HPB-07-18-01 ***REVISED***
7:4Y1 . AGENDA
HISTORIC PRESERVATION BOARD MEETING
CITY OF DELRAY BEACH
Meeting Date: July 18, 2001
Type of Meeting: Regular Meeting
Location: First Floor Conference Room
Time: 6:00 P.M.
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. Pursuant to F.S.286.0105.
I. CALL TO ORDER
II. CERTIFICATES OF APPROPRIATENESS
A. COA 451: S&R Beauty Supplies, 103 NW 5th Avenue, West Settlers Historic
District. Rutha Stubbs, Owner.
Consider a Certificate of Appropriateness, Associated Class Ill Site Plan
Modification, Landscape Plan and Design Elements for an Addition at the
Northeast Corner of the Building. (Continued from the July 11, 2001
Meeting.)
B. COA 456: House of God, on the Northwest Corner of NW 3rd Avenue and
NW 1st Street, West Settlers Historic District, New Construction. William
Hatcher, Authorized Agent.
Consider a Certificate of Appropriateness, Associated Class V Site Plan,
Landscape Plan and Design Elements for the Construction of a Church.
C. COA 459: 23 & 25 SW 1st Avenue, Old School Square Historic District, Non-
Contributing Duplex. Robert Smither, Jr., Authorized Agent.
Consider a Certificate of Appropriateness for the Demolition of a Non-
Contributing Duplex.
111111111_ 7" 8'°1
HPB Meeting
July 18, 2001
Page 2
D. COA 458: 33 SW 1st Avenue, Old School Square Historic District, Non-
Contributing Four-Plex. Robert Smither, Jr., Authorized Agent.
Consider a Certificate of Appropriateness for the demolition of a Non-
Contributing Four-Plex.
III. DISCUSSION AND ACTION ITEMS
A. Recommendation to the Planning & Zoning Board Regarding an Amendment
to Land Development Regulations Appendix "A" and Section 4.3.3 Adding a
Definition and Special Regulations Regarding 24-Hour Businesses and
Listing 24-Hour Businesses as a Conditional Use in Certain Non-Residential
Zoning Districts.
IV. REPORTS AND COMMENTS
A. Reports from Historic District Representatives
B. Board Members
C. Staff
V. ADJOURN
ej62/1,1, .
Ellen Uguc6ioni
Historic Preservation Planner
REPOSTED ON: JULY 13, 2001
MINUTES OF THE HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH
DELRAY BEACH, FLORIDA
PUBLIC HEARING
MEETING DATE: JULY 18, 2001
LOCATION: FIRST FLOOR CONFERENCE ROOM
I. ROLL CALL:
The meeting was called to order by the Chairman at 6:00 P.M. Upon roll call it
was determined that a quorum was present.
MEMBERS PRESENT: Chairman Keller, Mary Lou Jamison, Gail-Lee
McDermott, Shane Ames, Donnamarie Sloan
MEMBERS ABSENT: Dave Bodker, Rhonda Sexton
STAFF PRESENT: Ellen Uguccioni, Jeff Costello, Diana Mund
Ms. Uguccioni ask if the Board would amend the agenda to hear Item III.A, first. The
Board was of the consensus to do so.
III. DISCUSSION AND ACTION ITEMS:
A. Recommendation to the City Commission Regarding an Amendment to Land
Development Regulations Appendix "A" and Section 4.3.3 Adding a Definition
and Special Regulations Regarding 24-Hour Businesses and Listing 24-Hour
Businesses as a Conditional Use in Certain Non-Residential Zoning Districts.
It was moved by Ms. Jamison, seconded by Ms. McDermott and passed 5-0
to recommend to the City Commission approval of the amendment to LDR
Appendix "A" and Section 4.3.3 adding a definition and special regulations
regarding 24-hour businesses as a Conditional Use in certain non-residential
zoning districts.
II. CERTIFICATES OF APPROPRIATENESS:
A. COA 451: S&R Beauty Supplies, 103 NW 5th Avenue, West Settlers Historic
District. Rutha Subbs, Owner.
Item Before the Board: The action requested of the Board is that of
considering a Certificate of Appropriateness, Associated Class III Site Plan
Modification, Landscape Plan and Design Elements for an addition at the
northeast corner of the building. (Continued from the July 11, 2001 meeting.)
It was moved by Ms. Jamison, seconded by Ms. McDermott and passed 5-0
to approve COA 451 for the Class III Site Plan Modification based upon
positive findings with respect to Chapter 3 (Performance Standards), Section
2.4.5(F)(5) (Findings of Compatibility) of the Land Development Regulations
and policies of the Comprehensive Plan, subject to the following conditions:
1 . That lighting is provided in the parking area and on the west and south
sides of the building, and that specific details for the light fixture be
provided for staff approval;
2. That a trash container area acceptable to BFI be depicted on the plans
and screened accordingly;
3. That either an in-lieu parking agreement or an off-site parking agreement
acceptable to the City Attorney be executed prior to the issuance of a
building permit;
4. That the air conditioning unit be depicted on the plans and screened
accordingly;
5. That if provision of a bike rack is necessary it return to the Board for
approval; and,
6. That a 5' right-of-way for NW 5th Avenue, to correspond with the sidewalk
or a sidewalk easement agreement be executed.
It was moved by Ms. Jamison, seconded by Ms. McDermott and passed 5-0
to approve COA 451 for the Landscape Plan based upon positive findings
with respect to Section 4.6.16 of the Land Development Regulations, subject
to the following condition:
• That vertical elements acceptable to the City Horticulturist be installed on
the west and south sides of the building.
It was moved by Ms. Jamison, seconded by Ms. McDermott and passed 5-0
to approve COA 451 for the Design Elements and Colors, based upon
positive findings with respect to Sections 4.6.18 and 4.5.1 of the Land
Development Regulations, subject to the following conditions:
1. That the portico be arched;
2. That the windows on the south side reflect the same arch treatment as
those on the north; and,
3. That the free standing columns depicted in the plan be changed so that
they are actually half-columns and are attached to the building.
B. COA 456: House of God, Northwest Corner of NW 3rd Avenue and NW 1st
Street, West Settlers Historic District, New Construction. Pastor Jerry Taylor
and William Hatcher, Authorized Agents.
Item Before the Board: The action requested of the Board is that of
considering a Certificate of Appropriateness, Associated Class V Site Plan
Modification, Landscape Plan and Design Elements for the construction of a
church.
It was moved by Mr. Ames, seconded by Ms. McDermott and passed 5-0 to
approve COA 456 for the Class V Site Plan based upon positive findings with
respect to Chapter 3 (Performance Standards) of the Land Development
-2- HPB Minutes 7/18/01
Regulations, policies of the Comprehensive Plan and Section 2.4.5(F)(5),
subject to the following conditions:
1 . That an off-site parking agreement be executed for the use of a minimum
of 21 spaces within the City Hall parking lots;
2. That a pedestrian connection be constructed between the church site and
off-site parking areas;
3. That the fellowship hall and balcony shall not be used as sanctuary
seating unless approved as a Conditional Use modification;
4. That a site lighting plan be submitted with details of the fixtures to be
provided; and,
5. That the number, type and method of screening the trash receptacles be
indicated on the plans.
It was moved by Mr. Ames, seconded by Ms. McDermott and passed 5-0 to
approve COA 456 for the Landscape Plan based upon positive findings with
respect to LDR Section 4.6.16, subject to the following condition:
• That a hedge 4' at time of planting be installed along the north side of the
parking area.
It was moved by Mr. Ames, seconded by Ms. McDermott and passed 5-0 to
approve COA 456 for the Design Elements based upon positive findings with
respect to LDR Sections 4.5.1 and 4.6.18, subject to the following conditions:
1. That the center bay be emphasized by extending the roof overhang
approximately 1';
2. That to further emphasize the symmetry, quoining be added parallel to the
existing quoins, so they are an equal distance from the central bullseye
window;
3. That the handicap ramp & rail be removed and replaced with a 1/12
sloped ramp which would not require a rail;
4. That the proportion of the steeple be better proportioned to relate to the
church; and,
5. That an additional window be installed flanking the entrance portal to the
multipurpose space.
C. COA 459: 23 & 25 SW 1st Avenue, Old School Square Historic District, Non-
Contributing Duplex. Robert Smither, Jr., Authorized Agent.
Item Before the Board: The action requested of the Board is that of
considering a Certificate of Appropriateness for the demolition of a non-
contributing duplex.
It was moved by Mr. Ames, seconded by Ms. McDermott and passed 5-0 to
approve COA 459 based upon positive findings with respect to LDR Section
4.5.1(F) for the demolition of the duplex at 23 & 25 SW 1st Avenue effective
immediately.
-3- HPB Minutes 7/18/01
D. COA 458: 33 SW 1st Avenue, Old School Square Historic District, Non-
Contributing Four-Plex. Robert Smither, Jr., Authorized Agent.
Item Before the Board: The action requested of the Board is that of
considering a Certificate of Appropriateness for the demolition of a non-
contributing four-plex.
It was moved by Mr. Ames, seconded by Ms. McDermott and passed 5-0 to
approve COA 458 based upon positive findings with respect to LDR Section
4.5.1(F) for the demolition of the four-plex at 33 SW 1st Avenue effective
immediately.
IV. REPORTS AND COMMENTS:
A. Reports from Historic District Representatives
None
B. Board Members
None
C. Staff
None
V. ADJOURNMENT:
There being no further business before the Board, the July 18, 2001 meeting
adjourned at 7:30 P.M.
The undersigned is the Secretary of the Historic Preservation Board and the information
provided herein is the Minutes of thq/fineeting of said body for July 18, 2001, which were
for ,y adopted;and approved bythe Board on August 1, 2001.
Dia aM
If the Minutes that you have received are not completed as indicated above, then this
means that these are not the Official Minutes. They will become so after review and
approval, which may involve some changes.
-4- HPB Minutes 7/18/01
L
HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH ---STAFF REPORT---
MEETING DATE: July 18, 2001 (Continued from July 11, 2001 meeting)
AGENDA ITEM: II. A.
ITEM: COA-451, Approval for a Class Ill Site Plan Modification, Landscape Plan and
Design Elements Associated with S & R Beauty Supplies, Inc., Located on the
Northeast Corner of N.W. 1st Street and N.W. 5th Avenue (103 N.W. 5th
Avenue) I I •
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GENERAL DATA: 1r 1 11 I r' 1 I r �_I I
MARTIN LUTHER KING JR. DRIVE
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Owner/Applicant S &R Beauty Supplies & I 11 6i
Salon, Inc., ——
Mrs. Rutha Stubbs m , — —
Agent Reginald Harris I . -
Location Northeast corner of N.W. 1st 1 1 1 1 I
and N.W. 5th Avenue N.W. .-- BE—
Street T ST. —,
Property Size 0.0896 Acre , I 1 - MI I
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Future Land Use Map General Commercial �3 .--1 3
Current Zoning GC (General Commercial) FIRE ME
Adjacent Zoning North: GC ■ _ - STATION
East: GC I 11 ND. 1 III III III II
South: GC ATLANTIC AVENUE
West: GC ill_ . 1 1 I 1I I I I I POLICE I
Existing Land Use Beauty Supply Store COMPLEX
Proposed Land Use Renovation and Construction I
of 165 sq. ft. addition and i_ '
front porch entrance to the =^' I ZIT--�NI
existing beauty supply store. J
Water Service Existing on site. S.'um r_ 1 3�1ST ( ST
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Sewer Service Existing on site. v �>— �; �i l-=
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gym# ITEM BEFORE T1i-t BOARD
The action before the Board is approval of COA-451, which incorporates the following
aspects of the Class III site plan modification request for S & R Beauty Supplies,
pursuant to LDR Section 2.4.5(G)(1)(d):
❑ Site Plan Modification;
❑ Landscape Plan; and
❑ Building Elevations.
The subject property is located at 103 NW 5th Avenue on the northeast corner of NW 5th
Avenue and NW 1st Street within the GC (General Commercial) zoning district, the West
Settlers Historic District and the West Atlantic Avenue Overlay District.
The property contains a one-story 1,330 sq.ft. commercial building, which is currently
occupied by S & R Beauty Supplies. The building was constructed in 1952 as a
restaurant with an addition constructed in 1962, and was designed by Samuel Ogren Jr.
The building possesses no architectural distinction, has not yet achieved sufficient age
to be eligible for consideration as an historic building, and is not connected historically
with the West Settlers Historic District. It is therefore classified as a non-contributing
building.
An application has been submitted for site plan modification to construct a 165 sq.ft.
addition, and to request design approval for changes to the elevations.
=,. P.ROJECT DESCRIPTION
The development proposal consists of the following:
• Construction of a 165 sq. ft. addition and associated elevation improvements to the
existing 1,330 sq. ft. structure;
• Installation of landscaping.
SITE PLAN. .._MODIFICATION ANALYSIS
COMPLIANCE WITH THE LAND DEVELOPMENT REGULATIONS:
Items identified in the Land Development Regulations shall specifically be
addressed by the body taking final action on the site and development
application/request.
HPB Staff Report
COA 451 &Class Ill SPM, S& R Beauty Supplies
Page 2
LDR Section 4.3.4(K) Development Standards Matrix:
The following table indicates that the proposal complies with LDR Sections 4.4.9(F)(2)
(West Atlantic Avenue Overlay District Development Standards) and
4.3.4(K)(Development Standards Matrix) as it pertains to the GC zoning district:
Required Provided
Building Height (max.) 48' 14'
Building Setbacks (min.) - Front 10' 4.5' (Front on NW 1st St)
Side (Interior) 0' 0'-1'6"
Side (Street)* 10' 8'- 12.2'
Rear 10' 19.4'
Open Space 10% 11%
LDR Section 4.3.4(H)(4) (Structures Allowed in Setbacks)
The proposed portico will extend out four feet (4') from the wall of the building, and
actually encroach two feet (2') into the required ten-foot (10') setback. However, the
Land Development Regulations accommodate this circumstance. Specifically, LDR
Section 4.3.4 (H) (4) (n) which states:
"Canopies, marquees, and covered walkways may extend within the front and side
setback areas in commercial zone districts."
LDR Chapter 4.6 Supplementary District Regulations:
Parking:
Pursuant to LDR Section 4.4.9(G)(1)(d), within the West Atlantic Avenue Overlay
District of the GC zoning district, the parking requirement for all non-residential uses
other than restaurants shall be 1 parking space per 300 sq.ft. of gross floor area. The
addition of 165 sq.ft. will require the provision of one (1) additional space.
Presently the area north of the building is paved and accommodates three (3) spaces
that will be re-striped. The two previously used on-street parking spaces on NW 1st
Street are sub standard in regard to accepted parking stall dimensions, and are
primarily in the City's right-of-way. They will be removed as a part of the 2000 roadway
bond project, currently under construction.
Because the property is considered "non-conforming", i.e. built before the parking
regulations were implemented, compliance with the current off-street parking
requirements for the existing square footage is not required. However, the proposed
165 sq.ft. addition will require one parking space.
HPB Staff Report
COA 451 &Class Ill SPM, S& R Beauty Supplies
Page 3
In-Lieu Parking Fee:
LDR Section 4.6.9(E)(3)(a) allows for an "In-Lieu" parking fee to be paid when it is
determined impossible or inappropriate. to meet the parking requirements on-site.
Within this geographical area, the in-lieu fee is $4,000 per space and can be paid in
three installments. If the "in-lieu" space is purchased, the off-street parking
requirements will be satisfied. The Parking Management Board reviewed this matter at
its June 26, 2001 meeting, and recommended that the owner be allowed to purchase an
in-lieu space. The City Commission must ultimately decide on the request.
Off-Site Parking Agreement:
Another alternative is to enter into an off-site parking agreement per LDR section
4.6.9(E)(4). In instances where uses do not have sufficient space to accommodate
customer and employee parking demands, parking requirements may be provided off-
site. Parking for day-to-day operation may be provided on other property within three
hundred feet (300') provided that both properties are of the same general type of zone
designation, and when in compliance with, and pursuant to, the following:
1. The 300' distance shall be measured along an acceptable pedestrian route;
2. Approval of such off-site parking may be granted by the body, which has approval
authority of the related site and development plan;
3. An agreement providing an easement for such use is prepared pursuant to
Subsection (E)(5) and is recorded prior to certification of the site and development plan;
4. The provision of the parking easement shall not diminish the ability of the property
upon which it is placed, to accommodate its required parking.
While this is an alternative, it may be not be viable as many of the properties within 300'
of the subject property, currently have parking deficiencies. At this point, it seems
appropriate to allow for either alternative identified above.
Thus, a condition of approval is that the one required parking space be accommodated
by executing either an in-lieu of parking fee agreement or an off-site parking agreement
prior to issuance of a building permit.
Lighting:
Pursuant to LDR Section 4.6.8(B), a photometric and site lighting plan is required with
the submission of the site plan modification. No lighting plan has been submitted, but
additional lighting is necessary especially on the north side of the building. A lighting
plan is listed as a condition of approval.
Bike Rack:
Pursuant to LDR Section 4.6.9(C)(1)(c)(3), bicycle parking facilities shall be provided in
a designated area and by a fixed bike rack for any non-residential use within the City's
TCEA (Traffic Concurrency Exception Area). The subject property is located within the
HPB Staff Report
COA 451 & Class Ill SPM, S& R Beauty Supplies
Page 4
TCEA area but a bike rack has not been provided, and is listed as a condition 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. A 7.5' paver brick sidewalk with planters currently exists
within the NW 5th Avenue right-of-way adjacent to the property. A 5' wide concrete
sidewalk will be added on the north side of NW 1st Street adjacent to the property by the
City as a part of the roadway improvements. Thus, this development will not be
required to install a sidewalk.
LDR Section 5.3.1(D)(Right-of-Way Dedication):
Pursuant to LDR Section 5.3.1(D)(2) and the Transportation Element of the City's
Comprehensive Plan, the required right-of-way width for NW 1st Street is 60' and 50'
currently exists, while the NW 5th Avenue right-of-way is only 40'. While there is not a
need for additional right-of-way for this section of NW 1st Street, there is an existing
sidewalk along NW 5th Avenue, which currently encroaches 4.5' onto the subject
property. This sidewalk was installed with the streetscape improvements constructed in
the mid 1980's. Thus, this development is responsible for dedication of 5' of right-of-
way for NW 5th Avenue to correspond with the sidewalk, or a sidewalk easement
agreement executed, which is listed as a condition of approval.
LDR Section 6.3.4 (Canopies):
The proposed portico extends 4' on the NW 5th Avenue side of the property. The portico
is contained within the property and will therefore not require any "hold harmless"
agreements with the city.
OTHER ITEMS
Refuse Container:
The site plan does not depict the location of the refuse container area. Given the trash
generated by this retail use and the limited area to accommodate the trash containers, it
may be possible to utilize a 3-yard dumpster or 96 gallon rollout carts. The most
appropriate type of trash container must be verified by the City's trash service provide,
BFI. A condition of approval is that the site plan depict the refuse container storage
area, and the method of screening.
Air Conditioning Unit:
The existing ground a/c unit on the south side is not depicted on the plans. If the unit
remains on the ground it must be screened appropriately. Should the unit be roof-
mounted, the parapet must screen it. A condition of approval is that the site plan depict
the location of the unit and the method of screening.
HPB Staff Report
COA 451 & Class Ill SPM, S& R Beauty Supplies
Page 5
s LrANDtSC'APEk ANALY$S1S '
The west side of the building interfaces with the existing NW 5th Avenue streetscape.
The streetscape consists of a variety of shade and flowering trees contained within tree
grates in the sidewalk. Although there is only approximately 4 feet of ground from the
edge of the building to the sidewalk, there will be landscape installed. The structure will
be softened by the addition of Cocoplum across the west and south sides, planted 2' on
center. Dwarf Mexican Bluebells will also be planted along these sides.
However, the Board may want to consider the installation of a hedge or vertical
elements along the west and south sides of the building.
M E N T Y.
The building is simply a rectangular "box" with no embellishment, obviously built to
serve a purely functional purpose. The application requests approval to "dress-up" the
façade through the application of a portico, installation of new windows within the
existing apertures, and application of a semicircular raised stucco band above the
windows on the main (west) elevation. The windows on the south side will remain, but
will be replaced by a fixed-glass type.
The West Settlers Historic District, while primarily residential does have a commercial
component. The building directly west of the S & R Beauty Supply building is a one-
story rectangular block with a stepped parapet built in 1945 and considered
"contributing". Typically the commercial buildings within this district are simple, and do
not convey any formal design qualities.
As the S & R Beauty Supply building does not contribute to the identity of the historic
district, the proposal which adds an element inconsistent with the vernacular
architectural vocabulary of the area, may be considered an acceptable design solution.
The introduction of the portico, consisting of cylindrical columns resting on raised bases
that extend beyond the roof, and terminate in a plain entablature and flat roof is a
design element inspired by classical architecture, and adapted to the Mediterranean
Revival style in Florida. Similarly, the raised semi-circular band above the windows is a
reflection of this Mediterranean motif.
The flat roof of the portico further emphasizes the horizontal lines of the rectangular
building mass. However, the introduction of the semi-circle over the windows
introduces an element inconsistent with the established geometry. For this reason, it is
recommended that the windows on the west elevation be embellished with a flat-headed
lintel and sill that will be complimentary.
The addition simply "squares off' the northeast corner. A single leafed door provides
access. The stucco band along the parapet abruptly ends at the location of the addition.
It is recommended that the band continue along the side over the new addition.
HPB Staff Report
COA 451 & Class Ill SPM, S& R Beauty Supplies
Page 6
REQUIRED F !.;;. sS
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Pursuant to LDR Section 2.4.5(G)(1)(c)(Class ill Site Plan Modification), a
modification to a site plan which represents either a change in intensity of use, or
which affects the spatial relationship among improvements on the land, requires
partial review of Performance Standards found in LDR Sections 3.1.1 and 3.2.3, as
well as required findings of LDR Section 2.4.5(G)(5).
LDR Section 2.4.5(G)(5) (Findings)
Pursuant to LDR Section 2.4.5(G)(5), a finding that the proposed changes do not
significantly affect the originally approved plan must be made concurrent with
approval of a Class Ill modification.
The development proposal involves the construction of a 165 sq. ft. addition. Pursuant
to LDR Section 2.4.5(G)(5), this minor modification does not significantly impact the
previous findings. However, the applicable Future Land Use Map and Concurrency
items as they relate to this development proposal are discussed below.
Section 3.1.1 (A) - Future Land Use Map:
The subject property has a Future Land Use Map designation of GC (General
Commercial) and a zoning designation of GC (General Commercial). The GC zoning
district is consistent with the GC Future Land Use Map designation. Pursuant to LDR
Section 4.4.9(B)(1), within the GC zoning district, general retail uses are listed as a
permitted use. 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
Pursuant to Section 3.1.1(B) Concurrency as defined pursuant to Objective B-2 of
the Land Use Element of the Comprehensive Plan must be met and a
determination made that the public facility needs of the requested land use and/or
development application will not exceed the ability of the City to fund and
provide, or to require the provision of, needed capital improvements. `
The proposed improvements will not have an impact on water and sewer demands or
drainage. The addition will not create a need or impact on the Parks and Recreation
Facilities level of service standard. Concurrency findings as they relate to Streets and
Traffic, and Solid Waste are discussed below.
Streets and Traffic:
The subject property is located in the City's TCEA (Traffic Concurrency Exception
Area), which encompasses the CBD, CBD-RC, and OSSHAD, as well as the West
Atlantic Avenue Redevelopment Area. The TCEA exempts the above-described areas
from complying with the Palm Beach County Traffic Performance Standards Ordinance.
The proposed 165 sq.ft. addition will generate approximately 16 average daily trips,
which will not impact the surrounding roadway network.
HPB Staff Report
COA 451 & Class Ill SPM, S&R Beauty Supplies
Page 7
Solid Waste:
The proposed 165 sq.ft. addition will generate an additional 0.84 tons of solid waste per
year, the existing building generates 6.8 tons of solid waste per year. The total solid
waste generation for the subject property will be 7.64 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.
Section 3.1.1 (CZ- Consistency (Standards for Site Plan Actions):
As described in Appendix A, a positive finding with regard to 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 Modification 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, objections and policies of the City's Comprehensive Plan was
conducted and the following applicable objectives and policies are noted:
Housing Policy A-12.3: In evaluating proposals for new development or
redevelopment, the City shall consider the effect that the proposal will have on
the stability of nearby neighborhoods. Factors such as noise, odors, dust, traffic
volumes and circulation patterns shall be reviewed in terms of their potential to
negatively impact the safety, habitability and stability of residential areas. If it is
determined that a proposed development will result in a degradation of any
neighborhood, the project shall be modified accordingly or denied.
The subject property is located in the West Settlers Historic District and the West
Atlantic Avenue Overlay District, both of which contain residential uses. The Overlay
District allows for a mix of commercial uses as well as residential uses. The proposal
will be compatible with the adjacent commercial and residential uses, as it has existed
at this location for a number of years. The proposal is to enclose an alcove at the
northeast corner of the building that has been used extensively for loitering and other
unwelcome activities. The project will not have a negative impact on the area, and will
not increase noise, odor, or dust.
REVIEW BY OTHERS
The development proposal is located in an area, which requires review by the CRA
(Community Redevelopment Agency), DDA (Downtown Development Agency) and
West Atlantic Revitalization Coalition (WARC).
HPB Staff Report
COA 451 &Class Ill SPM, S& R Beauty Supplies
Page 8
Community Redevelopment Agency (CRA):
The CRA reviewed the site plan modification at its meeting of June 14, 2001, and
recommended approval of the project.
Downtown Development Agency (DDA):
The DDA reviewed the site plan at its meeting of June 20, 2001, and recommended
approval of the project, subject to the condition-that adequate lighting be provided.
West Atlantic Redevelopment Coalition (WARC):
At its meeting of June 13, 2001, the Coalition recommended approval of the
development proposal.
Neighborhood Notice:
Special Notice was provided to the West Settlers Homeowners Association and the
Delray Merchants Association. Letters of objection, if any, will be presented at the HPB
meeting.
rA,S�S,E_S. SMuENTAND. CONCLU,..SON
The development proposal involves the construction of a 165 sq. ft. addition, and
elevation changes to an existing 1,330 square foot commercial building. The proposal
will be consistent with the policies of the Comprehensive Plan and Chapter 3 of the
Land Development Regulations, provided the conditions of approval are addressed.
The proposal will be compatible and harmonious with the surrounding area and could
be a catalyst for redevelopment and/or renovations to surrounding properties. The
proposal will provide the desired economic stimulus to the area. The addition and
façade improvements to the existing building are consistent with the City's efforts to
redevelop and improve the West Atlantic Avenue Redevelopment Area and the West
Settlers Historic District.
ALTERNATIVE ACTIONS,;'
A. Continue with direction.
B. Approve COA-451 and the associated Class Ill Site Plan Modification, Landscape
Plan and Architectural Elevations for S & R Beauty Supplies, based on positive
findings with respect to Chapter 3 (Performance Standards), and Section 2.4.5(F)(5)
(Finding of Compatibility) of the Land Development Regulations and the policies of
the Comprehensive Plan subject to conditions.
C. Deny COA-451 and the associated Class Ill Site Plan Modification, Landscape Plan,
and Architectural Elevations for S & R Beauty Supplies with basis stated.
HPB Staff Report
COA 451 &Class Ill SPM, S& R Beauty Supplies
Page 9
S T A F Fib R Ei COMM ESN DA Tf O N
By Separate Motions:
Site Plan:
Approve COA-451 for the Class Ill site plan modification for S & R Beauty Supplies,
based on positive findings with respect to Chapter 3 (Performance Standards), and
Section 2.4.5(F)(5) (Finding of Compatibility) of the Land Development Regulations and
policies of the Comprehensive Plan subject to the following conditions:
1 . That lighting is provided in the parking area and on the west and south side of the
building, and that specific details for the light fixtures be provided.
2. That a trash container area acceptable to BFI be depicted on the plans and
screened accordingly.
3. That either an in-lieu of parking agreement or an off-site agreement acceptable to
the City Attorney be executed prior to the issuance of a building permit.
4. That the air conditioning unit be depicted on the plans and screened accordingly.
5. That a bike rack be installed on the site.
6. That a five-foot (5') right-of-way for NW5th Avenue, to correspond with the sidewalk
or a sidewalk easement agreement be executed.
Landscape Plan:
Approve COA-451 for the landscape plan for S & R Beauty Supplies, based on positive
findings with respect to Section 4.6.16 of the Land Development Regulations, subject to
the following condition:
1. That vertical elements acceptable to the City Horticulturist be installed on the west
and south sides of the building.
Design Elements:
Approve COA-451 for the proposed elevations for S & R Beauty Supplies, based on
positive findings with respect to LDR Section 4.6.18. and 4.5.1, subject to the following
conditions:
1 . That horizontal lintels and sills be applied in stucco to the windows of the west
elevation.
2. That the stucco molding across the parapet be extended to include the addition at
the north east corner of the building.
HPB Staff Report
COA 451 &Class Ill SPM, S& R Beauty Supplies
Page 10
A P FP E`, V D 'ILX A
STA=NxDARrD`S, ~FOhR� SITE PLAN 44C:7
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 However, additional lighting is necessary for safety/security purposes.
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
Meets intent of standard
Does not meet intent X Will be addressed with the installation of a bike rack
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. 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
HPB Staff Report
COA 451 & Class Ill SPM, S& R Beauty Supplies
Page 11
G. Redevelopment and the development of new land shall result in the provision of a
variety of housing types which shall continue to accommodate the diverse makeup of
the City's demographic profile, and meet the housing needs identified in the Housing
Element. This shall be accomplished through the implementation of policies under
Objective B-2 of the Housing Element.
Not applicable X
Meets intent of standard
Does not meet intent
H. The City shall consider the effect that the proposal will have on the stability of nearby
neighborhoods. Factors such as noise, odors, dust, traffic volumes and circulation
patterns shall be reviewed in terms of their potential to negatively impact the safety,
habitability and stability of residential areas. If it is determined that a proposed
development will result in a degradation of any neighborhood, the project shall be
modified accordingly or denied.
Not applicable
Meets intent of standard X
Does not meet intent
I. Development shall not be approved if traffic associated with such development would
create a new high accident location, or exacerbate an existing situation causing it to
become a high accident location,without such development taking actions to remedy
the accident situation.
Not applicable
Meets intent of standard X
Does not meet intent
J. Tot lots and recreational areas, serving children from toddler to teens, shall be a
feature of all new housing developments as part of the design to accommodate
households having a range of ages. This requirement may be waived or modified for
residential developments located in the downtown area, and for infill projects having
fewer than 25 units.
Not applicable X
Meets intent of standard
Does not meet intent
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Sl/l2VEYOR AND MAPPER IN RESPONSIBLE CHARGE: JUlUI N. SUIIER
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DATE OF SLRVEY SCALE I„ =-, 20'
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FELD BOOK PAGE N0.1998 . ORDER : •
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Item: COA-459, Robert M. Smither, Jr., Authorized Agent
Location: 23/25 SW 1st Avenue, A Non-Contributing Structure, Old School
Square Historic District
{
dTEM BEFORE THE BOARD
The action requested of the Board is to approve COA-459 to allow the demolition of a
non-contributing Duplex in the Old School Square Historic District, pursuant to LDR
Section 2.4.6 (J).
BACKGROUND
The Old School Square Historic District was designated by the City Commission in
February 1988. The boundaries begin at the intersection of Swinton and Atlantic
Avenues, the geographic crossroads of the original 1896 plat of the Town of Linton
(later renamed Delray Beach). The district contained a wide range of residential and
commercial, and institutional properties that dated from the first decade of the 20th
century (e.g. The Sundy House (1904) through 1938 (then the "cut-off'for assessing the
50 year-old threshold.) The character of the significant properties included in the
historic district were textbook examples of Mediterranean, Queen Anne, and Vernacular
types that reflect then current economy, tastes and style.
The area, once principally office and residential, was rezoned to "Old School Square
Historic Arts District" (OSSHAD) in September 1990. The intent of the OSSHAD zoning
classification was to encourage mixed uses of residential office, and commercial
activities, with an emphasis on the arts, that will encourage the restoration and
preservation of historic structures and, yet, maintain and enhance the pedestrian scale
of the area. (LDR Section 4.4.24 (A)).
Since the enactment of this new Zoning District the area has seen a remarkable
transformation, where heretofore neglected properties have been restored, some for
new uses such as office space.
The duplex building at 23/25 SW 1st Avenue was constructed in 1954 by a Mr. Ercole
Camitelio at a cost of $9,000. The building is rectangular in plan, has a very shallow
gable roof, and a shed roof extension in the center that defines the entry into the two
units. The building reflects a popular one-story floor plan that is functional in nature.
Other than an ornamental cast concrete roundel in the gable ends, the building
possesses no decorative details or craftsmanlike elements.
II.C.
COA 459
Demolition-23/25 SW 1st Avenue, OSSHD
Page 2
The building has been vacant for months and boarded up to deter vandalism. The
application states:
" All the openings have been covered, yet the homeless and vagrants remove
the coverings over the openings. Since all the electric has been disconnected,
their only option for light is candles and flashlights. The risk is substantial and
there is a huge potential liability inherent. "
In March 2001, the Historic Preservation Board was shown a conceptual site plan for a
mixed use development on Block 61, the block bounded by East Atlantic Avenue on the
north; SE 1st Street on the south; SW 1st Avenue on the west, and South Swinton
Avenue on the east. This development called "Sundy Lane" includes this parcel of land,
with the existing non-contributing building demolished and replaced by new
construction.
. , ANALYSIS
Definitions: "Contributing" and "Non-contributing" properties
The property in this demolition request is a non-contributing building. Besides meeting
the threshold of 50 years to begin considering the significance of a building, a
contributing building must also add to the historical architectural qualities, historic
associations, or archaeological values for which the a district is significant because:
(a) It was present during the period of significance or the district, and possesses
historic integrity reflecting its character at that time,
(b) It is capable of yielding important information about the period; and/or
(c) It independently meets the criteria for listing in the National Register of
Historic Places. ( Chapter 1A-38.002, Florida Administrative Code)
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.
COA 459
Demolition-23/25 SW 1st Avenue, OSSHD
Page 3
(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.
(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.
Staff Evaluation of the Criteria:
(a) The duplex proposed for demolition would not qualify individually, or as a
`Contributing" structure within an historic district for listing in the National Register of
Historic Places.
(b) It is doubtful that the duplex could be rehabilitated at an economically viable cost.
(c) The structure is not one of the last remaining of its kind.
(d) Retaining the residence would not achieve a public purpose.
(d) The property is owned by Rectory Park L.C., which is currently in the process of
developing this block for a series of related office and retail establishments. While
only conceptual at this point, the demolition of this structure will allow the
construction of an "infill" design which should be consistent with the character of the
block.
.v. ....... ALTERNATIVE ACTIONS
1. Continue with direction.
2. Approve as presented.
3. Approve, with a delay of six months.
.RECOMMENDATION
Based upon positive findings with respect to LDR Section 4.5.1(F) approve a Certificate
of Appropriateness for the demolition of the duplex at 23/25 SW 1st Avenue effective
immediately.
Report Written by: Ellen J. Ucuccioni, Historic Preservation Planner
.
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°ID' 'T 1=1 ISTORIC PRESERVATION MEMORANDUMiSTAFF REPORT
" ! u t �
Item: COA-458, Robert M. Smither, Jr., Authorized Agent
Location: 33 SW 1st Avenue, A Non-Contributing Structure, Old School Square
Historic District
' ITEM.BEFORElHE BOARDa '
r a �
The action requested of the Board is to approve COA-458 to allow the demolition of a
non-contributing 4-Plex in the Old School Square Historic District, pursuant to LDR
Section 2.4.6 (J).
,. . .�BAKGRlND ... . �.. �.
The Old School Square Historic District was designated by the City Commission in
February 1988. The boundaries begin at the intersection of Swinton and Atlantic
Avenues, the geographic crossroads of the original 1896 plat of the Town of Linton
(later renamed Delray Beach). The district contained a wide range of residential and
commercial, and institutional properties that dated from the first decade of the 20th
century (e.g. The Sundy House (1904) through 1938 (then the "cut-off'for assessing the
50 year-old threshold.) The character of the significant properties included in the
historic district were textbook examples of Mediterranean, Queen Anne, and Vernacular
types that reflect then current economy, tastes and style.
The area, once principally office and residential, received was rezoned to "Old School
Square Historic Arts District" in September 1990. The intent of the zoning classification
was to encourage mixed uses of residential office, and commercial activities, with an
emphasis on the arts that will encourage the restoration and preservation of historic
structures and, yet, maintain and enhance the .pedestrian scale of the area. (LDR
Section 4.4.24 (A)).
Since the enactment of the new Zoning District the area has seen a remarkable
transformation, where heretofore neglected properties have been restored, some for
new uses such as office space.
The one-story concrete block building located at 33 SW 1st Avenue was constructed as
a four-plex by owner Allen Stewart in 1953. The two rectangular components each
containing two living units are joined by a breezeway formed by the extension of the
roof outrigger beams. The building was inexpensive in construction and features little in
the way of sophisticated design. While the conventions of the 1950s are evident in the
low slung buildings with flat roofs and jalousie windows, the buildings make no
significant architectural statement that would be considered important to defining that
period in architectural history.
II.D.
COA 458
Demolition-33 SW 1st Avenue, OSSHD
Page 2
The buildings have been vacant for months and boarded up to deter vandalism. The
application states:
" All the openings have been covered, yet the homeless and vagrants remove he
coverings over the openings. Since all the electric has been disconnected, their
only option for light is candles and flashlights. The risk is substantial and there is
a huge potential liability inherent. "
In March 2001, the Historic Preservation Board was shown a conceptual site plan for a
mixed use development on Block 61, the block bounded by East Atlantic Avenue on the
north; SE 1st Street on the south; SW 1st Avenue on the west, and South Swinton
Avenue on the east. This development called "Sundy Lane" includes this parcel of land,
with the existing non-contributing building demolished and replaced by new
construction.
ANALYSIS
Definitions: "Contributing" and "Non-contributing" properties
The property in this demolition request is a non-contributing building. Besides meeting
the threshold of 50 years to begin considering the significance of a building, a
contributing building must also add to the historical architectural qualities, historic
associations, or archaeological values for which the a district is significant because:
(a) It was present during the period of significance or the district, and possesses
historic integrity reflecting its character at that time,
(b) It is capable of yielding important information about the period; and/or
(c) It independently meets the criteria for listing in the National Register of
Historic Places. ( Chapter 1A-38.002, Florida Administrative Code)
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.
Meeting Date:July 18,2001
Agenda ltem:IUD
COA 458
Demolition-33 SW 1st Avenue, OSSHD
Page 3
(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.
(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.
Staff Evaluation of the Criteria:
(a) The residence proposed for demolition would not qualify individually, or as a
`Contributing" structure within an historic district for listing in the National Register of
Historic Places.
(b) IL is doubtful that the four-plex could be rehabilitated at an economically viable cost.
(c) The structure is not one of the last remaining of its kind.
(d) Retaining the residence would not achieve a public purpose.
(d) The property is owned by Rectory Park L.C., which is currently in the process of
developing this block for a series of related office and retail establishments. While
only conceptual at this point, the demolition of this structure will allow the
construction of an "infill" design that should be consistent with the character of the
block.
ALTERNATIVE ACTIONS
I. Continue with direction.
2. Approve as presented.
3. Approve, with a delay of six months.
;; ..,. RECOMMENDATION
Based upon positive findings with respect to LDR Section 4.5.1(F) approve a Certificate
of Appropriateness for the demolition of the residence at 115 NW 4th Avenue effective
immediately.
Report Written by: Ellen J. Ucluccioni. Historic Preservation Planner
Meeting Date:July 18,2001
Agenda Item:llD
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HItTORIC�PR SERUATI,ONLBO`ARD iV�EIVrORAA DU �tS `WWF`REPOR�T
�" ' t at. t
Meeting of: July 18, 2001
Agenda Item: III.A. Recommendation to the Planning & Zoning Board
Regarding an Amendment to LDR Appendix "A" & Section
4.3.3 Adding a Definition & Special Regulations Regarding 24-
Hour Businesses & Listing 24-Hour Businesses as a
Conditional Use in Certain Non-Residential Zoning Districts.
For the background and analysis please see the attached Planning & Zoning Board
Staff Report.
Recommend approval to the City Commission of the amendment to LDR Appendix "A"
and Section 4.3.3 adding a definition and special regulations regarding 24-hour
businesses and listing 24-hour businesses as a Conditional Use in certain non-
residential zoning districts.
Attachment:
• P&Z Staff Report
P'LAh1t 1 V0D ZfJ Iii G BQ itali E Q AN bliet AT.
MEETING OF: JULY 16, 2001
AGENDA ITEM: IV.F. AMENDMENT TO LAND DEVELOPMENT REGULATIONS
APPENDIX "A" AND SECTION 4.3.3 ADDING A DEFINITION AND
SPECIAL REGULATIONS REGARDING 24-HOUR BUSINESSES AND
LISTING 24-HOUR BUSINESSES AS A CONDITIONAL USE IN
CERTAIN NON-RESIDENTIAL ZONING DISTRICTS.
1.b_xy.,, ' ' a_ ax itti 1 BEFiiREA' ,�
The item before the Board is an amendment to Land Development Regulations Appendix "A"
and Section 4.3.3 adding a definition and special regulations regarding 24-Hour Businesses
and listing 24-Hour Businesses as a conditional use in certain non-residential zoning districts.
The amendment is being processed in accordance with LDR Section 2.4.5(M). Pursuant to
LDR Section 1.1.6, an amendment to the LDRs may not be made until a recommendation is
obtained from the Planning and Zoning Board.
- b x,,.�.,. �.�� 4 .�, .. � �ry,,, .._., } �_ _ ... B�?►GKGROI,7:I++lD�In December, 2000, the WARC (West Atlantic Redevelopment Coalition) requested a 6-month
moratorium on 24-Hour Businesses in the Downtown Development Authority Area within the
GC (General Commercial) and CBD zoning Districts to allow time to study the impacts of 24-
Hour Businesses on adjacent residential uses, and the redevelopment effort.
At its meeting of February 6, 2001, the City Commission approved an ordinance which
enacted a 6-month moratorium prohibiting the establishment of new businesses having
operating hours between 12:00 midnight and 5:00 AM in the Downtown Development
Authority area. The moratorium also prohibited existing business, which did not already
operate during these hours, from extending their hours of operation between 12:00 midnight
and 5:00 am. The moratorium did not effect any existing businesses that were already
operating between these hours. Furthermore, the ordinance provided an exemption for hotels,
motels, office uses, restaurants and cocktail lounges.
;' AN L.Y IS .�._.� _.. 7_
The primary concern with 24-Hour Businesses is their impacts on residentially zoned
properties. Therefore, the proposed ordinance applies citywide rather than to just the area
within the boundaries of the Downtown Development Authority, as indicated in the
moratorium. The ordinance amends the Land Development Regulations to include a
definition of 24-Hour Businesses, adds a new subsection which includes special provisions for
24-Hour Businesses, and amends affected zoning districts where 24-Hour Businesses may
be established.
IV.F.
Planning and Zoning Board Memorandum Staff Report
LDR Text Amendment Regarding 24-Hour Businesses
Page 2
The proposed ordinance defines a 24-Hour Business as: "any restaurant, bar, lounge,
nightclub, music hall, club, gasoline station, convenience store, convenience business, retail
store, grocery store, laundromat or similar use which is or will be open for business at any
time during a calendar year between the hours of 12 midnight and 5 a.m. (Eastern Standard
Time). A 24-Hour Business shall not mean a hotel or motel unless any of the aforementioned
uses are operated or will be operated between the hours of 12 midnight and 5 a.m. on the
same property as, or otherwise in conjunction with, a hotel or motel use."
A 24-Hour Business, which is located or proposed to be located within 300' of any
residentially zoned property, shall obtain a conditional use approval from the City for the
operation of such use. The use must also comply with special provisions listed in the
attached ordinance. These include the provision of a security plan and buffering. Conditional
use approval and compliance with the special provisions do not apply to 24-hour businesses,
which are not within 300' of residentially zoned property.
RECtIl1REDJNDlNGS }
LDR Section 2.4.5(M)(5) (Findings): Pursuant to LDR Section 2.4.5(M)(5) (Findings), in
addition to LDR Section 1.1.6(A), the City Commission must make a finding that the text
amendment is consistent with and furthers the Goals, Objectives and Policies of the
Comprehensive Plan.
COMPREHENSIVE PLAN POLICIES:
The goals, objectives and policies of the Comprehensive Plan were reviewed and the
following objective and policy are noted.
Housing Element Objective A-12: To assist residents of the City in maintaining and
enhancing their neighborhood environment, the City shall take steps to ensure that
modifications in and around the neighborhood do not lead to its decline.....
Housing Element Policy A-12.3: In evaluating proposals for new development or
redevelopment, the City shall consider the effect that the proposal will have on the
stability of nearby neighborhoods. Factors such as noise, odors, dust, traffic volumes
and circulation patterns shall be reviewed in terms of their potential to negatively
impact the safety, habitability and stability of residential areas. If it is determined that a
proposed development will result in a degradation of any neighborhood, the project
shall be modified accordingly or denied.
The impacts of 24-Hour Businesses on residential areas are a concern and every attempt
must be made to ensure that residential areas are not negatively impacted. Compliance with
the above policy is specifically listed in the proposed ordinance as a finding that must be
made for approval of the Conditional Use. The proposed text amendment will help to fulfill the
referenced objective and policy, and will further other goals, objectives and policies of
Comprehensive Plan, especially as they relate to improving quality of life, stabilizing
residential areas, and preventing degradation of neighborhoods.
4
Iv
Planning and Zoning Board Memorandum Staff Report
LDR Text Amendment Regarding 24-Hour Businesses
Page 3
2 REVIEW T E at l
R
,.€..3a:a«�'..�.:�$kri�:,,�1'S., '_J.7t�-� �,n'�<{..,.,..,.,n..�.k+a:Y....: 3....�<..�sA �,. Sr M .��.K�,..w�a>.:;v„ass=+� .L,.�.*�, v. .,>.�.,..... s «,...>.... �.m a-,.,
West Atlantic Avenue Redevelopment Coalition (WARC): WARC reviewed the proposed
amendment to the Land Development Regulations at its meeting of July 11, 2001, and
recommended approval.
Community Redevelopment Agency: At its meeting of July 12, 2001, the CRA Board
reviewed the proposed LDR amendment and recommended approval.
Downtown Development Authority: This item is scheduled for review by the DDA at their
July 18th meeting. Their recommendation will be provided at the City Commission meeting.
Delray Merchants Association: The DMA Board supports the proposed text amendment.
Downtown Business Merchants Association: The DBMA Board's recommendation will be
provided at the City Commission meeting.
Historic Preservation Board: This item is scheduled for review by the HPB at their July 18th
meeting. Their recommendation will be provided at the City Commission meeting.
Courtesy Notices:
Special courtesy notices were provided to the following homeowners and civic associations:
• PROD (Progressive Residents of Delray)
• Presidents Council
• Delray Merchants Association
• Chamber of Commerce
Letters of objection or support, if any, will be provided at the Planning and Zoning Board
meeting.
REC MMENDED ACTION
By motion, recommend approval of the attached amendment to Land Development
Regulations Appendix "A" and Section 4.3.3 adding a definition and special regulations
regarding 24-Hour Businesses and listing 24-Hour Businesses as a conditional use in certain
non-residential zoning districts, based upon positive findings with LDR Section 2.4.5(M).
Attachment: Proposed Amendment
Planning and Zoning Board Memorandum Staff Report
LDR Text Amendment Regarding 24-Hour Businesses
Page 4
PROPOSEDs ORDINANCE
Appendix "A", "Definitions"
"24-Hour Business" Any restaurant, bar, lounge, nightclub, music hall, club, gasoline
station, convenience store, convenience business, retail store, grocery store, laundromat or
similar use which is or will be open for business at any time during a calendar year between
the- hours of 12 midnight and 5 a.m. (EasternStandard Time). A 24-Hour Business shall not
mean a hotel or motel unless any of the aforementioned uses are operated or will be operated
between the hours of 12 midnight and 5 a.m. on the same property as, or otherwise in
conjunction with, a hotel or motel use.
(VV) 24-Hour Businesses:
(1) Purpose and Intent: The purpose and intent of the regulations of this section
are:
(a) To promote the health, safety and general welfare of the citizenry;
(b) To provide conditions upon the use of 24-hour businesses in order to
minimize impacts upon residentially zoned properties from such uses.
(2) Requirements: Unless otherwise specified, the following regulations shall
apply to 24-Hour Businesses:
(a) Conditional Use: Any 24-Hour Business located or proposed to be
located within a three hundred foot (300') straight line route from any residentially-
zoned property shall obtain a conditional use permit from the City for the operation of
such use. The distance shall be measured from the nearest point of the property on
which the 24-Hour Business is or will be located to the nearest point of a residentially
zoned property.
(b) Conditions: In addition to complying with Section 2.4.5(E) of the Land
Development Regulations, all other applicable regulations, and with any conditions
imposed through the conditional use process, the following conditions shall apply to all
24-Hour Businesses which meet the requirements of subsection (2)(a):
1. Security Plan: A 24-Hour Business shall submit a security plan
detailing the manner in which the business intends to address the security of the
establishment, its patrons, employees and nearby residents. A convenience business
as defined in Section 812.171, Florida Statutes (2000) is exempted from filing a
security plan with the City pursuant to this subsection. However, convenience
businesses shall comply with all applicable provisions of Sections 812.101-812.175,
Florida Statutes (2000). A security plan shall include, at a minimum, a detailed
description of the following:
Planning and Zoning Board Memorandum Staff Report
LDR Text Amendment Regarding 24-Hour Businesses
Page 5
a. external lighting; and,
b. other external security measures, such as security cameras
or other similar measures; and,
c. internal security measures, such as drop safes, silent
alarms, security personnel or other similar measures.
2. Buffering: A 24-Hour Business shall provide adequate buffering
to minimize the effects of noise and to act as a visual buffer to the property from nearby
residential districts.
(c) Findings: In addition to any findings required by Section 2.4.5(E) of
the Land Development Regulations, and any other required findings, the following
specific findings shall be made in order for any 24-Hour Business to be approved for a
conditional use:
1. That the use will be consistent with Housing Element A-12.3 of the
Comprehensive Plan of the City of Delray Beach.
2. That the submitted security plan contains measures
adequate to reasonably protect the safety of patrons, employees and nearby residents.
3. That the amount and type of proposed buffering is adequate to
minimize the effects of noise impacts upon surrounding uses and nearby residential
properties and to act as a visual buffer to the property from surrounding uses and
nearby residential properties.
(3) Application: The provisions of this section shall not apply to 24-Hour
Businesses that meet the requirements of subsection (2)(a) and which are in operation at the
time of the adoption of this ordinance.
Section 4.4.9 General Commercial (GC) District:
(H) Special Regulations:
(6) 24-hour businesses as defined herein must be processed as a conditional use and
are subject to the provisions of Section 4.3.3(W).
Section 4.4.11 Neighborhood Commercial (NC) District:
(H) Special Regulations:
(4) 24-hour businesses as defined herein must be processed as a conditional use
and are subject to the provisions of Section 4.3.3(W).
Planning and Zoning Board Memorandum Staff Report
LDR Text Amendment Regarding 24-Hour Businesses
Page 6
Section 4.4.12 Planned Commercial (PC) District:
(H) Special Regulations:
(2) 24-hour businesses as defined herein must be processed as a conditional
use and are subject to the provisions of Section 4.3.3(VV).
Section 4.4.13 Central Business (CBD) District:
(H) Special Regulations:
(6) 24-hour businesses as defined herein must be processed as a conditional
use and are subject to the provisions of Section 4.3.3(VV).
Section 4.4.14 Resort/Tourism (RT) District:
(H) Special Regulations:
(1) 24-hour businesses as defined herein must be processed as a conditional
use and are subject to the provisions of Section 4.3.3(W).
Section 4.4.15 Planned Office Center (POC) District:
(H) Special Regulations:
(4) 24-hour businesses as defined herein must be processed as a conditional
use and are subject to the provisions of Section 4.3.3(VV).
Section 4.4.24 Old School Square Historic Arts District (OSSHAD)
(H) Special District Regulations:
(6) 24-hour businesses as defined herein must be processed as a
conditional use and are subject to the provisions of Section 4.3.3(W).
Section 4.4.28 Central Business District-Railroad Corridor(CBD-RC)
(H) Special Regulations:
(4) 24-hour businesses as defined herein must be processed as a
conditional use and are subject to the provisions of Section 4.3.3(VV).
HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH ---STAFF REPORT---
MEETING DATE: July 18, 2001
AGENDA ITEM:
ITEM: Consideration of COA-456 Which Incorporates a Class V Site- Plan,
Landscape Plan, and Design Elements for the House of God Church,
Located at the Northwest Corner of N.W. 3rd Avenue and N.W. 1st
Street.
GENERAL DATA:
Owner/Applicant The House of God
Jerry Taylor, Pastor
gent
Location Northwest Corner of N.W.
3rd Avenue and N.W. 1st
Street.
Property Size 0.48 Acre
Future Land Use Map LD (Low Density Residential
0-5 du/ac)
Current Zoning R-1-A (Single Family
Residential)
Adjacent Zoning North: R-1-A
East: R-1-A
South: R-1-A
West: R-1-A
Existing Land Use Vacant
Proposed Land Use
Water Service Avalable via service lateral
connections to the exesitng
8" water main within N.W.
3rd Avenue.
Sewer Service Available via connection to
an existing 8" sewer main
within N.W. 1st Street.
s:/planning/boards/boardadmin/coversheets/hpb/hseofgod.doc
ITEM`BEFORE THE BOARD
The action before the Board is that of approval of COA 456 which incorporates the following
aspects of the development proposal for the House of God, pursuant to LDR Section 2.4.5(F):
• Class V Site Plan; -
• Landscape Plan;
• Building Elevations
The subject property is located at the northwest corner of NW 1st Street and NW 3rd Avenue.
BACKGRO`U
The subject property consists of Lots 15 and 16, Block 35, Town of Delray, and contains a total
of 0.48 acres. The property is zoned R-1-A (Single Family Residential) and is located within
the West Settlers Historic District.
The House of God Church was previously located at 52 NW 3rd Avenue, on the southwest
corner of NW 1st Street and NW 3rd Avenue, across the street from the subject property. In
July of 1999, the City of Delray Beach and the House of God Church executed a contract for
sale and exchange of property (the City of Delray Beach owned Lots 15 and 16, Block 35
[vacant property] and the House of God Church owned Lots 11-13, Block 36 [existing church
facility]). The sales contract enabled the City and the Church to exchange or "swap" properties
and enabled the church property to be incorporated into the RFP (request for proposal) for the
Redevelopment of Block 36. The contract also allowed the church to reconstruct a new church
facility similar in size, on Lots 15 and 16. The previously approved House of God Church
facility was non-conforming with respect to parking and this agreement allowed for the new
church facility to also be non-conforming with respect to parking.
Within the R-1-A zoning district, churches are allowed as a conditional use. On November 27,
2000, the City Commission approved the Conditional Use modification for the House of God
with the following conditions:
1. That an off-site parking agreement be executed for the use of a minimum of 21 spaces
within the City Hall parking lots;
2. That the proposed folding partitions be replaced with a solid wall with one or two single
entrance doors.
3. That a pedestrian connection be constructed between the church site and offsite parking
areas.
4. That the church have a maximum seating capacity of 161 persons;
5. That the fellowship hall and balcony shall not be used as sanctuary seating unless
approved as a Conditional Use modification;
6. That a site plan be submitted that is in general conformance with the alternative site plan;
7. That one tree every 25' be planted to form a solid tree line along the north side of the
property and that a hedge 4' at time of planting be installed adjacent to the parking area;
and,
8. That a unity of title be provided for the two- (2) platted lots.
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HOUSE OF GOD CHURCH
PLANNING DEPARTMENT
CITY OF DELRAY BEACH• FL I
-- DIGITAL BASE MAP SYSTEM. --
MAP REF: LM133
HPB Staff Report
COA 456 &Class V SPM for House of God
Page 2
Y O J E S C PST' h The project consists of new construction on vacant lots and includes:
• Construction of a 4,860 sq. ft. 2-story church facility with a 161 seat sanctuary/assembly
hall, kitchen and office. (The new church is 1,470 sq.ft. larger than the previous- church.
The proposal includes a 540-sq. ft. balcony (2nd floor) for video equipment;
• Construction of a 33-space parking lot and construction of the alley from NW 1st Street to
the north property line to traffic circulation and access the proposed parking areas; and,
• Installation of associated landscaping and walkways.
The applicant has submitted the following narrative that describes the operation:
"House of God Church proposes to conduct worship services several times a week,
Wednesday and Friday nights and Sunday Mornings and evenings. Facilities will on occasion
accommodate community activities. When the facility is not occupied, the parking lot is
available for public parking (restricted)."
SiT= AN; ANAIYS1:S .-
COMPLIANCE WITH LAND DEVELOPMENT REGULATIONS
The body taking final action on the site and development application/request shall
specifically address items identified in the Land Development Regulations.
LDR Section 4.3.4(K) Development Standards Matrix:
The following table indicates that the proposal complies with LDR Section 4.3.4(K) as it
pertains to the R-1-A zoning district:
Required Provided
Building Height(max.) 35' 30'top of roof
ridge;40"to top
of decorative
spire
Building Setbacks (min.) Front 25' 25.26'
Side (Interior) 7.5' 77'
Side (Street) 15' 16'
Rear 10' 33.44'
Open Space 25% 29.8%
HPB Staff Report
COA 456 &Class V SPM for House of God
Page 3
LDR Chapter 4.6 Supplementary District Regulations:
Parking Requirement:
Pursuant to LDR Section 4.6.9 (C)(6)(c), churches will provide parking at the rate of 1 space
for every three seats in the sanctuary. Using this formula, parking for 161 congregants will
require 54 parking spaces. Thirty-three_(33) spaces have been provided on site (23- on the
north side and 10 on the west side). As previously stated, the City's contract with the=Church
allowed the new church to be similar in size to the former facility and provide approximately the
same number of parking spaces as their former location. However, to alleviate concerns with
the on-site parking deficiency, a condition of the conditional use approval was that an off-site
parking agreement be executed for the use of a minimum of 21 spaces within the City Hall
parking lots to the east, which will meet the parking requirement for this development.
These lots are used for employee parking during regular City working hours, Monday — Friday
and not during weekday evenings or on the weekends. Additionally, a pedestrian connection
must be provided between the Church and the City Hall parking lot.
Site Lighting
Pursuant to LDR 4.6.8 (Lighting), lighting is required for new development proposals. Site
lighting locations and fixture details have not been indicated on the plans, and a photometrics
plan has not been provided. It is recommended that the decorative light fixtures be installed.
A condition of approval is that site lighting locations be indicated on the plans, decorative
fixtures and a photometrics plan be submitted which complies with LDR Section 4.6.8.
LDR Section 6.1.2 Streets and Alleys (Improvement Obligations):
Pursuant to Section 6.1.2(A)(2), when the street or alley is located on a boundary of the
project, the project is responsible for providing one-half of the current costs (in cash funds) of
such improvements along its property line unless the project requires greater participation as
follows in subsection (a):
(a) When access to the project is provided from a local street and/or alley, then the project
must provide appropriate traffic lanes meeting requirements of Section 5.3.1(C) in order to
provide continuous paved access from the nearest paved street or alley to the project in
addition to the improvements on its side of the center line of right-of-way.
The site is designed to utilize the alley for traffic circulation, access and parking purposes. The
engineering plans indicate the alleyway improvements, which will be installed by the
developer.
Section 6.1.3 (Sidewalks):
Pursuant to LDR Section 6.1.3(B)(1), a 5' wide sidewalk is required within the right-of-way
adjacent to the property. A 5' wide sidewalk already exists on the NW 3rd Avenue side of the
HPB Staff Report
COA 456 & Class V SPM for House of God
Page 4
property. A 5' sidewalk is proposed along the north side of NW 1st Street, adjacent to this
development, and will be the developer's expense.
s 1 t i h°S„ � �A� �^ ��''S rt`.'�Fi � s . � Y s �t� -c�t^J-���. '.a�,-� f�...,,
Unity of Title
As a part of the Conditional Use approval, a Unity of Title for Lots 15 and 16 was required.
That requirement has been fulfilled, and a copy of the executed instrument is made a
permanent part of this file.
Refuse Container Area/Air Conditioning Units:
The refuse containers and air conditioning unit locations have not been indicated on the plans,
and must be as a condition of approval. Also the proposed screening of these materials must
be indicated. The refuse container area should be screened by a wood fence. The
appropriate size and type of refuse container must be verified by the City's waste service
provider, BFI.
....`LAN'DSC.APEsP=yLAN _A,NALYS-iS
The landscape plan includes the installation of a Live Oak every 25' along the north property
line and within the landscape islands. Also, along the north property line and within the
perimeter landscape islands, a Cocoplum hedge will be installed with Ixora and Dwarf Mexican
Bluebell also planted within the islands. Per the conditional use approval, the hedge along the
north property line must be 4' in height at time of planting. Foundation plantings will consist of
Sabal Palms, Geiger Trees underplanted with Ixora, Dwarf Mexican Bluebell, Cocoplum
hedges. The Cocoplum hedge will be continues around the north, south and west sides of the
foundation. At the corners of the church groupings of Sabal Palms will be installed and
underplanted with Ixora. These groupings will also flank the entry walkways. The proposed
landscaping complies with LDR Section 4.6.16.
DES1C'N` ELEMEN `S A1VALY,SIS ... . _ -.
Scale of Building:
Pursuant to LDR Section 4.5.1(E)(7), the construction of new buildings or structures shall be
generally compatible with the form, proportion, mass, configuration, building material, texture,
color and location of adjoining sites.
In this case, the church is located in a residential neighborhood, and the very nature of the
structure sets it apart from the scale of the existing buildings. It is still in context with the
neighborhood in the sense that it represents a type of property that was an integral component
in creating the sense of the community that is of critical importance to the West Settlers
Historic District.
HPB Staff Report
. CCA 456 &Class V SPM for House of God
Page 5
Design Elements:
The church is designed to face east onto NW 3rd Avenue, The building contains two
rectangular components: the main sanctuary, and a multi-purpose facility that sits back ten feet
from the main entrance and projects westward.
The double volume space (30' in height to the ridge line) reflects the light-filled, lofty interiors of
religious architecture. The only second story space is confined to a balcony at the east end of
the sanctuary, in a balcony measuring 16`x 36', that will be used for videotaping activities.
A series of 11 pews flank a side aisle leading to the pulpit with the choir behind. The
separation of the main sanctuary from the multipurpose room is accomplished by a concrete
block wall, eliminating the use of the space as additional sanctuary seating.
•
The exterior design reflects a restrained Neo-classical tradition, evidenced in the pedimented
doorways, quoins at the corners, an ocular window and the use of round arches. The
elevations seek a symmetry that is difficult to achieve as a result of the break in the front wall
plane, created by the recession of the multi-purpose room. It may be appropriate to eliminate
the quoins at the junction of the two building segments. Also, the steeple seems
disproportionate to the mass of the structure.
The elevations should be modified to replicate certain elements of the former church. This
may be an ideal opportunity to consider including the bell tower detail of the former church.
Pursuant to LDR Section 4.5.1(E)(8), all improvements to buildings, structures, and
appurtenances within a designated historic district shall be visually compatible. The church,
though an entirely different type of building, is still of a scale that is conducive to the compact
boundaries of the West Settlers Historic District. However, elements of the former church
should be replicated, the quoins removed between the building segments, and the steeple
modified so that it is proportionate to the building mass.
REQUIRED FINDINGS
Pursuant to Section 3.1.1 (Required Findings), prior to the approval of development
applications, certain findings must be made in a form which is part of the official record.
This may be achieved through information on the application, written materials
submitted by the applicant, the staff report, or minutes. Findings shall be made by the
body, which has the authority to approve or deny the development application. These
findings relate to consistency with the Future Land Use Map, Concurrency,
Comprehensive Plan Consistency, and Compliance with the Land Development
Regulations.
With the City Commission approval of the conditional Use on November 27, 2000, positive
findings were made with respect to Future Land Use Map Consistency, Concurrency,
Comprehensive Plan Consistency, and Compliance with Land Development
Regulations, and are discussed below.
HPB Staff Report
COA 456 &Class V SPM for House of God •
Page 6
Section 3.1.1(A) - Future Land Use Map: The resulting use of land or structures must be
allowed in the zoning district within which the land is situated and said zoning must be
consistent with the applicable land use designation as shown on the Future Land Use
Map.
The subject property has a Future Land Use Map designation of LD (Low Density Residential
0-5 dwelling units per acre) and a zoning designation of R-1-A (Single Family Residential).
The R-1-A zoning district is consistent with the LD Future Land Use Map designation Within
the R-1-A zoning district, churches are allowed as a conditional use [UDR Section 4.4.3=(D)(2)].
The City Commission approved the conditional use on November 27, 2000. Based upon the
above, positive findings can be made with respect to Consistency with the Future Land Use
Map.
Section 3.1.1(B) - Concurrency: Facilities which are provided by, or through, the City
shall be provided to new development concurrent with issuance of a Certificate of
Occupancy. These facilities shall be provided pursuant to levels of service established
within the Comprehensive Plan.
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): Compliance with
performance standards set forth in Chapter 3 and required findings in Section
2.4.5(F)(5) shall be the basis upon which a finding of overall consistency is to be made.
Other objectives and policies found in the adopted Comprehensive Plan may be used in
making a finding of overall consistency.
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 objectives and policies of the adopted Comprehensive Plan was
conducted and the following applicable policy was found.
Housing Element Policy A-12.3 — In evaluating proposals for new development or
redevelopment, the City shall consider the effect that the proposal will have on the
stability of nearby neighborhoods. Factors such as noise, odors, dust, traffic volumes
and circulation patterns shall be reviewed in terms of their potential to negatively
impact the safety, habitability and stability of residential areas. If it is determined that a
proposed development will result in a degradation of any neighborhood, the project
shall be modified accordingly or denied.
HPB Staff Report
COA 456 & Class V SPM for House of God
Page 7
It is anticipated that the proposal will not adversely impact the safety, habitability or stability of
the surrounding neighborhood, as the church had previously been located across the street to
the south for approximately 80 years. St. John's Primitive Baptist Church existed on that site
prior to the House of God Church for 54 years (built in 1920). The proposal is for the
reconstruction of a church facility, which will be of similar intensity to the recently demolished
facility. As the traffic associated with the church is primarily generated from the community
and the church is located on the perimeter of the neighborhood, the proposed development
should not result in a degradation of the neighborhood.
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 bordered on north, east and west sides by R-1-A (Single Family
Residential) zoning, and GC (General Commercial) to the south. Single family homes exist to
the north, east, and west; and vacant property exists to the south across NW 1st Street (the
original House of God Church has been demolished). A site plan is currently being processed
to construct townhouses on the property to the south in association with the Atlantic Grove
Redevelopment Project.
Both 3rd and 4th Avenues represent the single-family residential core of the West Settlers
Historic District. The Church will be bounded on the north, south, east and west by residential
properties. The measurement of "Compatibility" in this instance is not based on the type of
construction, but on its contextual relationship. The.West Settlers Historic District was deemed
historically significant because it represents that mix of homes, goods, and services that
allowed it to be almost self-contained, and function as an independent community. The
churches in the area (Mt. Olive, St. John) are the focal points for the community not only for
the practice of worship, but as dynamic social centers that served that need both symbolically
and practically.
The proposed parking area will abut a single family residence on the north. A 5' landscaped
area is proposed along the north perimeter of the property. The proposed church facility is
separated from the adjacent residential uses to the east by NW 3rd Avenue, to the west by an
alley, and to the proposed residences to the south by NW 1st Street. In addition, pursuant to
LDR Section 4.6.16(H)(3)(e), where commercial areas abut a residential zoning district or
properties in residential use, one tree shall be planted every 25' to form a solid tree line. This
would be required along the north property line. To further compatibility, a hedge 4' at time of
planting must be installed adjacent to the parking area. These measures will help to buffer
noise and lighting from the parking area to the adjacent residences. Based on the above, the
construction of the Church will be compatible and harmonious with the adjacent and nearby
properties.
HPB Staff Report
COA 456 &Class V SPM for House of God ,
Page 8
. ., ..., _.a.':Y .�"`.�. � '....'``__ a .,., _ , .. ... ..., .. . .._ - -• -- t_ . . .T -
Community Redevelopment Agency:
At its meeting of June 14, 2001 the CRA (Community Redevelopment Agency) recommended
approval of the development proposal.
West Atlantic Avenue Redevelopment-Coalition:
At its meeting of June 13, 2001 the WARC (West Atlantic Redevelopment Coalition)
recommended approval.
Neighborhood Notice:
Special Notice' was provided to the West Settlers Homeowners Association. Letters of
objection, if any, will be presented at the HPB meeting.
. ...., _ ASSESSMENT AND CSO,N`C.L..USION,S:
The development proposal to construct a 161 seat, 4,860 sq. ft. church is consistent with
Chapter 3 of the Land Development Regulations and the policies of the Comprehensive Plan.
Also, positive findings with respect to LDR Section 2.4.5(F)(5) (Site Plan Findings) can be
made. The proposal is part of an agreement to relocate the church, which existed across the
street. The conditions of the conditional use approval have been attached as conditional of
site plan approval. Compliance with the Land Development Regulations can be made once the
conditional of approval are addressed. Changes to the proposed elevations should be made
which incorporate elements from the demolished church.
F.. .d , ALTERNATIVE A C T 1 N:S :
1. Continue with direction.
2. Approve COA-456 and the associated site plan, landscape plan and design elements
for House of God, based upon positive findings with respect to Chapter 3 (Performance
Standards) of the Land Development Regulations, policies of the Comprehensive Plan
and Section 2.4.5(F)(5), subject to conditions.
3. Deny approval of COA-456 and the associated site plan, landscape plan and design
elements for House of God, based upon a failure to make positive findings with respect
to the Land Development Regulations.
R E,C
Q M:M EN;D E
A. Site Plan
Approve COA-456 for the Class V site plan for House of God, based upon positive
findings with respect to Chapter 3 (Performance Standards) of the Land Development
HPB Staff Report
C►OA 456 &Class V SPM for House of God
Page 9
Regulations, policies of the Comprehensive Plan and Section 2.4.5(F)(5), subject to the
following conditions:
1. That an off-site parking agreement be executed for the use of a minimum of 21
spaces within the City Hall parking lots;
2. That the proposed folding partitions be replaced with a solid wall with one or two
single entrance doors.
3. That a pedestrian connection be constructed between the church site and offsite
parking areas.
4. That the church have a maximum seating capacity of 161 persons;
5. That the fellowship hall and balcony shall not be used as sanctuary seating unless
approved as a Conditional Use modification;
6. That a site lighting plan be submitted with details of the fixtures provided; and
7. That the number, type and method of screening the trash receptacles be indicated
on the plans.
B. Landscape Plan
Approve COA-456 for the landscape plan for House of God, based upon positive
finding) with respect to LDR Section 4.6.16, subject to the following condition:
1. That a hedge 4' at time of planting be installed along the north side of the parking
area.
C. Design Elements
Approve COA-456 for the design elements for House of God, based upon positive
findings with respect to LDR Sections 4.5.1 and 4.6.18, subject to the following
conditions:
1. That the quoining at the juncture of the two building components be eliminated
2. That the replication of certain elements of the former church be considered for
incorporation into the design.
3. That the proportion of the steeple be studied and revised.
APPENDIX A
CONCURRENCY FINDINGS , ._
Pursuant to Section 3.1.1(B) Concurrency as defined pursuant to Objective B-2 of the Land Use
Element of the Comprehensive Plan must be met and a determination made that the public
facility needs of the requested land use and/or development application will not exceed the
HPB Staff Report
COA 456 & Class V SPM for House of God
Page 10
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 will be provided via a service lateral connection to the existing 8" water main along
the north side of NW 1st Street.
• Sewer service will be provided via a service lateral connection to the existing 8" sewer main within
NW 1st Street.
• Adequate fire suppression is provided via existing fire hydrants along NW 3rd Avenue and NW 1st
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 these level of service standards.
Drainage:
Drainage will be accommodated via an exfiltration system along the west side of the property. are no
problems anticipated in complying with SFWMD requirements and obtaining the required surface water
permit. Based upon the above positive findings may be made with respect to this level of service
standard.
Streets and Traffic:
Pursuant to LDR Section 2.4.3(E)(2), a traffic statement is required for land use applications that
generate 200 or less ADT (Average Daily Trips). A traffic statement has been submitted which
indicates that the proposed use will generate 40 new average daily trips. Adequate capacity exists on
the surrounding roadway network to accommodate the traffic generated from the proposed use. The
traffic impact statement complies with the Palm Beach County Traffic Performance Standards
Ordinance. Based upon the above, a positive finding with respect to traffic concurrency can be made.
Parks and Open Space:
Park dedication requirements do not apply for nonresidential uses. Thus, there will be no impact on
this level of service standard.
Solid Waste:
The 4,860 sq. ft. church facility will generate 3.88 tons of solid waste per year[4,860 sq. ft. x 1.6 lbs./sq.
ft./year = 7,776/2000 = 3.88 tons]. The trash generated by this proposal can be accommodated by
existing facilities. Therefore, a positive finding with respect to this level of service standard can be
made.
HPB Staff Report
CDA 456 &Class V SPM for House of God
Page 11
A Fitt
E ICE D 1�XR Bx �F
R S 1 T E P Q°N !4C l QXN S
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
Meets intent of standard X
Does not meet intent
F. Vacant property shall be developed in a manner so that the future use and intensity are
appropriate in terms of soil, topographic, and other applicable physical considerations;
complementary to adjacent land uses; and fulfills remaining land use needs.
Not applicable
Meets intent of standard X
Does not meet intent
•
HPB Staff Report
COA 456 & Class V SPM for House of God
Page 12
G. Redevelopment and the development of new land shall result in the provision of a variety of
housing types which shall continue to accommodate the diverse makeup of the City's
demographic profile, and meet the housing needs identified in the Housing Element. This
shall be accomplished through the implementation of policies under Objective B-2 of the
Housing Element.
Not applicable X -
Meets intent of standard
Does not meet intent
H- The City shall consider the effect that the proposal will have on the stability of nearby
neighborhoods. Factors such as noise, odors, dust, traffic volumes and circulation patterns
shall be reviewed in terms of their potential to negatively impact the safety, habitability and
stability of residential areas. If it is determined that a proposed development will result in a
degradation of any neighborhood, the project shall be modified accordingly or denied.
Not applicable
Meets intent of standard X
Does not meet intent
I. Development shall not be approved if traffic associated with such development would create
a new high accident location, or exacerbate an existing situation causing it to become a high
accident location,without such development taking actions to remedy the accident situation.
Not applicable
Meets intent of standard X
Does not meet intent
J. Tot lots and recreational areas, serving children from toddler to teens, shall be a feature of all
new housing developments as part of the design to accommodate households having a
range of ages. This requirement may be waived or modified for residential developments
located in the downtown area, and for infill projects having fewer than 25 units.
Not applicable X
Meets intent of standard
Does not meet intent
•
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