HPB-08-15-01 AGENDA
r
HISTORIC PRESERVATION BOARD MEETING
CITY OF DELRAY BEACH
Meeting Date: August 15, 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. DISCUSSION AND ACTIONS ITEMS
A. Preconstruction Application for Ad Valorem Tax Relief for the Patrick Lynch
Residence, 226 S. Ocean Boulevard, Nassau Park Historic District. Roger
Cope Architect/Authorized Agent.
B. Recommendation to the Planning & Zoning Board Regarding an Amendment
to the Transitional Land Use Description of the City's Comprehensive Plan, to
Allow a Density Increase of up to 20-Units per Acre for Certain Properties,
and an Amendment to the Land Development Regulations to Allow a Density
of 20 Units per Acre in the RO (Residential Office) Zoning District for
Properties Located Adjacent to the CBD (Central Business District) and CBD-
RC (Central Business District — Railroad Corridor). The Request Involves
Property Located within the Del Ida Park Historic District.
III. CERTIFICATES OF APPROPRIATENESS
A. COA 442: 120 NE 1st Avenue, Contributing Apartment Building, Old School
Square Historic District. Art Nejame, Owner.
Consider a Minor Modification to an Approved Certificate of Appropriateness
for Replacement of a Previously Approved Door and Light Pole.
B. COA 472: Saraga & Lipshy, P.A., 201 NE 1st Avenue, Old School Square
Historic District. Mike Sneiderman, Authorized Agent.
Consider a Certificate of Appropriateness Request for a New Wall Sign and
Re-lettering of an Existing Freestanding Sign.
C. COA 448: First Church of Christ Scientist, 200 SE 7th Avenue, Marina Historic
District. Fred Elworthy, Authorized Agent. (Continued from the June 20,
2001 Meeting.)
Consider a Certificate of Appropriateness for the Replacement of Original
Wood Windows on the North and South Elevations with Aluminum/Impact
Resistant Glass Windows.
HPB Meeting of August 15, 2001
Page 2
D. COA 457: 20 S. Swinton Avenue, Old School Square Historic District.
Michelle Balfoort, Authorized Agent. (Continued from the July 11, 2001
Meeting.)
Consider the Demolition of an Existing Garage in Connection with A
Certificate of Appropriateness and Associated Class V Site Plan for the
Conversion of a Contributing Bungalow Style Single-Family Residence to a
Bakery.
E. COA 468: White House, 21 SW 1st Avenue, Old School Square Historic
District. Michelle Balfoort, Authorized Agent.
Consider a Certificate of Appropriateness, Associated Waiver Requests,
Class V Site Plan, Landscape Plan and Design Elements for the Conversion
of a Single Family Residence to a Commercial Business.
F. COA-463: 319 SE 7th Avenue, Marina Historic District. Jay Colestock,
Architect/Authorized Agent. (Continued from the August 1, 2001 Meeting.)
Consider a Request to Demolish the Existing Non-contributing Residence and
Replace it with a New Single Family Residence.
G. COA 469: Atlantic Grove, North 300 and 400 Blocks of West Atlantic Avenue,
West Settlers Historic District, New Construction. Tim Hernandez, Authorized
Agent.
Consider a Certificate of Appropriateness, Associated Waiver Request, Class
V Site Plan, Landscape Plan and Design Elements for the Construction of a
Mixed Use Redevelopment Project.
H. COA 470: 200 NE 5th Street, Del Ida Park Historic District. Tony Keller,
Owner.
Consider a Certificate of Appropriateness for a New Swimming Pool above
an Existing Garage.
IV. REPORTS AND COMMENTS
A. Reports from Historic District Representatives
B. Board Members
C. Staff
V. ADJOURN
Ehto� ucci ni
Hist is Pres rvation Planner
POSTED ON: AUGUST 9, 2001
FORM 4 MEMORANDUM OF VOTING CONFLICT
AST NAME-FIRST NAME-MIDDLE NAME THE BOARD, COUNCIL, COMMISSION, AUTHORITY, OR
COMMITTEE ON WHICH I SERVE IS A UNIT OF:
Keller, Tony
MAILING ADDRESS [X]CITY []COUNTY []OTHER LOCAL AGENCY []STATE
200 NE 5th Street, Delray Beach, FL 33444
CITY COUNTY
Delray Beach Palm Beach
DATE ON WHICH VOTE OCCURRED NAME OF POLITICAL SUBDIVISION OR STATE AGENCY
August 15, 2001
NAME OF BOARD, COUNCIL, COMMISSION, AUTHORITY, City of Delray Beach
OR COMMITTEE
Historic Preservation Board
WHO MUST FILE FORM 4
This form is for use by any person serving on either an appointed or elected board, council, commission, authority, or committee,
whether state or local, and it applies equally to members of advisory and non-advisory bodies who are faced with a voting conflict of
interest.
As the voting conflict requirements for public officers at the local level differ from the requirements for state officers,this form is divided
into two parts: PART A is for use by persons serving on local boards (municipal, county, special tax districts, etc.), while PART B is
prescribed for all other boards, i.e.those at the state level.
=ART C of the form contains instructions as to when and where this form must be filed.
PART A
VOTING CONFLICT DISCLOSURE FOR LOCAL PUBLIC OFFICERS
[Required by Section 112.1343(3), Florida Statutes (Supp. 1984).]
The Code of Ethics for Public Officers and Employees PROHIBITS each municipal, county, and other local public officer FROM
VOTING in an official capacity upon any measure which inures to his special private gain. Each local officer also is prohibited from
knowingly voting in his official capacity upon any measure which inures to the special gain of any principal (other than a government
agency as defined in Section 112.312(2), Florida Statutes)by whom he is retained.
In any such case a local public officer must disclose the conflict:
(a) PRIOR TO THE VOTE BEING TAKEN by publicly stating to the assembly the nature of his interest in the matter on which he is
abstaining from voting;and
(b) WITHIN 15 DAYS AFTER THE VOTE OCCURS by describing the nature of his interest as a public record in this part below.
NOTE: Commissioners of a Community Redevelopment Agency created or designated pursuant to Section 163.356 or Section
163.357, Florida Statutes (Supp. 1984), or officers of independent special tax districts elected on a one-acre, one-vote basis are not
prohibited from voting. In such cases,however,the oral and written disclosure of this part must be made.
I,the undersigned local public officer,hereby disclose that on August 15.2001:
(a) I abstained from voting on a matter which (check one):
X inured to my special private gain;or
inured to the special gain of , by whom I am retained.
. .._ ... w. Y..: ...» _.-.: - ---:. .... :...:-. , �t,�-�-"�, �yq„'s.:.am'r�..Y'�*—J.�-. _ •.�J-�.,�d7� .ate
(b) The measure on which I abstained and the nature of my interest in the measure is as follows:
COA 470: 200 NE 5th Street, New Swimming Pool above an Existing Garage. This is my p nal residence.
e- 140/
Dat Filed Signature
Please see PART C for instructions on when and where to file this form.
PART B
VOTING CONFLICT DISCLOSURE FOR STATE OFFICERS
[Required by Section 112.3143(2), Florida Statutes (Supp. 1984).]
Each state public officer is permitted to vote in his official capacity on any matter. However, any state officer who votes in his official
capacity upon any measure which inures to his special private gain or the special gain of any principal by whom is retained is required
to disclose the nature of is interest as a public record in Part B below within 15 days after the vote occurs.
I, the undersigned officer of a state agency, hereby disclosure that on , 19 •
(a) I voted on a matter which (check one):
inured to my special private gain; or
inured to the special gain of , by whom I am retainer
(b) The measure on which I voted and the nature of my interest in the measure is as follows:
Date Filed Signature
Please see PART C below for instructions on when and where to file this form.
PART C
FILING INSTRUCTIONS
This memorandum must be filed within fifteen (15) days following the meeting during which the voting conflict occurred with the person
responsible for recording the minutes of the meeting, who shall incorporate the memorandum in the meeting minutes. this form need
not be filed merely to indicate the absence of a voting conflict.
NOTICE: UNDER PROVISIONS OF FLORIDA STATUTES 11.317(1983), A FAILURE TO MAKE ANY DISCLOSURE CONSTITUTES
GROUNDS FOR AND MAY BE PUNISHED BY ONE ORE MORE OF THE FOLLOWING: IMPEACHMENT, REMOVAL C:
SUSPENSION FROM OFFICE OR EMPLOYMENT, DEMOTION, REDUCTION IN SALARY, REPRIMAND, OR A CIVIL PENAL!
NOT TO EXCEED $5,000.
MINUTES OF THE HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH
DELRAY BEACH, FLORIDA
PUBLIC HEARING
MEETING DATE: AUGUST 15, 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, Dave Bodker, Donnamarie
Sloan, Rhonda Sexton
STAFF PRESENT: Ellen Uguccioni, Jeff Costello, Ron Hoggard Diana
Mund, Assistant City Attorney Brian Shutt
Ms. Uguccioni requested that the Board amend the agenda to add Item 111.1. The Board
was of the consensus to do so.
II. DISCUSSION AND ACTION ITEMS:
A. Pre-construction Application for Ad Valorem Tax Relief for the Patrick Lynch
Residence, 226 S. Ocean Boulevard, Nassau Park Historic District. Roger
Cope, Architect/Authorized Agent.
Fran Katz, 220 S. Ocean Blvd, spoke in opposition.
Michael Park, attorney for the applicant, spoke in support.
It was moved by Ms. Jamison, seconded by Mr. Bodker and passed 7-0 to
approve the pre-construction application for ad valorem tax exemption.
B. Recommendation to the Planning & Zoning Board Regarding an Amendment
to the Transitional Land Use Description of the City's Comprehensive Plan, to
Allow a density Increase of Up to 20-Units per Acre for Certain Properties,
and an Amendment to the Land Development Regulations to Allow a Density
of 20 Units per Acre in the RO (Residential Office) Zoning District for Property
Located Adjacent to the CBD (Central Business District) and CBD-RC
(Central Business District — Railroad Corridor). The Request Involves
Property Located within the Del Ida Park Historic District.
The following residents spoke in opposition:
Sarah Greeley, President, Del Ida Park Homeowners Association;
Scott Christensen, President, Seacrest Neighborhood Association; and,
Toni Del Fiandra, 14 Dixie Boulevard.
It was moved by Mr. Ames Seconded by Ms. Jamison and passed 7-0 to
recommend to the Planning & Zoning Board denial of the amendment to the
Future Land Use Element of the City's Comprehensive Plan, changing the
description of the Transitional Land Use Designation to increase the
residential densities to 20 units per acre for properties zoned RO which are
adjacent tot he CBD and CBD-RC, based upon a failure to make positive
findings with respect to Future Land Use Element Policy A-1.7, as the
proposed density is incompatible with the low density residential to the north;
and, the change is inconsistent with the Seacrest/Del Ida Neighborhood Plan.
III. CERTIFICATES OF APPROPRIATENESS:
A. COA 442: 120 NE 1st Avenue, Contributing Apartment Building, Old School
Square Historic District. Art Nejame, Owner.
Item Before the Board: The action requested of the Board is that of
considering a minor modification to an approved COA for replacement of a
previously approved door and light pole.
It was moved by Ms. Jamison, seconded by Mr. Ames and passed 7-0 to
approve COA 442 based upon positive findings with respect to LDR Section
4.5.1, as follows:
1. That the doors be metal as presented; and
2. That the acorn light pole be 9' high.
B. COA 472: Saraga & Lipshy, P.A., 201 NE 1st Avenue, Old School Square
Historic District. Mike Sneiderman, Authorized Agent.
Item Before the Board: The action requested of the Board is that of
considering a COA request for a new wall sign and re-lettering of an existing
free standing sign.
The Board did not support the flat wall sign and suggested that the applicant
consider installing a free standing sign that would be more historically
compatible.
It was moved by Ms. Jamison, seconded by Ms. Sexton and passed 7-0 to
approve COA 472 for the Face Change to the Existing Free Standing Sign as
presented, based upon positive findings with respect to LDR Section 4.5.1.
C. COA 448: First Church of Christ Scientist, 200 SE 7th Avenue, Marina Historic
District. Fred Elworthy, Authorized Agent. (Continued from the June 20,
2001 Meeting.)
Item Before the Board: The action requested of the Board is that of
considering a COA for the replacement of original wood windows on the north
and south elevations with aluminum/impact resistant glass windows.
-2- HPB Minutes 8/15/01
Ms. Uguccioni stated that the applicant had requested a postponement.
It was moved by Ms. Jamison, seconded by Ms. McDermott and passed 7-0
to table COA 448.
D. COA 457: 20 S. Swinton Avenue, Old School Square Historic District.
Michelle Balfoort, Authorized Agent. (Continued from the July 11, 2001
Meeting.)
Item Before the Board: The action requested of the Board is that of
considering the demolition of an existing garage in connection with a COA
and associated Class V Site Plan for the conversion of a contributing
Bungalow style single family residence to a bakery.
It was moved by Mr. Ames, seconded by Ms. Jamison and passed 7-0 to
approve COA 457 for the Demolition of the Garage at 20 S. Swinton Avenue,
based upon positive findings with respect to LDR Section 4.5.1(E).
E. COA 468: White House, 21 SW 1st Avenue, Old School Square Historic
District. Michelle Balfoort, Authorized Agent.
Item Before the Board: The action requested of the Board is that of
considering a COA, associated Waiver request, Class V Site Plan,
Landscape Plan and Design Elements for the conversion of a single family
residence to a commercial business.
It was moved by Mr. Ames, seconded by Ms. Jamison and passed 7-0 to
approve COA 468 for the Waiver request to LDR Section 4.4.24(G)(3) to
allow parking in the front yard.
It was moved by Mr. Ames, seconded by Ms. McDermott and passed 7-0 to
approve COA 468 for the Class V Site Plan based upon positive findings with
respect to Chapter 3 (Performance Standards) of the LDRs, policies of the
Comprehensive Plan and Section 2.4.5(F)(5), subject to the following
conditions:
1. That an elevation detail is provided of the solid waste enclosure and that a
stabilized base is provided for this area together with a path to the parking
area;
2. That the applicant shall be responsible for the installation of the 5' wide
sidewalk along SW 1st Avenue adjacent to the subject property and that
the sidewalk shall be continued through the driveway;
3. That drainage calculations shall be submitted prior to certification of the
site plan;
4. That a copy of the recorded unity-of-title with the adjacent property to the
north or south is provided to the City prior to issuance of a building permit;
5. That the curb adjacent to the bike rack be modified;
6. That the City Engineer may at his discretion require an alternative parking
area material prior to issuance of a building permit;
-3- HPB Minutes 8/15/01
7. That the site plan and/or engineering plan be revised to be consistent with
respect to the proposed parking area material;
8. That the plans shall be revised to correctly note the location of the
structure in accordance with the survey; and,
9. That the pea rock parking surface be limited to no more than 5 years.
It was moved by Mr. Ames, seconded by Ms. Jamison and passed 7-0 to
approve COA 468 for the Landscape Plan based upon positive findings with
respect to LDR Section 4.6.16, subject to the following conditions:
1. That the Cocoplum hedge along SW 1st Avenue be planted at 36' high;
and,
2. That the hedge adjacent to the parking lot be moved 2' to the west.
It was moved by Mr. Ames, seconded by Ms. Jamison and passed 7-0 to
approve COA 468 for the Design Elements based upon positive findings with
respect to LDR Section 4.5.1(E).
F. COA 463: 319 SE 7th Avenue, Marina Historic District. Jay Colestock,
Architect/Authorized Agent. (Continued from the August 1, 2001 Meeting.)
Item Before the Board: The action requested of the Board is that of
considering a request to demolish the existing non-contributing residence and
replacing it with infill construction.
Ms. Jamison stated that she had ex parte communication with Carolyn
Patton.
It was moved by Mr. Ames, seconded by Ms. Jamison and passed 7-0 to
approve COA 463 for the Demolition of the existing residence and the Design
Elements for the proposed single family residence at 319 SE 7th Avenue,
based upon positive findings with respect to LDR Section 4.5.1, with the
following conditions:
1. That the vertical mullion in the garage windows be eliminated; and,
2. That the shutters be carried over to the side elevations.
G. COA 469: Atlantic Grove, North 300 and 400 Blocks of W. Atlantic Avenue,
West Settlers Historic District, New Construction. Tim Hernandez, Authorized
Agent.
Item Before the Board: The action requested of the Board is that of
considering a COA, associated Waiver request, Class V Site Plan,
Landscape Plan and Design Elements for the construction of a mixed use
redevelopment project.
It was moved by Mr. Ames, seconded by Ms. McDermott and passed 7-0 to
approve COA 469 for the Waiver to LDR Section 4.6.9(D)(3)(c)(1) to reduce
the required stacking distances for the parking lot entrances as follows:
-4- HPB Minutes 8/15/01
1. Reduce the required stacking distance for the NW 5th Avenue entrance to
the west parking lot from 50' to 20';
2. Reduce the required stacking distance for the NW 4th Avenue entrance to
the west parking lot from 50' to 9';
3. Reduce the required stacking distance for the NW 4th Avenue entrance to
the east parking lot from 50' to 5';
4. Reduce the required stacking distance for the NW 3rd Avenue entrance to
the west parking lot from 50' to 15'; and,
5. Reduce the required stacking distance for the NW 4th Avenue entrance to
the rear parking lot from 20' to 10'.
It was moved by Mr. Ames, seconded by Ms. McDermott and passed 7-0 to
approve COA 469 for the associated Class V Site Plan based upon positive
findings with respect to Chapter 3 and Section 2.4.5(F)(5) of the LDRs, and
the goals, objectives and policies of the Comprehensive Plan, subject to the
following conditions:
1. That the two mixed-use buildings and one townhouse building (Units 36 —
41) be moved back from the property line to limit the encroachment of the
balconies and roof eaves into the front setback to 3';
2. That one 12'x30' loading space be provided for each mixed-use building;
3. That site lighting locations must be indicated on all plans and a
photometric plan must be submitted;
4. That a bike rack must be provided for each mixed-use building;
5. That dumpster enclosures must be shown on the plans and a detail
indicating materials and finishes must be proved;
6. That an easement agreement be executed for the public sidewalk that is
to be located on the subject property along NW 5th Avenue;
7. That an easement agreement be executed for the public sidewalk and
parking that is to be located on the subject property along NW 3rd Avenue;
8. That paverbrick sidewalks, lighting, landscaping and streetscape elements
match that on W. Atlantic Avenue be installed adjacent to the project on
the surrounding roadways on the 300 block. That the paverbrick sidewalk
must also be continued adjacent to the Mount Olive Church parcel on
Block 36 to maintain continuity;
9. That the east/west and a portion of the north/south alleys in Block 28 be
abandoned;
10.That the development must be platted and that no building permits be
issued until the plat is recorded;
11.That the sidewalks on the NW 3rd Avenue, NW 4th Avenue and NW 1st
Street be meandered to allow the street trees to be moved further away
from the buildings;
12.That the pool area be studied in detail and brought back to the Board for
review;
13.That the area behind the mixed-use buildings be studied in detail to
relocate the sidewalk under the overhand and move the landscape area
adjacent to the parking lot in order to provide room for vertical landscape
elements behind the building. The design must be brought back to the
Board for review;
-5- HPB Minutes 8/15/01
14.That the sidewalks on NW 3rd Avenue and NW 5th Avenue be moved
against the building and the landscape area be moved adjacent to the
street to accommodate the landscape materials and be brought back to
the Board for review;
15.That the sidewalks on both sides of NW 4th Avenue be moved against the
building and the landscape area be moved adjacent to the street to
accommodate the landscape materials and be brought back to the Board
for review; and,
16.That the utilities be designed to allow for installation of vertical landscape
elements in the area between the garage doors in the rear of the
townhouse buildings.
It was moved by Mr. Bodker, seconded by Mr. Ames and passed 7-0 to table
COA 469 for the Landscape Plan.
It was moved by Ms. Jamison, seconded by Ms. Sexton and passed 7-0 to
table COA 469 for the Design Elements.
At this point on the agenda Chairman Keller stepped down from the Board and
turned the chair over to Vice-Chairperson Jamison.
H. COA 470: 200 NE 5th Street, Del Ida Park Historic District. Tony Keller,
Owner.
Item Before the Board: The action requested of the Board is that of
considering a COA for a new swimming pool above an existing garage.
It was moved by Mr. Ames, seconded by Mr. Bodker and passed 6-0 to
approve COA 470 for a Garage to Swimming Pool conversion at 200 NE 5th
Street based up positive findings with respect to LDR Section 4.5.1.
At this point on the agenda Chairman Keller resumed the chair.
I. COA 445: Pineapple Grove Professional Building, New Office Building, Del
Ida Park Historic District. Francisco Perez-Azua, Architect/Authorized Agent.
Item Before the Board: The action requested of the Board is that of
considering changing the previously approved Mahogany trees to Pigeon
Plum trees.
It was moved by Mr. Bodker, seconded by Ms. Jamison and passed 7-0 to
approve COA 445 for the landscape plan as submitted and the change from
Mahogany trees to Pigeon Plum trees.
IV. REPORTS AND COMMENTS:
A. Reports from Historic District Representatives
None
-6- HPB Minutes 8/15/01
B. Board Members
The Board directed staff to prepare an LDR amendment that stipulates
that an architect be a required member of the Board.
C. Staff
None
V. ADJOURNMENT:
There being no further business before the Board, the meeting adjourned at 9:30
P.M.
The undersigned is the Secretary of the Historic Preservation Board and the information
provided herein is the Minutes of the meeting of said body for August 15, 2001, which
were formally adopted and approved by the Board on September 5, 2001 .
Diana Mund
If the Minutes that you have received are not completed as indicated above, then this
means that these are not the Official Minutes. They will become so after review and
approval, which may involve some changes.
- 7- HPB Minutes 8/15/01
Planning & Zoning Department
MEMORANDUM
4 4 Y b�
TO: 7member's
C
FROM: Diar�a,flun
Board Secretary
DATE: August 9, 2001
RE: Agenda Items II.A., II.B. & III.A.
There will be no staff reports for the above referenced items.
f
1 40 P3¢' 4I0-RAI�DllfillSTF P`ORT_..,
Project Name: COA 472: Mike Sneiderman, Authorized Agent
Project Location: 201 NE 1st Avenue, Old School Square Historic District
h STEM BEFORE THE BOARD"
The action requested of the Board is to approve COA-472 to allow a change of the sign
face and design of a previously approved free-standing sign and to allow an additional
—_----------__ -flat wall `sign to'be plated on the building at 201 NE 1st Avenue;pursuannti LDR_
2.4.6(J).
B°A�KGROIND
Originally a single-family residence, this building was converted for offices and is
located at the northeast corner of NE 1st Avenue and NE 2nd Street in the Old School
Square Historic District. In April 1999 the Historic Preservation Board reviewed a Class
II Site Plan Modification and a Certificate of Appropriateness application for the
establishment of law offices in both the principal residence and auxiliary structure that
had previously been used as a beauty salon and residence. In connection with that
application, the Board approved the style, size and location of the freestanding sign that
is located at the southwest corner of the lot. At that time the sign read " BRIAN LOUIS
LIPSHY, P.A. Attorney and Counselor at Law".
In December 1998, the Chief Building Official issued a variance removal agreement
under the provisions of LDR Section 4.6.7(E)(3)(F) to allow the sign to be placed within
the standard setback area. Under the terms of this agreement, the owner must remove
the sign at his expense within 30 days after notification by the City.
The application requests approval for two sign proposals. The first is a change to the
sign face and design of the pre-existing sign. The second is a request for a new wall-
mounted sign.
DESCRIPTION.
Free-standing Sign
The previously approved sign was rectangular in shape and was mounted on two
upright posts. In this proposal, the sign is affixed to two 4" x4" posts that terminate in a
decorative finial. The sign shape takes advantage of the new copy on the sign face and
includes decorative edging similar to a plaque. The house number is contained within a
pediment shape at the summit of the sign.
Meeting Date:August 15,2001
Agenda Item: III.B.
N
COA 472:201 NE 1st Avenue, Signage
Page 2
The sign face is 48" in length, and 38" in height. The vertical posts are 65" in height.
The material is a 2" thick "Signfoam". The background of the sign will be yellow, the
borders green and gold, and the letters green.
Wall Sign
As the building is located on a corner, the owner has requested an additional sign on
the south elevation fronting NE 2nd Street.
_ __The..sign_measures_22"in.height,_and:287._in,length._ The-design for-.the..sign-is-identical -_ --. -
to the free-standing sign. Colors will also be the same.
REVIEW BY OTHERS
The City of Delray Beach's Sign Committee has reviewed the submission and given its
approval. The dimensions of the signs, and the area contained within the sign face are
within approved thresholds.
ANALYSIS
LDR Section 4.6.7 regulates the type, design standards, size, illumination and aesthetic
qualifications and standards. The aesthetic standards are particularly applicable in this
instance as they relate to scale and conflict.
LDR Sections 4.6.7(H)(2)(a) and (c) state:
Scale: The scale of the sign must be consistent with the scale of the building on which
it is to be placed or painted and the neighborhood in which it is located.
Conflict: The colors of a sign shall not conflict with other signs already on the building or
in the immediate vicinity.
In both the free-standing sign and the wall mounted sign there has been a deliberate
effort to achieve a relationship of the signs with the architecture and color of the house.
The size of both signs is considered appropriate given the context of the neighborhood
and the location.
ALTERNATIVE ACTIONS
1. Continue with direction
2. Deny with reasons stated
3. Approve as presented.
t
COA 472
Signage, 201 NE 151 Avenue
Page 3
Based on positive findings to LDR Section 4.5.1(E) and LDR Section 4.6.7(F) approve
COA 472 for the proposed signage at 201 NE 1st Avenue.
Attachments:
• Survey
• Illustration: Free-standing-Sign :_ ,-- _._. _: -
• Illustration: Wall mounted sign
Report prepared by Ellen J. Uguccioni, Historic Preservation Planner
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HISTORIC,PRESERVATION-BOARD STAFF MEMORANDUM
Item: COA 448, First Church of Christ Scientist, Authorized Agent: Fred Elworthy
Location: 200 SE 7th Avenue, A "Contributing" Structure within the Marina
Historic District
;.. SUMMARY . .
On June 20, 2001 the Historic Preservation Board met to consider a request from the
First Church of Christ Scientist to replace wooden windows in the sanctuary with
aluminum windows. The Board tabled the matter, as the applicant asked the Board to
visit the church, and view first hand the deterioration of the windows. The Board also
made some suggestions to the Church's representatives that included the possibility of
installing impact resistant glass over the windows.
Since that discussion, Church representatives have investigated other solutions to the
window replacement issue, and will appear before the Board on August 15, 2001 to
explain their findings.
The original staff report is attached.
Attachments: HPB Staff Report COA 448
Meeting Date: August 15, 2001
Agenda Item: III C.
HISTORIC PRESERVATION BOARD MEMORANDUM STAFF REPORT
Item: COA 448, Authorized Agent Jean S. Harris
Location: 200 SE 7th Avenue, A "Contributing" structure within the Marina
Historic District
ITEM BEFORE THE BOARD
---- The action-before-the Board-is-to approve COA 448-for the First Church of Christ
Scientist for the replacement of windows in the main sanctuary pursuant to LDR Section
2.4.6 (J).
BACKGROUND
At the Historic Preservation Board meeting of June 6, 2001, staff requested clarification
of the established policy with regard to hurricane protection. The Board unanimously
agreed that they wanted to see each application on a case by case basis. Therefore,
the matter is referred for action.
The First Church of Christ Scientist is an important building within the Marina Historic
District. The church was moved to its present site around 1980 from the Boca Raton
Army Air Field. This traditional ecclesiastical design is credited to Delray Beach
architect Samuel Ogren, Sr., and was constructed in 1945.
In early May, Mr. John Giordano a contractor for the Church, inquired as to the process
of approval for the installation of replacement windows for the main sanctuary at the
First Church of Christ Scientist ("The Church"). Mr. Giordano explained that the
replacement was both a result of the deteriorated condition of the original wood
windows, and the need to provide hurricane protection with an impact resistant glass.
The staff proceeded with the application in accordance with the Board policy enacted on
December 15, 1999 that stated:
Because wood windows with single impact glass panes are prohibitively
expensive and are not manufactured with true divided lights, aluminum windows
must be allowed when requested. Specific guidelines with respect to the
installation of aluminum windows with impact glass will be provided. These will
be in the form of drawings indicating how the aluminum windows can be installed
to provide a return (reveal) and casings where appropriate. Additionally, the style
and type of applied muntins will be specified.
When using impact glass windows the building code does not require that
hurricane shutters be provided. However, some property owners want to use
shutters for decorative purposes. A drawing indicating how decorative shutters
COA 448
1st Church of Christ Scientist
Page 2
can be mounted so as to give the appropriate look of operable shutters will be
produced.
DESCRIPTION
Staff was first provided with literature from PGT Windows and Doors, manufacturers of
aluminum windows and doors. The applicant's representative indicated that the window
would be a single hung type, and it would be custom made for the specific requirements
of the Church, As the:catalog,description was,-not-truly.representative of the exact form
} of the existing windows, staff requested additional materials. A drawing of the existing
and proposed north elevations, along with a section illustrating the window apparatus
was then submitted.
The illustration was not dimensioned, and lacked any specific information. Further, only
the north side was included, and windows on both the north and south sides are
proposed for replacement. Staff contacted the local PGT representative who explained
that the windows would be custom-made for the Church. A working drawing that would
be used by the manufacturer to actually fabricate the windows was requested. It was
expected that the drawing would include exact dimensions, profiles, materials,
thickness, and mechanics of operation. The drawing lacked any specific information,
and was again a fine line drawing of the existing window.
A more recent Sunday school addition was made to the Church and is placed at a right
angle to the main sanctuary. This addition employs the PGT aluminum windows, which
are very similar to the originals of the sanctuary in appearance. Some of the original
Church windows appear to have panes of yellow tinted glass. It is thought that the color
is integral to the material.
CONCLUSION
The loss of the original wooden windows of this Church would be unfortunate. Equally
unfortunate would be the destruction of the Church without adequate storm protection.
Lacking sufficient documentation, the analysis of the replacement windows is
problematic. Further, the question of the yellow window tint, and its importance is still
unresolved.
The Church is a beautiful example of the Colonial Revival style. It is particularly suited
to the addition of shutters as shutters are commonly found in the design. Before
replacing the windows with an impact-resistant glass, it may be more prudent to explore
the use of decorative shutters that meet the strict requirements for hurricane pressures
and loads, to protect the windows. Failing that, the installation of impact-resistant
aluminum windows that are exact replacements is justified and prudent.
F
COA 448
1st Church of Christ Scientist
Page 3
ALTERNATIVE ACTIONS
1. Continue with direction.
2. Deny, with reasons stated.
3. Approve as presented, or with conditions.
RECOMMENDATION
Failing to find positive findings with respect to LDR Section 4.5.1 continue COA 448 in
-order to-fully-investigate- the possibility of--using--shutters as a suitable-and historically
appropriate method of storm protection.
Report written by: Ellen J. Uquccioni, Historic Preservation Planner
SINGLE HUNG WINDOWS
Available with breakaway integral fin for wood construction and 1/2 inch
flange for masonry construction. Flange serrated for partial removal for . :
sue- . !-•�-
window replacement. <;. ' t:. .
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Single Hung windows are available in standard widths of 19 1/8",26 1/2", s .1y.. p �,
37"and 53 1/8"with standard heights of 26",38 3/8",50 5/8",63"and 76". a s J�
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HISTORIC PRESERVATION BOARD;MEMORANDUM STAFF REPORT
Agenda Item: III.D. -August 15, 2001 Meeting
Project Name: COA457 (Continued) Michelle Balfoort, Architect/Authorized
Agent
Project Location: 20 S. Swinton Avenue
ITEM BEFORE THE BOARD
Consider the issuance of a Certificate of Appropriateness for the demolition of the
garage behind the residence at 20 S. Swinton in connection with a Class V Site Plan
approval as required by LDR Section 2.4.6
BACKGROUND
On July 11, 2001 the Historic Preservation Board considered the conversion of a
Contributing bungalow-style single-family residence into a bakery. The Board approved
the site plan, landscape plan, and design elements of the overall master plan and tabled
the garage demolition until additional information and a photograph of the garage could
be presented.
The date of construction for the residence is 1922, however no plans could be located
so the date of construction for the garage is unknown. Based on its physical
appearance, it appears to have been built concurrent with the main residence. This
conclusion is based on the similar roof eaves with the outlooker beams, and the
dimensions of the structure itself, which is too small to accommodate most vehicles
after 1930.
DESCRIPTION
Appearance
The garage is clapboard sided, gable-roofed structure. The roof is covered with
diamond-patterned asphalt shingle and projects beyond the walls of the garage with
outlooker beams.
Condition
The building appears to be sagging, and there is evidence of damage to the wooden
members.
ANALYSIS
If we assume that the garage was constructed in 1922 along with the house, it would
warrant a thorough examination as to the appropriateness of the demolition. As age is
not the sole criterion for preservation, the nature of the resource must be evaluated. In
this case, the garage was constructed to serve a utilitarian function, and as such, lacks
architectural distinction. The garage doors themselves are not original to the building,
and the siding may also have been a later alteration, as the main house is finished with
stucco.
_ t
COA 457 (Continued), 20 S. Swinton Avenue—Garage Demolition
Page 2
The applicant has indicated that there is substantial termite damage to the garage, and
that due to its lower elevation, has frequently been flooded.
The principle building on this property will be restored and reused for another function.
When viewed in its overall context, the garage is an auxiliary structure that is not critical.
Therefore, given its deteriorated condition, and the plans for the reuse of the property,
the demolition of the garage is deemed appropriate.
ALTERNATIVE ACTIONS
1. Continue with direction.
2. Approve as presented.
3. Deny, with reasons stated.
RECOMMENDATION
Based upon positive findings to LDR Section 4.5.1(E) approve COA 457 for the
demolition of the garage at 20 South Swinton Avenue.
Attachments:
• Photographs
• Letter from Applicant
Report prepared by Ellen J. Uguccioni, Historic Preservation Planner
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July 18, 2001 ('
Ellen Uguccioni
City of Delray Beach
100 NW 1 Avenue
Delray Beach, FL 33444
RE: 20 S. Swinton Avenue
Dear Ellen:
The attached pictures are of the existing shed/garage structure behind the 20. S. Swinton
property. The structure has substantial termite damage below 3'-4' level, it is approximately 24"
low any other structure on the lot and frequently floods, and portions of the shed roof have
llapsed. The future plans for the area call for a pedestrian brick walkway to come thru this
G ea and this particular structure would be of no use in this plan. It also does not resemble the
primary structure on the lot which will remain.
Please let me know if I can assist in any other way.
•
Thank you,
•
Michelle Balfoort Pres. W
e;7;st. mburrminoscrinc._oo . .
1
• ••• •
_ . .., . . .
HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH ---STAFF REPORT---
MEETING DATE: August 15, 2001
AGENDA ITEM: III.E.
ITEM: Consider a Certificate of Appropriateness, Associated Waiver Requests,
Class V Site Plan, Landscape Plan and Design Elements for the
Conversion of a Single Family Residence to a Commercial Business,
Located at 21 S.W. 1st Avenue.
_. J - I i UJ LILT Li L
N.W. 2ND ST. N.E. 2ND ST.
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N.W. 1ST ST. N.E.. 1ST ST. —
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GENERAL DATA: _; -
—z TENNIS 3 OLD ^
— STADIUM Z SCHOOL
Owner/Applicant Rectory Park L.C. _ I I SQUARE
Agent Balfoort Finnvold Architecture, Inc. ' ATLANTIC AVENUE
Location 21 S.W. 1st Avenue SOUTH 1i I ( I 0
COUNTY
Property Size 0.23 Acre COURT z
Future Land Use Map Mixed Use HOUSE
Current Zoning OSSHAD (Old School Square
Historic Arts District) ' r ni
ll '
Adjacent Zoning North: OSSHAD
,___ S.W. 1ST ST. S.E. 1ST ST.
East: OSSHAD . H I I H_ Hit j 11 j
South: OSSHAD
1 - . -
West: CF (Community Facilities) _
Existing Land Use Single Family Residence I o N
Proposed Land Use Consider a Certificate of _ "
Appropriateness, Associated . 1 __ I __
S.W. 2ND ST. S.E. 2ND ST.
Waiver Requests, Class V Site
Plan, Landscape Plan and Design I 1 .
Elements for the Conversion of a 3
Single Family Residence to a 1 ;
Commercial Business.
Water Service Existing on site. 3 —
Sewer Service Existing on site. .W_ 3RD ST_ S.E. 3RD ST.
MERRITT - —
PARK • I — -
I
N 1 - -
I
I 7117 , f
The action before the Board is that of approval of COA-468 which incorporates the
following aspects of the development proposal for White House (21 SW 1st Avenue),
pursuant to LDR Section 2.4.5(F):
❑ Class V Site Plan; •
❑ Landscape Plan; and
❑ Design Elements.
The subject property is located on the east side of SW 1st Avenue, approximately 210'
south of West Atlantic Avenue (21 SW 1st Avenue). -
,. BACKGRµOU >V1D
The subject property consists of Lot six, Block 61, Town of Linton and contains 0.22
acres. The property is zoned OSSHAD (Old School Square Historic Arts District).
At its meeting on August 18, 1999, the Historic Preservation Board (HPB) approved a
Certificate of Appropriateness to demolish an existing duplex and relocate the existing
residence on the subject property.
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. The building at 21 SW 1st Avenue was included in that conceptual
plan. To date, no further progress on that site plan has been made.
At its meeting on June 20, 2001, the Board approved a Certificate of Appropriateness
that included installing new windows, enclosure of the porte-cochere, a standing seam
metal roof and exterior colors.
The request now before the Board is approval of the site plan for the conversion of the
single family dwelling to a 1,400 square foot office building with associated parking and
landscaping.
PROJECT- D ESCRIPTI.Q.'N. .,
The development proposal involves the following:
o Conversion of the existing single family residence into a 1,400 square foot business
office;
o Construction of a trellis on the east side of the building;
o Construction of a four-space pearock parking lot and one paver block handicap
parking space/ramp;
o Installation of a bike rack;
o Construction of a brick path on the east side of the building;
o Construction of a wood fence trash enclosure (tote bins) on the west side of the
building; and,
o Installation of associated landscaping.
•
HPB Staff Report
White House(21 SW 1 Avenue)—COA-468
Page 2
The site plan application includes waiver requests to the following sections of the City's
Land Development Regulations:
1. LDR Section 4.4.24(G)(3), which requires parking to be located in the side or rear
yard.
COMPLIANCE WITH LAND DEVELOPMENT REGULATIONS:
Items identified in the Land Development Regulations shall be specifically addressed by
the body taking final action on the site and development proposal.
LDR Section 4.3.4(K) Development Matrix:
The following table indicates that the proposal complies with LDR Section 4.3.4(K) as it
pertains to the OSSHAD zoning district:
Standard Provided
Maximum,Bu ld ng Height. 35' 16.36'
Maximum LotyCoverage 40% 14.3%
M nimum Open Space 25% 54.4%
M nimum,_Building Setbacks>. Front 25' 70'
.. .. ....� .. .._. .. Side Interior (north) 7.5' 9'
(south) 7.5' 7'7"
Rear 10' 10'1'
Minimum Lot Width:
Pursuant to LDR Section 4.3.4(K) the minimum lots width and frontage in the Old
School Square Historic Arts District is 80' and 75' exists. Pursuant to LDR Section 4.1.4
[Use of Lots of Record], except for single family residences subject to the R-1-A (Single
Family Residential) zoning district standards, if two (2) or more adjoining lots (or
combination of lots and portions of lots) of record were under the same ownership as of
October 18, 1994, and if the total frontage and the total area is equal to or greater than
that which is required by the zoning district regulations, said property shall not be
developed except in accordance with the minimum frontage and lot area requirements
of the district. Ownership shall be determined by the property tax rolls on file in the
Palm Beach County Property Appraiser's Office as of October 18, 1994. Since the
adjacent properties are under the same ownership aggregation of property in order to
meet the minimum lot dimensions is required. A condition of approval is attached that a
unity-of-title is provided with either of the adjacent properties to the north or south in
order to provide the required lot width.
HPB Staff Report
White House (21 SW 1st Avenue)—COA-468
Page 3
LDR Section 4.4.24(G) Supplemental District Regulations:
Pursuant to LDR Section 4.4.24(G)(3), all parking, except for single family homes and
duplexes, shall be located in the side or rear yard or adjacent to a rear alley. No such
parking shall be located in the area between any street and the closest building or
structure. Where there.are existing buildings or structures, the Historic Preservation
Board may waive this requirement during the site plan review process, provided that it is
determined that compliance is not feasible and that the character of the area will be
maintained. If approved, such parking shall be substantially screened from off-premises
view by a hedge or decorative fencing. The applicant has submitted a request to waive
the location requirement for parking.
Waiver Analysis:
At its meeting on August 18, 1999, the Historic Preservation Board approved the
demolition of the existing duplex and location of the single family home. The Board
found that the placement of the unit to the rear of the property was acceptable, as the
anticipated future use of the structure would not be residential. Therefore, given the
acceptance of this structure location, the related parking is limited to the front yard. The
overall concept for the block is to create a pedestrian friendly pathway in the middle of
the block and orient the buildings to the interior of the block. The proposed parking area
is buffered with two Sapodilla tree, 15"-high Dwarf Indian Hawthorne and 24"-high
Cocoplum hedging. The waiver will not affect the delivery of public services, and will
not create an unsafe situation with respect to public safety. Similar circumstances on
other properties would lead to the same conclusion. Consequently, a positive finding
with respect to LDR Section 2.4.7(B)(5), Waiver Findings can be made. A condition of
approval is attached that the Cocoplum hedge along SW 1st Avenue be planted at a
minimum of 36" high to provide substantial screening.
Parking Requirements:
All non-residential uses, with the exception of restaurants, shall provide one parking
space per 300 square feet of total new or existing floor area being converted to non-
residential use. Based on this requirement, the 1,400 square foot office must provide
five parking spaces. The proposed site plan complies with this requirement as five
parking spaces are provided in an off-street parking area on the property.
LDR Chapter 4.6 Supplementary District Regulations:
Dumpster Enclosure:
Pursuant to LDR Section 4.6.6(C)(1), dumpsters, recycling containers and similar
service areas must be enclosed on three sides and have vision obscuring gates on the
fourth side, unless such areas are not visible from any adjacent public right-of-way. The
proposed site plan provides an enclosure on the west side of the building facing SW 1st
Avenue. The enclosure will screen two 95-gallon trash receptacles. The enclosure
consists of a four-foot high wood fence and five-foot high gate. A condition of approval
is attached that an elevation detail is provided of the enclosure and that a stabilized
base is provided for this area together with a path to the parking area.
HPB Staff Report
White House (21 SW 1st Avenue)—COA-468
Page 4
Bike Rack:
Pursuant to LDR Section 4.6.9(C)(1)(c)(3), bicycle parking facilities shall be provided by
a fixed or stationary bike rack for any non-residential use within the City's TCEA. The
subject property is located within the TCEA area and is therefore required to provide a
bike rack. This requirement has been met, as a bike rack has been provided on the
west side of the building adjacent to the parking area. A condition of approval is
attached that the curb shall be modified adjacent to the bike rack.
Site Lighting
Pursuant to LDR 4.6.8 (Lighting), site lighting must be provided for the parking lot.
Decorative light fixtures approximately 12.5' in height are proposed adjacent to the
driveway and parking areas, which provide adequate illumination. Therefore, the
requirements for site lighting have been met.
Other Issues:
Right-of-Way:
Pursuant to LDR Section 5.3.1(D), 60' of right-of-way is required for SW 1st Avenue and
40' exists. Consequently, dedication of 10' is required for the SW 1st Avenue right-of-
way. The City Engineer pursuant to LDR Section 5.3.1(D)(4) granted a reduction of
right-of-way to the existing 40' width based on a recommendation of approval by the
DSMG (Development Services Management Group).
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. There is currently no sidewalk along SW 1st Avenue
adjacent to the subject property. The site plan indicates a new 5'-wide sidewalk along
SW 1st Avenue. A condition of approval is attached that the applicant shall be
responsible for the installation of.this sidewalk and the site plan is to be amended to
show the sidewalk extending through the driveway.
Construction Requirements:
Pursuant to LDR Section 6.1.4(D)(1), driveways may be constructed of concrete or
asphalt. However, the applicant proposes to install a pearock parking area as an
alternative to concrete or asphalt. The applicant has indicated that the handicap
parking space including the ramp will be paver block. The City Engineer may approve
an alternative surface type. When the alternative surface is loose rock (i.e.
Chatahoochee) and there is a sidewalk in front of the property, the loose rock shall be
limited to the private property side of the sidewalk (no loose stone in the right-of-way).
The Assistant City Engineer has reviewed the proposed pearock parking lot with paver
block handicap parking space and has indicated a preliminary acceptance of the
alternative material. It is noted that the City Engineer at his discretion may require
another material based on further information contained in the construction plans
HPB Staff Report
White House (21 SW 1st Avenue)—COA-468
Page 5
submitted with the building permit and acceptance by the City Engineer is attached as a
condition of approval. Furthermore, there is a discrepancy between the conceptual
engineering plan and the site plan. The conceptual engineering plan indicates that the
parking will be paved with asphalt. A condition of approval is attached that the two
plans are revised to be consistent with respect to the paving material of the parking
area.
Building Location:
The location of the building on the site plan is not consistent with the survey with
respect to the north and south property lines. This appears to have been an error on
the site plan and will not adversely affect the site layout. A condition of approval is
attached that all plans are revised to correctly locate the building on the property in
accordance with the survey.
LANDSCAPE P:LAN,: .ANALYSES
The perimeter buffers adjacent to parking areas will consist of Sapodilla trees,
Poinciana trees and Mahogany trees. These areas will be underplanted with Keys Lily,
Dwarf Indian Hawthorne and Cocoplum hedge. The building foundation landscaping
consists of Dragoon Plant, Simpson Stopper, Teddy Bear Palms, Bougainvillea,
Heliconia "Ruby Red", Orange Geiger Tree, Dwarf Indian Hawthorne, Heliconia "Lobster
Claw" and Keys Thatch Palms. The proposed interior and parking area landscaping will
contain Maypan Coconut Palms, Swordfem, Blue Leadwort, Orange Geiger trees,
Heliconia "choquette" and Royal Poinciana trees.
;DES,IGN ELEMENTSANAL.YSIS .. .. ;..
The single-family residence was constructed in 1940 and originally located at 41 SW 1st
Avenue. It is of wood frame construction with an interesting gable roof; a fireplace and
hardwood floors. The Claude Sellers family originally owned the residence. Mr. Sellers
was a respected Delray carpenter. The structure was relocated to make way for a
parking lot associated with the Sundy Inn/Restaurant, and placed on this property in
1999.
Aside from the new windows, enclosure of the porte-cochere, a new standing seam
metal roof and exterior colors, the applicant proposes to attach a trellis to the east side
of the building.
At its meeting of June 20, 2001, the Historic Preservation Board made a positive finding
with respect to the windows, enclosure of the porte-cochere, standing seam metal roof
and exterior colors. A positive finding to LDR Section 4.5.1(E) can be made with
respect to the proposed trellis, as it is consistent with the residential character of the
building.
' HPB Staff Report
White House(21 SW 1st Avenue)—COA-468
Page 6
E QU 1 R E,Dy yl F� D 1 N G4S � rn _._s.. A .. ...... ....
Pursuant to Section 3.1.1 (Required Findings), prior to the approval of
development applications, certain findings must be made in a form which is part
of the official record. This may be achieved through information on the
application, written materials submitted by the applicant, the staff report, or
minutes. Findings shall be made by the body, which has the authority to-approve
or deny the development application. These findings relate to the Future Land
Use Map, Concurrency, Comprehensive Plan Consistency, and Compliance with
the Land Development Regulations.
Section 3.1.1(A) - Future Land Use Map
The subject property has a Future Land Use Map designation of OMU (Other Mixed
Use) and a zoning designation of OSSHAD (Old School Square Historic Arts District).
The OSSHAD zoning district is consistent with the OMU Future Land Use Map
designation. Pursuant to LDR Section 4.4.24(B)(2), within the OSSHAD, Business and
Professional offices are listed as a permitted use. Based upon the above, it is
appropriate to make a positive finding with respect to the Future Land Use Map.
Section 3.1.1(B) — Concurrency
As described in Appendix A, a positive finding of concurrency can be made as it relates
to water, sewer, streets and traffic, drainage, parks and recreation, open space, and
solid waste.
Section 3.1.1 (C) - Consistency (Standards for Site Plan Actions)
As described in Appendix B, a positive finding of consistency can be made as it relates
to Standards for Site Plan Actions.
Section 3.1.1 (D) - Compliance With the Land Development Regulations
As described under the Site Plan Analysis of this report, a positive finding of compliance
with the LDRs can be made, provided the conditions of approval are addressed.
Comprehensive Plan Policies:
A review of the goals, objectives and policies of the City's Comprehensive Plan was
conducted and the following applicable policy is noted.
Future Land Use Element Policy A-4.1 — Prior to approval or recommending
approval of any land use or development application for property located within a
historic district or designated as a historic site, the Historic Preservation Board
must make a finding that the requested action is consistent with the provisions of
Section 4.5.1 of the Land Development Regulations relating to historic sites and
districts and the "Delray Beach Design Guidelines."
The conversion of the contributing single family home to a business office will allow for
HPB Staff Report
White House (21 SW 1 n Avenue)—COA-468
Page 7
the preservation of a historically significant structure. The proposed site plan
substantially preserves the architecture of the home, which will allow the structure to
continue as an asset to the City.
Housing Element Objective A-10 — The City shall support the conservation and
rehabilitation of historically significant housing, especially where such housing is
an identifying characteristic of a particular neighborhood.
As noted in the Design Element Analysis section of this report, the building was
previously located at 41 SW 1st Avenue. The approval of the site plan will allow this
contributing structure to remain within 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 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 the north, south and east by the OSSHAD (Old
School Square Historic Arts District) zoning district. The property to the west across
SW 1st Avenue is zoned CF-P (Community Facilities — Public Buildings). The existing
adjacent land uses are a parking lot to the north, residential to the south, commercial to
the east and vacant to the west.
Compatibility with the adjacent residential and commercial uses is not a concern. The
proposed conversion from residential to office is consistent with the redevelopment
pattern in the area. It is anticipated that the residential uses on Block 61 will be
converted to commercial uses.
• REVIEW BY-- O.THERS
Community Redevelopment Agency:
At its meeting of May 24, 2001 the CRA (Community Redevelopment Agency)
recommended approval of the development proposal.
West Atlantic Redevelopment Coalition Board:
At its meeting of July 11, 2001, the West Atlantic Redevelopment Coalition Board
recommended approval of the development proposal.
Neighborhood Notice:
Special courtesy notices were provided to the following homeowners and civic
associations:
o PROD
HPB Staff Report •
White House (21 SW 1st Avenue)—COA-468
Page 8
o Presidents Council
Letters of objection, if any, will be presented at the HPB meeting.
Waiver Notice:
A waiver notice for the lot reduction from 80' to 75' will be sent to property owners within
500' of the subject property ten days prior to the City Commission pursuant to LDR
Section 2.4.2(B)(1)(n). Letter of objection, if any, will be presented at the City
Commission meeting.
zrr Y ' k A.S`SESS`MENT A,ND CONCLUSIONS .
The development proposal involves the conversion of a single family dwelling to offices
with associated parking. The office 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. It is appropriate to grant a waiver to allow
parking within the front yard and recommend a reduction of the minimum lot width to the
City Commission. The proposal allows for the adaptive reuse of a structure while
retaining its residential character, which is encouraged in the OSSHAD zone district.
.-_.'„AL.TERN.ATIVE ACTIO_N:S -. .
1. Continue with direction.
2. Approve COA-468 and the associated Class V site plan, landscape plan, and
design elements for the White House (21 SW 1st Avenue), subject to conditions.
3. Deny COA-468 and the associated Class V site plan, landscape plan and design
elements for White House (21 SW 1st Avenue), with basis stated.
�.., R>ECOM=MENDED ACT1 N
Waivers
1. Approve a waiver to LDR Section 4.4.24(G)(3), to allow parking in the front yard.
Site Plan
Approve COA-468 for the Class V site plan for White House (21 SW 1st Avenue),
based upon positive findings with respect to Chapter 3 (Performance Standards) of the
Land Development Regulations, policies of the Comprehensive Plan and LDR Section
2.4.5(F)(5), subject to the following:
1. That an elevation detail is provided of the solid waste enclosure and that a stabilized
base is provided for this area together with a path to the parking area.
• HPB Staff Report
White House(21 SW 1 st Avenue)—COA-468
Page 9
2. That the applicant shall be responsible for the installation of the five-foot wide
sidewalk along SW 1st Avenue adjacent to the subject property and that the sidewalk
shall be continued through the driveway. •
3. That drainage calculations shall be submitted prior certification of the site plan.
4. That a copy of the recorded unit-of-title with the adjacent property to the,,north or
south is provided to the City prior to issuance of a building permit.
5. That the curb adjacent to the bike rack be modified.
6. That the City Engineer may at his discretion require an alternative parking area
material prior to issuance of a building permit.
7. That the site plan and/or engineering plan be revised to be consistent with respect to
the proposed parking area material.
8. That the plans shall be revised to correctly note the location of the structure in
accordance with the survey.
Landscape Plan
Approve COA-468 for the landscape plan for White House (21 SW 1st Avenue), based
upon positive findings with respect to LDR Section 4.6.16, subject to the following:
1. That the Cocoplum hedge along SW 1st Avenue is planted at 36" high.
Design Elements
Approve the Design Elements for White House (21 SW 1st Avenue), associated with
COA-468 based upon positive findings to LDR Section 4.5.1(E) Development
Standards.
Attachments:
❑ Appendix A
❑ Appendix B
❑ Site Plan
❑ Landscape Plan
❑ Design Elements
Report prepared by: Scott D. Pape, Senior Planner
q,4L -1, k i -.
•
f‘c �ONCtRRiCY fINDINGS�
`
Pursuant to Section 3.1.1(B) Concurrency as defined pursuant to Objective B-2 of the Future Land
Use Element of the Comprehensive Plan must be met and a determination made that the public
facility needs of the requested land use and/or development application will not exceed the ability
of the City to fund and provide, or to require the provision of, needed capital improvements for the
following areas:
Water and Sewer:
o Water and sewer service exists on site with a lateral connection to an eight-inch sewer main
located in the alley along the east side of the property and a lateral connection to a two-inch
water main in the SW 1st Avenue right-of-way.
o As part of the City's right-of-way improvement program for SW 1st Avenue, a fire hydrant will
be installed along the west side of the road adjacent to the subject property.
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:
A preliminary drainage plan has been submitted indicating that drainage will be accommodated
on-site via sheet flow to retention areas on the north and south sides of the property. At this
time, there are no problems anticipated meeting South Florida Water Management District
requirements. However, a condition of approval is attached that the applicant shall submit
drainage calculations prior to certification of the site plan.
Streets and Traffic:
The subject property is located in the City's TCEA (Traffic Concurrency Exception Area), which
encompasses the CBD, CBD-RC, OSSHAD, and West Atlantic Avenue Business Corridor. The
TCEA exempts the above-described areas from complying with the Palm Beach County Traffic
Performance Standards Ordinance. Therefore, a traffic study is not required for concurrency
purposes, however a traffic statement is necessary to keep a record of trips approved in the
TCEA and for calculation of traffic impact fees. The applicant has submitted a statement, which
indicates that the change in use from single family residential to professional offices will
generate 21 average daily trips.
Parks and Open Space:
Park dedication requirements do not apply for nonresidential uses.
Solid Waste:
The proposal calls for a conversion of a single family dwelling to an office building. Trash
generated each year by the proposed 1,400 sq.ft. office space is 3.78 tons of solid waste per
year [1,400 sq.ft. x 5.4 lbs. = 7,560 lbs/2,000 = 3.78 tons]. The trash generated by the single
family home is 1.99 tons of solid waste per year. The increase in trash generation of 0.43 tons
is negligible. The increase can be accommodated by existing facilities and thus, will not have a
significant impact on this level of service standard. Therefore, a positive finding can be made to
this Level of Service.
•
4 '
rxh FSTANDA.R.DtS�.l`� t� T RLAN *CT),ON5
A. Building design, landscaping, and lighting (glare) shall be such that they do not
create unwarranted distractions or blockage of visibility as it pertains to traffic
circulation.
Not applicable
Meets intent of standard X
Does not meet intent
B. Separation of different forms of transportation shall be encouraged. This includes
pedestrians, bicyclists,and vehicles in a manner consistent-with policies found under
Objectives D-1 and D-2 of the Transportation Element.
Not applicable
Meets intent of standard X
Does not meet intent
C. Open space enhancements as described in Policies found under Objective B-1
of the Open Space and Recreation Element are appropriately addressed.
Not applicable X
Meets intent of standard
Does not meet intent
D. The City shall evaluate the effect that any street widening or traffic circulation
modification may have upon an existing neighborhood. If it is determined that the
widening or modification will be detrimental and result in a degradation of the
neighborhood, the project shall not be permitted.
Not applicable X
Meets intent of standard
Does not meet intent
E. Development of vacant land which is zoned for residential purposes shall be planned
in a manner which is consistent with adjacent development regardless of zoning
designations.
Not applicable X
Meets intent of standard
Does not meet intent
F. 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 •
Historic Swinton Office—COA-468
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
J
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. _ , #4ISTURIC PRESERVATIO11111iilEMORANQUM;SZAFF REPORT
Agenda Items: III.F. -August 15, 2001 Meeting
Project Item: COA 163 (Continued), Robert Jay Colestock, Authorized Agent
Project Location: 319 SE 7th Avenue, A Non-Contributing Structure within the
Marina Historic District
ITEM BEFORE THE.BOARD
The item before the Board is to-approve.COA 463, a request to demolish an existing
non-contributing structure in the Marina Historic District built in the late 1960's, and to
approve the design for a new single-family residence as its replacement, pursuant to
LDR Section 2.4.6(J). This report describes a second submission that addresses the
comments of the Board provided at the initial hearing.
BACKGROUND
At its meeting of August 1, 2001 the Historic Preservation Board considered this
request. After deliberation, the Board voted unanimously to continue the matter, and
directed the applicant to consider changes to the plan for the new residence.
The direction of the Board was to unify the design by avoiding a profusion of
architectural styles. They recommended that the applicant select an architectural
tradition that would be consistently reflected in the details. The main elevation on SE 7th
Avenue was the principle focus, as this is the elevation that faces the street.
The design now reflects a continuity in its detailing that is firmly rooted in a
Mediterranean tradition.
The following summarizes the changes made to the previous design:
West (or Primary) Elevation on SE 7th Avenue
• The cupola of the garage has been eliminated, and replaced by a dormer;
• The Bahama shutters have been changed to Colonial shutters;
• The finish of the building is now entirely stucco, the second story clapboard has
been eliminated;
• The projecting stucco band below the windows of the first floor has been eliminated;
• The roof material has been changed to a clay barrel tile;
• The transom above the main entry door has been simplified;
• The octagonal turret on the south has been changed to a tower element that
terminates in a hip roof, reflecting the lines of the main roof slopes;
• The swags in the gable end of the projecting center bay have been changed to tile
vents;
• The second floor balcony rail has been simplified;
• Windows of the tower bay, and second floor feature semi-circular arches;
r
COA 463 (Continued),319 SE 7th Avenue-New Construction
Page 2
• The brackets under the roof eaves have been extended around the perimeter;
• The cupola , which in plan view appears to be set towards the front, has been
eliminated; and,
• The chimney at the so th end terminates in a gable roof with tile coping.
Side Elevations (North and South)
The detailing here is consistent with the Mediterranean theme of the home, and window
arches, and chimney details are similar to those of the main elevation.
East (Rear) Elevation
--The architect again maintains consistency in the design details and retains the-volumes
and large expanses of glass that were a key part of the former design.
Overall Changes
Because of the new design, the roof slope has been changed from a 7:12 to a 6:12
pitch, and the second floor ceiling height has been reduced by two feet.
ANALYSIS
The challenge of an infill design is to create a new building that will be in harmony with
the historic buildings of the district, but also celebrate its own character as distinct from
the historic district. In the previous design, many of the individual details of the
properties that constitute the Marina Historic District were combined. In the current
proposal, the architect and owner have selected one of the Mediterranean types in the
district, and used that style as the point of reference for the new design.
The result cannot be confused with an older building, as the details are reinterpreted
and stylized to produce a contemporary statement. The residence pays homage to the
character of the historic district while still maintaining its own unique identity.
Therefore, the current proposal meets the intent of in-fill design, and a Certificate of
Appropriateness could be issued.
ALTERNATIVE ACTIONS
1. Continue with direction.
2. Approve as presented.
3. Deny, with reasons stated.
RECOMMENDATION
Based on positive findings to LDR Section 4.5.1 approve COA-463 for the demolition of
the existing residence, and approve the design elements of the proposed single-family
residence at 319 SE 7th Avenue.
Attachments:
• Previous Elevations
• Proposed Elevations
Report Prepared by Ellen J. Uguccioni, Historic Preservation Planner
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IBR LARY
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HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH ---STAFF REPORT---
MEETING DATE: August 15, 2001
AGENDA ITEM: lll.G.
ITEM: Consider a Certificate of Appropriateness, Associated Waiver Request,
Class V Site Plan, Landscape Plan and Design Elements-for the
Construction of a Mixed Use Redevelopment Project, Located on the North
Side of West Atlantic Avenue, Between N.W. 3rd and N.W. 5th Avenues.
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GENERAL DATA:
Owner Delray Beach Community Redevelopment Agency
Agent Tim Hernandez,
New Urban Atlantic Grove, LLC.
Applicant Atlantic Grove Partners, LLC
Location North Side of West Atlantic Avenue, between N.W. 3rd and N.W.
5th Avenues
Property Size 4.79 Acres
Existing FLUM Designation General Commercial & Low Density (0-5 d.u./acre)
Current Zoning GC (General Commercial) & R-1-A (Single Family Residential)
Adjacent Zonings North: GC, CF (Community Facilities) & R-1-A
East: CF & GC
South: GC
West: GC & CF
Existing Land Use Vacant Land & Commercial
Proposed Land Use Certificate of Appropriateness, Associated Waiver Request, Class
V Site Plan, Landscape Plan and Design Elements for the
Construction of a Mixed Use Redevelopment Project.
N(ater Service n/a
wer Service n/a
III.G.
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•
ITEM .BE'FORE THE...:BOAKb'
The action before the Board is approval of COA-469, which incorporates the following
aspects of the development proposal for Atlantic Grove, pursuant to LDR Section
2.4.5(F):
❑ Site Plan;
❑ Landscape Plan;
❑ Architectural Elevations; and,
❑ Waiver to the following requirement:
LDR Section 4.6.9(D)(3)(c)(1) - A request to reduce the required stacking distance at
the parking lot entrances from NW 3`d, 4th and 5th Avenues.
BACKGROUND
The CRA began assembling property for redevelopment of the North 300 and 400 Blocks
of West Atlantic Avenue (Blocks 28 & 36) in 1998. After completing acquisition in 2000, it
was determined that the best redevelopment scenario for the blocks was a mixed-use
development. A Request for Proposals (RFP) for the project was issued on March 1, 2000
with the following project description:
Development of a mixed-use redevelopment project, preferably with the buildings
on the street, with retail or restaurant(s) on the first floor and offices, hotel and/or
residential above. Parking would be situated behind the building. A mid-block
pedestrian access to the rear parking would also be desirable.
Discussions with developers during the RFP process indicated that at least some of the
proposals were going to include housing as a major component that would extend into the
rear of the 300 block. In order to accommodate this type of development on the block, the
CRA requested that the City initiate a FLUM amendment and rezoning to General
Commercial. The City Commission approved the FLUM amendment and rezoning on
December 5, 2000.
The CRA received four responses to its Request for Proposals. The following is a brief
description of each proposal:
Centre Court of Delray Beach: The development proposal consisted of 146 rental
apartments and 66,000 square feet of retail/office uses. The site plan had four 4-story
buildings fronting Atlantic Avenue, and two 4-story residential buildings fronting NW 3rd
Avenue. Parking was available in two 3-level parking garages—one for use exclusively
by residents, and another shared by the commercial uses and Mt. Olive church.
The Racquet Club of Delray: The development proposal consisted of 85 townhouses,
35 apartments, and 24,060 sq. ft. commercial space. The site plan had two 3-story
retail/residential buildings fronting Atlantic Avenue and 3-story apartment/townhouse
buildings located at rear of the commercial building between NW 3rd and NW 4th
•
HPB Staff Report
Atlantic Grove Class V Site Plan, Landscape Plan, Elevations and COA-469
• Page 2
Avenues. Parking was available in surface lots, under the mixed-use buildings, along
NW 1st Street, and within the townhouse garages and driveways.
Atlantic Grove: The development proposal consisted of 62 townhouses and 72,000 sq.
ft. office and retail space. The site plan had two 3-story commercial buildings fronting
Atlantic Avenue and 3-story townhouses located behind the commercial building,
between NW 3rd and NW 4th Avenues. Parking was available on surface lots, along
the streets, and within townhouse garages and driveways.
Phoenix Place: The development proposal consisted of 52 loft apartments, 46
townhouses-aft 0 -sq.-= :-retai o ice/restaurant. -The.site plan- had`two-3=story
residential/commercial buildings fronting on Atlantic Avenue and 3-story townhouses
located behind the commercial building between NW 3rd and NW 4th Avenues.
Parking was available in surface lots, along the streets, and within townhouse garages
and driveways.
Prior to the ranking the proposals, the CRA held three meetings to allow the public to learn
about the proposals. At the first community meeting, held at Pompey Park on July 27,
2000, development teams presented their projects and answered questions from the CRA,
the West Atlantic Redevelopment Coalition and the community. The second meeting, a
joint workshop between the City Commission, the CRA Board and WARC held on August
8, 2000, provided a review of the projects by the CRA Chairman and an additional
question and answer session with the development teams. The third, a public hearing, held
in conjunction with a regularly scheduled CRA meeting on August 24, 2000, provided a
forum for the public to bring forward their comments about the respective projects and
allow for final CRA Board questions.
On September 14, 2000 the CRA Board ranked the four proposals. Atlantic Grove
Partners, consisting of New Urban Communities Corporation, Delray Beach Community
Development Corporation and the Center for Technology, Enterprise and Development,
Inc. ("TED Center"), was chosen as the number one ranked development team.
In February, 2001, the CRA approved the sales contract and associated agreement to
allow the proposal to go through the development review process. In April 2001, a
conditional use application to allow a residential density in excess of 12 units per acre and
an application for Site Plan approval were submitted for the project.
The site plan and elevations were presented to the Historic Preservation Board on July 11,
2001 for recommendation to the Planning & Zoning Board on conditional use approval to
allow the density to exceed 12 units per acre. The HPB recommended approval of the
density increase. The Board also recommended approval of the rezoning from R-1-A
(Single Family Residential) to CF (Community Facilities) and a conditional use to allow a
private parking lot associated with the project.
On July 24, 2001, the City Commission approved the Conditional Use to allow a density of
16.54 units per acre and on August 7, 2001, the City Commission approved the rezoning
and conditional use for the parking lot.
HPB Staff Report
Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469
Page 3
A site plan application has been submitted for the Atlantic Grove mixed-use project and is
now before the Board for action.
•
PROJECT. : D .E S C R I P T 1 O,' N
The proposal involves the development of a mixed-use (residential/commercial) project
with a residential density of 16.54 units per acre and incorporates the following elements:
• Two 3-story commercial buildings fronting on West Atlantic Avenue with 47,856 sq. ft.
of retail/office/restaurant space on the ground (1st) and 2nd floors and 20 residential
condominium units on the 3rd floor;
• Eight 3-story buildings containing a total of 55 townhouses with two-car garages.
There are 31 two bedroom units and 24 three bedroom units;
• Installation of 203 off-street parking spaces located in parking lots behind the
commercial buildings;
• Installation of 72 on-street parking spaces on NW 3'd Avenue, NW 4th Avenue, NW 5th
Avenue and NW 1st Street;
• Installation of paverbrick sidewalks and street lighting to match that on West Atlantic
Avenue around the corners on NW 3rd Avenue, NW 4th Avenue and NW 5th Avenue to
the parking lot entrances;
• A gated entry on NW 3rd Avenue for the townhomes;
• A pool and cabana; and,
• Abandonment of the east/west alley and a portion of the north/south alley located within
Block 28 (processed as a separate application).
I SITE PLANS 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
Building Heights:
Within the GC zone district, a maximum building height of 48 ft. permitted. All buildings
proposed on the site are three-stories. The townhouses are 35'-10 high and the mixed-
use buildings are 43'-6" high. Thus, this requirement has been met.
Building Setbacks:
Within the GC zone district, a 10 ft. side street, 0 ft. side interior, and 10 ft. rear building
setback are required [LDR Section 4.3.4(K)]. The front setback for buildings which front on
Atlantic Avenue in the West Atlantic Avenue Overlay District is 5'. All of the proposed
buildings meet or exceed these setback requirements.
Pursuant to LDR Section 4.3.4(H)(4), Structures Allowed in Setbacks, house eaves, not to
exceed a 3' overhang, are allowed in the setback area. This provision also applies to
• HPB Staff Report
Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469
Page 4
exterior balconies on the building. The balconies for units 36 and 41 extend 4' into the front
setback and several 3`d floor balconies and roof overhangs for the residential units in the
commercial buildings project 3'-6" into the front setback. In both of these cases, the
buildings must be moved back to limit the encroachment to 3'. This has been added as a
condition of approval,
Open Space:
Within the West Atlantic Avenue Overlay District, 10% of open space is required. The
project will provide 21.02% open space, which exceeds the requirement.
Parking Requirements:
The development proposal includes 55 townhouse units, 20 condominium units, 8,680 sq.
ft. of retail space, 36,282 sq. ft. of office space and 2,894 sq. ft. of restaurant space. The
parking requirements for a mixed-use project located in the West Atlantic Overlay District
are calculated as follows:
Step 1: The base parking requirements for each use in the project are determined
individually. These are shown in the following table:
Base Parking Requirements
Use Parking Requirement Spaces Required
Residential Units
(55) Townhouse 2 spaces per unit 110.0
(20) Condo Units 2 spaces per unit 40.0
Guest Parking
Units 1-20 .5 per unit 10.0
Units 21-50 .3 per unit 9.0
Units 51-75 .2 per unit 5.0 _
Total 24.0
Retail Space
8,680 sq. ft. 1 space per 300 sq. ft. 28.93
Office Space
36,282 sq. ft 1 space per 300 sq. ft. 120.94
Restaurant Space
2,894 sq. ft. 6 spaces per 1,000 sq. ft. 17.36
Step 2: Pursuant to LDR Section 4.6.9(C)(8)(a) Shared Parking, the minimum parking
requirement for buildings in the GC district which contain both residential and
commercial uses is determined by the peak parking demand period. The peak
demand period for the Atlantic Grove project is 9:00 AM to 4:00 PM. The
applicable percentage demand for each use during that time period is 60% for
residential, 70% for the commercial/retail, 100% for the offices, and 50% for the
y r
HPB Staff Report •
Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469
Page 5 -
restaurant. These percentages are applied to the base requirements for each
use in the project as follows:
•
Mixed-Use Shared Parking Requirements
Use Base Requirement % Shared Requirement
Residential 64 60% 38.4
(Condos &Guests)
Retail Space 28.93 70% 20.25
Office Space 120.94 100% 120.94
Restaurant 17.36 50% 8.68
Sub-Total 189
Townhouses Garages (not shared) 110
Total Parking Requirement 299
The total number of parking spaces required is 299. The project provides 313 spaces on-
site and 72 spaces on street. Although the on-street spaces cannot be counted toward
meeting the parking requirement, the on-site spaces meet the parking requirement.
Parking for the residents of the townhouse units is provided in attached 2-car garages
which are located in the interior of the project. Access to this area is secured by a gated
entry on NW 3rd Avenue. Guest Parking is provided on-street and in the off-street parking
lots shared with the mixed-use buildings.
Parking Lot Design:
The design of the parking lot behind the commercial building on the 300 block has two
access points to NW 4th Avenue. To minimized pedestrian conflicts, the northern driveway
entrance must be eliminated and the circulation internalized. Although 6 on-site spaces will
be lost, the parking requirements for the project will still be met. This change will also allow
the addition of 3 on-street spaces. The final result will be a net loss of only 3 spaces. This
design change has been added as a condition of approval.
Compact Parking:
Pursuant to LDR Section 4.6.9(C)(1)(g), up to 30% of the required parking for any use may
be designated for compact cars. The proposal includes 56 compact parking spaces
located throughout project. This represents 18.7% of the total required parking spaces and
meets the requirement.
Handicapped Accessible Parking:
Pursuant to LDR Section 4.6.9(C)(b), special parking spaces designed for use by the
handicapped shall be provided pursuant to the provisions of Florida Accessibility Code for
Building Construction. This code covers the commercial part of the mixed-use project, but
does not cover residential structures. The three commercial parking lots contain a total of
203 spaces which would require 7 handicapped spaces. However, elimination of one of the
access drives, as discussed above, will reduce the parking to 197 spaces. With this
change, only 6 handicapped accessible spaces will be required and 6 have been provided.
HPB Staff Report
Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469
Page 6
On-Street Parking
•
Although not counted toward meeting the parking requirements for the project, an
additional 72 (75 with elimination of a driveway entrance) public parking spaces are being
provided by the developer along the adjacent roadways. Although available to the general
public, these spaces will help meet the shorter term parking requirements of residents,
guests and commercial customers of the project. A maximum time limit of two hours during
the daytime should be imposed by the City to assure the spaces are available for short-
term use.
Stacking Distance:
Pursuant to LDR Section 4.6.9(D)(3)(c)(1), parking lots that contain between 21 and 50
parking spaces must provide a stacking distance of 20' between a right-of-way and the first
parking space or aisle way. Parking lots over 50 spaces must provide 50' of stacking. The
two parking lots immediately behind the mixed-use buildings each have more than 50
spaces. The proposed stacking distances from the adjacent roadways are less than 50'. A
waiver is required to reduce the stacking distances for these entrances.
Pursuant to LDR Section 2.4.7(B)(5), prior to granting a waiver, the approving body shall
make a finding that the granting of the waiver:
(a) Shall not adversely affect the neighboring area;
(b) Shall not significantly diminish the provision of public facilities;
(c) Shall not create an unsafe situation; or,
(d) Does not result in the grant of a special privilege in that the same waiver would be
granted under similar circumstances on other property for another applicant or
owner.
Within the first 50' of stacking area, potential conflicts exists with the first 4 to 5 parking
spaces on each side of the aisle. The proposed design provides for two driveways into
each parking lot. Therefore, the demand for stacking distance at any one driveway is
reduced since the vehicle trips are distributed. Increasing the stacking distance to 50' is
not necessary and would eliminate 34 parking spaces. Although it only has one entrance,
provision of 20' of stacking for the rear lot would eliminate 2 parking spaces. Parking is at a
premium in and around the downtown area, and it would be beneficial to the area for this
project to meet all of its parking demands on site. The proposed reductions are as follows:
• Reduce the required stacking distance for the NW 5th Avenue entrance to the west
parking lot from 50' to 20'.
• Reduce the required stacking distance for the NW 4th Avenue entrance to the west
parking lot from 50' to 9'.
• Reduce the required stacking distance for the NW 4th Avenue entrance to the east
parking lot from 50' to 9'.
• Reduce the required stacking distance for the NW 3rd Avenue entrance to the east
parking lot from 50' to 15'.
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• Reduce the required stacking distance for the NW 4th Avenue entrance to the rear
parking lot form 20' to 10'
•
In all these cases, the distance between the travel lanes of the adjacent roadways and the
first parking space is greater than 20', which will allow stacking of one vehicle. The waiver
will not affect the delivery, of public services, and will not create an unsafe situation with
respect to public safety. Similar circumstances on other properties would lead to the same
conclusion. Consequently, a positive finding with respect to LDR Section 2.4.7(B)(5),
Waiver Findings can be made.
Loading: -
•
Pursuant to the table in LDR Section 4.6.10(C), the loading requirement for the individual
in the Atlantic Grove project is 4 spaces. However, this table is only meant to provide
guidelines and it is the responsibility of the body approving the site plan to determine the
adequacy of the provisions which are made for (un)loading.
Since the two Atlantic Avenue frontage buildings are proposed to be mixed-use, the
loading spaces can be shared by the individual uses. Therefore one 12' x 30' loading
space would be appropriate for each mixed-use building. It is anticipated that some
(un)loading will occur in the on-street parking spaces immediately adjacent to the
buildings, since they will provide convenient access. Smaller delivery vehicles will also be
able to utilize the regular parking spaces behind the buildings to make deliveries. Larger
vehicles with trailer units are difficult to accommodate in this type of urban environment.
With the parking provided immediately behind the building
share the area with other types of service vehicles. in the rear, customers must
Since no loading spaces have been indicated on the site plan, the plan must be modified
to accommodate one loading space for each mixed-use building. This has been added as
a condition of approval. One way in which this could be accomplished is eliminate 3
parking spaces and enlarge the open area between the two handicapped spaces
(providing a 18' x 35' loading area) in back of each building. Although this would result in a
loss of 6 parking spaces, it can be accomplished, since the parking requirement for the
project has been exceeded.
Site Lighting:
Pursuant to LDR 4.6.8 (Lighting), site lighting must be provided on the site. The lights are
limited to a maximum height of 25 feet. The site lighting locations must be indicated on all
plans and a photometric plan must be submitted. This has been attached 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 the
designated area and by a fixed or stationary bike rack for any non-residential use within
the City's TCEA. Since the subject property is located within the TCEA area, a bike rack is
required. One bike rack must be provided for each mixed-use building. This has been
added as a condition of approval.
• HPB Staff Report
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Page 8
Trash Receptacles & Dumpsters:
Trash pickup for the townhouse units will be by individual containers stored in the garage.
Dumpsters will be used for the mixed-use buildings. Although dumpster enclosures are
required for the two dumpster locations in the parking lot, they have not been indicated on
the site plans. The enclosures must be shown on the plans and a detail indicating
materials and finishes must be provided. This has been attached as a condition of
approval.
Sidewalks & Streetscape:
Pursuant to LDR Section 6.1.3(B)(1), a 5' wide sidewalk is required within the rights-of-way
adjacent to the properties. Sidewalks will be constructed along NW 3`d, 4th and 5th Avenues
as well as NW 1st Street adjacent to the development. The sidewalks located along NW 3`d
and NW 5th Avenue will be constructed on the subject property adjacent to the right-of-
way. This configuration is proposed as the right-of-way width is only 40' and on-street
parking spaces are being created. The applicant must provide sidewalk easement
agreements for public use of the sidewalks. This item has been attached as a condition of
approval.
Paverbrick sidewalks are proposed around the corners from West Atlantic Avenue to the
driveway entrances. Concrete sidewalks are proposed for the remainder of the project.
The streetscape surrounding the entire project should incorporate decorative lighting,
paverbrick sidewalks and landscaping to match West Atlantic Avenue. This will also fulfill
the CRA's goal to continue the Atlantic Avenue streetscape improvements along the side
streets. This has been attached as a condition of approval.
Reduction in Right-of-Way Width:
Per LDR Section 5.3.1 right-of-way dedications to meet minimum standards must be made
with all developments, unless a waiver is granted. Pursuant to LDR Section 5.3.1(D)(2),
the required right-of-way width for NW 3`d and 5th Avenues is 60' and only 40' currently
exists. For existing streets where the right-of-way does not meet the minimums, reductions
may be granted by the City Engineer upon a favorable recommendation from the
Development Management Services Group (DSMG). The City Engineer and DSMG have
reviewed the request for a reduction in right-of-way width and have determined that the
existing right-of-way width of 40' is sufficient, given the proposed easement dedications for
the sidewalk on NW 5th Avenue and the sidewalk & parking on NW 3rd Avenue. The
existing 50' right-of-way widths for NW 4th Avenue and NW 1st Street have been
determined to be adequate and will accommodate the proposed streetscape
improvements.
Plat Required:
The east-west and a portion of the north-south alleyway in Block 28 will have to be
abandoned to accommodate the development as planned. The subject property is required
to be platted as the units are for fee simple ownership and abandonment and replacement
easements will be required for utilities. The plat must also include the dedication of the
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Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469
Page 9
corner clips at the southeast and southwest corners of Block 28. As a condition of
approval, the plat must be recorded prior to issuance of building permits.
Site Plan Technical Items:
While the revised site plan has accommodated most of the staff concerns the
following items remain outstanding, and will need be addressed prior to issuance of
a building permit.
1. Provide an updated Engineering Plan which is consistent with the site plan;
2. Provide fire flow calculations;
3. Provide HRS permits for water and sewer;
4. Provide drainage calculations;
5. Provide exfiltration trench percolation test results; and,
6. Provide an updated traffic statement.
LANDSCAPE ANALYSIS
The landscaping along West Atlantic Avenue is being completed as a part of a CRP,
beautification project and is not included in this project. The design includes Coconut
Palms with Wax Jasmine and Euphorbea ground covers in the landscape nodes on the
corners of each block and Live Oaks and Royal Palms along the roadway. To maintain a
sense of continuity, the proposed landscape materials within the landscape nodes along
the streets adjacent to Atlantic Grove will be the same as that on West Atlantic Avenue.
The parking areas are screened from adjacent properties and roadways by a Cocoplum
hedge and either Live Oak Trees, Laurel Oak Trees or Mahogany Trees. Live Oak Trees
with sod for groundcover is utilized for interior landscape islands. The sod should be
replaced with groundcovers where the islands are not contiguous to larger sodded areas.
Foundation plantings in the rear of the mixed-use buildings consists of an Awabuki hedge
and Aztec Grass ground cover. Connecting walkways to the rear doors must be shown
through the landscape area.
A decorative fence with Evergreen Giant Liriope planted at its base is located behind the
sidewalks in front of the townhouse units which face the adjacent public streets. Ligustrum
Trees, Geiger Trees, and Live Oaks are located behind the fence, in the front yards of
each unit. The landscape design and materials vary by unit to enhance the individuality of
the units. Hedge materials include Ixora, Dwarf Allamanda, Indian Hawthorne, Dwarf
Schefflera, Wax Jasmine and Variegated Pittosporum. Ground covers include Evergreen
Giant Liriope, Sword Fern, Pink Shorts Katie Ruellia and Annuals for seasonal color. The
corners of the buildings are anchored by three large Queen Palms with various
underplantings and either Orange Birds of Paradise or Crinum Lilies for accent. A
• HPB Staff Report
Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469
Page 10
Traveler's Trees is also located on the side of each building. Small landscape islands
separate each unit in the rear between the garages. Alexander Palms and either
Evergreen Giant Liriope or Euphorbea ground covers will be located in the islands.
Landscape Technical Items:
The following items remain outstanding and will need to be addressed prior to building
permit submission.
1. Site lighting shall not interfere with the landscaping. Show all site lights on the plan;
2. The hedge must be continued at the corners of the southwest parking lot to screen it
from the road right-of-way and adjacent property;
3. Replace the sod with groundcover in parking lot islands which are not contiguous to
larger sodded areas;
4. All required trees are to be a minimum of 12' tall with a 6' canopy. Many of the
proposed trees do not meet this requirement;
5. Show the connecting walkways through the landscape area in the rear of the mixed-
use buildings;
6. The townhouse building footprints on the detailed landscape plans do not match the
site plan (i.e. building offsets and exterior balconies are not shown). Modify the
landscape plans accordingly to match the site plan; and,
7. Show Alexander Palms in rear of the townhouse units between the garages;
DESIGN ELEMENTS
Townhouses:
The front building facades are symmetrical in form. The planes of the front façade of the
townhouses are varied with the end unit(s) offset by 3'-4". A wide smooth stucco base and
two 6" stucco bands are provided around the building, one on the first floor and one below
the windows on the 3rd floor. A raised stucco eave trim has been applied around the
building, below the roof overhang. Architectural features and colors are varied on the
building to emphasize the individuality of the units. Recessed balconies are provided on
the interior units and projecting balconies are provided on the corner units. A hip roof has
been utilized on the building to minimize the building height on the side elevations.
Dormers have been added to break up the large expanse of roof.
Mixed Use Buildings:
The two mixed-use buildings utilize different architectural styles, color and varying rooflines
to make the buildings appear to be made up of smaller buildings. The roof is divided into
five segments which include two sections of standing seam metal roof, a flat roof with a
HPB Staff Report •
Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469
Page 11
simulated stone cornice and two sections of Spanish tile roof. Architectural detailing
includes raised banding, decorative metal railings, decorative outriggers, faux columns,
simulated stone panels and decorative metal. grillwork. Variations in window treatments
have been provided with a mixture of different sizes, shapes and types. Variation is also
provided by adding different treatments around the windows such raised stucco banding
and canvass awnings. Balconies are provided on the front façade of the 3rd floor for the
residential units. An exterior walkway is provide on the rear façade of the 2"d and 3rd floors.
A central gallery is provided through the building on the first floor for access to the rear.
Scale of Buildings:
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. The proposed project is bordered by single
family zoning to the north. The property is surrounded by commercial development and
community facilities on the south, east and west sides and by residential zoning on the
north. A church is approved on one of the properties to the north. The mixed-use buildings
on the Atlantic Avenue frontage are designed to look like a series of smaller buildings. The
height of the building is 43'-6" to the mid point of the Spanish Tile roof and the other roofs
are lower. This is less than the 48' permitted in the district. The scale of the proposed
buildings is consistent with surrounding buildings and structures in the area including the
South County Courthouse, the Police Station, the Fire Station, and the Tennis Center
stadium.
The townhouses are also designed to break up the facades and emphasize individual
units. They are 3 stories (35-10 ) in height which is compatible with the other buildings in
the area including the Mount Olive Missionary Baptist Church and the residential
development and approved church to the north. The size of the buildings vary with the
number of units in each building. The scale of the buildings is compatible with the
surrounding development including the mixed-use buildings proposed as a part of this
project.
Visual Compatibility:
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. Visual
compatibility shall be determined in terms of height, front façade proportions, window
openings, rhythm of solids to voids, rhythm of buildings on streets, rhythm of entrance and
porch projections, materials, texture, color, roof shapes, walls of continuity, scale of
building.
As discussed throughout this report and above, in order to increase the visual compatibility
of the building, the townhouse buildings have been designed so that they emphasize
individual units. The mixed-use buildings take this concept farther by mixing architectural
styles to give the appearance of being a series of smaller buildings. The architectural
design of the buildings with different forms, textures, materials and varied roof heights all
help to increase the continuity with the existing and proposed structures in the area. Based
on the above a positive finding can be made to LDR Section 4.5.1(E).
• HPB Staff Report
Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469
Page 12
REQUIRED FINDINGS ;.
Pursuant to Section 3.1.1 (Required Findings), prior to the approval of development
applications, certain findings must be made in a form which is part of the official
record. This may be achieved through information on the application, written
materials submitted by the applicant, the staff report, or minutes. Findings shall be
made by the body, which has the authority to approve or deny the development
application. These findings relate to consistency with the Future Land Use Map,
Concurrency, Comprehensive Plan Consistency, and Compliance with the Land
Development Regulations.
Section 3.1.1(A) - Future Land Use Map: The 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.
With one exception noted below, the subject property has a Future Land Use Map
designation of GC (General Commercial) and a zoning designation of GC (General
Commercial). The zoning district is consistent with the Future Land Use Map designation.
Commercial uses such as retail, offices and mixed-use residential development up to
twelve (12) units per acre are permitted in the GC district. The 16.54 units per acre
residential component of the project was approved as a Conditional Use pursuant to LDR
Section 4.4.9 (G)(1)(h).
One of the subject parcels has a FLUM designation of LD (Low Density Residential 0-5
du/acre) and is currently zoned CF (Community Facilities). The parcel is located in the
rear of the 400 Block and is surrounded by the Mount Olive church and parking lots. It is
proposed to be developed for off-street parking. A Conditional Use to allow a private
parking lot has been approved. Although not necessarily required, given the proposed use
and the use of the surrounding properties, it was determined that an amendment to a CF
FLUM designation should be processed. The FLUM amendment is being processed as a
part of Comprehensive Plan Amendment # 2001-02. The CF zoning district is consistent
with the current FLUM designation of LD, as well as with the proposed CF FLUM
designation. Thus, positive findings can be made regarding consistency with the FLUM -
and zoning designations.
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
HPB Staff Report •
Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469
Page 13 •
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 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 proposed project is located on the North 300 and 400 blocks of West Atlantic Avenue.
A mixed retail/office/residential building is proposed for the frontage of both blocks.
Townhouse units will be located behind the commercial frontage building on the 300 block.
This area of West Atlantic Avenue contains a significant amount of governmental and
community facilities, including the City Tennis Center immediately to the east, Greater
Mount Olive Missionary Baptist Church complex immediately to the west and the South
County Courthouse, across Atlantic Avenue to the south. Immediately north of the project
is single-family residential development and a proposed church. These uses are
compatible with the proposed project.
Pursuant to LDR Section 4.4.9(G)(1)(h), any residential development within the overlay
district exceeding 12 du/acre must substantially comply with the listed performance
standards. These standards are in place toy ensure that the increased density does not
have a negative impact on the quality of the project or the surrounding area. The proposed
residential density is 16.54 units per acre. Conditional Use approval for this increase in
density was approved by the City Commission. The design of the project is such that the
higher intensity mixed-use buildings are confined to the West Atlantic Avenue frontage
and the townhouses are placed in the rear. The townhouse units are oriented with the
front entrances facing the street and the garages facing the interior of the project. The
residential character of the street will be enhanced by the provision of decorative fencing,
landscaping, and sidewalks that connect the units to the public sidewalk. This
arrangement puts a better face on the project and makes the statement that the project is
part of the community. On-street parking spaces will be provided surrounding the project
for guests of the residents as well as the general public. Orienting the townhouses in this
manner will introduce more night time activity, and more "eyes" to observe what is
happening in the area and should be a deterrent to criminal activity. The project as a
whole will have a very positive impact on neighborhood stability.
Atlantic Grove is the first major private redevelopment project on West Atlantic Avenue. As
such, it makes the statement that the area has finally "arrived" and private investment is on
the way. This will have a very positive impact on the redevelopment potential and property
values of the entire corridor. Based on the above, positive findings can be made with
respect to LDR Section 2.4.5(F)(5).
• HPB Staff Report
Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469
• Page 14
COMPREHENSIVE PLAN POLICIES:
A review of the objectives and policies of the adopted Comprehensive Plan was conducted
and the following applicable objectives and policies have been identified.
Future Land Use Element.Objective A-9 - Property shall be developed or redeveloped in
a manner so that the future use and intensity is appropriate'and complies in terms of soil,
topographic, and other applicable physical considerations, is complimentary to adjacent
land uses, and fulfills remaining land use needs.
Prior- to--acquisition- by,-the .CRA, - he- property was developed-and—contained- several
commercial and residential buildings. Subsequently, the CRA demolished all of the
buildings fronting West Atlantic Avenue in the 400 block and several residential buildings
fronting on the side streets in the 300 block. Only three structures remain at this time, two
of which are vacant. There are no special physical or environmental characteristics of the
land that would be negatively impacted by the proposed mixed-use development. There is
a large 50" Strangler Fig on the property, which the applicant proposes to relocate
elsewhere on the site, if feasible. The proposed development will be complimentary with
surrounding land uses and provide an additional customer base for downtown businesses
which provides economic stability for the area.
In terms of fulfilling remaining land use needs, the Housing Element of the Comprehensive
Plan states:
One of the most important objectives of the City's overall housing policy is the
establishment of housing in the downtown area. In the years since adoption of the 1989
Comprehensive Plan the downtown has changed from a somewhat sleepy, seasonally
oriented shopping district to a vibrant year-round retail, service, and entertainment area
with an active nightlife. A critical missing element is a significant housing development.
The City recognizes the importance of providing housing in close proximity to shopping,
employment, and transportation, and the need to have a residential base to support the
businesses in the downtown area.
The proposed Atlantic Grove project will provide 75 residential units along with retail, office
and restaurant space. The mixed-use concept is consistent with the goal of
accommodating a variety of uses within the downtown area, particularly those that include
a residential component. The provision of commercial uses will help to increase the
employment base, and the residential units will help to support existing retail, service, and
restaurant uses in the area, which are still somewhat affected by a seasonal clientele. The
project will help to fulfill this stated land use need, and is therefore consistent with this
policy.
Future Land Use Element Policy C-1,5: The following pertains to the Atlantic Avenue
Redevelopment Area:
This area extends in a corridor along Atlantic Avenue eastward from 1-95 to Swinton
Avenue. The present land uses in this area include single family homes, duplexes, mini-
parks, commercial uses along Atlantic Avenue and NW 5th Avenue, and scattered vacant
parcels.
HPB Staff Report
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Page 15 •
The West Atlantic Avenue Redevelopment Plan was adopted by the City Commission on
July 11, 1995. The plan establishes Future Land Use Map designations, zonings, special
development standards, and design guidelines for the Redevelopment Area. Future
development in the area must be in accordance with the provisions of the redevelopment
plan.
Adoption of the Redevelopment Plan represents Phase 1 of the redevelopment strategy for
the area. Phase ll consists of an economic development strategy to be developed by the
CRA, based on the Redevelopment Plan, and a market study. The economic development
strategy will be completed by Fiscal Year 97/98.
The West Atlantic Avenue Redevelopment Plan was amended November 7, 2000 to
include specific recommendations for redevelopment of the subject property. These
recommendations included changing the FLUM designation and zoning on the rear half of
Block 36 to General Commercial in order to accommodate a mixed-use development
concept including multi-family housing. The redevelopment concept for the North 300-400
blocks is stated as follows:
It is anticipated that the blocks will be redeveloped with new structures fronting
West Atlantic and would be a mixture of uses, including retail, office, and residential.
The proposed Atlantic Grove development is completely consistent with this
redevelopment concept. •
Housing Element Objective B-2- 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 this Element. Policies, which will implement this objective, include:
Housing Element Policy B-2.2 - The development of new adult oriented communities
within the City is discouraged. New housing developments shall be designed to
accommodate households having a range of ages, especially families with children, and
shall be required to provide 3 and 4 bedroom units and activity areas for children ranging
from toddlers to teens. This requirement may be waived or modified for residential
development located in the downtown area, and for infill projects having fewer than 25
units.
This project will not be limited to occupancy by adults only. However, it is acknowledged
that downtown dwellings are not typically occupied by households with children. As
allowed by this policy, it is appropriate that there not be a requirement to provide 4
bedroom units and activity areas for children.
Housing Element Policy B-2.6 - Housing in and near the downtown area, in close
proximity to employment opportunities and services, is a critical need. In order to help
stimulate demand for new housing in and around the Central Business District, the
development of new rental housing projects outside of the TCEA and North Federal
Highway area, and Lindell/Federal Highway area (formally Redevelopment Area #6) is
discouraged.
• HPB Staff Report
Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469
• Page 16
The development proposal complies with this policy by meeting the critical need of
providing new housing (for ownership) within the downtown area.
Housing 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, such as those described in the
following policies.
Housing Policy A-•12.3 - In evaluating proposals for new development or redevelopment,
. .__.he. �itysh ll consider.. he:_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.
This project is located in the first block off of West Atlantic Avenue. West Atlantic Avenue
frontage development is predominantly commercial, recreational (tennis center) or
governmental in nature. The proposed commercial/residential buildings are located
between the Tennis Center and Fire Station. The townhouses are located between the
Tennis Center and the Greater Mount Olive Missionary Baptist Church. The nearest
residential neighborhood is located north of NW 1st Street. Once construction is complete,
the development will not create any noise, odors or dust which would impact this
neighborhood. While the project may add some traffic in this area, most of the traffic will
utilize West Atlantic Avenue. Therefore, the impact will be negligible and will not affect the
stability of the neighborhood. In terms of safety, placing a residential component in the
project will likely improve the stability of the area. It will introduce more night time activity,
and more "eyes" to observe what is happening in the area, which should be a deterrent to
criminal activity.
Open Space and Recreation Element Policy A-3.1 - Tot lots and recreation areas
serving children from toddlers 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.
This policy may be waived for projects in the downtown area because the City recognizes
that households located in the downtown area are likely to have fewer children than those
located in suburban settings; and, that there are other cultural and recreational
opportunities located nearby that are not readily available to residents of suburban
neighborhoods.
Some of the recreational, cultural, and open space opportunities located in proximity to
Atlantic Grove include: the Community Center, located 2 blocks to the east, which contains
a gymnasium and instructional classes for a wide variety of leisure activities; Pompey
Park, located 6 blocks to the west, which includes a large playground, athletic fields, pool
and gymnasium; Veteran's Park, located eleven blocks to the east, which includes a large
playground and recreational area; the Atlantic Ocean, approximately 1 mile to the east; the
HPB Staff Report
Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469
Page 17
City's Tennis Center, adjacent to the project; Old School Square Cultural center, located 3
blocks to the east; and the Spady Museum, located 2 blocks to the west. Based on the
above, it is appropriate to waive this requirement. It is noted, however, that the project
does include a swimming pool and cabana for its residents.
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 Site Plan Technical Items and conditions of approval
are addressed.
REVIEW BY OTHERS
Community Redevelopment Agency (CRA)
The CRA reviewed the site plan at its meeting of June 28, 2001, and recommended
approval.
West Atlantic Avenue Redevelopment Coalition (WARC)
WARC reviewed the site plan at its meeting of July 11, 2001, and recommended approval.
Downtown Development Authority (DDA)
•
The DDA reviewed the site plan at its meeting of May 16, 2001 and made comments that
the streetscape on the side streets be consistent with that on West Atlantic Avenue and
that signage, also consistent with that on Atlantic Avenue, be installed to provide directions
to the parking areas in the rear. The Board recommended approval. The Board reviewed
the project again at its meeting of June 20, 2001 and added the comment that conduit and
electrical outlets be installed on the side streets to allow for the addition of twinkle lights.
Courtesy Notice:
Courtesy notices have been provided to the following groups which have requested notice
of developments in their areas:
• PROD — Progressive Residents of Delray • Chamber of Commerce
• West Settlers Historic Homeowners Association • Presidents Council
• Delray Merchants Association
Letters of support and objection, if any, will be presented at the meeting.
ASSESSMENT AND CONCLUSION
The project's combination of mixed-use development on the West Atlantic Avenue frontage
and housing in the rear will help in the long term revitalization of the corridor. The
proposed use is consistent with the West Atlantic Avenue Redevelopment Plan, the goals,
objectives and policies of the Comprehensive Plan and Chapter 3 of the Land
•
• HPB Staff Report
Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469
• Page 18
Development Regulations. Positive findings can be made with respect to Section
2.4.5(F)(5), Section 4.5.1(E)(7) and Section 4.5.1(E)(8) regarding compatibility of the
proposed development with surrounding properties. It is noted that with the Conditional
Use approval, the City Commission made positive findings that the project meets the
performance standards outlined in LDR Section 4.4.9(G)(1)(h), within the GC zone district
to allow a density over 12 units per acre.
ALTERNATIVE ACTIONS -A. Continue with direction.
B. Approve COA-469 and the associated Class V site plan, landscape plan and design
elements for Atlantic Grove, based on positive findings with respect to Chapter 3,
Section 2.4.5(F)(5), Section 4.5.1(E)(7) and Section 4.5.1(E)(8) (Findings of
Compatibility), of the Land Development Regulations, and the goals, objectives and
policies of the Comprehensive Plan subject to conditions.
C. Deny COA-469 and the associated Class V site plan, landscape plan, and design
elements for Atlantic Grove, based upon a failure to make positive findings with
respect to the Land Development Regulations.
STAFF RECOMMENDATION
By Separate Motions:
Waiver
Approve a waiver to LDR Section 4.6.9(D)(3)(c)(1) to reduce the required stacking
distances for the parking lot entrances as follows:
• Reduce the required stacking distance for the NW 5th Avenue entrance to the west
parking lot from 50' to 20'.
• Reduce the required stacking distance for the NW 4th Avenue entrance to the west
parking lot from 50' to 9'.
• Reduce the required stacking distance for the NW 4th Avenue entrance to the east
parking lot from 50' to 9'.
• Reduce the required stacking distance for the NW 3rd Avenue entrance to the east
parking lot from 50' to 15'.
• Reduce the required stacking distance for the NW 4th Avenue entrance to the rear
parking lot form 20' to 10'
Site Plan:
Approve COA-469 and the associated the Class V site plan for Atlantic Grove, based on
positive findings with respect to Chapter 3 and Section 2.4.5(F)(5) (Finding of
Compatibility) of the Land Development Regulations, and the goals, objectives and policies
of the Comprehensive Plan subject to the following conditions:
HPB Staff Report
Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469
Page 19
1. That the two mixed-use buildings and one townhouse building
(units
moved back from the front property line to limit the encroachment of the balconies
and roof eaves into the front setback to 3 feet;
2. That the east parking lot behind the mixed-use building must be redesigned to
eliminate the north parking lot entrance on NW 4th Avenue;
3. That one 12' x 30' loading spaces be provided for each mixed-use building;
4. That site lighting locations must be indicated on all plans and a photornetric plan
must be submitted;
5. That a bike rack must be provided for each mixed-use building;
6. That dumpster enclosures must be shown on the plans and a detail indicating
materials and finishes must be provided;
7. That an easement agreement be executed for the public sidewalk that is to be
located on the subject property along NW 5th Avenue;
8. That an easement agreement be executed for the public sidewalk and parking that
are to be located on the subject property along NW 3rd Avenue;
9. That paverbrick sidewalks, lighting landscaping and streetscape elements matching
that on West Atlantic Avenue be installed adjacent to the project on the surrounding
roadways on the 300 block. The paverbrick sidewalk must also be continued
adjacent to the Mount Olive Church parcel on Block 36 to maintain continuity;
10.That the east-west and portion of the north-south alleys in Block 28 be abandoned;
and,
11.That the development must be platted and that no building permits be issued until
the plat is recorded.
•
Landscape Plan:
Approve COA-469 and the associated landscape plan for Atlantic Grove, based on
positive findings with respect to Section 4.6.16 of the Land Development Regulations
subject to the following conditions:
1. Address all Landscape Technical Items and submit three (3) copies of the revised
plans.
Design Elements:
Approve COA-469 and the associated design elements for Atlantic Grove, based on
positive findings with respect to LDR Section 4.6.18 and Section 4.5.1(E).
Attachments:
• Appendix A, Appendix B
• Survey, Site Plan, Floor Plans, Landscape Plan, Building Elevations
s:\planning &zoning\boards\hpb\atlantic grove.doc
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 ability of the
City to fund and provide, or to require the provision of, needed capital improvements for the
following areas:
Water and Sewer:
Preliminary engineering plans have been submitted and the following is noted:
• Water service will be provided to the site via an 8" main that is located along the east side of
NW 3rd Avenue, and an 8" main located along the north side of NW 1st Street.
• Sewer service will be provided to the site via sewer mains that are located along the south side
of NW 1st Street, along the east side of NW 4th Avenue and along the east side of NW 5th
Avenue.
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, and can service the proposed residential units and commercial development. Based upon the
above, positive findings can be made with respect to these level of service standards.
Drainage:
The preliminary engineering plans indicate that drainage will be accommodated via an exfiltration
system located beneath the parking lots and access drives. Exfiltration test results will be required
prior to obtaining a building permit for the paving and drainage system. However, no problems are
anticipated in accommodating on-site drainage in this manner. Thus, positive findings with respect
to this level of service standard can be made.
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 zoning districts, as well as the West Atlantic
Avenue corridor. The TCEA was established in December, 1995 to aid in the revitalization of
downtown, with a purpose of reducing the adverse impacts of transportation concurrency
requirements on urban infill development and redevelopment. These revitalization efforts are
achieved by exempting development within the TCEA from the requirements of traffic concurrency.
With establishment of the TCEA, it was acknowledged that the roadways within the downtown area
would experience increased congestion and operate at a lower level of service than allowed
elsewhere in the City. It is also noted that if the proposed development was outside the TCEA
area, the residential component would still be exempt from traffic concurrency under the Palm
Beach Traffic Performance Ordinance, which provides exemptions for infill residential
developments east of 1-95.
While additional traffic will result from the project, it is anticipated that it will be mitigated in part by
future residents finding alternative routes (via the street grid system) to avoid the congestion of
Atlantic Avenue. It is also noted that construction of new housing in the downtown area will foster a
development mix that is less auto dependent. Based on the above, positive findings with respect to
this level of service standard can be made.
HPB Staff Report •
Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469
Page 21 •
Parks and Open Space:
Park dedication requirements do not apply for the nonresidential uses (retail/office component of
the project). The Open Space and Recreation Element of the Comprehensive Plan indicates in its
conclusion that "The City will have sufficient recreation facilities at build-out to meet the adopted
standards". A park impact fee is collected to offset any impacts that the residential portion of the
project may have on the City's recreational facilities. Pursuant to LDR Section 5.3.2, a park impact
fee of$500.00 per dwelling unit will be collected prior to issuance of a building permit for each unit.
A total fee of $37,500 will be required of this development for parks and recreation purposes.
Based on the above, positive findings with respect to this level of service standard can be made.
Solid Waste:
Trash generated each year by the 8,680 sq. ft. retail space will be 44.27 tons of solid waste [8,680
sq. ft. x 10.2 lbs. = 88,536 lbs./2000 = 44.27 tons]. Trash generated each year by the 36,282 sq. ft.
of office space will be 97.96 tons of solid waste [36,282 sq. ft. x 5.4 lbs. = 195,922.8 lbs/2000 =
97.96 tons]. Trash generated each year by the 2,894 sq. ft. of restaurant space will be 36.03 tons
of solid waste [2,894 sq. ft. x 24.9 lbs. = 72,060.6 lbs/2000 = 36.03 tons. Trash generated each
year by the 75 units will be 39 tons of solid waste [75 units x .52 tons of solid waste per year = 39
tons]. The mixed-use development will generate a total of 217.26 tons of solid waste per year. The
Solid Waste Authority indicates that it has capacity to serve development in the County at its
current LOS of 7.2 pounds per day per capita for the life of the existing landfill (approximately
2021). The increased solid waste generated by this project can be accommodated by existing
facilities. Therefore, a positive finding with respect to this level of service standard can be made.
.
A`P P E;N D,I X B
STANDARDS FOR ` SITE' PLAN ACTIONS
A. Building design, landscaping, and lighting (glare) shall be such that they do not create
unwarranted distractions or blockage of visibility as it pertains to traffic circulation.
Not applicable
Meets intent of standard X
Does not meet intent
B. Appropriate separation of travelways is made for vehicles, bicycles, and
pedestrians in a manner consistent with objective D-1 of the Traffic Element.
Not applicable
Meets intent of standard X
Does not meet intent
C. Open Space enhancements described in Open Space and Recreation Objective B-1, are
appropriately addressed.
Not applicable X
Meets intent of standard
Does not meet intent
D. That any street widening associated with the development shall not be detrimental upon
desired character and cohesiveness of affected residential areas.
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 or redeveloped in a manner so that the future use
and intensity are appropriate in terms of soil, topographic, and other applicable physical
considerations; complementary to adjacent land uses; and fulfills remaining land use
needs.
Not applicable
Meets intent of standard X Even though all of the property is not currently vacant,
it is noted that the project will provide needed residential units
HPB Staff Report
Atlantic Grove—Class V Site Plan, Landscape Plan, Elevations and COA-469 -
Page 23
in the downtown area and will be complementary to adjacent
uses, provided the conditions of approval contained in this
report are met.
Does not meet intent
G. In order to provide for more balance demographic mix, the development of "large scale
adult oriented communities" on the remaining vacant land is discouraged.
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 This standard was addressed in the body of the report
with the review of applicable comprehensive plan objectives
and policies.
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 zilch 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
Meets intent of standard X This standard was addressed in the body of the report
with the review of applicable comprehensive plan objectives
and policies. It should be waived for this downtown mixed-
use project.
Does not meet intent
.._._.__.1.._ .__ . vi�1STORfiC PRESERVA1'ION�1SIlEMORA"t+ID�1Vl STAFF:REPORT - . _ _.._
Agenda Item: III.H. -August 15, 2001 Meeting
Project Name: COA 470, Tony Keller, Owner
Project Location: 200 NE 5th Street, A "Non-Contributing" structure within the
Del ida Park Historic District
ITEM BEFORETHE BOARD
_ _._ The action requested of the Board Is _to approve COA-470 to allow the-installation of a
pool over the existing garage at 200 NE 5rn Street pursuant to LDR 2.4.6(J).
BACKGROUNDW.,_ `.
In February 1995 the Historic Preservation Board approved COA 8-244 for the
construction of an infill building on a vacant lot within the Del Ida Park Historic District.
That infill design was for a duplex described as " Old Florida Vernacular." A detached
two-ear garage connected with a breezeway to the main entrance was included in the
plan.
Mr. Keller brought this project to the Board for conceptual approval at a previous
meeting. The Board was supportive of the request, and actually made suggestions to
the applicant for improving the design. The conceptual approval does not carry the
weight of a formal approval, and thus a thorough staff evaluation was conducted upon
the formal submission of the application. The staff analysis that follows is based on an
evaluation of the plan as measured against standards cited in the Land Development
Regulations.
Because space is limited on the site, the owner has proposed an ingenious solution to
providing residents with a pool. The pool is proposed for installation within the walls of
the existing garage, however the walkway that surrounds the pool will extend beyond
the garage walls.
The existing garage measures 25' x 27' and is 10.5' high measured from the base to the
bottom of the eave. The garage has a hipped roof that reflects the roof of the main
residence.
In the proposal the roof structure is removed to accommodate the pool. Brackets occur
at regular intervals around the perimeter of the pool to support the deck extension. The
deck extends out approximately eight feet (8') on the north and south (from the original
25' dimension to 33'), and 4' on the east and west sides (from the original 27' to 31').
Access to the pool is provided by a connection from the second story porch that extends
above the gable roofed breezeway to the pool. Lattice is used to screen the west and
south sides, and a portion of the north side, a rail design identical to the porch is used
on the east side, and a portion of the north side. The lattice and railing provides both
privacy and meets the fence safety requirements of LDR Section 4.6.14(B)(2). Access
is also provided on the northwest corner by a spiral staircase.
COA 470, 200 NE 5th Street—Garage Conversion r
Page 2
1
The duplex is a good example of contextual design in the neighborhood. While it is a
non-contributing building within the Del Ida Historic District, the development standards
for historic buildings are applied.
Pursuant to LDR Section 4.5.1(E)(7) the construction of new buildings or structures, or
the relocation, alteration, reconstruction, or major repair or maintenance of a non-
contributing building or structure within a designated historic district shall meet the same
compatibility standards as any material change in the exterior appearance of an existing
= non=contributing 'building.--Any material change 'in the -exterior--a -earance'of any
existing non-contributing structure, or appurtenance in a designated historic district shall
be generally compatible with the form, proportion, mass, configuration, building material,
texture, color, and location of historic buildings, structures or sites adjoining or
reasonably approximate to the non-contributing building structure or site.
This duplex is located on a corner and is visible from both NE 2nd Avenue and NE 5th
Street. The main elevation of the duplex faces north onto NE 5th Street. The free-
standing garage is actually more visible from the west, or NE 2nd Avenue side than on
the north.
In the original plan, the garage was understood as an auxiliary structure, and shared
similar design features with the duplex. In this alteration, the loss of the garage roof, and
the new connection to the main structure obscures the real function of the auxiliary
structure, and creates an awkward transition between it and the main house.
The lattice screen is 6'6" on the east elevation, the one most visible from the public's
perspective. The appearance of this screen on top of the garage, coupled with the spiral
staircase for access creates the impression of a very tall, above ground swimming pool.
Even though this is a non-contributing building, the owner made a great effort to
emulate a traditional design in this important neighborhood. However, the conversion of
the garage into an above ground swimming pool, is an anomaly and is not characteristic
of the building traditions expressed elsewhere in the historic district.
There may be ways to mitigate the discontinuity between the duplex and proposed pool.
As the lattice screen bears no relationship to the existing features of the property, a
different screening method could be used. For example, the railing extension from the
second story porch to the pool proposed on the east could be repeated on the west to
establish a connection between the two structures.
Another possible solution would be to create the impression of a roof using a screen
structure that would approximate the original configuration of the hipped roof that will be
removed in this proposal.
The proportions of this would need to be studied, as the screen would have to be
sufficiently elevated to provide an adequate height for pool users.
COA 470, 200 NE 5th Street—Garage Conversion
Page 3
r � ALTERN�ATIVEACTIONS
•
1. Continue with direction.
2. Approve as presented.
3. Deny, with reasons stated.
RECOMMENDATION
Based upon a failure to make positive findings with respect to LDR Section 4.5.1,
continue COA 470 for a garage to swimming pool conversion at 200 NE 5th Street, with
the following direction:
• That a connection between the garage and the duplex be established on the west.
• That the lattice screen be replaced with a design that reflects features of the existing
duplex, and /or
• That a screen that resembles the shape of the original roof be installed.
Attachments:
• Proposed Plans
• Survey
• Original Elevations
Report written by Ellen J. Uguccioni, Historic Preservation Planner
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Zoning: RL
Total lot area: 15,454 Square Feet
Sq. Ft. k of site .
• 24-(Ir 105.79' Ground floor area: 3076 19.9
�__...... .. —��!___. -_ -� -- 40 Total floor area: 5372 34.6
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•i7. i I p Openl(lalpidscaped)alpaca: 6659 23.8
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rf 'oo' Number of residential dwelling units: 2
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V / -/ 4' _ la' 7—a' _ _ Number of units: (2) 3 bedroom Size: 1714, & 1596 Sq.Ft.
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