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HPB- 09-17-03 ! MINUTES OF THE HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH DELRAY BEACH, FLORIDA PUBLIC HEARING MEETING DATE: SEPTEMBER 17, 2003 LOCATION: FIRST FLOOR CONFERENCE ROOM CALL TO ORDER The meeting was called to order by the Chairperson at 6:04 P.M. Upon roll call it was determined that a quorum was present. MEMBERS PRESENT: Mary Lou Jamison, Jim Keavney, John Miller, Jr., Randee Schatz, Gloria Elliott, Rhonda Sexton, (arrived 6:05). MEMBERS ABSENT: Francisco Perez-Azua STAFF PRESENT: Wendy Shay, Lynne Tuzik II. APPROVAL OF MINUTES Ms. Jamison moved to have Election of Officers at the end of the meeting and Ms. Shay requested that item III. B., consideration of a COA for an addition to the Sandoway Nature Center be removed from the agenda. The item requires a variance and will consequently be heard at the following meeting. The motion was seconded by Ms. Sexton. All members of the Board were in favor. The Minutes for the Public Hearing/Regular Meeting for August 20, 2003 were before the Board for consideration. Ms. Sexton made a motion to approve the Minutes as written. It was seconded by Mr. Keavney and passed 6-0. III. CERTIFICATES OF APPROPRIATENESS Ms. Jamison read a summary of the Quasi-Judicial Hearing procedures. She then swore in all those wishing to speak. A. Swinton House, 123 South Swinton Avenue, Old School Square Historic District, Michelle Parparian, Owner. Action Before the Board: Consider a Certificate of Appropriateness and associated Class II Site Plan Modification for conversion of an office to retail. Ms. Jamison asked if there was any ex-parte communication. There was none. Ms. Shay entered the project file and a copy of her resume into record and presented the item to the Board. Ms. Parparian was present to represent the project. Ms. Jamison noted that no members of the public were present for comment. Ms. Elliott inquired about whether patrons would consist of walk-in traffic or by appointment. Ms. Parparian stated that the hair salon would be by appointment and the retail would be walk-in. Mr. Keavney inquired about signage in the alley and expressed his concern about traffic in the alley. Ms. Parparian stated that future signage may be necessary. She further stated that some of the foliage in the alley will be trimmed or removed upon approval from the neighbors so that there would not be a visibility issue in the alley. Ms. Jamison asked if the Board needed to specify the placement of the bike rack. Ms. Shay stated that if the exact location was not specified that it could be contingent upon Staff approval. It was moved by Ms. Sexton, seconded by Mr. Keavney and passed 6-0 to approve the Certificate of Appropriateness and associated Class II site plan modification for the Swinton House, 123 South Swinton Avenue, based upon positive findings with respect to the Land Development Regulations, subject to the following conditions: 1) That the front parking space be limited to owner or employee use and that an "Employee Parking Only" sign is installed which directs patrons and deliveries to the rear parking lot; 2) That a traffic statement be submitted reflecting the conversion from office to retail; 3) That the material for the rear parking lot be noted on the site plan; -2- HPB Minutes 9/17/03 4) That the bike rack be relocated according to staff approval; and, 5) That the current right-of-way improvements within South Swinton Avenue and the alley be reflected on the site plan and engineering plan. B. Kemish Office, 131 N. Swinton Avenue, Old School Square Historic District, Roger Cope, Authorized Agent. Action Before the Board: Consider a Certificate of Appropriateness and associated Class I Site Plan Modification for a metal roof, new exterior siding, and casement windows on the front facade. Ms. Shay entered the project file and a copy of her resume into record and presented the item to the Board. Ms. Jamison inquired if there was any ex parte communication. There was none. Mr. Cope was present to represent the project. He agreed with all the recommendations stated by Ms. Shay regarding the windows and roof. Regarding the exterior siding, Mr. Cope stated that the owners wanted to replace the entire wood siding exterior with hardiplank due to maintenance issues. The owner wished to re-insulate and install hardiplank to match the original profile and board exposure. Ms. Schatz requested to see the sample of hardiboard. She stated that the hardiboard did not resemble wood. She further asked how much of the building would need to be re-sided. Ms. Shay inquired as to why the new siding was necessary. Mr. Cope said a great deal of siding would have to be replaced because of rot, but the applicant did not want to have the building's exterior consisting of half hardiplank and half wood siding. They therefore wished to replace all of the remaining wood siding with hardiplank based on its life expectancy and maintenance. Mr. Miller stated that there would be no problem with using the hardiplank if the building were not a contributing property. Mr. Cope said that if the Board decided to mandate replacement of the siding in-kind, he would inform the owner of its decision and the owner would follow the Board's mandate. -3- HPB Minutes 9/17/03 Ms. Sexton asked about the request for casement windows and Mr. Cope explained that windows as small as 30" could be ordered and installed. They do not make the casements any smaller than that in two pieces. She further stated that the exterior siding should be wood. Ms. Shay noted that no public was present to comment. Ms. Elliott mentioned that the landscaping was the biggest contribution to wood rot and that reduction of bushes and shrubs would help. Mr. Cope said that would be the entire north side of the building. Ms. Shay noted that the landscaping strips had been reduced along the north elevation during the previous site plan approval. Ms. Jamison said that she was uncertain about the use of hardiplank fro the entire building. Ms. Shay clarified with Mr. Cope that the proposed windows are wood frame and not aluminum as stated in the staff report. After much discussion, it was moved by Mr. Keavney, seconded by Ms. Sexton and passed 6-0 to approve the Certificate of Appropriateness for building elevation changes associated with a Class I site plan modification for 131 North Swinton Avenue, Kemish Office, based upon positive findings with respect to LDR Sections 4.5.1(E)(4), (E)(8)(c) and (g), the Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation, subject to the following conditions: 1) That repairs/replacement of exterior siding be made in-kind using wood matching the profile of the existing clapboard; and, 2) That any new windows installed on the front façade be casement windows to match the light pattern of the windows on the remaining elevations. IV. DISCUSSION ITEM A. Public Comments: None B. Report from Historic District Representatives: None -4- HPB Minutes 9/17/03 C. Board Members: Ms. Jamison inquired about the boundary for the Old School Square District. Ms. Shay confirmed the boundaries and that it excluded Pineapple Grove Way. Ms. Elliott asked if anyone had seen the Palm Beach Post article about transfer of development rights. Ms. Shay stated that she believed that the city would not move towards adopting them as a preservation incentive. D. Staff Ms. Shay welcomed the new members and mentioned that Gary Eliopoulos would be going before the Board of Adjustment on September 18, 2003. Ms. Shay informed the Board that she would not be at the first HPB meeting in October but that Paul Dorling would cover the meeting. Robert Tefft, Planner, would also be in attendance. Ms. Shay explained to the new members about the Florida Trust Conference which is to be held in Delray Beach, May 13-15 2004. Ms. Sexton asked who would be doing the marketing for the meeting. Ms. Shay said that it is all done by the Trust. Ms. Elliott suggested Dr. Paul George as a speaker. Ms. Schatz asked if the Board had an attorney assigned to it. Ms. Shay stated that they are in attendance as needed on a case by case basis. V. ELECTION OF OFFICERS Ms. Jamison called for the election of officers. Ms. Jamison was nominated by Ms. Sexton but declined as she held the position for the last two years. -5- HPB Minutes 9/17/03 Ms. Jamison moved to nominate Francisco Perez for Chairperson. It was seconded by Ms. Sexton. All members of the Board were in favor of the nomination. Ms. Jamison moved to nominate Mr. Keavney for Vice Chairperson. The motion was seconded by Ms. Sexton. All members of the Board were in favor of the nomination. Ms. Schatz volunteered to take the Second Vice Chair. It was moved by Ms. Sexton and seconded by Ms. Jamison. All members of the Board were in favor of the nomination. VI. ADJOURNMENT There being no further business, the Board adjourned at 7:18 P.M. The information provided herein is the Minutes of the meeting of said body for September 17, 2003, which were formally adopted and approved by the Board on October 1, 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. -6- HPB Minutes 9/17/03 • `�,�.� o� AGENDA HISTORIC PRESERVATION o,; =� BOARD MEETING •y CITY OF DELRAY BEACH Meeting Date: September 17, 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. ELECTION OF OFFICERS • Chairperson • Vice-Chairperson • Second Vice Chairperson III. APPROVAL OF MINUTES • August 20, 2003 IV. CERTIFICATES OF APPROPRIATENESS A. Swinton House, 123 South Swinton Avenue, Old School Square Historic District, Michelle Parparian, Owner. Consider a Certificate of Appropriateness and associated Class ll Site Plan Modification for conversion of an office to retail. B. Sandoway House, 142 South Ocean Boulevard, Individually Listed Historic Property, Michael Kravit, Authorized Agent. Consider a Certificate of Appropriateness and associated Class Ill Site Plan Modification for a second-story addition to Sandoway House and construction of a garden shed. C. Kemish Office, 131 N. Swinton Avenue, Old School Square Historic District, Roger Cope, Authorized Agent. Consider a Certificate of Appropriateness and associated Class I Site Plan Modification for a metal roof, new exterior siding, and windows. SIGN IN SHEET 1j11® 1993 2001 Regular Historic Preservation Board Meeting of September 17, 2003 PRINT FULL NAME ADDRESS OR ORGANIZATION ITE coA/71 , .0 OLM -C September 17,2003 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, Histo i Preservatio Planner POSTED ON: September 12, 2003 t ' UEUN1 clap! DELRAY UEACH All•Au�ericaClry NI•Aaw.licaCih ls:�! HISTORIC PRESERVATION BOARD glIP MEMORANDUM STAFF REPORT �11 1993 1993 2091 2001 Agent: Roger Cope, Authorized Agent Project Name: Kemish Office Project Location: 131 North Swinton Avenue ITEM BEFORE THE BOARD The item before the Board is approval of a Certificate of Appropriateness and associated Class I site plan modification for the elevation changes for 131 North Swinton Avenue, Kemish Office, pursuant to LDR Section 2.4.5(G)(1)(a). BACKGROUND Zoned Old School Square Historic Arts District (OSSHAD), the property consists of Lot 3, Block 67, Town of Delray, and currently contains a 1,557 square foot contributing, single family dwelling constructed in 1935. Located on an interior lot on the east side of North Swinton Avenue, the property is currently situated between a single family home and an office. In November 2002, a Certificate of Appropriateness was administratively approved for the in-kind repair of rotted and deteriorated wood. During its meeting on April 16, 2003, the Board reviewed and approved with conditions a Class V Site Plan, Landscape Plan, Design Elements, and waiver requests to convert the single family residence to office, a title company. The conversion is currently in progress. The applicant is now before the Board for review and approval of elevation changes to the building associated with a Class I Site Plan Modification. PROJECT DESCRIPTION The proposal involves the replacement of the existing white, flat, concrete tile roof with a galvalume (aluminum) finish, corrugated metal roof, replacement of the approved 6/1 single hung sash replacement windows with impact resistant, aluminum frame, divided light casement windows, and replacement of the wood clapboard exterior siding with hard iplan k. Meeting Date: September 17, 2003 Agenda Item: III.C. 131 North Swinton Avenue Swinton Office-OSSHAD Page 2 ANALYSIS LDR Section 4.5.1(E)(8)(g) "Development Standards" provides guidelines in evaluating Certificates of Appropriateness for the alteration or addition of exterior architectural features. The guidelines are as follows: The Board Shall Consider: (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)(8) All improvements to buildings, structures, and appurtenances within a designated historic district shall be visually compatible. Visual compatibility shall be determined in terms of the following criteria: (c) Proportion of Openings (Windows and Doors): The openings of any building within a historic district shall be visually compatible with the openings exemplified by the prevailing historic architectural styles within the district. The relationship of the width of windows and doors to the height of windows and doors among buildings within the district shall be visually compatible. (g) Relationship of Materials, Texture, and Color: The relationship of materials, texture, and color of the facade of a building shall be visually compatible with the predominant materials used in the historic sites, buildings, and structures within a historic district. The following is suggested by the Delray Beach Design Guidelines regarding: Roofing Preserve the roof's shapes, decorative features, and materials, as well as its patterning, color, and size. Stripping the roof of its historic material, i.e. slate, clay tile, wood, or architectural metal is inappropriate. Exterior Siding Repair wood features by patching, piecing-in, consolidating, or otherwise reinforcing the wood is recommended. Unnecessarily removing a major portion of the wood from a facade instead of replacing or repairing the deteriorated wood should be avoided. 131 North Swinton Avenue Swinton Office-OSSHAD Page 3 Windows Changing the historic appearance through inappropriate design materials or adding a finish or color that changes the sash, depth of reveal, the reflectivity, or the appearance of the frame should be avoided. The Secretary of the Interior's Standards for Rehabilitation suggest the following: 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. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings shall not be undertaken. 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. New additions, exterior alterations, or related new construction, shall not destroy historic materials that characterize the property. Conclusion Roof The proposed project includes the replacement of a white, flat concrete tile roof with an aluminum finish, corrugated metal roof. Based on the age of the frame home (constructed in 1935), that the concrete tile is not original to the building. It is appropriate to approve a metal roof as they were prevalent during the time of construction. Therefore, positive findings with respect to the Land Development Regulations, the Delray Beach Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation can be made regarding replacement of the roofing material. Further, the proposed roof will be visually compatible with the dwelling and the treatment is reversible. Windows The applicant is also proposing to install impact resistant, aluminum frame, divided light casement windows along the front façade. While casement windows were prevalent during the 1930s, the approved single hung sash windows are better suited for the building as evidence of such fenestration was seen on the house prior to the initiation of the conversion. Further, the remaining windows on the building will be 4/1 and 6/1 single hung sash and any proposed replacement should be consistent. Both the City's Design Guidelines and the Secretary of the Interior's Standards for Rehabilitation encourage the retention of both fenestration patterns (light patterns and style) and material. As the applicant has already requested an alteration from the original material ' 131 North Swinton Avenue Swinton Office-OSSHAD Page 4 of the window sash by replacing the wood frame windows with aluminum frame and since there are numerous options to increase security and protect the envelope of the building, replacement of the single hung sash windows with casements should not be supported. It is recommended that the Board uphold their original approval for 6/1, aluminum frame, single hung sash windows and deny approval of the replacement casement windows. Exterior Siding The applicant is also proposing to remove the existing wood clapboard siding (both rotted and sound) with hardiplank, a cementitious material molded into strips intended to mimic the look of wood siding. Per the recently adopted Design Guidelines, while the Board may consider replacement materials of exterior siding on a case by case basis when a hardship is present, the applicant has claimed no such hardship and is requesting replacement of both rotted and sound material as a means of streamlining the rehabilitation process. As replacement of rotted wood is necessary, preservation guidelines encourage in-kind wood replacement of exterior wood siding which has already occurred in several places on the building. If it is determined that the whole of the exterior siding needs replacement rather than repair, the applicant should replace the boards in-kind, making certain to retain the profiles of the siding and ensuring that no vapor infiltration reoccurs to stimulate further rotting and decay. Introduction of new materials for replacement of historic materials which can still be found should be avoided. Further, as guided by the Secretary of the Interior's Standards for Rehabilitation, a new use proposed for a historic building should require only minimal changes and should not require any major alteration to character defining features. As the building displays minimal ornamentation as it was originally designed, the character defining features of the building include the roofline, orientation, location, exterior siding, and fenestration pattern. As replacement with hardiplank is neither in-kind nor reversible, positive findings cannot be made with respect to both the Land Development Regulations, the Delray Beach Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. ALTERNATIVE ACTIONS A. Continue with direction. B. Approve the COA for the building elevation changes associated with a Class I site plan modification for 131 North Swinton Avenue, Kemish Office based upon positive findings with respect to LDR Sections 4.5.1(E)(4) and 4.5.1(E)(8)(c) and (g), the Delray Beach Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation subject to conditions. C. Deny the COA for the building elevation changes associated with a Class I site plan modification for 131 North Swinton Avenue, Kemish Office, based upon a failure to make positive findings with respect to LDR Sections 4.5.1(E)(4) and 4.5.1(E)(8)(c) and (g), the Delray Beach Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. 131 North Swinton Avenue Swinton Office-OSSHAD Page 5 RECOMMENDATION Approve the Certificate of Appropriateness for building elevation changes associated with a Class I site plan modification for 131 North Swinton Avenue, Kemish Office, based upon positive findings with respect to LDR Sections 4.5.1(E)(4), (E)(8)(c) and (g), the Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation, subject to the following conditions: 1) That repairs/replacement of exterior siding be made in-kind; and, 2) That any new windows installed on the front façade be 6/1 single hung sash to match those found on the remaining elevations. Attachments: Elevations& Survey Report Prepared by: Wendy Shay, Historic Preservation Planner ELECTION OF OFFICERS CHAIRPERSON Nominee/9/tWe/SSO �� Motion //s 1V//so,0 2nd ,GCS ,Qg7 1 Vice-Chairperson Nominee /P, 4114 VA Motion /71�/,ir/ca,) 2nd /W S�Kl64) Second Vice-Chairperson Nominee 6 4W - Motion A5 S 72 ) 2nd S.\ (15O,() ti ULLHAI'oucH - umur ouch iecCitY HISTORIC PRESERVATION BOARD ilrip I 1 I'! MEMORANDUM STAFF REPORT 'I ° YUU, - 2UU1 Agent: Michelle Parparian, Owner Project Name: Swinton House Project Location: 123 South Swinton Avenue ITEM BEFORE THE BOARD The item before the Board is approval of a Class II Site Plan Modification for Swinton House, pursuant to LDR Section 2.4.6(J). BACKGROUND The subject property consists of Lot 3, Block 70 of the Sundy and Cromer Amended Plat. The 1,347 sq. ft. masonry vernacular dwelling was constructed in 1947 and displays an asymmetrical facade, cross gable roof, and varying fenestration. The building is considered a contributing, historic property in the Old School Square Historic District. The property is zoned Old School Square Historic Arts District (OSSHAD). During its meeting of January 15, 2003, the Board reviewed and approved a Class V Site Plan, Landscape Plan, and Design Elements for the conversion of a single family home to office. In association with this project, the Board also approved waivers to allow one parking space in front of the building and to reduce the landscape strips on the north side from five feet (5') to four feet (4') and on the south side from five feet (5') to three and a half feet (3.5 ), and a variance to allow a back-out parking space onto Swinton Avenue (see the attached HPB report dated January 15, 2003 for a detailed analysis of the waiver and variance requests). The elevation changes associated with the design elements approved for the project have been undertaken, however, none of the site improvements related to the parking lot have been initiated. A Class II Site Plan Modification for the conversion from office to retail is now before the Board for consideration. DEVELOPMENT PROPOSAL The development proposal consists of the following: ➢ Conversion of a 1,347 sq. ft. single family, contributing dwelling from office to retail. Meeting Date: September 17,2003 Agenda Item: III.A. HPB Staff Report Swinton House (123 S. Swinton Avenue)—Class II Site Plan Modification Page 2 REQUIRED FINDINGS Pursuant to LDR Section 2.4.5(G)(1)(b), a Class II site plan modification is a modification to a site plan which requires no review of the Performance Standards found in LDR Section 3.1.1, but requires action by a Board. LDR Section 2.4.5(G)(5) (Findings): Pursuant to LDR Section 2.4.5(G)(5), formal findings are not required for a Class I or II modification, however, based on the impact of the conversion from office to retail the following has been provided: Streets and Traffic It is noted that the subject property is located in the City's TCEA (Transportation Concurrency Exception Area), which includes the OSSHAD zoning district. The TCEA exempts this area from complying with the Palm Beach County Traffic Performance Standards Ordinance. Therefore, a traffic study is not required for concurrency purposes, however, a traffic statement is necessary to keep a record of trips approved in the TCEA and for calculation of traffic impact fees. Based upon the conversion from residential to office, the 1,347 sq. ft. retail will generate 125 average daily trips with a net increase of approximately 93 daily new trips from the previous office use (32 trips). While the traffic impact has been calculated for the conversion from office to retail, no traffic statement has been provided. This has been added as a condition of approval. Solid Waste Trash generated by the proposed conversion of the 1,347 sq.ft. building to retail is [1,347 sq. ft. x 10.2 lbs/sq. ft. = 13,739.4 Ibs/2,000 = 6.87 tons] 6.87 tons of solid waste per year. The office was assessed at 3.64 tons per year, resulting in an increase of roughly 3.23 tons per year. 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 with respect to the conversion can be made to this Level of Service standard. SITE PLAN MODIFICATION ANALYSIS COMPLIANCE WITH LAND DEVELOPMENT REGULATIONS: Items identified in the Land Development Regulations shall be specifically addressed by the body taking final action on the site and development proposal. LDR Section 4.4.24 OSSHAD (Old School Square Historic Arts District): HPB Staff Report Swinton House (123 S. Swinton Avenue)—Class II Site Plan Modification Page 3 Parking Requirement Pursuant to LDR Section 4.4.24(G)(4)(a), all non-residential uses, with the exception of restaurants, shall provide one parking space per 300 sq. ft. of total new or existing floor area being converted to non-residential use. Based on the above, the 1,347 sq. ft. building requires five (5) parking spaces with five (5) proposed to accommodate employee and patron needs. Four proposed spaces will be located in the rear (east) of the property with access taken off the alley and one will be located in front of the extant house (an existing driveway) but will be limited to employee use to prevent customers and delivery vehicles form backing out onto Swinton Avenue. A sign indicating parking for employees only and directing patrons and deliveries to the rear parking lot must be installed, which is a condition of approval. This front yard parking space was approved with the previous Class V Site Plan for conversion from single family residence to office as one of the five required spaces with the stipulation that it would be for owner/employee use only. As the use is changing from office to retail, which has a higher turnover, it is imperative that signage be provided. A similar configuration was approved at 102 NE 1st Avenue, the Vintage Rose which is also within the Old School Square Historic District. The parking area will consist of asphalt paving throughout the rear parking lot including the handicapped accessible parking space and access panel along with the proposed front parking space. A notation of the material of the driveway has been made for the front driveway, however, it is not noted on the site plan or landscape plan for the rear parking lot. This has been added as a condition of approval. The plan submitted with this proposal does not reflect the current right-of-way improvements including a landscape island along South Swinton Avenue and improvement of the alley to the east of the building. The existing landscape island was part of the justification for the original approval to permit one (1) parking space in front of the building. Therefore, all improvements within the rights-of-way should be reflected on the site and engineering plans. This has been attached as a condition of approval. Landscaping/Open Space The applicant is proposing no changes to the previously approved landscape plan or impervious and pervious area, therefore, the project meets the minimum requirement of 25% open space for the Old School Square Historic District as 37% is proposed. Bike Rack A bike rack is proposed to the east of the front parking space. When the front parking space is occupied, the bike rack will be difficult to access. It is therefore recommended that it be relocated to the south of the existing concrete walkway within the front yard setback. This has been added as a condition of approval. Lighting With the previous Class V site plan, a lighting plan, in compliance with LDR Section 4.6.8, was provided. The lighting plan will be utilized in conjunction with the current proposal. No HPB Staff Report Swinton House (123 S. Swinton Avenue)—Class II Site Plan Modification Page 4 change in exterior lighting is necessary or proposed at this time and installation of the lighting plan has not yet been initiated with respect to the parking area. ASSESSMENT AND CONCLUSION The development proposal is associated with the change of use from office to retail. The proposed change of use will neither increase the required parking nor alter the building's appearance or footprint. The proposal will meet the required parking requirements, open space, and lighting. The development proposal will be consistent with the policies of Chapter 3 of the Land Development Regulations and the Comprehensive Plan. Based on the analysis above, positive findings can be made with respect to the proposed conversion. ALTERNATIVE ACTIONS A. Continue with direction. B. Approve the COA and the associated Class II site plan modification the Swinton House, 123 South Swinton Avenue, based on positive findings with respect to the Land Development Regulations, subject to conditions. C. Deny the COA and associated Class II site plan modification for the Swinton House, 123 South Swinton Avenue, with the basis stated. RECOMMENDATION Approve the Certificate of Appropriateness and associated Class II site plan modification for the Swinton House, 123 South Swinton Avenue, based upon positive findings with respect to the Land Development Regulations, subject to the following conditions: 1) That the front parking space be limited to owner or employee use and that an "Employee Parking Only" sign is installed which directs patrons and deliveries to the rear parking lot; 2) That a traffic statement be submitted reflecting the conversion from office to retail; 3) That the material for the rear parking lot be noted on the site plan; 4) That the bike rack be relocated to the south, adjacent to the front walkway; and, 5) That the current right-of-way improvements within South Swinton Avenue and the alley be reflected on the site plan and engineering plan. 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NO•R ... GOAT/ON AMA �Tcona•tcn/E :� y0��&y) ;8'� r wu�• • -- S. SW/NToN A✓6. PROPERTY Of: RJM• Investment Group, LLC, 123 South Swinton Avenue, 16. A BOUNDARY Beach, Florida ATM' C 11.t1111111111111 111E1.11:N.1111111: SURvtt ANm IIIAIINII:{N.11.NUGNSI:ALIq I ltnr6t anttly stNa1 the ..,. ,. •rp•r. LANNES AND(:ARC1,1,INC-. 1111111i111.11 rnssx Spxu.11111 iU.1ed 1•neun n.t,n Ow nmmmn"•" 1..1{.112(11)VW 11lnw InI 1 PanJ,,J11t1!milt 1, lite 11ut,I - u! land bn.ermn IIIrlt,ptu �IGv•� SURVEYORS-MAPPERS-LAND PLANNERS • I osed.•1Jnuni,twirr Coda pu am.m $rn:u,.v:o)r,11..S:.mme..11.nr a•.n•, BEALE SMITH 152:18 ennoad,n.r•tt. nlapt. e.•en.r•.m appr ..i .n then Plat, nthr, II,,. a. • •1.0.11 Ine.0 Mice midst.:J59 Alcx.a.Avenue re,alI:,ltl,t,I•Incltl,.1,11J•1 (J1)5)61.6.79119 (95.1157.6111.6.1 rl.,m :fe,rmm.•n..•.n,mmh• FIELD DATE SCA1:1.1 1)I(AWN DV DItWC.No ` ��o L�8� 138346 / , O-/22/02 /re 20' A.D.