY > aCOURT < 1 HOSE a tH r i O .4 x o ff / B r Ill \,...... _1 • .:;;p LITTDN. LAND SURVEYORS • 40., 500 Gulfstream Boulevard •' Su►te#1.03B; - Delray Beach,'Florida 33483 `: ' Office: 561 276-7575 • FAX 561 276-662:1 FLORIDA SFAI F BOARD OF I'It011:NONA1.R BtVI YOItS AND AMPVIJt,S NO I.B00(TIIM L6' ALLEY 0 _0iiii 1•FIP12 1e5' (i)-.....=rF=7i �25 �' Nolo ' FIP.1/2' WOOD 5.:0/S E ..- No I.D. DECK �p �, 0.50' 1._ 5'0/SE. t . ...: 4,ill 1 C I 1.15' 4.5- ' 1-STORY 5' in I c W00D : T 20' °� 'P I I I1 — te. 0 10:2' WOOD .. • N N SHED I N 0§111 1, / 1 O §h ti 4 O. M I 1 s.o'15.2' M I—x—x oe'�u� I s co F 10 00' I'`8 8Q 03Q - 12 I C 4.2' Res. /314 0—//— w 1I I Iiv d w �-. cy ^ "CV N N J I I I C: '-12.0 d6.7'48 66' 10.00' - t —J r 6 C 6.2' N 7. 4.c� 0.25' I . I cv j- FIP. 1' 89 5f 10'(AI) F1P:.t' No I.D. No LD. 1'OF WaJL / 8' 1' OF.wax •5'WALK 50.00' .• N 9'PARKWAY. - N ( _ Q 22'Povement 40'1 Scale:l�=?o. N.E. 1st AVE. SHEET 2 OF2 SHEETS: BENCHMARK REFERENCE - -eLegend^ .Q MANHOLE(M.H.) t7 FIRE HYDRANT(Fit). Es CATCH BASIN (C.B.) 0 WATER METER(W.M:) ` - (--ANCHOR 9 GUY p CABLE T.V.(CA T V.) n///( O IRON ROD El CAP(�.R.ac.) al TELEPHONE(TELE:) : -�'_1 -0-WOOD POWER POLE.(WD_P.P.) -0-CONCRETE POWER POLE(CONC.1 P) - • PERMANENT CONTROL POINT(P.C.P.) Q PERMANENT REFERENCE MONUMENT(P.R.M.) ELEVATIONS BASED ON N G VD.AND SHOWN THUS 1 REVISIONS - DATE-- BY CK'D FLOOD ELEVATION INFORMATION . COMMUNITY No. /25IO5.DATE.OF FIRM S B ' BASE FLOOD ELEV. - FIRM ZONE. x LOWEST FLOOR.ELEV. ` — PANEL No: O1909- AVG. SITE GRADE- SUFFIX 0 AJOB NO. 0?-7Z/B DATE: 'DRAWN BY: CHECKED BY: FB./PG FILE NO. O77Z/B 6)./0a 1 [ '. L� F/.L " fib . ,. .� ti. - ,4�.'• .''r 'itt • _ •• _ All . i IIIIt sur t, • .a. JllV- __•_ -- - - I�� x 314 NE 1st Avenue-John Hock Building S '-k._ • Jr f+ t i+ f ' " • . , i ! : - -' UT!{{ An" rtf / k • t- -- V I C , -w �IR ! NEl�� _ niii ! 4. . a���` ' - r - - ... HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT--- MEETING DATE: July 16, 2003 AGENDA ITEM: Iv.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. _ ii I IL N.E. 11TH ST. I GENERAL DATA: - N.E. 10TM T Owner/Applicant S & E Holdings, Inc. N.E. • 9TH sT. Agent Gary Eliopoulos - w Location Southeast corner of George ] z Boulevard and Palm Court. IN Property Size 0:32 Acres - ` ' BUSH BOULEVARD Future Land Use Map TRN (Transitional) 4/11111112 (5141 ` ■ Current Zoning RO (Residential/Office) �11111I1111'� '�:Y� •`: Adjacent Zoning North: RO (Residential/Office) ya:mum ' flIii - East: RO (Residential/Office) �< , , 0 ,� South: RO (Residential/Office) J. ���'���u� e West: RO (Residential/Office) - N.E 6TH St_ Existing Land Use Multiple FamilyResidence • ,, Proposed Land Use Conversion Gp- 4.4•114*A.p on ersion of a duplex to -Z ,� -Z` , N.E. sTH TERN. n office. N , .; I Water Service Existingon site. `� Sewer Service Existingon site. - :Qom `` N.E. STH CT. I 14 I * kdk +6 1 0,-6 - I N.E H ST.ST i i'4 -_ I-2 _ N.E - 4TH ST_ OFFI POSTCE �. o mm im 3 l I. ' N.E. mum M mi. 3Rp -ST .wili, .�= iri ___ we 4 BEFORE' TH 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): ❑ 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. • BACKG-ROUND 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 DESCI tPTION k The development proposal includes the following: o 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. CONTINUED from July 2,2003, Meeting Date:July 16,2003 Agenda Item: IV.A. HPB Staff Report 230-232 Palm Court(S&E Office)-Class V Site Plan, Landscape Plan, and Design Elements Page 2 SITE PtA 1 ANyALys sf' �. 3. , 1 m..: ..� ......r:.. :.: b r 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. LA,NDSGAPE 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 lxora, 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. DEMOLITIONs'',' 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 ELEMENTSIANALYSIS 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 façade 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 ;_. R E;Q U I'R E D, F t N D 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. a REVIEW BY OTI•{EES° g 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. ,r A:SSESSM`ENT AND CON:CLUSIONr 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. r 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. y = STAFF RECOM;MENDATI,ON 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 NC 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 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: O 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 STANDA.kR© S-s^ FOR �S1T P E CzAl�[ C;TTOt �� 1 . .. .. _, .. t 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