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HPB-09-05-01 MINUTES OF THE HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH DELRAY BEACH, FLORIDA PUBLIC HEARING MEETING DATE: SEPTEMBER 5, 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: Mary Lou Jamison, Gail-Lee McDermott, Gloria Elliott, Dave Bodker, Donnamarie Sloan, Rhonda Sexton, Mike Simon STAFF PRESENT: Ellen Uguccioni, Diana Mund, Jay Jambeck II. ELECTION OF OFFICERS: A. Chairperson: Mary Lou Jamison was nominated and accepted. B. Vice-Chairperson: Gail Lee McDermott was nominated and accepted. C. Second Vice-Chairperson: Dave Bodker was nominated and accepted. All nominations were unanimously agreed upon. III. APPROVAL OF MINUTES: August 1, 2001 August 15, 2001 IV. PUBLIC HEARING ITEMS: A. Variance 80 & COA 478: 142 S. Ocean Blvd — The Sandoway House, Matt Reid, Authorized Agent Item Before the Board: Approval of COA 478 for the design elements associated with the installation of a fabric cover for pool equipment and a sound proof box to cover existing pool pumps pursuant to LDR Section 2.4.6(J), and approval of a variance from LDR Section 4.3.4(K) to reduce the side interior setback on the south side from the required ten feet (10') to zero feet (0') to allow the installation of the fabric screen, and a sound proof box. Ms. Uguccioni presented the item and reviewed the staff report. Mike Reid, Executive Director of Sandoway Nature Center, was available for comments. Carolyn Patton,. volunteer at Sandoway House, presented additional background and description of the proposal. Andy Katz, 220 S. Ocean Boulevard and Aleita Riley, 65 Palm Square: Volunteers at the Sandoway House and spoke in favor of the variance. Feels facility is an asset to the community. Peter Costello, 201 Venetian Drive: Supports the Sandoway House, however, feels that the pumps and canopy were not correctly installed. The pumps vibrate and shake the ground. Does not support variance. Should consider relocating the equipment to north side of the building. Carol Fuller, 1120 Coconut Row: Supports the nature center. Does not support variance. She has been a good neighbor and feels that the equipment should be relocated to north side of the building. Henry Fuller, 1120 Coconut Row: Supports the nature center. In the last six months there has been a lot of work that has occurred without proper approvals. Are the pumps going to be hidden? Are there other options, such as relocating pumps to the north side of the buildings? Can an enclosure be installed? The noise from the pumps and vibrations are a concern. Frances Costello, 201 Venetian Drive: Does not support the variance. The pumps are unsightly and they are very noisy. The equipment area should be revisited. Joann Peart, Sandoway House Board of Directors: Stated the pool/reef has always been indicated on the development plans for the Center. There have been expensive changes for the reef. The Board has authorized expensive remedies to address complaints from neighbors and felt the equipment is next to a parking lot. Kevin Warner, Beach Property Owners Association: Supporter of the nature center. He stated the staff report does not address that there are more than one set of pumps. More complete information should be provided for the Board to act on the request. Clarification is needed. Mike Reid: Responded to concerns with the coral reef pool project. The Nature Center is adding value to the City. The pool is a lynch pin program to other programs. The Center has responded to the residents concerns regarding the noise and vibrations and is investing money to address the concerns. A cover has been installed to screen the machines/pumps. A company (Marine Life Designs) has been hired to address the noise and vibrations from pumps, and a sound proofing cover will be installed. -2- It was moved by Ms. McDermott, seconded by Ms. Sloan, and passed 7-0, to approve a variance to LDR Section 4.3.4(K) to reduce the side interior setback on the south property line from 10' to 0' to accommodate the installation of a fabric mechanical equipment cover. It was moved by Ms. Sloan, seconded by Ms. McDermott, and passed 7-0, to approve a variance to LDR Section 4.3.4(K) to reduce the side interior setback on the south property line from 10' to 0' to accommodate the installation of a soundproof box. It was moved by Ms. McDermott, seconded by Mr. Bodker, and passed 7-0, based on positive findings with LDR Section 4.5.1 to approve COA 478 for the installation of the mechanical equipment cover and soundproof box. B. Variance # 79 & COA 471: 203 Dixie Boulevard, Contributing structure within the Del-Ida Park Historic District. Shane Ames, Owner. Item Before the Board: The action requested is approval of COA 471 for the design elements associated with a carport canopy pursuant to LDR Section 2.4.6(J), and to grant a variance to LDR Section 4.3.4(K) to reduce the interior side setback to nine feet (9'0') where fifteen feet (15') is required in order to install a carport canopy, pursuant to LDR Section 4.5.1(J). It was moved by Mr. Simon, seconded by Ms. McDermott, and passed 7-0 to approve COA-471 for the design elements of the canopy and the associated variance to LDR Section 4.3.4(K) to reduce the 15' side interior setback requirement on the east property line to 9' to accommodate the installation of a carport canopy, based upon positive findings with respect to LDR Section 4.5.1(J)(1). V. CERTIFICATES OF APPROPRIATENESS A. COA-465: Masonic Temple, 40-44 W. Atlantic Avenue & 10 SE 1st Avenue, Old School Square Historic District. Francisco Perez-Azua, Architect/Authorized Agent. (Continued from the August 1, 2001 Meeting.) Item Before the Board: Following their initial consideration of this COA request on August 1, 2001, the Board asked the applicant to return with additional details of the entrance gate design on SE 1st Avenue; the design for the panel windows on Atlantic Avenue and on SE 1st Avenue; the color and striping pattern for the awning to be located on SE 1st Avenue; and the kitchen door. The applicant provided an alternative to the panel window system. The applicant still prefers the original panel door system. The side entrance has been redesigned. The kitchen door, which was a concern, has been removed and the curvilinear pattern of the grill worked has been changed to rectilinear pattern. -3- The Board did not have a concern with the panel doors as previously proposed. It was moved by Ms. Sloan, seconded by Ms. McDermott and passed 7-0 to approve COA 465 based upon positive findings with respect to LDR 4.5.1 (E) for the revised grill treatment, full length doors on Atlantic Avenue, and the striped bell canopy for the building at 40-44 E. Atlantic Avenue. Ms. Jamison stepped down for the following item. B. COA 448: First Church of Christ Scientist, 200 SE 7th Avenue, Marina Historic District. Fred Elworthy, Authorized Agent. (Continued from the August 15, 2001 Meeting.) Item Before the Board: The action requested of the Board is approval of COA 448 for the replacement windows in the main sanctuary pursuant to LDR Section 2.4.6(J). At the HPB meeting of June 6, 2001, the 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 was deferred for action. On June 20, 2001, the HPB tabled the matter as the applicant asked the Board to visit the Church and view firsthand the deterioration of the windows. The Board also made some suggestions to the Church's representatives that included the possibility of installing resistant glass over the windows. It was moved by Ms. Sloan, seconded by Ms. Sexton and passed 6-0 to approve COA 448 for First Church of Christ Scientist based upon positive findings with respect to LDR Section 4.5.1 as presented. C. COA 479: Sundy House, 106 South Swinton Avenue. Michelle Balfoort, Authorized Agent. Action Before the Board: Requested action is for approval of COA 479 and the associated Class I Site Plan Modification, allowing the construction of a "widow's walk" on the roof of the Sundy House kitchen, and screening around air-conditioning equipment, pursuant to LDR Section 2.4.6(J). It was moved by Ms. McDermott, seconded by Ms. Sexton, and passed 7-0 based on positive findings to LDR Section 4.5.1(E), to approve COA 479 and the associated Class I Site Plan Modification for the installation of a "widow's walk" and screening around air-conditioning system with specification as to the width between spindles for airflow, that the widow's walk be painted completely white, and that the air conditioning units be painted white. -4- D. COA 464: 1104 Nassau Street, Nassau Historic District. Liz Bold, Owner. Action Before the Board: Consider a substitute material for previously approved wood fence on the East property line. Since the approval (August 1, 2001 HPB meeting) for a 6' high privacy fence in conjunction with the installation of a pool, the staff was contacted by the neighbor to the east who expressed concerns about the maintenance of the fence which would be facing her property. In an effort to compromise, the applicant is proposing substitution of the approved fence with a fence of identical design but fabricated of PVC, a plastic material. A letter was read into the record from Ms. Diane Del Forno, neighbor to the east, requesting the Board discuss the item, however, she wanted to review a sample prior to Board action. Ms. Jamison stated she wanted to view a sample of the PVC fencing prior to making a decision. The Board voted 7-0 to continue COA 464, to allow substitution of PVC instead of wood for the fence along the east property line. E. COA 474: Community #6 Food Stores, 139 NW 5th Avenue, West Settlers Historic District. Amjad Hammad, Authorized Agent Action Before the Board: Action requested is to approve COA 474 to allow the signage installed on the building to remain, pursuant to LDR Section 2.4.6(J). Mr. Hammad, Authorized Agent, was not present. 139 NW 5th Avenue is a non-contributing structure within the West Settlers Historic District. The Board felt the sign should have more character in keeping with the District. The Board voted (7-0) to deny COA 474 as the existing sign is not in compliance with LDR Section 4.5.1. F. COA 477: Koch House, 777 N. Ocean Drive, Individually Listed on the Local Register of Historic Places. Roger Cope, Architect/Authorized Agent Action Before the Board: The action requested is approval of COA 477 to allow the replacement of windows, doors, and partial roof replacement, pursuant to LDR Section 2.4.6(J). -5- It was moved by Mr. Simon, seconded by Ms. Sexton and passed 7-0 to approve COA 477 to allow replacement of windows, doors and re-roofing, based upon positive findings with respect to LDR Section 4.5.1, with condition that trim color be consistent with existing colors and roof tiles. G. COA 481: Dynalife Offices, 123 NE 1st Avenue, Old School Square Historic District. Debra Turner, Authorized Agent. Action Before the Board: Consider a Certificate of Appropriateness, Associated Class V Site Plan, Landscape Plan and Design Elements for the Conversion of a Single Family Residence to a Commercial Business Office. The proposal includes installation of 2 parking spaces and modifications to the garage to accommodate 3 parking spaces (5 total spaces); reconstruction of the existing wood deck and handicap ramp on east side of building; installation of a bike rack; and installation of associated landscaping. It was moved by Mr. Bodker, seconded by Ms. McDermott and passed 7-0, to approve COA-481 for the Class V site plan, landscape plan and design elements for Dynalife Offices, based upon positive findings with respect to Chapter 3 (Performance Standards) of the Land Development Regulations, policies of the Comprehensive Plan and LDR Sections 2.4.5(F)(5) 4.6.16, and 4.5.1, subject to the following condition: 1. That 5' of right-of-way is dedicated along NE 1st Avenue. H. COA 480: Winston Condos, 137 S. Swinton Avenue, Old School Square Historic District. Salvatore Coco, Authorized Agent. Action Before the Board: Consider a Certificate of Appropriateness, Associated Class V Site Plan, Landscape Plan and Design Elements for the Conversion of a multi-family structure to a two-story office building. The proposal involves the following: • Conversion of existing multiple family structure to a 2-story, eight unit office building; • Reconfiguration of structure to accommodate an elevator along the west side of the building; • Building elevation modifications; • The provision of six off-site parking spaces at St. Paul's Episcopal Church; • Construction of a dumpster enclosure; • Installation of associated landscaping; and, • Installation of a three-foot high picket fence along Swinton Avenue. It was moved by Mr. Bodker, seconded by Ms. McDermott and passed 7-0, to approve COA-480 for the Class V site plan for 137 South Swinton Avenue (Winston Condos), based upon positive findings with respect to Chapter 3 -6- (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. Address all Site Plan and Engineering Technical Items and submit three (3) copies of the revised plans. 2. That the off-site parking agreement shall be executed and recorded prior to certification of the site plan and issuance of a building permit. 3. That the site plan shall be revised to provide a 12'-wide by 18'-deep handicap parking space with a five-foot wide ramp. 4. That the dumpster enclosure shall be revised to provide a 100% vision obscuring enclosure with a six-foot high gate and a 10'-wide opening. 5. That the photometric plan shall be revised to provide sufficient illumination within the parking area and that the light fixtures and poles (if utilized) decorative and that the floodlights shall be eliminated. 6. That the applicant shall note the height of the picket fence as three-feet on the site plan. 7. That the chain link fence located along the east side of the property shall be relocated to provide a two-foot setback from the property line and that a hedge be planted 24"-high and 24" between the fence and the property line and allowed to grow to the full height of the fence. It was moved by Mr. Bodker, seconded by Ms. Sloan, and passed 7-0 to approve COA-480 for the landscape plan for 137 South Swinton Avenue (Winston Condos), based upon positive findings with respect to LDR Section 4.6.16, subject to the following: 1. Address all Landscape Technical Items and submit three (3) copies of the revised plans. 2. That the sight visibility triangles are shown on the landscape plan in accordance with LDR Section 4.6.14. 3. That the location of light poles are noted on the landscape plan. 4. That the required five-foot deep landscape strips shall be provided between the parking area/dumpster enclosure and the east and west property lines. 5. (NEW) That the Bougainvillea between the walkways be changed to shrub, ground cover, and an accent plant, and that the Pink Tabebuia at the southwest corner of the property be relocated on site so it does not interfere with growth of Coconut Palm. It was moved by Mr. Bodker, seconded by Ms. McDermott, and passed 7-0, to approve the Design Elements for 137 South Swinton Avenue (Winston Condos), associated with COA-480 based upon positive findings to LDR Section 4.5.1(E) Development Standards, subject to the following condition: 1. That the light fixtures return to the Board for approval. -7- I. COA 478: Garage at 120 NW 4th Avenue, West Settlers Historic District. Diane Dominguez, Authorized Agent. Action Before the Board: Demolition of the garage associated with a contributing single family residence in the West Settlers Historic District, pursuant to LDR Section 4.5.1(F). The request for demolition before the Board involves the garage only. The justification for this request as recorded in the Certificate of Appropriateness states, "Garage is structurally unsound and may collapse at any time." It also states that it may be considered a "non-contributing"resource. The structure is not eligible for the National Register of Historic Places and is not one of the last remaining examples of its kind. It was moved by Ms. McDermott, seconded by Ms. Sexton, and passed 7-0 to approve COA 478 based upon positive findings with respect to LDR Section 4.5.1(F), effective immediately. VI. DISCUSSION &ACTION ITEMS A. Recommendation to the Planning & Zoning Board regarding LDR Text Amendments for the West Atlantic Avenue Overlay District, including requiring Conditional Use Approval for drive-through facilities, reducing the front setback on NW and SW 5th Avenue from 10' to 5' and changing the parking requirements for hotels and motels. It was moved by Ms. Sloan, seconded by Mr. Bodker, and passed 7-0 to recommend to the Planning and Zoning Board approval of the proposed text amendments. VII. REPORTS AND COMMENTS A. Reports from Historic District Representatives None B. Board Members None C. Staff None -8- VIII. ADJOURNMENT: There being no further business before the Board, the meeting adjourned at 9:00 P.M. The information provided herein is the Minutes of the meeting of said body for September 5, 2001, which were formally adopted and approved by the Board on June 5, 2002. 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. -9- q �� AGENDA HISTORIC PRESERVATION BOARD MEETING CITY OF DELRAY BEACH Meeting Date: September 5, 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. ELECTION OF OFFICERS A. Chairperson B. Vice-Chairperson C. Second Vice-Chairperson III. APPROVAL OF MINUTES • August 1, 2001 • August 15, 2001 IV. PUBLIC HEARING ITEMS A. Variance 79 & COA 471: 203 Dixie Boulevard, Del-Ida Park Historic District. Shane Ames, Owner. Consider Granting a Variance from Land Development Regulations Section 4.3.4 (K), Pertaining to the Side Interior Building Setback Requirements, and an Associated COA. B. Variance 80 & COA 478: Sandoway House, 142 S. Ocean Boulevard. Matt Reid, Authorized Agent. Consider Granting a Variance from Land Development Regulations Section 4.3.4 (K), Pertaining to the Perimeter Building Setback Requirements and an Associated COA. HPB Meeting of September 5, 2001 ` Page 2 V. CERTIFICATES OF APPROPRIATENESS A. COA-465: Masonic Temple, 40-44 W. Atlantic Avenue & 10 SE 1st Avenue, Old School Square Historic District. Francisco Perez-Azua, Architect/Authorized Agent. (Continued from the August 1, 2001 Meeting.) Consider Changes to the Atlantic Avenue and SE 1st Avenue Elevations. B. COA 448: First Church of Christ Scientist, 200 SE 7th Avenue, Marina Historic District. Fred Elworthy, Authorized Agent. (Continued from the August 15, 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. C. COA 479: Sundy House, 106 South Swinton Avenue. Michelle Balfoort, Authorized Agent. Consider a Certificate of Appropriateness for Screening Around the Air- Conditioning Equipment on the Sundy House Restaurant. D. COA 464: 1104 Nassau Street, Nassau Historic District. Liz Bold, Owner. Consider a Substitute Material for the Previously Approved Wood Fence on the East Property Line. E. COA 474: Community #6 Food Stores, 139 NW 5th Avenue, West Settlers Historic District. Amjad Hammad, Authorized Agent Consider a Certificate of Appropriateness for the Installation of Two (2) Wall Signs. F. COA 477: Koch House, 777 N. Ocean Drive, Individually Listed on the Local Register of Historic Places. Roger Cope, Architect/Authorized Agent Consider a Certificate of Appropriateness for the Partial Replacement of Windows, and the Partial Reroofing of the Residence. G. COA 481: Dynalife Offices, 123 NE 1st Avenue, Old School Square Historic District. Debra Turner, Authorized Agent. Consider a Certificate of Appropriateness, Associated Class V Site Plan, Landscape Plan and Design Elements for the Conversion of a Single Family Residence to a Commercial Business Office. HPB Meeting of September 5, 2001 Page 3 H. COA 468: Winston Condos, 137 S. Swinton Avenue, Old School Square Historic District. Salvatore Coco, Authorized Agent. Consider a Certificate of Appropriateness, Associated Class V Site Plan, Landscape Plan and Design Elements for the Conversion of a Multi-family Structure to a Two-story Office Building. I. COA 478: Garage at 120 NW 4th Avenue, West Settlers Historic District. Diane Dominguez, Authorized Agent. Consider a Certificate of Appropriateness for the Demolition of the Garage Only. VI. DISCUSSION AND ACTIONS ITEMS A. Recommendation to the Planning & Zoning Board Regarding LDR Text Amendments For the West Atlantic Avenue Overlay District Including, Requiring Conditional Use Approval for Drive-Through Facilities, Reducing the Front Setback on NW and SW 5th Avenue from 10' to 5' and Changing the Parking Requirements for Hotels and Motels. VII. REPORTS AND COMMENTS A. Reports from Historic District Representatives B. Board Members C. Staff VIII. ADJOURN Ellen Ugu Toni Historic P,r serva ion Planner POSTED ON: AUGUST 30, 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: Jamison, Mary Lou MAILING ADDRESS [X]CITY []COUNTY []OTHER LOCAL AGENCY []STATE 515 N. Swinton Avenue, Delray Beach, FL 33444 CITY COUNTY Delray Beach Palm Beach DATE ON WHICH VOTE OCCURRED NAME OF POLITICAL SUBDIVISION OR STATE AGENCY September 5, 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 September 5,2001: (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. (b) The measure on which I abstained and the nature of my interest in the measure is as follows: Agenda Item V.B. - COA 448, First Church of Christ Scientist, 200 SE 7`h Avenue. My husband is working on this Project. ic'? fiG 476 D'ate Filed Signatur# i, 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)1 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 retained (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 CONSTITUTI GROUNDS FOR AND MAY BE PUNISHED BY ONE ORE MORE OF THE FOLLOWING: IMPEACHMENT, REMOVAL CON SUSPENSION FROM OFFICE OR EMPLOYMENT, DEMOTION, REDUCTION IN SALARY, REPRIMAND, OR A CIVIL PENALTY NOT TO EXCEED$5,000. H[STORlC PRE$PWATiO,N,BOARD„VMAIIPRANDUM`STAFF REPORT Agenda Item: IV.A. — September 5, 2001 Project Name: Variance#79 & COA 471 Shane Ames R.A., Owner Project Location: 203 Dixie Boulevard Contributing Structure within the Del Ida Park Historic District ITEM BEFORE THE BOARD The action requested is approval of COA-471 for the design elements associated with a carport canopy pursuant to LDR Section 2.4.6 (J), and to grant a variance to LDR Section 4.3.4 (K) to reduce the east interior side setback to nine feet (9'0') where fifteen feet (15'0") is required in order to install a carport canopy, pursuant to LDR Section 4.5.1 (J). BACKGROUND The office and residence of Shane Ames Design occupies a unique corner of the Del- Ida Park Historic District that is at the intersection of three (3) streets: Dixie Boulevard, NE 6th Street and NE 2nd Avenue on a roughly trapezoidal shaped lot. The building was originally constructed in 1925 in a Mission Revival style. In 1995, the Historic Preservation Board approved the site plan to convert the residence into offices for an architectural firm. The proposal enhanced the neighborhood by preserving an historic building, and retained many of the existing trees on the site. DESCRIPTION, :...., The applicant proposes to install a canopy that will serve to protect cars that are parked in that location. The canopy will be attached to the residence and is located just north of the porte-cochere. The driveway extends back through the porte-cochere and is in an area currently used for parking. At this location the building undulates because of a chimney extension and a projecting bay. The canopy is being custom built to follow the irregularities in the wall plane. The dark green colored fabric canopy measures 38' in length, and projects out (at its widest point) 15' from the building. The height of the canopy is approximately eleven feet (11') where it attaches to the building and the valance measures ten inches. ANALYSIS Design Elements The canopy proposed will hardly be visible from the public right-of-way. The canopy is designed so that it avoids interfering with the existing architectural features of the residence, and does not destroy any of its original fabric. Variance#79 &COA 471 -203 Dixie Boulevard Page 2 The color is in appropriate in its contextual relationship with the main residence. The location and style of the awning will not detract from the Mission Revival style of the historic structure. Variance Considerations • The proposed awning does encroach into the side interior setback. In the RO (Residential / Office) Zoning District the setback requirements are as follows: Front: 25' Side Street: 25' Side Interior: 15' Rear: 25' The side on which the canopy is to be affixed is considered the side interior setback. The canopy is setback only nine feet (9'0") from the side interior property line. This variance request is being analyzed pursuant to the criteria provided in LDR Section 4.5.1(J)(1), which states that a variance is necessary to maintain the historic character of property through demonstrating that: (a)A variance would not be contrary to the public interest, safety, or welfare. Allowing the encroachment will not affect the public interest, safety, or welfare, as the awning is on private property, and is barely visible from the street. The awning will be setback nine feet (9'), and is only eleven feet (11') in height, which will not impact the abutting property which is a child-care facility. (b) Special conditions and circumstances exist, because of the historic setting, location, nature, or character of the land, structure, appurtenance, sign, or building involved which are not applicable to other lands, structures, appurtenances, signs or buildings in the same zoning district, which have not been designated as historic sites or a historic district nor listed in the Local Register of Historic Places. The irregular shape of the lot coupled with the placement of the residence on the lot creates an unusual and special condition. There is no garage associated with the property as in many others, which causes the owner to seek a different solution to protect his vehicles. Further, the canopy will cover an existing driveway and be directly adjacent to an existing porte-cochere, so that it maintains continuity with the historic features of the property. (c) Literal interpretation of the provisions of existing ordinances would alter the historic character of the historic district, or historic site to such an extent that it would not be feasible to preserve the historic character of the historic district or site. The literal interpretation of existing ordinances would prohibit this reasonable solution to the weather protection of vehicles. Variance#79 & COA 471 -203 Dixie Boulevard Page 3 (d) The variance requested is the minimum necessary to preserve the character of the historic site or district. The variance requested is the minimum necessary to achieve the goal of this proposal. To install the awning on any other portion of the property would detract from the historic structure. Conclusion: There are special conditions associated with the existing historic setting that justify the minimum variance necessary to accommodate the installation of this carport canopy. ALTERNATIVE ACTIONS ,. 1. Approve COA-471 for the design elements of the canopy and the associated variance to LDR Section 4.3.4(K) to reduce the 15' side interior setback requirement on the east property line to 9'0" to accommodate the installation of a carport canopy, based upon positive findings with respect to LDR Section 4.5.1(J)(1). 2. Deny COA-471 for the design elements of the canopy and the associated variance to LDR Section 4.3.4(K) to reduce the 15' side interior setback requirement to 9' based upon a failure to make positive findings with respect to LDR Section 4.5.1(J)(1). RECuMMENATION. .. Approve COA-471 for the design elements of the canopy and the associated variance to LDR Section 4.3.4(K) to reduce the 15' side interior setback requirement on the east property line to 9' to accommodate the installation of a carport canopy, based upon positive findings with respect to LDR Section 4.5.1(J)(1). Attachments: • Elevation • Site/Landscape Plan Report Written by: Ellen J. Uquccioni, Historic Preservation Planner • • • • A^rIt�.A,L Nr - ,•,F 'F. ,-_......e[ .•ge eg.eeeEeeeeeeee_Ee€EEE EEE—E -•ri• g • Iril • I • ill , 'IVIJ -Al ,,_,�� 'lli I`•"11NI' I' I:II'JIJ • • 17[.t7'M _ e .r.n.te 'i .A��e� ��ae ..__ ,117.1..... _ull /N„Frl Tilt pi Or) • • •v� A Mr by rl d G' i i .��,, :':�I i u� ... F..w J4(.!t uI.A '/cMof r..l ii {r�r Fr.w4• "\ .I�� r,wlvt �Irt:rp,� ...I (rt,..,..t,..• •_ card1l!r. I ._ —N _ d 1 l u a _.woe-aroma) . ilil l• rt - �rx I 1, ,t, rwr:• Pow �I d .c-I.R+Nunu•It— ..t.e-�aNA,ury Nk•[ai.�o + .i NnO Tine To ll,gd' r i . - ([t.�e pJwlsn.. M �t • • W Sa[ • J Q .. PROPOSED B! HT. ELE roN�� =��_� ___ ____.___.____.____.-•_-- z , g — N �6w 2 W (I) CO — - • lul 111 ,nn toil . Tilt f'T(I) r ...____PiFiL • . • :i r-- - ----- T 12- ,.....�..[ _ ilL1111 • I ^� c� • .o. L= r I —Q— IT 1 .c... . ..'Nano rtkt To[l'Id tut1 .o.w • I y,girkleW.14.N.4-u,1, BMW: 0140 TNwJ.,r{r. . T HISTORIC PRESERVATION BOARD MEMORANDUM STAFF REPORT Agenda Item: IV. B. —September 5, 2001 Project Name: Variance 80 & COA 478 - Matt Reid, Authorized Agent Project Location: 142 S. Ocean Blvd -The Sandoway House Individually Listed on the Local Historic Places ITEM BEFORE THE BOARD; The action requested of the Board is approval of COA 478 for the design elements associated with the installation of a fabric cover for pool equipment and a sound proof box to cover existing pool pumps pursuant to LDR Section 2.4.6(J), and approval of a variance from LDR Section 4.3.4(K) to reduce the side interior setback on the south side from the required ten feet (10') to zero feet (0') to allow the installation of the fabric screen, and a sound proof box. : BACKGROUND Sandoway House was built for retired produce broker J.B. Evans of Deerfield Beach in 1936. The home is architecturally significant as it contains elements of design, detail and craftsmanship of outstanding quality that at the time represented a significant adaptation to the south Florida environment. It is culturally significant as it exemplifies the historical, political, economic and social trends reflected in Delray Beach during the Great Depression of the 1930s. In 1995 the Friends of the Sandoway House Nature Center was formed to find a way to purchase the property and adapt it for use as a nature center. The "Friends" created a not-for-profit organization to solicit donations for operating and maintenance expenses, which paved the way for the successful acquisition of the property. Palm Beach County acquired the house in August of 1995 in part with grant funds. The County leases the property to the City of Delray Beach who in turn subleases it to the Friends of the Sandoway House Nature Center. The Sandoway House was created to serve as a "living history lesson". A dune garden was added to the front yard offering native vegetation as the perfect foil for the house behind it. The educational emphasis of the Sandoway House is the study of the beach ecosystem, and students are treated to a hands-on experience. One of the educational exhibits planned for Sandoway House from its inception was a simulated coral reef that will feature live fish and offer visitors a glimpse of its beauty, complexity and fragility. The existing pool on the west side of the house is being adapted for this purpose. Matt Reid, Executive Director of the Sandoway House describes it this way: The exhibit would contain live rock and sand, artificial reef, fish and invertebrate species and an interpretive exhibit that informs the public about sensitive reef systems in the Delray Beach area. v Variance 80 &COA 478 Sandoway House Pool Equipment Covers Page 2 In order to create the necessary environment, salt water will be pumped into the pool, and mechanical equipment will circulate and filter the water. In November 2000 the Sandoway House received a permit and installed a canopy over the existing pool area. Pump and filter equipment have been installed and currently are exposed to the outside elements. This application is now before the Board for approval of a fabric covering to protect the pump and filter equipment from the weather, and for a sound proof box that will muffle the sound of the pumps. The sound proof box is specially fabricated to address the concerns of the neighbors about noise. Given the location of the equipment, the fabric covers will encroach into the side setback. DESCRIPTION . .; Fabric Covering for Pool Equipment The intent of this cover is to provide protection to the filter and pump equipment. The cover is attached to the existing masonry wall that surrounds the perimeter of the pool on the south side of the property. The wall itself is on the property line so that anything attached to it is also considered to have a 0' setback. The flame retardant fabric cover forms a rectangular "box" around the equipment, and measures fourteen feet (14') in length, seven feet six inches (7' 6") in depth, and ranges in height from six feet ten inches (6' 10") on the easternmost side to seven feet six inches (7' 6") on the westernmost side. The color of the material is green. The cover is designed for functional reasons, and historic preservation guidelines have no practical application in this instance. The cover is not an architectural feature, and does not in any way destroy the pre-existing character of the historic property, and is readily removable in the event a less-obtrusive solution is found. The cover will provide longevity to the pool equipment thereby furthering the educational intent of the facility, which was the driving force behind the retention and restoration of this historic structure. Therefore, there is justification to approve the cover. Sound-Proof Box The sound proof box will cover filter pump motors, and is to be installed to address concerns about noise expressed by the neighbor immediately to the west. As the Sandoway House abuts a single-family zoning district, special care must be taken to mitigate any potentially adverse effects that come from its use as a Community Facility. In order to reduce the noise of the pumps, the Executive Director hired the firm "Marine Life Design" to create a suitable receptacle that would minimize the noise production. This specially created box is slatted and features layers of PVC material that absorbs sound. Variance 80 &COA 478 Sandoway House Pool Equipment Covers Page 3 The box is a cube measuring 4' x 4' x 4'. The box will be painted green to match the other mechanical cover. Again, the box cannot be examined for aesthetic concerns, but from a practical view, the solution is appropriate and unobtrusive. Variance Considerations: The Sandoway House is zoned CF (Community Facilities). The required setback for this zoning district as set forth in LDR Section 4.3.4 (K) is 10' on all sides. As the pool cover and soundproof box are against the wall enclosing the pool area, and that wall is on the property line, the proposal will require a variance to allow a zero foot (0') setback. The abutting property to the south is owned by the City and is utilized as a beach parking lot for permit holders and parking for the Sandoway House. This variance request will be analyzed pursuant to criteria provided in LDR Section 4.5.1 (J)(1). (a)A variance would not be contrary to the public interest, safety, or welfare. Allowing the encroachment will not affect the public interest, safety, or welfare, as the cover actually screens unappealing mechanical equipment and the color will insure that it harmonizes with the historic residence. It is noted that pump houses (up to three feet in height) and canopies are allowed to encroach into setbacks in commercial districts. While the CF district is not commercial, the CF allows many uses which are considered commercial in nature such as museums, cultural facilities, etc. The proposed variance will have no impact on the abutting parcel to the south, which is zoned OS (Open Space). These properties generally function as one, as the parking lot contains required spaces associated with the Sandoway House. (b) Special conditions and circumstances exist, because of the historic setting, location, nature, or character of the land, structure, appurtenance, sign, or building involved which are not applicable to other lands, structures,appurtenances, signs or buildings in the same zoning district, which have not been designated as historic sites or a historic district nor listed in the Local Register of Historic Places. The pool is located at the west end of the property and does abut private residences. The coral reef pool has been a programmatic requirement from the inception of the Sandoway Nature Center project. Because the equipment needs to be close to the pool, the 10' setback requirement cannot be met. Therefore there are pre-existing special conditions and circumstances directly related to the function of the Center that would not be applicable to other buildings within the same zoning district. Variance 80 &COA 478 Sandoway House Pool Equipment Covers Page 4 (c) Literal interpretation of the provisions of existing ordinances would alter the historic character of the historic district, or historic site to such an extent that it would not be feasible to preserve the historic character of the historic district or site. Literal interpretation of the LDR requirements for setbacks in Community Facilities zoning districts would severely limit the ability of the Sandoway House Nature Center to accomplish its educational objectives. (d) The variance requested is the minimum necessary to preserve the character of the historic site or district. The pool equipment is located where it needs to be to perform effectively. The associated equipment cover location is dictated by this equipment's location. The variance is thus the minimum necessary to allow the equipment to remain at its present location. The installation of the pump equipment helps fulfill one of the primary functions of this facility, that of educating the public about the coastal environment. This function was the impetus to save this historic structure. Protection of this equipment will ensure the longevity of this educational function as well as provide a more aesthetically appealing face to the adjacent properties. Therefore, it is recommended that a variance from LDR Section 4.3.4 be granted to reduce the side interior setback on the south side from ten feet (10') to zero feet (0'). ALTERNATIVE ACTIONS, Variance for Equipment Cover 1. Approve a variance to LDR Section 4.3.4(K) to reduce the interior side setback requirement on the south property line to 0' to accommodate the installation of a mechanical equipment cover. 2. Deny a variance to LDR Section 4.3.4(K) to reduce the interior side setback requirement on the south property line to 0' to accommodate the installation of a mechanical equipment cover. Variance for Soundproof Box 1. Approve a variance to LDR Section 4.3.4(K) to reduce the interior side setback requirement on the south property line to 0' to accommodate the installation of a soundproof box. 2. Deny a variance to LDR Section 4.3.4(K) to reduce the interior side setback requirement on the south property line to 0' to accommodate the installation of a soundproof box. Design Elements 1. Continue with direction. 2. Approve as presented. 3. Deny with reasons stated. Variance 80 &COA 478 Sandoway House Pool Equipment Covers Page 5 . :; RECOMMENDATION Equipment Cover Variance Approve a variance to LDR Section 4.3.4(K) to reduce the side interior setback on the south property line from 10' to 0' to accommodate the installation of a fabric mechanical equipment cover. Soundproof Box Variance Approve a variance to LDR Section 4.3.4(K) to reduce the side interior setback on the south property line from 10' to 0' to accommodate the installation of a soundproof box. Design Elements Based on positive findings with LDR Section 4.5.1 approve COA 478 for the installation of the mechanical equipment cover and soundproof box. Attachments: • Site Plan • Drawing of Mechanical Equipment Cover Report Prepared by Ellen J.Uguccioni,Historic Preservation Planner .• • • _ _ 7 _ _ _ _,. _ _ _ _ _ _ _ _ _ _ _ _._ _ _ _ _._ _ — _ _ _._ _.••,_ _ __.— -j • i . . / . . \. I - f ____ _ PARKING I --______ I • 124 Spiess SANDOWAY PARK I • IarcwnaTOWra I • • I. �� I Z dcctxr • • • - - - - - - -----ram •— —. - - - - - - -•-• z 1 Wrr LAa I Sxuuotlt rATN I 1 I rta.e u l I w 1 CI • EXLSTING HOUSES Ca:. ,. /1 I SANDOWAY Roust �� M GmiM •v 2 Soda UMxu s,nr BEAcu RAMP I - . aw i.....6.40 , ei�f A s�.�i..) INGRAHAM PARR I PARKING I • , 39*CM I . 4 INGRAHAM DRIVE 1 • VEGETATION ON DUNE 5:c2s_ii,6,:siaz //, --2 ic jia i_f' >1. • _C)')--- (k(_ /...,2 71/9 / )'/i r c-141-(7L0— L_ s-\/ ..-{- aiza../ /r....-;:. 7- . =' -1 \ •\ DELRAY AWNING, INC. AWNING6•CANOp1E3•DECORATIVE VALENCES 00 NORTH CONGRESS ELRAY BEACH f 33aa C • ) IX-YE 1 -(acts)782-9a000 \ a . `/ ig • _ - 9 a o. \,. - 4 I.. , • r _ _ �c, • .�a ,, 1 ` !\ CAII o :A G i \v\ • t� r 4fl ffrO# ,, 2,M5ti1 ATt'O N EliARD I thiibMNDUM-STAFF REPORT Agenda Item: V.A. —September 5, 2001 Project Name: COA-465-Masonic Temple Francisco Perez-Azua Authorized Agent Project Location: 40-44 E. Atlantic Boulevard Old School Square Historic District Following their initial consideration of this Certificate of Appropriateness request on August 1, 2001, the Board asked the applicant to return to reconsider the entrance gate design on SE 1st Street, the design for the panel windows on Atlantic Avenue and on SE 1st Street, and the color and striping pattern for the awning to be located on SE 1st Street, pursuant to LDR Section 2.4.6 (J). DESCRIPTION 1 ANALYSIS Grill Detail on SE 1st Street In the first submission the grill over the entrance bay into the interior lobby featured curvilinear lines that seemed to conflict with the rectilinear bands of the sidelights. The new detail continues the rectilinear motif in the grill and is consistent with the restrained character of the building. Panel Window System on Atlantic Avenue and SE 1st Street The Board was highly complimentary of the new doorway system, and asked whether or not the treatment could continue to the westernmost bay on the Atlantic Avenue side. The applicant explained that the change in elevation at that location was dramatic, and the sidewalk was actually higher than the base of the building, eliminating the possibility of bringing the window panels all the way to the ground. The Board then suggested that for the windows of the easternmost bay the applicant might consider creating the appearance of a base, with their objective being consistency in the two storefront bays. Scheme 1, Sheet 300.1 The applicant has added a surround which encompasses the transparent element, and which gives the appearance of a base. Scheme 2, Sheet 300 In this drawing the applicant returns to the originally proposed design for the window panels of the easternmost bay. COA 465-Masonic Temple,44 E, Atlantic Ave Page 2 While the applicant still prefers this treatment, the addition of the surround to give the perception of a raised base does insure the continuity across the East Atlantic Avenue side, and along the SE 1st Street side of the property. Bell Canopy, Entrance Bay, SE 1st Street The Board approved the shape of the awning at its meeting of August 1, 2001. The plans now illustrate the striping that has been proposed. ,.. . _. .. " LTERN TIVE ACTIONS 1. Continue with direction. 2. Approve as presented 3. Deny, with reasons stated. RECOMMENDATION. Based upon positive findings with respect to LDR 4.5.1 (E) approve the revised grill treatment, the revised window panel on Atlantic Avenue, and the striped bell canopy for the building at 40-44 E. Atlantic Avenue associated with COA-465. Attachments: • Elevations • Floor plans Report prepared by Ellen J. Uguccioni, Historic Praservation Planner • EXTERIOR - Pdrez ',. s. ,,,,,sys MIKA LOC147 FUNK SO[Dat• '.,..,'Design / r.1::'".""--7"1:. . ',‘ pc: • ....Id m g-ami•Mt.OP-IN ,APICHITIOTURS tr,.....,a "sow wawa raw us.mortal.ownrn • -Mil II WI. yam owas mum.mon.%a•vol./roam .r.a.r........". ..r." - 0 0 ------- ,--, 17- .--.iii r 1-- , 1:31 ,....,..14.:__ ‘,.. L.., A A i 1 •0 L CD i( ----ft\ I I„, KI.-.70. "gr.:441 . . . 0 ...r.-------...,...,......., "..'..."-",..1 , : /,.... :1' C3 A 11 (ti r . , A , • ' > IS ", b ,r z:i q zu __ 0%. 1' 13 L . .. ...,. ... NORTH ELEVATION.OPTION#1 ( 1.1444. 'i - , 4 0 * -_,..... :.-427:r.P.T•,..=4 • g-zies1F715. • EXTERIOR ELEVATIONS option 11 N.1.4 r....." • • /nab. , Ca•••br J.• Pa•Mat No+IN-017 Pat .A.gry •p zit.. tzt. • A300.1 • Pd r eZ' C)...4-2..comm. • /11.1,14,104 P111 MOM DC:411MR(SOEDIAL .1.-a..an.1.1..,.,./. '-.:•:•::Design ....wrr.o...•.......... • ING, 110/.*Ca M11 C.•IM1•.M110.371 • .01111110IVAII we on son ma..R....mugs...try •'. •M15M14 1.,C•di',I COVI Ka it*Pa ".-., "S 4 ...••.......... ,•, ...u.:Roo II III °I MU V 111..•\ . .' . . "'"--..".......... . ' .--1.1:1-, \ ... \ m ..••••-••• .• .. • . :: , N, r--- - 117t:1---7 Gj....7 _.,,,i . .......i.i.:.,,...•........,,:.:...::. .. ,..,:-.-. . . .... .. .".r.re rt41-\ •.• i 0 I...A.4=El § v '..• ..:8 -, 2 • . , . • ..' '''.! 5 -6 . . .e ...• . .4. 0 •-- . CI) 211 D a). NOR1H ELEVATION cc _...,.._., .... :. m.1.14,7, I ,ItTrriiiiiii ..r."'"" Igdp$,N.Yt" . .. • . . , .. '.. ....• . .,' : . ,,.•••,i7F,!;:::r•T.r. ' :';'•'...,. . „: •,..., . .. , - --------03,1111.•4 1 OM 0 0 /7'ar,'".`""• _ ...2-,,,,,, 0 •"'"". •:L.:EXTERIOR - .._-,, ,,, 0'-. - 4„.D -- 41) 1-- (D - ID E, t --,-!1. ./ •... ,...ELIVATiONS lil 'fh Ill .....p.,:r2411 0 0 I•eimal au 0,017 '''. ...ov•GISC.1....01 ,r,rnav to-=:•-• I, .1011..= .1,trf. on..n m R. . . ------.'—.t, 0 z0 two-, C) '.1j1 i.•.!.0,1t11,114 ° 1 . . . .. . . ._. flE L . . .. ,---1 , I •. .---.--_.., "k..\::„._...."'41 ,-., AZalli N—,—. j.‘,..v.v...r...,:r . 72.u......... EAST ELEVATION .@.•'''::A300 r.141.4-• ...A.,....,-.."—'" . • , .. . • . . . .. .., ' • . . . .. .. . • • e 0 0�.a..�.:. ;P.drez o� -- , - :— Design iJ - ``�-- C " nnoKNuonrvn+ssoEmc ,• ` Of •ROMITIETYI1. -7 O ��`A a.... er. L'clf::::,,,,'7,, '„„r. .7__ _rot• a fi i� FIrlilrmgr i =c ul '' b. may W SOUTH ELEVATION 0 .1401, 1 co /. ..om..."w� 0 - f�� ® ® EXTERIOR ELEVATION.,__N.\ ii ___,m____. _____ . ,_ . ,1.4": — ..wrt•••••-as 0 opts—ri - O 0 0 i ICI ' I WEST ELEVATION _• ® A301. .mac 1 erwrt UOFiTNO NOTES ovaoLmoN FLANNo,Es• ,":4'7•.,,-,-- C,ira aa.nt ra vortrtmtSOCPAL• •,. �T�u� s"M.If+1.Y Ole A,�till l..artf.O[wt- � i« �Q j In,.n',.n ZWerr w.rt�f aw O •IIOMItaOTV 1.; n a C� ' • O� � Y�'•M�ti M•e,• :::: ..:.7.,..,..:,7:4.":..,:., 0..ao......m..en 3j o�� _.n .. — y r`-. O Ili ■ ■ OPARiR%RI .n;,mN r a. u .g 5 `�i1- ` 13t FLOOR BUILDING PLAN z •.e r++ i'. °sew.oext 10N NOTES -;: '?.C„ e e o e e O e e s � . I •. ..aIi.. 4 -�-wY-T + eM. :".",. ":. .PuLL L..oAo:r • oNwEsncI •, ,;-�,II illllllll O R♦ • :,: ... e 0 O O O O O O • 2nd FLOOR BUILDING PLAN z A210 , s • i + a" s, fy+°a �.1 �r wYr# x 1 i C r �, a w • fl � M E M4 o t A N��D[3 MH�� Sr T'A,F F,>> R�E� P. „ ' R T M r a .(..r q Y ( HIS ORI°fir} PR' E,SERVATION B' OsArf Di� 1... Agenda Item: V.B. —September 5, 2001 Meeting Project Name: First Church of Christ Scientist Fred Elworthy, Authorized Agent Project Location: 200 SE 7th Avenue Contributing Structure within the Marina Historic District M'A On June 20, 2001 the Historic Preservation Board met to consider a request from the First Church of Christ Scientist to replace 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 with these on September 5, 2001. Attachment: • HPB Staff Report of June, 20, 2001 _ ' LY'FsW 'f r f"V t C r/' f!^`• S c 1 r , . _ . ,. �.H �OR._. PRESERVA�'ION BOARD MEMOR�ANDUM'STAFF�REPORT y;:.. ,. f.. P f, the 'E f �. ,. , F'k. ... _ _. e , 1 ttn 1�rh < t.} 'Elm; ad i. �t�n�4 f 7ii�� 1 OA 448,E Authorized Agent Jean S.}Harris i. r. Location 200 SE 7t'Avenue, A "Contributing" structure within the Marina Historic District t o F^ WIL4 „. • actiorr�=trefare the--Board is-to=approve- COA-448=for•the-First-Ctiarch-of-Chrnst`- -�- Scientist for the replacement of windows in the main sanctuary pursuant to LDR Section 2.4 6 (J) "`2 � X BACKGROUND lT, a T K 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`eacti 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. 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_.,Churcb., ,s:.the_catalogAescription.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. . .. .. tCONCL1lS10N The loss of-the-ofiginaf 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.. COA 448 1`t Church of Christ Scientist Page 3 -kn �s =� ALTERNATIVE`ACTIONS. 1. Continue with direction. 2. Deny, with reasons stated. 3. Approve as presented, or with conditions. . ... Failing to find positive findings with respect to LDR Section 4.5.1 continue COA 448 in :z_.orderto fully-investigate-the-possibilitrof-using shutters-as-a-suitable--and-historically • appropriate method of storm protection. • Report written by: Ellen J. Uquccioni, Historic Preservation Planner • SINGLE HUNG WINDOWS , r Available with breakaway integral fin for wood construction and 1/2 inch flange for masonry construction. Flange serrated for partial removal for �• _, : window replacement. ; Single Hung windows are available in standard widths of 19 1/8",26 1/2", • :?L •;. •1 J, . or-, ii 37"and 53 1/8"with standard heights of 26",38 3/8",50 5/8",63"and 76". a �.�- -la A variety of colonial Iite configurations available. 11"�a-1• . 1' i " 77 Flange (4000) Integral Fin (4001) _ _. 2.D0D—I Ci .. i (�� 30D _ • ' .t •L-. 1312 i .s. • _ - .� Window Height '� Wirdow SERIES 4000 OPTIONS Hight Deluxe -Single or double applied muntins only i4 swivel-type -True Colonial 2300 Zy locking hardware •Insulated glass 1/1 2300 Elliill Removable ••Colonial insulated 2/2 - vent (muntins between glass) -Double strength,3/]6-'and 1/4"glass •Tempered glass ✓ •Popular glass tints •• '.i /1 I •Add-on ] 3/4"nailing fin Convenient • Sizes: Standard,modular and custom lift rail •Pro-View(Oriel style)--1. ..i.‘elrli 1 -Pass-thru '� •Radius top Double weather stripping -Architectural single hung 2.625 _• _.' __ I I -,E Top view �� — �/ _- II :l 1.-' 1 I 1' - I\1 1 Flange - : _I---i-2363� ••",....-.,'„5'h'i.i . . ! 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Agenda Item: V.C. —September 5, 2001 Project Name: COA-479 - Michelle Balfoort, Authorized Agent Project Location: 106 S: Swinton Avenue, Old School Square Historic District ITEM BEFORE THE BOARD The action requested of the Board is approval of COA 479 and the associated Class I Site Plan Modification, to allow the construction of a "widow's walk" on the roof of the Sundy House kitchen, pursuant to LDR Section 2.4.6 (J). BACKGROUND In 1998, the Historic Preservation Board approved a Class V Site Plan and a Certificate of Appropriateness for the Sundy Inn which included the following: conversion of the principal residence from an office to a restaurant; new construction associated with the restaurant; conversion of the balance of the residential buildings to accommodate a residential type Inn, and the installation of botanical gardens. One of the new buildings constructed as a part of the Sundy Inn complex was a 1,792 square foot kitchen. The design for the new restaurant was inspired by the Queen Anne architecture of the Sundy House itself. While in keeping with the flavor of the Sundy House design, the kitchen is considered a "non-contributing" building. DESCRIPTION /;ANALYSIS There are presently air conditioning units located at the summit of the kitchen building. While the roof is gabled, there is actually a small flat roofed section hidden by the gable which contains the mechanical equipment. While the design solution to screen the units was aesthetically successful, the operation of the units themselves has been a problem. Because they are recessed into a valley, there is no air circulation around the units, and consequently the ambient air temperature can reach as high as 130 degrees. The air conditioning units are burning out at an alarming rate. A solution to this problem is to raise the units off the roof on stands so that the air can freely circulate around them. As the a/c units must be screened from view, the architect has come up with a solution that is in keeping with the flavor of the architectural theme. The architect has designed a 36"- 40" wooden balustrade around the rectangular recess that contained the a/c units to create the appearance of a "widows walk", an architectural element that originated in New England in Victorian houses. A " widows walk" is defined as " A railed platform atop a house. Once used to scout for seamen, such walks are usually square, done in elaborately worked wrought iron or wood." COA 479 Widow's Walk for the Sundy Inn Page 2 Because this type of architectural device is authentic to the period represented by the Sundy House buildings, the choice represents an affective solution to the problem. ' ,,,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(E) approve COA-479 and the associated Class I Site Plan Modification for the installation of a "widows walk" around the roof of the Sundy House restaurant. Attachments: • Elevation • Photos Report prepared by Ellen J. U4uccioni, Historic Preservation Planner . 1 I 1 liA.LFOORT FINNVOLD ARCHITgCTURE.INC. 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'N+�'+'i'" "M�Fy. �, _yj. rir,t � .e rl« �y`. V r x tr y .r tt'' C �•' a d '4,,,di P f�F •�-" „`'�rM �'.p3 'C'�)�i �'• r �" � k'n ti c '? 'r x .f' s ti44 r.' i t;: ' �C�r d tmrV!',!}�, ,",� , ' '1}"ppy r"qsa dr .. 7 z �;r ^ 4,M1�FP .vg I�+ '• �` �` -ti ., r T�, rp `� +�`y ..; :�P i ri ,i. i�i ::;',,,...:1: w-!n 0,41 W.. 'tr 1'`tiA } rwt'+�r Y W 1�F,^ ' R xS r r I y ,. ._ * t �� P PHIS, ORlC ittsERVATION'MtMORANtiani STAFF REPORT Agenda Item: V.D. — September 5, 2001 Project Name: COA-464 - Lizabeth Bold, Owner Project Location: 1104 Nassau Street, Contributing Structure within the Nassau Historic District ITEM°'BEFOsRE THE BOARD' '' The item before the Board is approval of a substitute material for a fence previously approved as a design element in connection with COA-464, pursuant to LDR Section 2.4.6 (J). BACKGROUND . s , , At its meeting of August 1, 2001, the Historic Preservation Board approved the following improvements to 1104 Nassau Street: • Installation of a swimming pool on the east side of the property; • Relocation of the existing garden shed from the southeast corner of the site, approximately 16' to the west and adjacent to the south side of the property; • Installation of a 6' high privacy fence on the east property line; • Installation of a 10' diameter gazebo north of the pool; • Installation of a 4' high wood fence north of the pool which will connect the privacy fence on the east with the gazebo, and then to the main house. DESCRIPTION /,ANALYSIS Since the approval, the staff has been contacted by the neighbor to the east who expressed concerns about the maintenance of the proposed 6' high fence on the east property line, and who was also concerned the "back" side of the fence would be facing onto her property. The fence runs 55' from south to north before it connects to a gazebo, and decorative fencing that connects to the main residence. In an effort at compromise the applicant has proposed the substitution of a fence of identical design but fabricated of PVC, a plastic material that is frequently used for outdoor applications. The first concern of the preservation community in considering this substitute material is whether it will "cheapen" the quality and character of the historic district. As such, the use of this material must be carefully considered on a case by case basis. n l.. COA 464— 1104 Nassau Street Page 2 In this instance, the fence is located at the farthermost portion of the property, away from the view of other property owners and public rights-of-way, in an area that is heavily landscaped. The fence will be finished on both sides, actually presenting a more palatable design face than when the wood fence was specified. The portion of the fence facing Nassau Street will be constructed of wood, thus maintaining the desired appearance where visible. Because of its location and the screening created by the landscape, the use of the PVC fence in this case can be recommended. The Secretary of the Interior's Standards for Rehabilitation and Illustrated Guidelines for Rehabilitating Historic Buildings, speaks to replacement material in terms of replacing a pre-existing feature of the property, and states: Like the guidance for repair, the preferred option is always replacement of the entire feature in kind, that is, with the same material. Because this approach may not always be technically feasible, provisions are made to consider the use of a compatible substitute material. As substitute materials are allowed in rehabilitation projects to replace missing features, it seems reasonable to conclude that this approach could be extended in the consideration of new features, as long as they sufficiently resemble the material they are patterned after. The resilience and low maintenance of the PVC at this remote location is sufficient justification to approve its use in this specific instance. ,ALTERNATIVE ACTIONS 1. Continue with direction. 2. Approve as presented. 3. Deny, with reasons given. . . . RECOMMENDATION:.. Based upon positive findings with respect to LDR Section 4.5.1, approve the continuation of COA 464 to allow the substitution of PVC instead of wood for the fence along the east property line. Attachments: • Location map • Product information Report prepared by Ellen J. Uquccioni, Historic Preservation Planner GLEA.SON STREET _ 20.0' ASPR 100.00' T —1 i - Remainder of N I z Lot 11 o z N bZz 100.00'(P&M) vv I toim� v \ / >ao 1 5.0'� • al._ 10' 4 T co baZ oa i °..63 • ��r 'e"a N,' 26.00' r 45.06' d'r r. ,ti N t7* O GI xa 6.00' o I .: H•fl 3 �' • C gyp., - y -� _ CO U) iv f . 1 1.60'(4 o 1J n °-� z —► ' i") in 15.75' to 0TI L O cyl 0.9.00' q 59' 9.50' S.3' 44. qk I Q rI _ � N K • O Ill V93 'Co. y to o za o rfekHa1k ' K o x to 4_40' 1.50' o43� -` ' �{ _ t7 I'? �90eit2M� Nv 43* to o o ;° I /1 U O 9 t7 C7 7 to 19.50' 1 �7 -I -- I I ro y N r G' L1 C O • O.'5.' .0 (r)CDOa c 1 - &M) . mALAL�A I� I 55 TYZFES mN � 1 a% 1 6 PRIvAci FENCE o 1 ro o I 55° 1,01-16r oI I • � I 1 L.._ 100.00' I I �L��lcf IgEuiS/oN Poe/ ,/AsS 40 S T • U.S.Fence,LLC 7830 Freeway Circle • Middleburg Heights,OH 44130 • May 1, 2001 Re: Wind Load on PVC Fencing for Broward County,Florida In December, 1999,full-scale high velocity wind tests were performed on US Fence s PVC Fence System at the Celotex Testing Laboratory in Saint Petersburg,Florida. The South Florida Building Code(Revised 1999) Section 2303.2(b)(2)(aa)states: "2303.2 General Design For Specific Occupancies And Structures: (b)Group J Occupancy: (2)Fences: (aa)All fences not exceeding six-foot two-inches(6'2")in height from grade shall be designed for a minimum of 75 M.P.H. wind load requirements. All fences exceeding six-foot two-inches(6'2')in height from grade shall be designed for a minimum of 110 M.P.H. wind load requirements. EXCEPTION: Fences constructed in accordance with the prescriptive requirements of this Code...... ......snip." The PVC fence samples listed below all passed 110 MPH wind loading using an airboat motor and prop. With a maximum post spacing of 6 ft.,this fence meets the wind resistance requirements of the South Florida Building Code,Broward County Addition,as demonstrated by the testing that I witnessed and test reports specified below. I have sealed originals of the reports listed below. A • U.S.Fence,LLC Middleburg Heights,OH 44130 May 1,2001 Page two Report Number 520511-7 American Dogeared Picket,PVC Fencing 68 1/4"wide x 6'high (Supported by two 4%"x 4%"posts placed 73 1/4"on center) Report Number 520511-8 Shadow Box,PVC Fencing 68 1/4"wide x 6' high(Supported by two 4%"x 4 3/4"posts placed 73 1/4"on center) Report Number 520511-9 Classic Gothic Picket,PVC Fencing 68 1/4"wide x 6' high (Supported by two 4%"x 4%"posts placed 73 1/4"on center) Report Number 520511-10 Lattice Top,PVC Fencing 68 1/4"wide x 6'high(Supported by two 4 3/"x 4 3/4"posts placed 73 1/4"on center) Report Number 520511-11 Estate Board,PVC Fencing 68 1/4"wide x 6'high(Supported by two 4 3/4"x 4%"posts placed 73 1/4"on center) Sincerely, Robert F.Robins P.E. Registered Professional Engineer Florida 452401 Broward 501 RFR 5/1/01 1. ALL INFILL ARE SECURELY FASTENED TO RAILS USING PVC CEMENT (FACTORY) • 1/2 X 2 3/4 X 67 3/4 0.5•--{ '' //r61/40 p� I 0.055' THICK D O 7HO 1 �ICK + alai. 3 PAILS 44 I Oq• SECTION 5X5X8 98" ACTUAL 73 4" OC -I 4.75• 0.,75•- n I 1 THICKj 4.75•---1--.-1 1171 G -~ SECTION ill111111!!!!! ALUMINUM SELF-DRILLING17"PANHEAD SQUARE DR]VE I ♦, ., ♦' ,.914 1 to 0 o.22 ° 4 HOLES I- 1 0.47' w 0.+5. I 1.325' iii 1" -- 111:. ,\I 1.05' O.4• ■ 1.e25• 2.75• 1.05• � .: L.V. . 1 SLOT 0.60 x 0.22 50 4" 70" 0.5 6 HOLES a o FENCE RAIL HANGER ALUMINUM ALLOY (3003-H14) 0.75 THICK ' WHITE POWDER COATING 6 - a14 X 1 1/2" ALUMINUM SELF-DRILLING PANHEAD SQUARE DRIVE THREE EACH SIDE -____,IJ ____? 8 , , •o 0. CONCRETE � 3000 PSI 4� . MINIMUM ° •° THIS FENCE AND ITS VERTICAL SUPPORTS �� °• 24" GRADE LINE ARE DESIGNED FOR 75 mph, AND IT'S � - '° FOUNDATIONS ARE DESIGNED FOR 110 mph, 1 . ° ° • � AS REQUIRED BY THE SOUTH FLORIDA GRAVEL FILL �id o • ,° BUILDING CODE SECTION 2303. ASTM Cell Classification 1-40212-13-0101 1042161 °o °°6'0 o8O o� Specifications Value ASTH �' 411, Specific Gravity 100.021 0.125' Specimen 1.46 D-792 6" Izod impact FTtlbs/in notch 17.0 D-792 Tensile Yield Strength, PSI 6,200 D-638 0 12"— PVC FENCE Tensile Modulus, PSI 365,000 D-638 L A T T 1 OE TOP Flexural Yield Strength, PSI 12,000 D-790 Flexural Modulus, PSI 410.000 D-790 U.S. FENCE DTULA264 PSI, Degrees Celcius 72 D-648 MIDDLEBURG HEIGHTS, OH Tio2 - Titanium Dioxide UV Ihibitor 10/100 - ,,• .. , t• , , . I.. t, 1 • r-: L-_, 1.••- 'En - .." • ,..,. ,:j, -e,3:,,vritr: ri, ....,1,,i ,... ,., -..L, ..,., C..,_.• .....,-- , i'::''..'''''•:. - •-i•-1" , ,,_ .i .,'• "''. , ----.. 17----'•- , . „.., ;.' rdlir' 1 7 , • ' ' rr' k- 1 1.. ,,! f - • .. — • . '• I 1 .'. ,. 1 ''',,,,,,,,,.. . f''''' ' '--- ';.•' . . , .. . . ., ....,,,,;;., ':: .1,- '-<..-', • f. ; _'•','''f -__„-•, . 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Military Trail ., . . ...,../.,;-;,.;e:: •,::.:.,..,:J,,f," . • : • ,-... :, := L&ke Worth, FL 33463 _ .... „. . ..,.. .. .- ..,. _...„,,. .. . . .,. , . . . _.... !it ~ Diane Del Fomo 357 Old Short Hills Road Short Hills,New Jersey 07078 USA Home Phone 973-487-1004 September 04,2001 Ellen Uguccioni&Historic Preservation Board Members 100 NW 1st Ave. Delray Beach,FL Reference:Sept. 5th,Historic Board Meeting/The Bold's Project Attn: All It's my understanding at Wednesday's. September 5th Historic Board Meeting one of the issues to be addressed is the Bold's project located at 1104 Nassau Street in Delray Beach. The Bold's will be proposing a new fence constructed of updated materials opposed to the original wooden fence shown at the August meeting regarding same. Being the owner of 1112 Nassau Street the construction of this fence becomes a great concern of mine. It will be placed between the properties. One side will be facing the front yard of the main house and the back yard of my cottage,therefore, through my experiences of fencing,the fence made of the updated materials should be used for the following reasons. 1. The wooden fence is only finished on one side. The side facing my home, cottage,and the street will be unfinished. Cosmetically speaking it's an eye sore. The beautiful part of the fence will only be facing the Bold's yard. 2. Maintenance- Because you require the fence to be painted white, it will be very hard to keep white and clean looking. Also, if the fence is being placed very close to the property lines,how will the Bold's maintain it from my property. I will be planting foliage right in front of it,which will make it impossible to maintain. There will be no walkway,which means it will always be an eye sore facing my side of the property and the street.If the wooden fence is to be useJwhy not leave it natural wood and it would blend in with plant growth? (Page 1 of 2) �„r 1 In After reading the above,if you still require the fence to be white,I strongly suggest the new fence being proposed at the September 5th meeting be used. At my home up north,my next door neighbor and I put up a similar wooden fence between our property lines. By both of us putting up the same fence(back to back),we each have a finished side facing us.It looks beautiful facing our houses and the street. However,she painted her's white and mine is the natural wood. The cosmetic difference is amazing. Her's always needs attention and mine does not.Most of the . time it isn't white.If the wooden fence is left unpainted, it's appearance is very natural and the foliage planted in front of it looks beautiful. It all blends. incerely,.. Cle - \ Diane Del Forno (page 2 of 1) ," s ,'''. ' HI' . 'O fC PRESER'I A' t0.N mEMOR% N,00MS STAFF'REPORT" Agenda Item: V.E.-September 5, 2001 Project Name: COA 474 -Amjad Hammad, Owner Project Location: 139 NW 5th Avenue - Non-contributing Structure within the West Settlers Historic District The action requested of the Board is to approve COA-474 to allow the signage installed on the building at 139 NW 5th Street to remain, pursuant to LDR 2.4.6 (J). This building is located at the southeast corner of Martin Luther King Jr. Boulevard and NW 5th Avenue in the West Settlers Historic District. The building is in close proximity to the Spady House which is across the street and to the south. The structure is a simple, unadorned concrete block rectangular building, constructed in 1951. In addition to the Community Food Store, General Tire is a tenant. Both uses are allowed, as the zoning is General Commercial (GC). In 1999 a sign permit was issued for "M & J Saveway" the tenant at that time. The signs for that tenant read " Saveway Market" and contained blue letters on a white background. The signs measured 3'x 8' and were very similar to those proposed in this application. The signs were removed when the new tenant began occupying the store. DESCRIPTION There are two wall signs that were applied to the building prior to receiving a permit. West Elevation The sign on the west side measures eight feet (8') by four feet (4') and reads: "Community#6 Food Stores, Groceries, Money Orders" The sign is plastic and features blue letters on a white background. North Elevation The sign on the north side is identical to the west side in dimension, materials, sign face, and copy. REVIEW'.BY OTHERS , The Sign Committee for the City of Delray Beach has reviewed the submission and given its approval. The number of signs, dimensions, and area contained within the sign face are within approved thresholds. COA 474 Signage, 139 NW 5th Ave. Page 2 ANAL' I rp r � 1f a Q LDR Section 4.6.7 regulates the type, design standards, size, illumination, and aesthetic qualifications and standards. Paragraph 4.6.7 (F) (2) " Basis " states: "The aesthetic quality of a building, or indeed of an entire neighborhood, is materially affected by achieving visual harmony of the sign on or about a structure as it relates to the architecture or the building or the adjacent surroundings." The West Settlers Historic District is primarily a residential area, although there are commercial buildings, churches and a Masonic Lodge within its boundaries. As a result of this mix, there is no overall character that can be readily defined. In fact, as mentioned earlier the Spady House (originally a single-family residence and now a museum) is close by, and a multifamily building is located directly to the south. The signs are strictly for identification, and there is has been no attention to design. The very name of the business, Community Food Store #6, suggests a basic anonymity that these signs promote. While, ideally a master sign program for the commercial buildings in this District could be advanced, the properties are privately owned and there would have to be coordination, cooperation and of course funding for such a program. Lacking that, the signs are in scale with the building upon which they are applied and therefore meet the basic intent of the development standards contained within LDR Section 4.5.1 (E). The staff would therefore recommend their approval. `ALTERNATIVE ACTIONS 1. Continue with direction. 2. Deny with reasons stated. 3. Approve as presented RECOMMENDATION Based on positive findings to LDR Section 4.5.1(E) and LDR Section 4.6.7 (F) approve COA 474 for the signage at 139 NW 5th Avenue. Attachments: • Illustration (Signs for West & North Elevations) • Location Map Report prepared by Ellen J. 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BOY SCOUT CHILD HUT TRINITY CARE LUTHERAN • CENTER LAKE IDA ROAD NW. 4H SI. I CASON METHODIST • CHURCH S.D. SPADY ' ELEMENTARY SCHOOL > > > > > a a a -- -— 1 r— - -----. 1 N.W. 3RD ST. _ I _ > w a - > U a a a CITY ATTORNEY I cc BUILDING I o h tD if) r) MAR-IN LUTH€R KING JR. DRIVF- ( NW 2ND ST ) N 0 z " N - _ 'I II- a) , Z CITY _. I HALL N.W. 1ST ST. z Z z z COMMUNITY z z z CENTER • -- I FIRE - STATION TENNIS STADIUM AMOCO NO. 1 ATLANTIC AVENUE ~ ( I POLICE SOUTHL -�— COMPLEX COUNTY COURT I HOUSE N --001.- 139 NW 5TH AVENUE CITY OF DELRAY BEACH, FL 1 PLANNING & ZONING DEPARTMENT -- DIGITAL BASE MAP SYSTEM -- MAP REF: LM548 • PRESER-VATION MEMORANbit STAFF REPORT` Agenda Item: V.F. —September 5, 2001 Meeting Project Name: COA 477, The MacCauley Residence Roger Cope R.A., Authorized Agent • Project Location: 777 North Ocean Boulevard Individually listed as the "Koch House" in the Local Register of Historic Places r ':' `', ':' ITEM BEFORE THE,BOARD, � r The action requested of the Board is to approve COA 477 to allow the replacement of windows, and partial roof replacement at 777 North Ocean Boulevard, pursuant to LDR Section 2.4.6 (J). BACKGROUND The former Dr. William Fredrich Koch Residence, built in 1933, is arguably one of the finest historic houses in the State of Florida. This one and two story residence with a partial third story is an imaginative eclectic mix of architectural motifs revealing the owner's penchant for European precedents. Borrowing liberally from the Italian Renaissance, the loggia on the east elevation could easily be found in 15th century Florence. The one-story living room features a fanciful ogee arched window, commonly referred to as a Venetian window for its prevalent use in that Italian city. This extraordinary home in its setting along the ocean transports us to another century in another place. The present owners have lovingly cared for this high-maintenance property since their purchase in 1998. The years and the environment continue to take their toll on the property. The original steel reinforcing rods have rusted and are causing spalling in the masonry. Repairs will be made to treat those deteriorating areas. Further, unsympathetic windows replacements are not secure and there is significant water intrusion at some locations. DESCRIPTION This request addresses only the replacement of selected windows of the residence, the installation of window awnings, and the re-roofing of the east master bedroom wing. Window Replacement The residence is only partially visible from the road, and is preceded by a motorcourt. The house extends back onto the lot taking maximum advantage of the ocean view. The windows to be replaced are located on the east (oceanside) and south (side) elevations. COA 477-777 N. Ocean Blvd • Page 2 All of the windows and doors scheduled for replacement are not original to the house. The windows and doors that are selected for replacement are not patterned after historical prototypes. They are however, mahogany stained wooden windows of the highest quality, and recreate the pattern of the existing windows that will be replaced only because of their deteriorated condition. While the windows do not express the divided lights that would be expected in a home of this vintage, they do in fact provide an uninterrupted transparent area broken only by a horizontal muntin that frames the operable awning part of the windows. Unfortunately there are a myriad of window types in the house as many of the original windows were replaced without any consistency in the replacement. Therefore there is less of an imperative to request historically accurate window types, as the lack of homogeneity would still be an issue overall. Therefore, in this instance approval for the use of the windows and doors specified would be appropriate. In order to establish some continuity however, the window trim color should be consistent. The applicant/ Board may wish to consider painting the new windows the same trim as other windows in the residence, or conversely use the mahogany stain/ color for the other windows. Roof Replacement Unfortunately, the roof over the 1st floor family room and 2nd floor master bedroom has begun to leak badly, and the roof structure itself calls for structural reinforcement. The tiles on the roof appear to be antique hand-made tiles. Although it is unlikely that many of those tiles could be salvaged, the replacement tile is true clay barrel tile, and the appearance of the roof will not change appreciably. „,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 approve COA 477 for the replacement windows and doors, and the partial reroofing of the residence at 777 North Ocean Boulevard with the following condition: 1. That the trim color for the new windows be consistent with the trim color of the existing windows in the residence. Attachments: • Elevations • Photographs Report prepared by Ellen J. Upuccioni, Historic Preservation Planner 1 1 2 I 5 I . 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I �� =uT IS 1 14 CERTIFICATE OF AP P R O P ATENESS le + . : AP?LA CAT IO N HISTORIC PRESERVATION BOARD Address of Property: In qC2?-4-1-1 C 1 � L,. . i A-'1 4:IL_ COA No• , • . li v.... 4. _iv. c'ie7 eil , ,- ....' ;- . �- �� ''r ®1 a � • ram.'` t. . ,• .•fI A4 :le4: -. : x.. 6il ; i,i=` r' .•\f a�i•.ri1" f f j .,, , % Sys • =A . J a •y ., ,.«. xt. k' "^�-.R+u. - •} tge yet Y. , N i .a9 y 4 t ts .. �.. �.t y � A ^art. ., w ,'It....''..-..‘'i - _ -, arl £ � z{ M -"•:- — e,+� !'Cy tjyE - '-- -l.. ..Jaya `!, D.�4I U lil. -) V III G�L U,I GI: ...ri.1, .+...LI'JI 7 GLJLI I.. �1Cn• ciVQI1QUIC ,l CCLII I . I I C G�IP1If%•G_ ..�! I I I: L tic filed 15 days prior to that meeting. The application must be accompanied by the $25.00 processing fee (make checks payable to the City of Delray Beach). Please print or type all of the required information, and ensure that the application is complete and accurate. It is necessary that an owner, or an authorized agent, be present at the Board meeting when the COA is reviewed. If a property owner wishes to designate a representativeiaaent, please execute the "Owner's Consent and Designation of Agency" form found on Page 7. Pursuant to the City's Land Development Regulations' Section 2.4.6(J)(2)(b) no application for a COA will be accepted by the HPB unless it contains all required and pertinent information. A are-application conference with a member of.the Planning staff is strongly recommended. and can be scheduled at your convenience. We will be glad to assist you in any way possible. stun • A:\MVC-018S.JPG(local) - Microsoft Internet Explorer Page 1 of 1 • • i r Lryr ' •` • f ' l i f--'-ry I •'r. +f1 * F ✓ 1. i•. •n toy ,.44,1� t A 0„ ! ,, k! 0 -., `X.N { st.t t • •- 1 \'1 tt1•'� • 1 6 .✓ 7. r �"t`a�"+c I r1 A�1"}{ r 7 r"ri‘' ./�x ,Ke Iut y I • �..�'*., ,j t1 " . � y1Ir,} •r�•- tz'. r? crr.r.(d^, >� ..+�r t �... ;;;.,��--,V • t j ti r.. M;,!. 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V , S:'.r` 4 , .•;,,"-„..=.q.,.,.<'z j:.',,•,.-",.,,;.:,,.,,..„•-.;.:.,;..--.',:.,•,,,:,;„:.,,.•:,.:s:4;-•.--x•;!.4,,7,.,,4,„•.'.,,-,,,.,..r,,-,,,!„•-, .1 ) Q 1 1 * •'':'4,•.••.,•,'•',•,,-,,frr,.e-*•':..-..•.i•.i•,,.';...;-::.e-P,,,.:,,,,.r,..,.Z•4,,-:r.-i'.,.4f4 t•.?,.,- ,.' ..,-X.;:;-';',;;;:,'!--Z:?••'-•.•:•11P-.5,.;•';7 . rL'r--.- P: F r121=1' "-- P 11, 1*N5t4jim C714.11\iel7 WC.Zi7. '.°664r=rrir i .-.. mfli"'"-•2...,....t I aesPer, .......4-1,_-_--_ IIII .— . . J i . • • ,.. HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT--- MEETING DATE: September 5, 2001 AGENDA ITEM: V.G. ITEM: Class V Site Plan, Landscape Plan and Building Elevation Associated with the Conversions of a Single-Family Residence to Professional Offices, Located on the East side of NE 1st Avenue Between NE 1st Street and NE 2' Street. „_ POST - -z o u — OFFICE cE �um a — GENERAL DATA: _ = - - Eli. ImoOwner Jerome B. Vanhille Agent Debora Turner p _ g MI Applicant Mary Valentine-Gyorffy N.W. 3RD ST. N.E. 3RD_ ST. no Location 123 NE 1st Avenue D Property Size 0.177 Acres w MI MEM sow FLUM Designation OMU (Other Mixed Uses) >— EN imim =Eo Existing Zoning OSSHAD (Old School Square Q �9_ INN Historic Arts District) -J ;AIM i Sr adjacent Zoning North: OSSHAD - N.W. 2ND ST. N.E. 2ND 111 ST East: CBD (Central Business �, _ District) E LIA South: OSSHAD Zia- m West: OSSHAD o NISEIi 1 Existing Land Use Single Family Residence Z �I MO I i Proposed Land Use Conversion of the existing NW 1ST ST.— N.E 1ST structure from a single family 3 N residence to professional itil offices with associated parking and landscaping. OLD Water Service Existing on site 1 1 I , SQUARE I l l / I Sewer Service Existing on site ATLANTIC AVENUE /I . 1 11 [11 i .. __ 2 l': 0410111ffl &: emu S.W. 1ST ST. S.E. 1ST ST. I _ IIII 1 • _—_ —_ 1 I Vitalr.... i V.G. ...r , ... .. . .. . _. t. I 'I EM ;BEFORE THE BOARD;: The action before the Board is that of approval of COA-481 which incorporates the following aspects of the development proposal for Dynalife Offices, 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 NE 1st Avenue, between NW 1st Street and NW 2nd Street, within the Old School Square Historic District. BACKGROUND The subject property incorporates the south 19.10 feet of Lot 4, and the north 38.25 feet of Lot 5, Block 75, Town of Linton, and contains 0.177 acres. The property is zoned OSSHAD (Old School Square Historic Arts District). The 1,311 sq. ft. wood frame vernacular style single family residence was constructed in 1924 and the 774 sq. ft. garage was constructed in 1993. At its meeting of April 21, 1993 the Historic Preservation Board approved the Certificate of Appropriateness request to construct the existing garage. The Board also approved a waiver to allow the driveway to encroach into the required 5' perimeter landscape area on the north side of the property. The request now before the Board is approval to allow the conversion of the existing 1,311 sq.ft. single family dwelling to professional offices. P C`T DESCRIPTION The development proposal involves the following: • Conversion of the existing 1,311 sq.ft. single family residence into professional offices; • Installation of 2 parking spaces (1 parallel and 1 handicap accessible) and modifications to the garage to accommodate 3 parking spaces (5 total); • Reconstruction of the existing wood deck and handicap ramp on the east side of the building; • Installation of a bike rack; and, • Installation of associated landscaping. HPB Staff Report Dynalife Offices—COA-481 Page 2 St I°T:E PL A N. 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. Right-of-Way Dedication: Pursuant to LDR Section 5 3.1(D)(2) and the Transportation Element of the City Comprehensive Plan, the required right-of-way width for NE 1st Avenue is 60'. A 40' right-of-way exists for NE 1st Avenue. Pursuant to LDR Section 5.3.1(D)(4), a reduction in right-of-way widths for existing streets may be granted by the City Engineer upon favorable recommendation from the Development Services Management Group (DSMG). However, upon reviewing the proposal, DSMG approved a reduction to 50', which will require a 5' right-of-way be dedication to accommodate the existing 5' sidewalk. An attached condition of approval is that the applicant dedicate the west 5' of the property for NE 1st Avenue right-of-way. 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.Building Height 35' 16' Minimum?Building Setbacks' Front 25' 17.5'* Side Interior (north) 7.5' 15.5' (south) 7.5' 7' Rear 10' 10' * With the 5' right-of-way dedication the current 22.5' setback will be reduced to 17.5'. Parking Requirements: Pursuant to Section 4.4.24(G)(1), within the OSSHAD, business and professional offices shall provide 1 parking space for 300 sq.ft. of floor area. Based upon the above, the proposed 1,311 sq.ft. professional office building requires 5 parking spaces and 5 spaces are proposed (3 standard within garage, one parallel and one handicap). 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 (Transportation Concurrency Exception Area). The subject property is located within the TCEA and is therefore required to provide a bike rack. A bike rack has been provided on the west side of the building adjacent to NE 1st Avenue. HPB Staff Report Dynalife Offices—COA-481 Page 3 Site Lighting: Pursuant to LDR 4.6.8 (Lighting), site lighting must be provided for new development proposals. There are existing wall mounted decorative light fixtures, flood lights and security cameras mounted on the structure and the detached garage. Therefore, the requirements for site lighting have been met. Sidewalks: Pursuant to LDR Section 6.1.3(B)(1), a 5' wide sidewalk is required within the rights-of- way adjacent to the property. A 5' sidewalk currently exists along the west side of the property adjacent to NE 1st Avenue. Therefore, this requirement has been met. LANDSCAPE The landscape plan incorporates existing landscaping and new landscaping. Along the south property line the existing landscaping includes 2 Royal Poinciana trees, 1 Shaving Brush tree, 1 Sabal Palm tree, 1 Alexander Palm tree and 1 Live Oak tree. There are 2 existing Alexander Palm trees and 1 proposed Alexandar Palm tree with Yellow Lantana underplantings and 3 proposed Pigeon Plum trees with Redtip Cocoplum underplantings along the north property line. On the west side of the property the existing landscaping includes 3 Ponytail Palm trees, 2 Robellenii Palm trees with existing Variegated Arboricola and proposed Ixora Nora Grant underplantings. Adjacent to the proposed parallel parking space on the east side of the property the proposed landscaping includes a Pigeon Plum tree with Yellow Lantana underplantings and a Relocated Live Oak tree with Redtip Cocoplum underplantings. The foundation plantings on the east side of the structure include Ixora Nora Grant and Trinette Arboricola on the north. ,;DES,IGN'. ELEM:EN,,TS A-;NA.L.YSI.S. r, The existing single family wood frame vernacular residence was constructed in 1924 and is the only contributing structure remaining on the east side of NE 1st Avenue within this block. The house is of wood frame construction with a stucco exterior. The composition shingle roof is a multiple gable-cross style. There is an awning covered wood porch on the rear of the building (east elevation) where the handicap ramp is located. The proposed elevation change to the main structure includes replacing the existing wood handicap accessible ramp to ensure that the proper pitch is provided. With the replacement of the ramp the existing railing is being removed as the ramp will have a 1:20 pitch, which meets handicap accessiblity requirements and does not require a railing. The existing concrete block garage, which is located in the southeast corner of the property, is to remain. The two existing garage doors on the north elevation are being removed in order for three doors to be installed thus allowing for the 3 required parking spaces. • HPB Staff Report Dynalife Offices—COA-481 Page 4 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 C-3.3 - Alleys located within the Old School Square Historic District on either side of Swinton Avenue shall remain and be made available for access to abutting properties. Accordingly, these alleys shall not be abandoned to private interests. HPB Staff Report Dynalife Offices—COA-481 Page 5 Utilization of the alleys for access and parking is encouraged for redevelopment of properties within the Old School Square Historic Arts District. The alley along the east side of the subject property existed for many years and was reconstructed in the early 1990's. The proposal provides one parallel parking space and access onto the alley. 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 aiid 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 west by the OSSHAD (Old School Square Historic Arts District) zoning district and by the CBD (Central Business District) on the east. The existing adjacent land uses include: a single family dwelling to the north; an office building and apartments to the west; an apartment building to the south; and MDS Beauty Supply (retail) to the east. Compatibility with the adjacent residential and retail uses is not a concern. The abutting single family residence located to the north and the apartment building to the south will be buffered by existing and proposed landscaping. The property will maintain its residential appearance and the business hours will be generally between 8:00 a.m. and 5:00 p.m. The proposed use as a business office will be low intensity in nature and is appropriate in a mixed-use district. In addition, the proposal accommodates adaptive re- use of a historically contributing structure, which is the purpose of the OSSHAD zoning district. The redevelopment of the site will enhance property values in the area, and may be an inducement for the upgrading of nearby properties. REVIEW .BY O THy Community Redevelopment Agency: At its meeting of August 9, 2001 the CRA (Community Redevelopment Agency) unanimously recommended approval of the development proposal. Neighborhood Notice: Special Notice was provided to the Old School Square Homeowner's Association. Letters of objection, if any, will be presented at the HPB meeting. ASSESSMENT AND. CONCLUSION, 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 HPB Staff Report Dynalife Offices—COA-481 Page 6 condition of approval regarding the 5' dedication of right-of-way is addressed. The proposal allows for the adaptive reuse of a structure while retaining its residential character, which is encouraged in the OSSHAD zone district. ALTER_N;ATIVE AC,TI,O,N,,S 1. Continue with direction. 2. Approve COA-481 and the associated Class V site plan, landscape plan and design elements for the Dynalife Offices, subject to conditions. 3. Deny approval of COA-481 and the associated Class V site plan, landscape plan and design elements for Dynalife Offices, with basis stated. REC;OMMEN-DE DV',.A,CrTIOAN Site Plan Approve COA-481 for the Class V site plan for Dynalife Offices, 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 condition: 1. That 5' of right-of-way is dedicated along NE 1st Avenue. Landscape Plan Approve COA-481 for the landscape plan for Dynalife Offices, based upon positive findings with respect to LDR Section 4.6.16. Design Elements Approve the design elements (picket fence and arbor) for Dynalife Offices, associated with COA-481 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: Michelle E. Hovland, Senior Planner A:P PE'N D I`.XA�'' . CONCURRENCY FINDINGS!I: Pursuant to Section 3.1.1(B) Concurrency as defined pursuant to Objective B-2 of the Future Land Use Element of the Comprehensive Plan must be met and a determination made that the public facility needs of the requested land use and/or development application will not exceed the ability of the City to fund and provide, or to require the provision of, needed capital improvements for the following areas: Water and Sewer: ❑ Water service exists on site via a service lateral connection to the existing 8" main located along the east side of NE 1st Avenue. ❑ Sewer service exists on site via a service lateral connection to the existing 8" main located in the north/south alley to the rear of the property. ❑ A fire hydrant is located at the southwest corner of NE 1st Avenue and NE 1st Street, which is within 300' of the property and does not require an additional hydrant. 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 a swale system. At this time, there are no problems anticipated meeting South Florida Water Management District requirements. Streets and Traffic: The subject property is located in the City's TCEA (Transportation Concurrency Exception Area), which encompasses the CBD, CBD-RC, OSSHAD, and West Atlantic Avenue Business Corridor. The TCEA exempts the above-described areas from complying with the Palm Beach County Traffic Performance Standards Ordinance. 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 19.2 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 1,311 sq.ft. office space is 3.53 tons of solid waste per year [1,311 sq.ft. x 5.4 lbs. = 7,079.4 lbs/2,000 = 3.53 tons]. The trash generated by the single family home is 1.99 tons of solid waste per year. The increase in trash generation of 1.54 tons per is negligible. The Solid Waste Authority has indicated that it has no objection to projects that generate less than 10 tons of solid waste per year. Therefore, a positive finding can be made to this Level of Service. DIX B � r f S,T;ANDARDS FyOR SITE PL,AN ACTI;O,NS, A . ,.,,:x ; ; 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-425 Page 9 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 . . • i .111b I . 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Th.Loreleo p.MAVt.et may apart of rt Re IaUe the dent■breve TOr/L 1 SECURED a TR Y FII PA Ned Met be Awn end f.e.od5ly fret of Newt.sod pest,er Q.tas•. Pmtina TOTAL Tam PROVOST a TRW LANDSCAPE M quantities en the pave m rt.nded fre I Ode one shell be KVM by the W. O'WOWED POaETFR a'MOOR LANDSCAPE M lone=.ar...net amry eft1,b'va.Orb%er pound vets.Nat be Centrals,MO a aempr"nrw pant twee-of! Should en ties eeddtl MIA It.Ao*MJM'Vlaat,m•unr.w Mn.M..nor d. the Eard.em•ArA+e.a=r to S.rented for A.rmwtW. WA TO RE PURIM as MOS NO MONOMERS FLAN bKCna RECOPIED POINETE71•NTENCR LANDSCAPE AREA bale SF Nollbe moddwd to prsode•mhermmn of rDrop A FLIRTED AIFA REWIRED2r7 St EveAlph,e NINA My Webs Peed materiel to r. dn rail be protected d,rhp em.truelten re. RAM AREA PROVED 774 SF eerier dnrkd gtr to beve approved by the landwap Art M hR. . NAME PINT DATA Y C.ntnxt"I.r..porbt•ter beeline al enamored u1NN.e par to a at eve. bwtdl.tbn of*nth.metric/1 to wad damps i Alland.am.Mende and Near lod000p.mow tint vsaepo..t to Meer r ar,areas Mies >to be rinse to oov.%mn-mswhEN wan/at �ff ALL QMA PLW M ID SE5 N4O IMENATIVE .n.w�sa.e�wes Coobeeter Is to Malt,dl mahtele.•qupnit.lobo end Ponta va muted to tPE OR twirl the p ope•es polhp a.hAealN o the Mnmeepe par The moored peeks.of the RAIL edpewnt to M prp=Iha and to the IOTA.MUSED TEES 7 Tea 'ea�we r.ve M Meow we to be.,eked end/or twyrd et Indicated o the planting Nleda Nde of raedrq Veil b•bne.coptl with we end trrTprW. IOfN.NATIVE TREES PROVIDED a OEM TOOL NATIVE TREES REQUIRED 4 TREES iM plat m.Mad to S.beatified with a miwtrn.of 1/3 eavated folds 0 xrr�.principles.AA low/cope areal irs to be Wooled to prattle o mb+Imnn d Ta0><awvpa �M MANED SHRtle MD��MEA 5¢ L—I nil�prvwd lop.N sod 1/]des rode 7a rib m.l".add la pamb NAME AREA SOCKED 72 7F fwt{I'�.y'�.-�,AI.yad Thvwddy mi.a'I Ma•P to PvehP NAME WA ROWED aDE SF D hP�t I'.'., , ♦ A. • . L r I 4, , .1/ _ L.• 1� SASSOCIJRYN ATEESS E U - Y ' •]:::::',.:::::: N.! 1 V Y _ - DYNALIFEz , ' t I L . , , OFFICE r lI GARAGE — NORTH ELEVATION WIN/.mart MIX vim for*"D • TYP.-WHITE i i : l. 1 . . .. 1 J - _IL JL _ JL JLJL - L L J JI r r � l , L l 11LLL L _ JL _ l I l _ JI _ - ii IT ii I ►_ i► il ► ii L L Ll -I) II TI I TI I II- - I I r .I• ••t, r I T II II I 11 I I I .. . . E ■■■ - :, •I ,.i.. '.,;7 w�.r wen. ELEVATIONS I! .:•:- HAT- NO NAILRG t v UM i.c OFFICE — EAST ELEVATION 4' L • HISTORIC PRESERVATION BOARD EbITY OF DELRAY BEACH ---STAFF REPORT--- MEETING DATE: September 5, 2001 AGENDA ITEM: V.H. ITEM: Consider a Certificate of Appropriateness, Class V Site Plan, Landscape Plan and Design Elements for the Conversion of a Multiple Family Residence to Business Offices, Located 137 South Swinton. 3 0 K GENERAL DATA: C U= a a w n z a Owner WYD Corporation N.W. 1ST ST. N.E. 151- Sl, Applicants/Agents Salvatore G. Coco K Location 137 South Swinton Avenue z W N Property Size 0.30 Acre W Future Land Use Map OMU (Other Mixed Use) u U L.; w OLD z = Current Zoning OSSHAD (Old School Square 3 I I SCHOOL 1 I SQUARE I f Historic Arts District) ATLANTIC AVENUE jacent Zoning North: OSSHAD East: OSSHAD 1 1 _ //A South: OSSHAD l West: CF (Community Facilities) Existing Land Use Eight-unit Condominium Proposed Land Use Conversion of an eight-unit condominium to a 6,320 square foot S.W. 1ST ST. S.E. — 1ST ST. office building. I I I I u- 11 1 z Water Service Existing on-site. . i t on Sewer Service Existing on-site. <Mimm I ; II ow I S.W. 2ND ST. S.E. 2ND ST. v w Z 1 vi 0 I ' ,aZ I ' 5,W. 3RD ST. — S.E. 3RD k 51. N . [ 1 I wNI W p; 'IN 1\\emu iii S.W. 4TH j ST. S.E. 4TH ST. I . V.H. pd'�' � i J,v t 3 ttR . . . The action before the Board is that of approval of COA-480 which incorporates the following aspects of the development proposal for 137 South Swinton (Winston Condos), 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 South Swinton Avenue, approximately 100' north of SE 2nd Street (137 South Swinton Avenue). BA@'CKGfR`OUNp The subject property consists of all of the Winston Condominium (formerly lots seven and eight, Block 70, Town of Delray) and contains 0.30 acres. The property is zoned OSSHAD (Old School Square Historic Arts District). The condominium was built in 1980. There have been no development proposals for the subject since construction. The request now before the Board is approval of the site plan for the conversion of the two-story multiple family structure to a 6,320 square foot office building with associated parking and landscaping. PROJECT DIES„CoR.,1�PT.,ION.,, ., :a The development proposal involves the following: o Conversion of the existing multiple family structure to a two-story 6,320 square foot eight-unit office building; o Reconfiguration of structure to accommodate an elevator along the west side of the building; o Building elevation modifications; ❑ The provision of six off-site parking spaces at St. Paul's Episcopal Church; o Construction of a dumpster enclosure; ❑ Installation of associated landscaping; and, o Installation of a three-foot high picket fence along Swinton Avenue. S I'T,±E P.:L A,N° A.N'°A.LY.0t 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. HPB Staff Report 137 South Swinton Avenue(Winston Condos)—COA-480 Page 2 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: Maximum Building Heighta; 35' 21.5' ;Maximum„Lot.Coverage 40% 24% Minimum Open,Space, . 25% 28% :Minimum.Building Setbacks Front 25' 25.36' Side Interior(north) 7.5' ' 15' (south) 7.5' 47' Rear 10' 20' LDR Section 4.4.24(G) Supplemental District Regulations: 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 6,320 square foot office must provide 22 parking spaces. The site plan only accommodates 15 parking spaces on-site. In order to compensate for the deficient parking, the applicant proposes to provide the remaining seven required parking spaces off-site at St. Paul's Episcopal Church via execution of an off-site parking agreement. It is noted that the agreement must be revised as six parking spaces are noted to be provided at the church. Off-Site Parking: Pursuant to LDR Section 4.6.9(E)(4), parking may be provided off-site when parking cannot be provided on-site due to insufficient space. Parking for day-to-day operation may be provided on other property within 300' provided that both properties are of the same general type of zone designation or when the off-site parking site is zoned CF (Community Facility). As noted above, the applicant proposes to provide seven (six noted in the agreement) spaces at St. Paul's Episcopal Church. The off-site parking is subject to the following: ➢ The 300' distance shall be measured along an acceptable pedestrian route; Analysis: The subject property is located 155' from St. Paul's Episcopal Church property when measured along the public sidewalk on Swinton Avenue. Therefore, the proximity requirement has been met. ➢ An agreement providing an easement for such use is prepared pursuant to subsection (E)(5) and is recorded prior to certification of the site and development plan; HPB Staff Report 137 South Swinton Avenue (Winston Condos)—COA-480 Page 3 • Analysis: The applicant has submitted a draft off-site parking agreement, which has been reviewed by the City Attorney. The agreement is a tri-party agreement, which the City will be a part of. The agreement cannot be released unless approved by the City Commission. Following approval of the site plan, the agreement must be executed and recorded prior to issuance of a building permit, and is attached as a condition of approval. The agreement must be revised to provide eight parking spaces off-site. > The provision of the parking easement shall not diminish the ability of the property upon which it is placed, to accommodate its required parking. Analysis: St. Paul's Episcopal Church has 80 parking spaces on their property. The current parking demand is for 75 parking spaces based on the number of seats in the Church's sanctuary (224/3 = 75). The eight off-site parking spaces for the proposed office should not create a conflict with the church's activities as the hours of operation differ. Typically, the office demand is Monday through Friday between 8:00 a.m. and 5:00 p.m., whereas, the church's peak demand is during the weekends and weekday evenings. LDR Chapter 4.6 Supplementary District Regulations: Handicap Parking: Pursuant to LDR Sections 4.6.9(D)(4)(a) and 4.6.9(D)(6)(e), the required handicap parking space dimension is 12'-wide by 18'-deep with a five-foot wide ramp. The proposed site plan indicates that the handicap parking space on the west side of the building will be eight-foot wide by 18'-deep with a four-foot ramp. A condition of approval is attached that the site plan is revised to provide a 12'-wide by 18'-deep handicap parking space with a five-foot wide ramp. This can be accomplished by reducing the sidewalk along the west side of the building. 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 east side of the building. The enclosure is six-foot high picket fence with a three-foot high gate. The enclosure details indicate that the picket fence has separations between each board, which results in 25% of the enclosure area being open. Furthermore, the opening to the enclosure is six-feet wide where 10' is the minimum necessary for access by the pickup vehicles. A condition of approval is attached that the dumpster enclosure be revised to provide a 100% vision obscuring enclosure with a six-foot high gate and a 10'-wide opening. The gate must be fitted with a special latch to prevent the gate from opening into the alley. HPB Staff Report 137 South Swinton Avenue (Winston Condos)—COA-480 Page 4 Site Lighting Pursuant to LDR 4.6.8 (Lighting), site lighting must be provided for the parking lot. The applicant has submitted a photometric plan for the property that indicates that the parking area will be illuminated by two flood lights on the second floor of the building (20' high) and various decorative wall mounted light fixtures on the first floor. This proposed lighting plan provides insufficient illumination to the parking area. The minimum average foot-candles for local merchants or neighborhood shopping centers is 0.5 foot candles. The proposed illumination is 0.04 for the parking spaces furthest from the illumination source. Furthermore, the proposed floodlights located on the second floor are not aesthetically consistent with the proposed development and are not shown the building elevations. The use of decorative light poles or wall mounted fixtures, and elimination of the floodlights is necessary for aesthetic compatibility and minimum illumination standards. A condition of approval is attached that the photometric plan is revised to provide sufficient illumination within the parking area and that the light fixtures and poles (if utilized) be decorative and noted on the landscape plan. Furthermore, the condition will include the elimination of the floodlights. Other Issues: Fences: Pursuant to LDR Section 4.6.5(C), walls, fences or hedges located in a required front yard shall not exceed six-feet in height. The site plan indicates that a picket fence will be installed in the front yard along Swinton Avenue. However, the site plan does not provide details as to the height of the picket fence. The applicant has stated the fence height will be three feet. A condition of approval is attached that the applicant shall note the height of the picket fence (3') on the site plan and that the sight visibility triangles are shown on the landscape plan in accordance with LDR Section 4.6.14. Pursuant to LDR Section 4.6.5, the existing chain link fence located along the east side of the property must be relocated to provide a two-foot setback from the property line. Furthermore, a hedge at a minimum of 24"-high and 24" on-center must be planted between the fence and the property line and allowed to grow to the full height of the fence. This fence must be relocated out of the required 20' visibility triangle at the alley entrance or reduced to three-feet in height. A condition of approval is attached that the chain link fence be relocated and landscaped. 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 (Transportation Concurrency Exception Area). The subject property is located within the TCEA 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. 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. HPB Staff Report 137 South Swinton Avenue (Winston Condos)—COA-480 Page 5 • 1. That the City's typical parking space detail [LDR Section 4.6.9(D)(4)(a)] shall be noted on the site plan. 2. That the location of water and sewer services shall be noted on the site plan. 3. That a driveway connection detail to the alley along the east side of the property shall be provided in accordance with direction by the City Engineer. 4. That the site plan shall be revised to provide a stop bars and stop sign at the driveways to Swinton Avenue and the alley. L A N D S.0 A P E xP,L.A°xl5r Aq'N ALyl�" 1'Sx 4 tb t d The applicant proposes minimal additional landscaping for the subject property as existing landscaping will be preserved. The perimeter landscaping consists of three new Live Oak trees along the east side of the property, two new Pink Tabeula along the west side of the property together with an existing Mango tree, Coconut Palms, an Existing Mahogany tree. These areas will be underplanted with proposed Red Tip Cocoplum hedging and existing Eugenia hedging. The building foundation landscaping consists of Queen Palms and under planted with Bougainvillea, Weeping Fig, and existing Ficus hedging. The proposed interior and parking area landscaping will a Live Oak tree and will be underplanted with Indian Hawthorne. Perimeter Landscape Requirements: Pursuant to LDR Section 4.6.16(H)(3)(a), a strip of land at least five-feet in depth must be located between the parking area and adjacent rights-of-way. This strip of land is required to buffer the parking area on the east and west sides of the property. The proposed site plan indicates a 4.5' wide landscape strips along Swinton Avenue and a two-foot wide strip along the east side adjacent to the alley. The required landscape strips can be provided by converting a compact parking space to landscaping and relocating the space to the east side of the building. The dumpster can be relocated to the north to accommodate this change and not require a five-foot landscape strip between the dumpster and alley. A condition of approval is attached that the required five-foot deep landscape strips shall be provided between the parking area/dumpster enclosure and the east and west property lines. Landscape Technical Items: The following Landscape Plan items remain outstanding, and will need to be addressed prior to building permit submission. 1. That a type "D" curb shall be provided for the terminal landscape island at the southwest corner of the property. 2. That a note shall be added to the landscape plan that the unpaved portion of the rights-of-way adjacent to the property line shall be landscaped with sod and provided with irrigation and maintenance in accordance to LDR Section 4.6.16(H)(3)(b). 3. That the applicant shall submit the landscape calculations using the City's standard calculation form. HPB Staff Report 137 South Swinton Avenue (Winston Condos)—COA-480 Page 6 4. That xeriscape principles shall be utilized in accordance with LDR Section 4.6.16(E)(1) and direction by the City Horticulturist. 5. That interior landscaping within the parking shall consist of a minimum of 10% of the total area used for parking. Aga...'... _ D E $ 1 G.N. E.LSE M},I N T;SA`N`A1z1 ,M , r, g:;. ia,... As noted in the background section of this report the residential building was constructed in 1980. The building has no historic significance or architectural design of note. The applicant proposes to improve the building elevations by installing a new standing seam metal roof. The changes to the north elevation include new wooden handrails for the stairs and balcony, reconfiguration of the roof overhang of the balcony with wood support posts, new aluminum and glass doors, addition of decorative light fixtures on the first floor, circular stucco accents, horizontal accent banding and new aluminum glass windows. The reconfigured roof overhang will have rafter tails. All elevations will receive a new stucco application on the existing concrete block. The front elevations will have accent bands on the first floor. The north elevation will have 16 new aluminum and glass windows. The east and west elevations new windows and decorative wall light fixtures. Additionally, the west elevation (South Swinton) will have a standing seam metal canopy, accent band and a diamond window treatment. The rafter tails will also be exposed on the east and west elevations. The walls will be painted Lemon Kiss, the base will be painted Soami Tan, the window frames and accents will be painted Moonstone. Positive findings can be made with respect to LDR Section 4.5.1, as the proposed elevations will be a significant enhancement to the property and area. R E Q U I!R 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. HPB Staff Report 137 South Swinton Avenue (Winston Condos)—COA-480 Page 7 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 noncontributing multiple family structure to business offices will significantly improve the aesthetics of the property. The property has not been well maintained and does not contribute to the ambiance of the historic district. Section 2.4.5(F)(5) (Site Plan Findings): Pursuant to Section 2.4.5(F)(5) (Findings), in addition to provisions of Chapter Three, the approving body must make a finding that the development of the property 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 South Swinton Avenue is zoned CF (Community Facilities). The existing adjacent land uses are multiple family residential to the north, single family residential to the south and east, and St. Paul's Episcopal Church to the west. Compatibility with the adjacent uses is not a concern if the conditions of approval are addressed. There is a concern with respect to the landscaping, which are addressed as HPB Staff Report 137 South Swinton Avenue (Winston Condos)—COA-480 Page 8 conditions of approval. The proposed conversion from residential to office is consistent with the redevelopment pattern in the area. r`. ;� .... R.E V I E,WI BAYi,{1001,WeigittacinititiigivicirvirA Community Redevelopment Agency: At its meeting of June 28, 2001 the CRA (Community Redevelopment Agency) recommended approval of the development proposal. Neighborhood Notice: Special courtesy notices were provided to the following homeowners and civic associations: ❑ PROD ❑ Presidents Council Letters of objection, if any, will be presented at the HPB meeting. A;SSE;S.SMEN1 A.-ND CON,CI, USMQ1\IS The development proposal involves the conversion of a multiple family structure 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. The development will accommodate required parking by executing an off-site parking agreement with St. Paul's Episcopal Church to utilize their existing parking, which cannot be "dissolved" without approval by the City. The proposal allows for the adaptive reuse of a structure while retaining its residential character, which is encouraged in the OSSHAD zone district. ALTERNATIVE ACTT1ONS41,: .-' 1. Continue with direction. 2. Approve COA-480 and the associated Class V site plan, landscape plan, and design elements for the 137 South Swinton Avenue (Winston Condos), subject to conditions. 3. Deny COA-480 and the associated Class V site plan, landscape plan and design elements for 137 South Swinton Avenue (Winston Condos), with basis stated. RECOM-MEN;D.ED, .ACT.LO.Nr..,_.: .... . , Site Plan Approve COA-480 for the Class V site plan for 137 South Swinton Avenue (Winston Condos), based upon positive findings with respect to Chapter 3 (Performance HPB Staff Report 137 South Swinton Avenue (Winston Condos)—COA-480 Page 9 Standards) of the Land Development Regulations, policies of the Comprehensive Plan and LDR Section 2.4.5(F)(5), subject to the following: 1. Address all Site Plan and Engineering Technical Items and submit three (3) copies of the revised plans. • 2. That the off-site parking agreement shall be executed and recorded prior to certification of the site plan and issuance of a building permit. 3. That the site plan shall be revised to provide a 12'-wide by 18'-deep handicap parking space with a five-foot wide ramp. 4. That the dumpster enclosure shall be revised to provide a 100% vision obscuring enclosure with a six-foot high gate and a 10'-wide opening. 5. That the photometric plan shall be revised to provide sufficient illumination within the parking area and that the light fixtures and poles (if utilized) decorative and that the floodlights shall be eliminated. 6. That the applicant shall note the height of the picket fence as three-feet on the site plan. 7. The chain link fence along the east side of the property at the driveway to the alley shall be relocated out of the required visibility triangle or reduced to three-feet in height. Landscape Plan Approve COA-480 for the landscape plan for 137 South Swinton Avenue (Winston Condos), based upon positive findings with respect to LDR Section 4.6.16, subject to the following: 1. Address all Landscape Technical Items and submit three (3) copies of the revised plans. 2. That the sight visibility triangles are shown on the landscape plan in accordance with LDR Section 4.6.14. 3. That the location of light poles are noted on the landscape plan. 4. That the required five-foot deep landscape strips shall be provided between the parking area/dumpster enclosure and the east and west property lines. 5. That the chain link fence located along the east side of the property shall be relocated to provide a two-foot setback from the property line and that a hedge be planted 24"-high and 24" between the fence and the property line. HPB Staff Report 137 South Swinton Avenue (Winston Condos)—COA-480 Page 10 Design Elements Approve the Design Elements for 137 South Swinton Avenue (Winston Condos), associated with COA-480 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 • n 'i�'xs d ' ii �i 4 • ,, y � ,�5 Y�?�,75d oiidakkekt FINDINGS. t pJ 7,aX'3:?. . ii F ,y _: # �" i y i`tL f 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 service lateral connection to an eight-inch sewer main located in the alley along the east side of the property and a service lateral connection to an eight-inch main water main in the Swinton Avenue right-of-way. o The existing fire hydrant at the southeast corner Swinton Avenue and SE 2nd Street is within 300' of the property and will provide adequate fire suppression to the 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: There are no increases to the existing impervious area to constitute a reevaluation to the site drainage system. Streets and Traffic: The subject property is located in the City's TCEA (Transportation Concurrency Exception Area), which encompasses the CBD, CBD-RC, OSSHAD, and West Atlantic Avenue Business Corridor. The TCEA exempts the above-described areas from complying with the Palm Beach County Traffic Performance Standards Ordinance. 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 multiple family residential to business offices will generate 88 net 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 6,320 sq.ft. office space is 17.06 tons of solid waste per year [1,400 sq.ft. x 5.4 lbs. = 34,128 lbs/2,000 = 17.06 tons]. The trash generated by the eight multiple family units is 4.16 tons of solid waste per year. The net increase of 12.9 tons 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. ` y � .,1" y��t°' 7s" rs 'S '' e :�x 5 �"d:�� , 1 ' rz a^K' °r�.c9 �i��i'; k ��'iz.3°�� w,v..{.M�� ti i :; St;T A N D:At Rs,D`S? FO R ;S,1�'T> f PL;A,N ,pl,�C T j l iS� 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 (subject to revision of the photometric plan and landscape plan conditions of approval 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 13 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. 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N --am. - WINSTON CONDOMINIUMS CITY OF DELRAY BEACH, FL PLANNING & ZONING DEPARTMENT -- DIGITAL BASE MAP SYSTEM -- MAP REF: LM552 HISTORIC'PRESERVATIONMEMORANDUM STAFF REPORT Agenda Item: V.I. — September 5, 2001 Project Name: COA-478 - Community Redevelopment Agency (CRA) Diane Dominguez, Authorized Agent Project Location: Garage at 120 NW 4th Avenue, West Settlers Historic District ' ITEM�BEµFORE;TH,E BOARD The action requested of the Board is to approve COA-478 to allow the demolition of the garage associated with a contributing single family residence in the West Settlers Historic District, pursuant to LDR Section 4.5.1(F). r s F r BACKGROUND The "West Settlers Historic District" was designated to the local register of historic places in February 1997. The district was nominated to the register because of its high degree of historical significance and association with pioneering African-American families who helped settle the City. Homeowners in the area, lived, worked, worshipped and were schooled in close proximity to their homes. A school, three churches and a Masonic Lodge were all established within the district between 1895 and 1920. Over the years, many of the important buildings in the district have been demolished through neglect, disinterested owners, and the sometimes the City itself. The historic district designation was accomplished by those inspired citizens and residents (the actual report was written by Patricia Cayce and Vera Farrington who was then serving on the Historic Preservation Board) who sought the City's official recognition of the importance of the area, and who desired to see that some protective provisions could be enforced to halt the wholesale demolition of the area. The zoning in the historic district includes GC (General Commercial), CF (Community Facilities), and R-1-A (Single Family Residential). Of the 53 buildings that were originally included in the district, 23 were considered "contributing" and 30 were considered "non-contributing." 120 NW 4th Avenue The 1913 tax assessment records of the City indicate that William Robinson, an African- American pioneer who came to Delray in 1901, owned Lot 13. He built the house in 1920 for Joe and Rosa Young, who were respected members of the community. In September 2000, the Historic Preservation Board considered an application made by the Community Redevelopment Agency (CRA) to demolish this residence. At the time, the property was boarded and vacant. The CRA had indicated that the residence was scheduled to be demolished, as the land was needed for the construction of a parking lot that would serve the entire community. Because the site plan for the overall redevelopment project had not come before the Historic Preservation Board and the timetable for the project was uncertain, the matter of the demolition was tabled. COA 478-Garage Demolition, 120 NW 4th Ave Page 2 The request for demolition before the Board involves the garage only. The justification for this request as recorded in the Certificate of Appropriateness application is as follows: "Garage is structurally unsound and may collapse at any time." i AN�tLYSIS '" f S,.•,.. ,a .'a tG,.�. f ?e lip. L ...o; Before applying the criteria to evaluate the relative significance of the property to the district, the relationship of the garage to the residence must first be evaluated. When a property is examined for historic designation, whether for the local or national register, the property is described in its entirety. Boundaries are established using legal descriptions, and could frequently include auxiliary structures, sometimes referred to as "outbuildings." National Register Bulletin # 16A explains that a property may have a main resource, and related secondary resources. They use the example of a House, Garage and Barn, whose individual components make up a farm. Although there are three (3) buildings contained on the property, only one (1) resource is nominated. In the case of the farm, the barn takes on a greater degree of significance, as it plays an integral part in the farming culture, and helps expand our understanding of the rural economy. The barn becomes a significant part of telling the story. Generally, outbuildings are less articulated as they are functional in nature, and frequently are not meant for human habitation. As a result, they are of secondary interest in developing arguments for significance. The garage at 120 NW 4th Avenue was not mentioned in the West Settlers Historic District documentation, nor in the Certificate of Appropriateness staff report that addressed the possible demolition of the residence. That apparent oversight is directly related to the perception that the garage does not play an overwhelmingly important part in the story of the West Settlers Historic District. Therefore, it may be considered a "non-contributing"resource. LDR Section 4.5.1(F) "Restrictions on Demolitions" provides guidelines in evaluating Certificates of Appropriateness' for demolition. The guidelines are as follows: (a) Whether the structure is of such interest or quality that it would reasonably fulfill criteria for designation for listing in the National Register of Historic Places. The structure is not eligible for the National Register of Historic Places. (b) Whether the structure is of such design, craftsmanship, or material that it could be reproduced only with great difficulty or economically nonviable expense. The structure could easily and inexpensively be reproduced. (c) Whether the structure is one of the last remaining examples of its kind in the designated historic district within the city. COA 478-Garage Demolition, 120 NW 4th Ave Page 3 The structure is not one of the last remaining examples of its kind. (d) Whether retaining the structure would promote the general welfare of the city by providing an opportunity to study local history, architecture, and design, or by developing an understanding of the importance and value of a particular culture and heritage. Retaining the structure would not promote the general welfare of the city as the garage does little to develop our understanding this particular culture and heritage. (e) Whether there are definite plans for immediate reuse of the property if the proposed demolition is carried out, and what effect those plans will have on the character of the surrounding area. While there are no immediate plans for the property following the demolition of the garage, the garage structure is deemed to be unsafe and represents a hazard to the community, where its preservation cannot be justified. As the structure is unsafe, it should be demolished immediately. ALTERNATIVE ACTIONS 1. Deny the demolition. 2. Approve the demolition request, stipulating the time frame for issuance of a permit. RECOMMENDATION Based upon positive findings with respect to LDR Section 4.5.1(F) approve COA 478 for the demolition of the garage at 120 NW 4th Avenue, effective immediately. Attachments: • Photographs • Site File for 120 NW 4th Ave • Structural Engineer's Report Report Written by: Ellen J. 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'".,�.' s............. ... file://A:\MVC-014F.JPG 8/20/01 • „Le .' •\ • •• a .41,Y nac. •'.•� •7.., •. IJ • '� .1.,. ii, • sr -:► .: a. a 4. •Nu, :vwe.. fit • 1 . 9 r-..':-rr , Air s r F r � '4tffe+. .1'. .J LF _ - . • r:f'.": ^tvi , 4•ta a' T" ' .. ,• + : t i.•V•44-i•siajV' 7 .r + -r ': w , F , .'j * . � g�J•7`�!?J.yrti • '. y i S ,-'.-may,.J.f^11': t .4-"0 A.1 1,1 hN. 4.r• Y'f w- ,/X1~.r eS1 /* t- .y• - 0.- '{!1. ..,.t.�G•.r 4.--54:4 ,r 7..k. ~ 311,4 •4 •1 yt,74 ." } Joe & Rosie Lee Young 8PB408 Update 120 NW 4th Avenue Construction Date 1920 8/96 Camera Facing West Roll 1 Negative 12 • 1 ,44. N um -Y° a ASSOCIATES, INC. Ci)NSITI.TING ENGINEEP.S �‘� 2030 N. FLORIDA - .,...,..�.....o�...,.s....._.,.,.�...,........,,.. MANGO ROAD, SUITE 207,WEST PALM BEACH, FL 33409 • 4G7/478-48S G MICHAEL I. N LI.YWAJKO.P.E. PRESIDENT May 15, 2001 • • • Community Redevelopement Agency 104' W. Atlantic Avenue Delray Beach, Florida Attn: Cheri Johnson Re: Existing House at 120 NW 4th Avenue, Delray Beach • Structural Evaluation File Ref 01121 Dear Ms . Johnson: At your request I visited the above referenced site, at your request, in order to evaluate an existing house, detached garage and storage structure located on the property. Following is a report of my findings : • EXISTING STRUCTURES The main house is a one story wood framed structure, that was- built in the early part of the 1900 ' s. The' house is founded upon raised concrete block piers, and a partial concrete block stem wall . • The floors are framed with 2 x 8 floor joists , that span ; north to. south. There are 2 rows of cross beams that support the floor framing. The cross beams are supported by concrete blocks, that appear to have placed directly on the soil , .without the benefit of foundations . The cross beams and their supports were not built in a workmanlike manner. The walls are framed with wood studs , and the walls ' exteriors. are clad with wood siding. The interior walls are plaster covered, and the ceilings are finished with bead board. The roof is conventionally framed, with members of unknown sizes . The roof is covered with ashpalt shingles . The detached one story garage , north of the house is a wood framed structure. The roof is framed with 2 x 4 's in a gable style, and is (!: shingled to match the house. All structural members are exposed to view , as there is no interior wall or ceiling cladding. Community i•:ed_:rel opemen t Agency Re : Existing House at 120 NW 4th Avenue, Delray Beach May 15 , 2001 Pao,,- 2 of 4 The garage walls rest on a block stem wall , on foundations of unknown size . • The storage structure is a masonry bearing wall type that: Supports a flat wood framed roof . " • OBSERVATIONS There is termite damage and water damage throughout all • three structures . There appears to be an active infestation of termites in the main house . . Virtually all of the exterior wood stuctural studs of the main house are in distress . The wood siding has rotted away, and no longer provides a means to shed rain water away from the house . interior. • Water has been leaking into the walls and has rotted away the bottom portions of the bearing members . • . The perimeter wood beam which spans between piers along the' exterior • bearing wails has is rotted to a point to where it is no longer functioning as intended . There are areas of floor in the main house that are unsound..- Portions. of the floor boards are no longer supported by framing members . . Water has been intruding into the structure through the . • roof.;. . and causing structural damage to the roof and ceiling support framing,:. as.. there are numerous water stains on the walls and ceilings. ' • There are pronounced._settlement problems throughout the structure. The bead board covered ceilings are separating due to the differential settlement of the foundations as well as the deterioration of the supporting wood structural members . There are pronounced cracks in the plaster that covers the interior walls as well . The ridge along the west end of the roof of the main house is no longer level , which indicates that there is a major structural problem with the roof framing members . The roof is sagging approximately . 2 to 3 inches by my judgement . The detached garage lists to one side, approximately 2 inches . -t- The garage structure has been repaired at some time in the past . New 4 wood studs were ' sistered!� on to the exisitng studs ,' no doubt , Community Redevelopement Agency Re : Existing House at 120 NW 4th Avenue, Delray Beach May 15 , 2001 Page 3 of 4 to replace rotted lower portions of the bearing members . / . The rotted ends of the studs were saw • cut away and removed. The new "sistered" studs do not extend the full length of the wall , as they should in a proper repair. They stop near the midpoint of the wall 's height , and are nailed to the - sound portions of the original studs'. There are water stains on the exposed wood siding, that extends <it approximately 3 feet above the garage floor that corresponds to the height of the new added repair studs . The original. siding was reused to clad the repairs . The siding leaks , and light is visble through the walls . • The roof framing has been repaired in a manner similar to that of. the t\ stud walls . The storage building roof is water damaged to the point of being threat to life safety. OPINIONS It is my opinion that all three structures are in varying degrees • of distress . The termite and water damage is pervasive. Most of the main structural bearing members are damaged and in need . of replacement . There are no hurricane anchors tying the structures together nor tying the walls down to the :foundations . It is -my opinion that the structures are beyond repair, . with the exception of the storage building. RECOMMENDATION I recommend that the structures be demolished, as they are a hazard to life safety. The garage should be razed as soon as possible , as it is my opinion . that it will not survive a minimal hurricane in its current state and may collapse at any time. I' understand that there is desire to save the main house due to its historic nature , and to move it to a new site and restore it . Community R' edevelopeme_._ Agency Re : Existing House at 120 NW 4th Avenue, Delray Beach May 15 , 2001 Page 4 o f • • It is my opinion that the structure is not worth saving, as the cost of moving the house and making repairs would be far more expensive than recreating the structure's footprint and look. I • recommend that a you contact a general contractor and obtain an estimate for cost of moving and repairing the main house, based upon its existing condition, in order to aid you in determining your course of action. Should there be any questions , please do not hesitate to contact me. Sincerely yours, VAYWA.J KO & c . INC. • Michael I . Naly4aj o, P .E. • President • MIN/nbc R x h ”l r` 1 .� i T'I p T �"gO gf R pz N • x4`1 j #7 f t v rt, r {, — K' .F .s' -4 N� . ROANDU¢M. S ._�YriB°:,.k?JC �IV ;+Y3 * .'Ybw w... .,.e a ,.h, r«'.{�?d ..YS, 1' {'.,�fx".S`,.�f.�l ..5• :A6^^ SUBJECT: RECOMMENDATION TO THE PLANNING & ZONING BOARD REGARDING LDR TEXT AMENDMENTS FOR THE WEST ATLANTIC AVENUE OVERLAY DISTRICT. The item before the Board is that of making a recommendation to the Planning & Zoning Board regarding LDR text amendments for the West Atlantic Avenue Overlay District. The amendments were recommended in the West Atlantic Avenue Redevelopment Plan. The West Atlantic Avenue Redevelopment Plan covers the West Atlantic Avenue Corridor including the area one block north and south of West Atlantic Avenue, between 1-95 and Swinton Avenue; and the 100 Block of NW 5th Avenue (between NW 1st Street and Martin Luther King Boulevard). The Plan was adopted by the City in 1995 and amended in 1998 and 2000. The West Atlantic Avenue Overlay District, which was created to implement recommendations contained in the Redevelopment Plan, required a number of text amendments to the Land Development Regulations. Processing of those amendments began immediately following adoption of the Redevelopment Plan and were approved by the City Commission on December 5, 1995. In 2000, the second amendment to the Redevelopment Plan identified two text amendments which were recommended in the original Redevelopment Plan but were not processed. The amended Redevelopment Plan again recommended that these changes be made: • All drive-through facilities within the Overlay District will require conditional use approval; and, • The front setback for properties fronting on NW and SW 5th Avenue within the Overlay District shall be reduced to 5'. An additional change recommended with the amended Redevelopment Plan deals with modification of an earlier amendment to the parking requirements. As amended in 1995, the parking requirement for all non-residential uses except restaurants is now 1 space per 300 square feet. However, this formula results in an excessive parking requirement when applied to hotels and motels. Since the original intent was to promote, not hinder redevelopment, the following amendment is recommended: • The parking requirements for hotels and motels should be set at 0.7 of a space for each guest room plus one (1) space per 300 sq. ft. of floor area devoted to ballrooms, meeting rooms, and shops and six (6) spaces per 1,000 sq. ft. of floor area devoted to restaurants and lounges within the hotel or motel. MM Recommend approval of the text amendments. s:\planning &zoning\boards\hpb\Idr text amendments for west atlantic avenue overlay district.doc Meeting Date: September 5,2001 Agenda Item: VI.A. • Text Amendments (F) Development Standards: In addition to the development standards set forth in Section 4.3.4, the following development standards shall apply in the GC District: (1) When there is'no dedicated access available to the rear of any structure, a side setback of ten feet (10') shall be provided [173.473(D)] (2) West Atlantic Avenue Overlay District Development Standards: The following development standards apply in the West Atlantic Avenue Overlay District as - defined in Section 4.5.6(B): (a) Parcels that have frontage along Atlantic Avenue shall have a front setback of five feet (5') from the ultimate right-of-way line. The front setback area shall be paved with paver blocks to match the existing sidewalks within the Atlantic Avenue right-of-way. (b) Parcels that have frontage along NW and SW 5th Avenue shall have a front setback of five feet (5'). (bc)The minimum open space requirement is ten percent (10%) of the site area. All landscape requirements for parking lots and buffering of residential properties, pursuant to Section 4.6.5 and 4.6.16, shall apply. (3) North Federal Highway Area: The following development standard shall apply to parcels which have frontage on North Federal Highway or the North Federal Highway one-way pairs (N.E. 5th Avenue and N.E. 6th Avenue) between N.E. 4th Street and the north City limits. (a) Parcels shall have a minimum front building setback of five feet (5') measured from the ultimate right-of-way line. The maximum setback shall be fifteen feet (15'), unless it can be demonstrated to the Site Plan Review and Appearance Board that it is not feasible to comply with this standard. (G) Supplemental District Regulations: In addition to the supplemental district regulations set forth in Article 4.6, the following supplemental district regulations shall apply in the GC District. (1) West Atlantic Avenue Overlay District Supplemental District Regulations: The following supplemental district regulations apply in the West Atlantic Avenue Overlay District as defined in Section 4.5.6(B): (a) The following principal and conditional uses are prohibited in the overlay district: Retail or Wholesale Firearm or Ammunition Sales; Retail or Wholesale Automotive Parts Sales; Lawn Care Equipment Sales; • Contractor's Offices; • Abused Spouse Residences; • Shooting Ranges; • Adult Entertainment Establishments; Service Stations. (b) All permitted uses with drive-through facilities shall require conditional use approval. (bc)All buildings fronting on West Atlantic Avenue, N.W. 5th Avenue, or S.W. 5th Avenue must contain nonresidential uses on the ground floor facing the street. Dwelling units are permitted within the same structure as commercial uses with no restriction on the percentage of each use allowed. In the event that residential and non-residential uses are located in the same structure, residential uses and non-residential uses must be physically separated and have separate accessways. (sd)Commercial structures are limited to a maximum depth of 150 feet from the ultimate right-of-way of Atlantic Avenue, unless the parcel has frontage on N.W. 5th Avenue or S.W. 5th Avenue. Accessory uses such as parking areas, landscaping, and drainage retention areas may extend beyond the 150 foot limit. Establishment or expansion of structures beyond the 150 foot limit may be allowed as a conditional use, subject to the required findings of Section 2.4.5(E)(5). (de)Six (6) parking spaces per 1,000 square feet of gross floor area are required for restaurants and one (1) parking space per 300 square feet of gross floor area is required for all other non-residential uses except hotels and motels. Parking spaces for residential uses are required at the rates established in Section 4.6.9(C)(2). (f) The parking requirement for hotels and motels is established at 0.7 of a space for each quest room plus one (1) space per 300 sq. ft. of floor area devoted to ballrooms, meeting rooms, and shops and six (6) spaces per 1,000 sq. ft. of floor area devoted to restaurants and lounges within the hotel or motel. s • (eg)If it is impossible or inappropriate to provide required parking on site or off-site, the in-lieu fee option provided in Section 4.6.9(E)(3) may be applied. (fh) There is no restriction on repair and/or reconstruction of non- conforming single family residences located a minimum of 150 feet from Atlantic Avenue. (gi) Parking areas and accessways to parking lots must be located to the rear of commercial structures that have frontage on Atlantic Avenue. _ _ Vvnere locating parking to the rear of the structure is impossible or inappropriate, the Site Plan Review and Appearance Board may approve an alternate location. (hj) Free standing or mixed-use residential development up to twelve (12) units per acre is a permitted use. Density may exceed twelve (12) units per acre, up to a maximum of thirty (30) units per acre, as a conditional use. Density may exceed 12 units per acre only after the approving body makes a finding that the project has substantially complied with the performance standards listed below, the West Atlantic Avenue Redevelopment Plan, required findings of Section 2.4.5(E), and applicable standards of the Comprehensive Plan and Land Development Regulations. Notwithstanding these provisions, the approving body may deny an application for increased density where it is determined that the proposed project is not compatible in terms of building mass and intensity of use with surrounding development. It is acknowledged that it may not be possible for projects which involve the modification of existing structures to comply with many of the standards. For those types of projects, the ultimate density should be based upon compliance with those standards which can be reasonably attained, as well as the project's ability to further the goal of revitalizing the Redevelopment Area. The following performance standards shall apply to all applications for new development and modification of existing developments which would result in a density greater than twelve (12) dwelling units per acre: