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HPB-12-03-03 4.1 o AGENDA HISTORIC PRESERVATION BOARD MEETING qr P CITY OF DELRAY BEACH Meeting Date: December 3, 2003 Type of Meeting: Regular Meeting Location: First Floor Conference Room Time: 6:00 P.M. The City shall furnish appropriate auxiliary aids and services where necessary to afford an individual with a disability an equal opportunity to participate in and enjoy the benefits of a service, program, or activity conducted by the City. Please contact Doug Randolph at 243-7127(voice), or 243-7199(TDD), 24 hours prior to the program or activity in order for the City to reasonably accommodate your request. Adaptive listening devices are available for meetings in the Commission Chambers. If a person decides to appeal any decision made by the Historic Preservation Board with respect to any matter considered at this meeting or hearing, such persons will need a record of these proceedings, and for this purpose such persons may need to ensure that a verbatim record of the proceedings is made. Such record includes the testimony and evidence upon which the appeal is to be based. The City does not provide or prepare such record. Two or more City Commissioners may be in attendance. I. CALL TO ORDER II. APPROVAL OF MINUTES • December 5, 2001 III. BOARD RECOMMENDATIONS A. Delray Depot, 80 Depot Road, Individually Listed Historic Property, Michael Weiner, P.A., Authorized Agent. Consider a recommendation to the Planning & Zoning Board regarding a Future Land Use Map (FLUM) amendment from General Commercial (GC), in part, and Commerce (CMR), in part, to CMR and a rezoning from GC, in part, and Mixed Industrial and Commercial(MIC), in part, to MIC. IV. PUBLIC PRESENTATIONS A. Recommended Modifications to the Delray Beach Land Development Regulations (LDR) Section 4.6.9(E)(3) -In-Lieu Of Parking Fees V. REPORTS AND COMMENTS A. Public Comments B. Reports from Historic District Representatives C. Board Members D. Staff December 3,2003 HPB Meeting Page 2 VI. ADJOURN Wendy Shay, toric Pre ation Planner POSTED ON: November 25,2003 MINUTES OF THE HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH DELRAY BEACH, FLORIDA PUBLIC HEARING MEETING DATE: DECEMBER 3, 2003 LOCATION: FIRST FLOOR CONFERENCE ROOM I. CALL TO ORDER The meeting was called to order by the Chairperson at 6:03P.M. Upon roll call it was determined that a quorum was present. MEMBERS PRESENT: Mary Lou Jamison, John Miller, Jr., Rhonda Sexton, Jim Keavney, Francisco Perez-Azua, Randee Schatz, Jeffrey Silberstein. MEMBERS ABSENT: None STAFF PRESENT: Wendy Shay, Scott Aronson II. APPROVAL OF MINUTES A motion was made by Ms. Jamison, seconded by Mr. Miller and passed 7-0 to approve the Minutes of December 5, 2001 as presented. III. BOARD RECOMMENDATIONS A. Delray Depot, 80 Depot Road, Individually Listed Historic Property, Michael Weiner, P.A., Authorized Agent. Mr. Perez swore in all those wishing to speak and read in record the Quasi-Judicial proceedings. Mr. Perez asked if there was any ex-parte communication regarding this project. There was none. Ms. Shay entered the project file and a copy of her resume into record and presented the item to the Board. Michael Weiner was present to represent the project. After a brief discussion, it was moved by Ms. Jamison, seconded by Ms. Sexton and passed 7-0 to approve the recommendation to the Planning & Zoning Board approval regarding a Future Land Use Map (FLUM) amendment from General Commercial (GC), in part, and Commerce (CMR), in part, to CMR and a rezoning from GC, in part, and Mixed Industrial and Commercial (MIC), in part, to MIC. IV. PUBLIC PRESENTATIONS A . Review of Recommended Modifications to the Delray Beach Land Development Regulations (LDR) Section 4.6.9(E)(3)- In-Lieu Of Parking Fees Scott Aronson, Parking Management Specialist, presented the proposed changes to the in-lieu parking program. The Board supported the proposal with the exception of the requirement to open a private lot for public use during off hours. The Board felt that the issue could open opportunities for litigation. V. DISCUSSION ITEM A. Public Comments: None B. Report from Historic District Representatives: Ms. Jamison inquired about the construction on the 300 block of North Swinton Avenue. Ms. Shay stated that the construction was for the development of the parking lot at 310 North Swinton Avenue. Ms. Jamison inquired about the new fence on NE 8th Street, east of NE 2nd Avenue. Ms. Shay stated that she will look into it. C. Board Members: Mr. Perez welcomed Mr. Silberstein to the Board. Ms. Jamison inquired about the fence at 110 NE 5th Street. Ms. Shay stated that the issue was being reviewed by the Community Improvement Department. -2- HPB Minutes 12/3/03 D. Staff Comments: Ms. Shay discussed the status of the meeting minutes. VI. ADJOURNMENT Motion to adjourn was made at 7:10 P.M. by Ms. Jamison and seconded by Ms. Schatz. The information provided herein is the Minutes of the meeting of said body for December 3, 2003, which were formally adopted and approved by the Board on February 4, 2004. If the Minutes that you have received are not completed as indicated above, then this means that these are not the Official Minutes. They will become so after review and approval, which may involve some changes. 4' ,- 4_,xru4,1 4 .,Z C AL yy�� � r -3- HPB Minutes 12/3/03 DELRAY BEACH SIGN IN SHEET All`-A , gill ► 1993 2001 Regular Historic Preservation Board Meeting of December 3, 2003 PRINT FULL NAME ADDRESS OR ITEM ORGANIZATION n Ni BOIL APEX \ILJ\I JA A & (Al J, �✓ f e,^r,!� L rv✓i /74/IC i v� /_�-c (/1 p )c3-Q' rt�'�r� �,` e�',�C r 1l/14 MINUTES OF THE HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH DELRAY BEACH, FLORIDA PUBLIC HEARING MEETING DATE: DECEMBER 5, 2001 LOCATION: FIRST FLOOR CONFERENCE ROOM I. CALL TO ORDER The meeting was called to order by the Chairperson at 6:00 P.M. Upon roll call it was determined that a quorum was present. MEMBERS PRESENT: Mary Lou Jamison, Dave Bodker, Gail-Lee McDermott, Gloria Elliott, Donnamarie Sloan, Mike Simon MEMBERS ABSENT: Rhonda Sexton STAFF PRESENT: Wendy Shay, Jeff Costello II. CERTIFICATES OF APPROPRIATENESS A. 8 NE 2ND Street, Old School Square Historic District, Jeffrey Silberstein, Authorized Agent. Item Before the Board: Approval of a request to demolish an existing non- contributing, residential building and replace with new infill construction. Mr. Costello presented the item to the Board. The applicant has submitted a site plan request for the construction of an office building which will be before the Board for consideration in January. Ms. McDermott requested a current photograph of the dwelling. It was provided. It was moved by Ms. McDermott, seconded by Ms. Sloan and passed 6-0 to approve the Certificate of Appropriateness request to demolish the existing non-contributing structure at 8 NE 2nd Street, based upon positive findings with respect to LDR Section 4.5.1. B. 120 North Swinton Avenue (fka Historic Swinton Offices), Old School Square Historic District,. Jeff Barker, Authorized Agent. Item before the Board: Consider a Certificate of Appropriateness and associated Class II Site Plan Modification, Landscape Plan and Design Elements associated with a previously approved conversion from single family residence to offices. Mr. Costello presented the item to the Board. Mr. Barker was present to represent the project. He stated that the proposal seeks to minimally modify the building from the previously approved plan by reconfiguring the parking and retaining the garage in situ. He further presented some present photos of the site. Mr. Bodker requested that the new picket fence along the front of the property be eliminated. It was the consensus of the Board to eliminate the picket fence. Ms. Sloan inquired as to the purpose of the additional pavement from the garage to Swinton Avenue. Mr. Barker stated that it currently serves as access to the garage and that a small directional sign would be installed identifying the parking lot in the rear. There will be no customers who will utilize this office. It is intended or employees only. Ms. Jamison inquired if the landscaping was removed on the north side of the property if it would be replaced. Mr. Costello responded that the proposed landscaping on the north side of the property meets code and that it is a code requirement to provide landscaping along the property line. Mr. Barker inquired if any treatments such as storm shutters need to be provided on the garage. Mr. Costello stated that it appears that metal tracks for hurricane shutters were applied to the structure. Mr. Simon questioned if there are shutters on the house. Mr. Costello stated that they were removed as evidenced by the remaining shutter tracks on the rear elevation of the main building and the garage. Mr. Barker stated that he would have to verify with his client about re- installing the shutters and the shutter style proposed and requested that the Board approve the proposal with the condition that he return to the Board to address the shutters. He was unaware of the physical condition of the previous shutters. Site Plan It was moved by Mr. Simon, seconded by Ms. McDermott and passed 6-0, to approve the COA and associated Class II Site Plan Modification for 120 North Swinton Avenue, based upon positive findings with respect to the Land Development Regulations, subject to the following conditions: -2- HPB Minutes 12/05/01 • , 1) That the lighting/photometric plan must be revised to address the reconfigured parking areas and building layout; 2) That the light pole locations must be indicated on the site and landscape plans; 3) That the gate and fence be removed; and 4) That signage is provided at the North Swinton Avenue driveway directing customers to park in the rear off the alley and that the sign be submitted for Board approval at a later date. Landscape Plan It was moved by Mr. Bodker, seconded by Ms. McDermott and passed 6- 0, to approve COA-476 for the associated Landscape Plan for 120 North Swinton Avenue, based upon positive findings with respect to the Land Development Regulations, subject to the following conditions: 1) That the excess concrete that was installed along the west side of the garage should be removed to continue the Cocoplum hedge foundation planting; and, 2) That the landscape plan must be revised to be consistent with the site plan. Design Elements It was moved by Ms. Sloan, seconded by Ms. McDermott and passed 6-0, to approve COA-476 for the design elements for 120 North Swinton Avenue, based upon positive findings with respect to the Land Development Regulations, as presented. C. Forman Office Building, 334 NE 1st Avenue, Old School Square Historic District, Jose Aguila, Robert G. Currie Partnerships, Inc., Authorized Agent. At this time, Dave Bodker stepped down as he is the landscape architect on the project. The Item Before the Board: Consideration of a Class V Site Plan, Landscape Plan, and Design Elements associated with the conversion of a single family residence to offices. Mr. Costello presented the item to the Board including the justification for the waiver and internal adjustment requests. -3- HPB Minutes 12/05/01 Robert Currie, Authorized Agent, stated that the issue regarding the garage door will be resolved and that the proposed chain link fence along the rear will be eliminated and a wood fence will be provided in its place. He concurred with the staff report with the exception of the condition requiring a 23' driveway and the requirement for a fire hydrant. He stated that the purpose of the 20' driveway is to accommodate the proposed office addition. Since the garage space would be used only by the owner and not clients, the applicant is requesting a reduction of the driveway to 20'. Mr. Currie stated that the fire code does not require the installation of a hydrant if you are within 500' of an existing fire hydrant therefore they are not required to install a new hydrant. Mr. Costello stated that in a residential zoning district, the spacing requirement for fire hydrants is 500', however, in commercial zoning districts the requirement is 300'. As this site is located within the OSSHAD (Old School Square Historic Arts District) which is a mixed use district, the commercial component governs unless otherwise determined by the Fire Department. Mr. Costello suggested that the Board modify the condition of approval to state that a fire hydrant be installed on site along NE 1st Avenue as determined by the Fire Department. Mr. Simon inquired as to the depth of the garage. Mr. Currie responded that the garage is 27', which is longer than required. Mr. Costello stated that with the fixed walls in the garage one cannot maneuver until they are almost out of the garage. Ms. Jamison raised concerns that if the use or ownership changes that the garage space may not always be used by the owner. Mr. Costello stated that if the garage space does not work, it will not be used and that customers will park in the drive aisle. Ted Forman, property owner, stated that it has been his goal to work in an old Key West style house and has worked very diligently to utilize the building for adaptive re-use. The addition is necessary in order to fully utilize the property. Mr. Costello inquired if any modifications to the garage could be made to provide the additional depth for the maneuvering area. Mr. Currie stated that a garage door could be installed in place of the current French doors. A long discussion ensued regarding parking requirements and the use of an existing garage as a required parking space for property conversions. -4- HPB Minutes 12/05/01 Waiver It was moved by Ms. Sloan, seconded by Ms. McDermott and passed 5-0 (Bodker recused) to approve the waiver request to LDR Section 4.6.16(H)(3)(d) for Forman Office, to reduce the required perimeter landscaped buffer along the north and south sides of the proposed parking area from the required width of five feet (5') to two and one-half feet (2.5'). Internal Adjustments It was moved by Ms. Sloan, seconded by Ms. McDermott and passed 5-0 to approve the internal adjustment to LDR Section 4.6.9(D)(4)(d) for Forman Office, to reduce the required drive aisle between the accessory and principle structures from the required width of 24' to 23'. It was moved by Ms. Sloan, seconded by Ms. McDermott and passed 5-0 to approve the internal adjustment to LDR Section 4.6.9(D)(4)(d) for Forman Office, to reduce the required drive aisle along the north property line from the required width of 20' to nine feet (9'). Site Plan It was moved by Ms. Sloan, seconded by Mr. Simon, and passed 5-0 to approve the Class V Site Plan for Forman Office, based upon positive findings with respect to Chapter 3 (Performance Standards), and Section 2.4.5(F)(5) (Finding of Compatibility) of the Land Development Regulations and policies of the Comprehensive Plan, subject to the following conditions: 1) That revised plans are submitted addressing the Site and Engineering Plan Technical Items as indicated in the staff report, and the listed conditions; 2) That the gates located at the driveway entrance remain open during business hours; 3) That site lighting consistent with the requirements of LDR Section 4.6.8 is provided; 4) That an updated traffic statement for the project is provided; 5) That either the O.R. Book and Page and executed document is provided for the five feet (5') of additional right-of-way previously dedicated, or that an executed right-of-way deed dedicating the remaining five feet (5') of right-of-way be provided prior to issuance of a building permit; -5- HPB Minutes 12/05/01 • 6) That the existing overhead utility services be relocated underground; and, 7) That a fire hydrant be installed on site along NE 1st Avenue as determined by the Fire Department. Landscape Plan It was moved by Ms. Sloan, seconded by Ms. McDermott, and passed 5-0 to approve the Landscape Plan for Forman Office, based upon positive findings with respect to Section 4.6.16 of the Land Development Regulations, subject to the following conditions: 1) Address all of the remaining Landscape Plan Technical Items as indicated in the staff report; 2) That the locations of all a/c units and the proposed methods of screening each unit be indicated on the landscape plan; and, 3) That the proposed walkway leading into the property from the alley is depicted on the plans. Design Elements It was moved by Ms. Sloan, seconded by Ms. McDermott, and passed 5-0 to approve LDR 4.6.18 for the proposed architectural elevations for Forman Office, based on positive findings with respect to LDR Section 4.6.18, subject to the following conditions: 1) That in order to comply with the Secretary of the Interior's Standards for Rehabilitation, the proposed clapboards for the new addition should be of a different design than those found on the existing structure; 2) That the lattice screening along the base of the existing structure be continued along the base of the proposed addition; 3) That an architectural elevation for the east side of the garage is provided along with a notation ensuring consistency between the two garage doors; and, 4) That the proposed chain link fence be changed to wood to mimic the existing style found on the property. III. DISCUSSION ITEM A. Report from Historic District Representatives: -6- HPB Minutes 12/05/01 Alieda Riley, Palm Square, Marina Historic District, inquired about the sign at Busch's Restaurant. Mr. Costello stated that the material will be altered. Ms. Jamison inquired about several properties in the Del-Ida Park and the Old School Square Historic Districts. Mr. Costello stated that he will follow up on the inquiries. A Board discussion ensued regarding penalties for alterations to buildings in the historic districts without approval. B. Board Members: None. C. Staff: Ms. Shay requested that a member of the Board sit on the West Settler's Advisory Board. Mr. Simon volunteered. IV. ADJOURNMENT There being no further business before the Board, the December 5, 2001 meeting adjourned at 7:30 P.M. The information provided herein is the Minutes of the meeting of said body for December 5, 2001, which were formally adopted and approved by the Board on December 3, 2003. If the Minutes that you have received are not completed as indicated above, then this means that these are not the Official Minutes. They will become so after review and approval, which may involve some changes. -7- HPB Minutes 12/05/01 DELRAYOEACH UELRAI'0[ACH HISTORIC PRESERVATION BOARD (11) MEMORANDUM STAFF REPORT 1 J93 2UU1 13 .U01 Agent: Weiner and Aronson, P.A. Project Name: Delray Depot Project Location: 80 Depot Road (Northwest corner of 1-95 and West Atlantic Avenue) ITEM BEFORE THE BOARD The item before the Board is that of making a recommendation to the Planning and Zoning Board regarding a Future Land Use Map (FLUM) amendment from General Commercial (GC), in part, and Commerce (CMR), in part, to CMR; and a rezoning from GC, in part, and Mixed Industrial and Commercial (MIC), in part, to MIC. BACKGROUND/ ANALYSIS At its meeting of June 5, 2002, the Historic Preservation Board (HPB) forwarded a recommendation of approval to the Planning and Zoning Board regarding a FLUM amendment, rezoning and a conditional use application for the subject property. The conditional use request was to accommodate a stone fabrication facility. However, prior to the items being heard before the Planning and Zoning Board, the applicant withdrew the petitions. The applicant has resubmitted applications for a FLUM amendment and a rezoning for the subject property and proposes to establish a private warehouse for the storage of automobiles (no vehicle repair, sales or display) and private office space. The applicant has indicated that the proposed use will operate completely within the existing building. The former train depot was previously used for furniture manufacturing and retail sales; however the building is presently unoccupied. The purpose for the FLUM amendment and rezoning is that the boundaries of the FLUM and Zoning Map are unclear and to provide the appropriate designations for the proposed use, which is allowed as a permitted use in the MIC zoning district: The request is before the Board to make a recommendation to the Planning and Zoning Board for the requested actions. It is noted the condition of the property is substandard with respect to landscaping and screening of the dumpster enclosures. A site plan modification with upgrades to the site to meet current standards where feasible will be necessary. Furthermore, the existing parking area is in a state of disrepair and should be resurfaced and restriped. Following consideration of the FLUM amendment and rezoning, a site plan modification would be considered by the HPB. The property has access from Lake Ida Road and frontage on West Atlantic Avenue. Due to its proximity to 1-95, access to West Atlantic Avenue cannot be granted by Florida Department of Transportation. Because of this limitation on access and surrounding industrial uses, the General Commercial designation of the property has proved inappropriate. Therefore, staff recommends that the property be designated the same as the adjacent properties to the north, east and west (across CSX Railroad right-of-way). Meeting Date: December 3,2003 Agenda Item: III.A. Historic Preservation Board Memorandum Staff Report Future Land Use Map Amendment and Rezoning for Delray Depot(80 Depot Road) Page 2 ...__RECOMMENDATION. Recommend to the Planning and Zoning Board approval of the FLUM Amendment from General Commercial (GC), in part and Commerce (CMR), in part, to CMR; and rezoning from GC, in part, and MIC, in part, to MIC for Delray Depot. Attachments:Future Land Use Map and Zoning Map Staff Report Prepared by:Robert G. Teff,Senior Planner • / SETA ARTIC <I z Li ENTER o 11 I [ICE J Z PROSPECT ST. I OR o CAROL KROL WAY Z 0 x J Z 0 a CONGRESS v z N AVENUE NOLAND I n 3 CENTER N.W. 3RD ST. I w V /AUTO -_I > ZMDS WHOLESALE I = Q BEAUTY SUPPLIES KEYSTONE I- U CREATIONS I s DQ ujn CMR Q I Z N.W. W LNU 14 N.W. 2ND ST. z I ST. co C PALM TRAN Q GC 3 OR E ��- st z I TELLITE-FACILITY 4 ;f N.W. 1ST ST. MART Y FLADELL DRIVE ''v` N.W. 1ST ST. ii z �.i 3 DELRAY AWNING V7 I\ z U) E c I w ROYAL CC COMM. _ I 0PARK OF O� Z DELRAY Z jtiIIj U � Q , CHEVRON V EV �J, SHE,,� RINKER a � G MATERIALS � � P V P� CI R y ) 0 3 o NAREA OF MODIFICATION DELRAY DEPOT -- FUTURE LAND USE MAP AMENDMENT-- CITY OF DELRAY BEACH, FL PLANNING & ZONING DEPARTMENT FROM:CMR(COMMERCE)&GC(GENERAL COMMERCIAL) TO:CMR(COMMERCE) J -- DIGITAL BASE MAP SYSTEM -- MAP REF: LMB15 4 - ,Ilia SETA DELRAY ARTIC QI - � a CENTER ICE II aI z PROSPECT ST. o ' CAROL KRpL WAY : Z • �i a CONGRESS d in AVENUE NOLAND 3 AUTO CENTER I N.W. 3RD ST. w J > Q MDS WHOLESALE I ¢ Q BEAUTY SUPPLIES KEYSTONE 1- In In U CREATIONS I l. w 1 D Z I I l N.W. Ili rr`� N.W. 2ND ST. > V y = PALM TRAN Q . I -1 _ i : CFz I k �sTt E tx- GC TELLI TE-FACILITY N.W. 1S1 ST. MARTY FLADELL DRIVE — I N.W. 1ST ST. • w DELRAY I I z 0 AWNING (/) _ ( c I ILL MIC ROYAL — - COMM. 0 PARK OF Z DELRAY z O / U QQ CHEVRON ,:t 9 3. GF \lie_ 0 � SNE�- RINKER a " \ G �`NP9 MATERIALS P MI3 N DELRAY DEPOT —iiimm-_ uk.aid -- REZONING — 0 CITY OF DELRAY BEACH. Ft AREA OF MODIFICATION FROM:MIC(MIXED INDUSTRIAL&COMMERCIAL)&GC(GENERAL COMMERCIAL) PLANNING& ZONING DEPARTMENT TO:MIC(MIXED INDUSTRIAL&COMMERCIAL) -- DIGITAL BASE MAP SYSTEM -- MAP REF: LM615 ,40 DELRAY BEACH kraal Planning & Zoning Department Ali-„ i,aC;ty v � MEMORANDUM 1 1pgy Q' 0 1993 2001 TO: Historic Preservation Board (HPB) FROM: Scott Aronson, Parking Management Specialist RE: Recommended Modifications To Land Development Regulations (LDR) Section 4.6.9(E)(3) — In- Lieu Of Parking Fees ************************************************************************************************************************** The Parking Management Advisory Board is recommending the following modifications to the In-Lieu of Parking program. A. Required Findings: The following required findings must be made prior to approval of in-lieu parking spaces: 1. The request for in-lieu spaces, if to accommodate an expansion of an existing building, will not involve the elimination of existing parking spaces, 2. All options to provide the required parking have been explored (purchase of additional property, off site parking agreement)and, 3. The applicant will enter into an appropriate agreement approved by the City Attorney allowing the utilization of any existing private on site parking lot(s) by the general public during off hours of the principal use. B. New Construction: New construction shall be required to provide all required parking pursuant to Land Development Regulations. Area 4—West Atlantic Avenue from 1-95 to Swinton Avenue: Limit in-lieu spaces to 25% of the required spaces with a maximum of seven (7) in-lieu spaces. Area 3—Old School Square Historic Arts District(OSSHAD)/Pineapple Grove Way: Within that portion of the OSSHAD bounded by Swinton Avenue on the west, NE 1st Street on the north, NE/SE 1st Avenue on the east and SE 1st Street on the south up to 25% of the required spaces with a maximum of three (3) permitted to be purchased in-lieu. Throughout the remainder of the district up to 25% in-lieu spaces with a maximum of seven (7)in-lieu spaces may be purchased. Area 2—East Atlantic Avenue from NE/SE 1st Avenue to the ICW: Within that portion of the CBD bounded by NE/SE 1st Avenue on the west, NE 1st Street on the north, the ICW on the east and SE 1st Street on the south up to 25% of the required spaces with a maximum of three (3) in-lieu spaces permitted to be purchased. Throughout the remainder of the district up to 25% in-lieu spaces with a maximum of seven (7)in-lieu spaces may be purchased. Area 1 —Atlantic Avenue from the ICW to Ocean Boulevard (SR A1A): In-lieu spaces allowed up to 25% of the required spaces with a maximum of three (3) in-lieu spaces permitted to be purchased in-lieu. Increase in fees: increase the in-lieu fee for the block on the south side of Atlantic Avenue between Swinton Avenue and SE 1st Avenue =rom $6,000 to $12,000 per space. The Board felt that although this block technically falls within the Old School Square Historic Arts District the fact that it was a part of the original Downtown Development Authority area, and is considered prime realty fronting Atlantic Avenue, it should have been included in area 2 at a rate Of$12,000 per space during the creation of Ordinance 4-99.