HPB-02-06-02 MINUTES OF THE HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH
DELRAY BEACH, FLORIDA
PUBLIC HEARING
MEETING DATE: FEBRUARY 6, 2002
LOCATION: FIRST FLOOR CONFERENCE ROOM
I. ROLL CALL
The meeting was called to order by the Chairperson at 6:03 P.M. Upon roll call it
was determined that a quorum was present.
MEMBERS PRESENT: Chairperson Mary Lou Jamison, Gail Lee McDermott,
Gloria Elliott, Rhonda Sexton, Mike Simon,
Donnamarie Sloan.
MEMBERS ABSENT: Dave Bodker
STAFF PRESENT: Paul Dorling, Wendy Shay, Scott Pape, Ron Hoggard,
Loretta Heussi.
II. CERTIFICATES OF APPROPRIATENESS
A. Donnie's Golden Spoon Restaurant, Commercial Building,
West Side of NW 5th Avenue, Approximately 300'North of West
Atlantic Avenue, West Settlers Historic District, Donnie Dobson,
Owner.
Item Before the Board: The action before the Board is approval of
a COA associated with a Class V Site Plan, Landscape Plan,
Design Elements, and a waiver for Donnie's Golden Spoon
Restaurant, pursuant to LDR Section 2.4.5(F).
Ms. Shay presented the item to the Board.
Mr. Pape stated that the west half of the property has been rezoned
to CF along with a conditional use approved in October 2001 to
provide for the parking area. He further described the need for the
waiver request to reduce the landscape strips and the need to re-
design the parking layout.
Bob Fetrow, Gator Engineering Services, expressed his concerns
over the liability of re-designing the two-way driveway. He further
stated that if the two-way driveway was supported, that it would
pose a hazard and that the loading zone should not be relocated as
proposed by staff.
2/6/02
Douglas Crease, the owner's attorney, wished to clarify the needs
of the owner and his concern over the economic feasibility of the
project including the need to change the proposed light poles.
Diane Dominguez, Executive Director of the Community
Redevelopment Agency, stressed the importance of this project
with respect to the revitalization of NW 5th Avenue. She further
stated that the site should be pedestrian oriented and that one-way
traffic reduces conflicts with traffic patterns.
Mr. Pape stated that reconfiguring and rotating the loading area
was a suggestion by staff but not a requirement.
Ms. Jamison inquired about whether the building is presently
located where it will actually be set on the property with respect to
the setbacks.
Mr. Fetrow confirmed the building is in the correct place.
Ms. McDermott inquired about the ADA accessible ramps for the
pedestrian walk-up window.
Mr. Fetrow stated that there is such as a ramp on the north side of
the property only. Otherwise, the patron would have to go inside.
Ms. McDermott also inquired about the potential of purchasing an
additional, adjacent lot.
Mr. Crease has been unable to reach the adjacent property
owner(s) but hopes to do so within the next year.
Mr. Simon inquired about the zoning.
Mr. Pape stated that the east half is zoned GC, the west CF. The
additional vacant parcel is zoned R-1-A.
Mr. Simon inquired as to whether the additional lot would
accommodate the parking.
Mr. Crease concurred.
Mr. Simon confirmed with staff that the zoning will not allow
parking.
Mr. Crease stated that the zoning may be altered if the property
could be purchased.
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Mr. Pape further confirmed that a unity-of-title would be necessary.
Ms. Sloan inquired about the need for two-way traffic.
Mr. Pape explained in greater detail the need for two-way traffic to
flow all the way through the property.
Mr. Dorling stated that the condition of approval to allow for two-
way traffic was intended to address fire safety concerns and
adequate maneuvering area.
Mr. Fetrow stated that it would not be economically feasible to do
so.
Ms. Sexton inquired about the walk up window.
Mr. Fetrow stated that the walk up window will be on the south side
with the entrance to the building on the north side. He further stated
that the light poles could interfere with reconfiguring the parking
area.
Mr. Simon confirmed with Mr. Dobson that he would prefer the
pavers be installed along with 10' of landscaping.
Ms. Dominguez confirmed that 7' of walkway would be appropriate.
Mr. Pape requested that two of the compact spaces be striped out
to provide for a turn around.
Mr. Simon inquired about the functional vs. decorative design of the
light poles.
Mr. Dorling stated that the lighting requirement is consistent with
what is found throughout the area.
A discussion ensued regarding the need for decorative light poles
throughout the site.
The Board felt that decorative light poles, which match those found
on Atlantic Avenue, be installed.
Mr. Fetrow inquired about the condition of approval for the picket
detail on the railing of the ADA accessible ramp.
Mr. Pape clarified that they are to be decorative in nature.
Mr. Simon inquired about the pattern of the proposed pavers.
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Mr. Pape stated that the condition states that pavers are to match
that found in the right-of-way as improvements proposed for the
near future may change the pattern from the current one.
Waiver Request
After much discussion, it was moved by Mr. Simon, seconded by
Ms. McDermott and passed 6-0 to approve the waiver from LDR
Section 4.6.16(H)(3)(d), to reduce the required 5' wide landscape
strip to 2.5' along the south property line and 3' on the west side of
the east portion of the property, based on positive findings with
LDR Section 2.4.7(B)(5).
Site Plan
It was moved by Mr. Simon, seconded by Ms. McDermott and
passed 6-0 to approve the COA and associated Class V site plan
for Donnie's Golden Spoon Restaurant based on positive
findings with respect to Chapter 3 (Performance Standards),
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) Address all Site Plan and Engineering Technical Items and
submit three (3) copies of the revised plans.
2) That a recorded unity-of-title must be provided prior to
issuance of a building permit.
3) That the two compact spaces on the north side be striped out
to design a maneuvering area and appropriate signage be
provided denoting the turn around area.
4) That the landscape area between the building and the right-of-
way be reduced to 3' and that a paver block area, with the
style to be determined by the City, is provided.
5) That the light poles and fixtures be consistent with those
proposed on Atlantic Avenue and that the overall height not
exceed 25', subject to Board approval.
Landscape Plan
It was moved by Ms. McDermott, seconded by Mr. Simon and
passed 6-0 to approve the COA and associated Landscape Plan for
-4- HPB Minutes 2/6//02
Donnie's Golden Spoon Restaurant based on positive findings
with respect to Section 4.6.16 of the Land Development
Regulations, subject to the following conditions:
1) Address all Landscape Technical Items and submit three (3)
copies of the revised plans.
2) That the 20' visibility triangle is noted on the landscape plan and
that any obstructions are relocated in accordance with direction
by the City Horticulturalist.
Design Elements
It was moved by Ms. McDermott, seconded by Ms. Sexton and
passed 5-1 (Simon dissenting) to approve the COA and associated
elevations for Donnie's Golden Spoon Restaurant, based on
positive findings with respect to LDR Sections 4.5.1 and 4.6.18,
subject to the following condition:
1) That the design of the handrails with vertical elements be
brought back before the Board.
B. COA 469: Atlantic Grove, New Construction — Mixed Use,
North 300 and 400 Blocks of West Atlantic Avenue, West
Settler's Historic District, Tim Hernandez, Authorized Agent.
Item Before the Board: The action before the Board is approval of
COA-469 associated with a Landscape Plan and Architectural
Elevations of the mixed use development proposal for Atlantic
Grove, pursuant to LDR Sections 2.4.5(H) and (I).
Ms. Shay presented the item to the board.
Mr. Hernandez was present to represent the project and described
the proposed changes.
Mr. Hoggard described in detail the staff requested changes.
Ms. Elliott inquired about interference of the roots from the trees.
Mr. Hoggard explained how the landscaping will be contained with
pavers. He further explained how inconsistencies in the previous
plan were corrected.
Mr. Hernandez described in detail the look of the elevations.
-5- HPB Minutes 2/6//02
Mr. Hernandez and Mr. Hoggard discussed the decorative fencing
and site lighting.
Mr. Simon stressed that interior site lighting must be consistent with
that found on Atlantic Avenue.
Ms. Shay stated that interior lighting should be consistent from
project to project and that if previous approvals required decorative
interior lighting then every project should do so.
Mr. Hernandez expressed his concern over decorative interior site
lighting.
Carolyn Patton, neighborhood representative, urged the Board to
consider neighborhood participation as many members of the
community are at a meeting for the Caring Kitchen.
Mr. Hernandez stated that only minor issues are being discussed
and that tabling the discussion would cost time and money to the
project.
Ms. Jamison disagreed to table the issue.
Ms. Sexton inquired as to whether the design elements should be
consistent with the adjacent historic district.
Ms. McDermott inquired as to when design guidelines might be
developed for the West Settlers area.
Ms. Patton stated that she did not feel the proposed design
elements are appropriate.
A lengthy discussion ensued regarding decorative interior site
lighting.
Ms. Jamison requested direction from the City regarding the lighting
and design elements.
Ms. Shay stated that she would look into it and get back with the
Board.
Landscape Plan
After much discussion, it was moved by Ms. Sexton, seconded by
Ms. McDermott and passed 6-0 to approve the associated
-6- HPB Minutes 2/6//02
landscape plan for COA-469, Atlantic Grove, based on positive
findings with respect to Section 4.6.16 of the Land Development
Regulations subject to the following conditions:
1) Address all Landscape Technical Items and submit three (3)
copies of the revised plans.
2) Extend the sidewalk at the corners of the mixed-use buildings
to cover the entire area between the on-street parking spaces
and the street with cutouts for the trees and other landscape
materials.
3) Paved pathways should be placed in the landscape area
between the on-street parking and the sidewalk for each
parking space adjacent to the townhouses.
4) Where the sidewalks jog in the townhouse area, provide a
tapered or meandering transition at each end of the offset.
Design Elements
It was moved by Ms. Sexton, seconded by Ms. Sexton and passed
6-0 to approve the associated design elements for COA-469,
Atlantic Grove, based on positive findings with respect to LDR
Section 4.6.18 and Section 4.5.1(E), subject to the following
conditions:
1) The elevations for the cabana and details on color and materials
must be provided.
2) Provide color information for the dumpster enclosure.
3) Aluminum fencing is accepted as proposed.
4) That style A for perimeter lighting is approved for the project and
style C is to be revisited at the March 6, 2002 meeting.
It was moved by Mr. Simon, seconded by Ms. Sexton, and passed
6-0 to re-visit site lighting requirement for Donnie's Golden Spoon
Restaurant during the meeting of March 6, 2002.
C. Neal's Market, New Residential Development, Northeast
Corner of NE 1st Street and NE 1st Avenue, Old School Square
Historic District, Jeffrey Silberstein, Authorized Agent.
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Item Before the Board: The action before the Board is that of
granting an extension of a COA and associated Class V Site Plan
approval for Neal's Market, pursuant to LDR Section 2.4.4(F)(3).
Ms. Shay presented the item.
Mr. Silberstein was present to represent the project.
Ms. Jamison inquired as to whether the extension can be less than
18 months.
Ms. Shay stated that a reduction could be placed as a condition of
approval.
Mr. Silberstein stated the permitting process can take up to eight
months.
Ms. Jamison expressed her concern over the lack of activity with
the project.
Mr. Silberstein stated that two of the owners are in Canada which
caused some of the delay.
It was moved by Ms. McDermott, seconded by Ms. Sexton, and
passed 6-0 to approve the request for an extension of the COA and
Class V Site Plan valid until October 4, 2003.
Alieda Riley, 65 Palm Square, inquired as to why bright, halogen
lighting was used in front of the City Marina.
Ms. Shay stated that she will look into it.
III. DISCUSSION ITEM
A. Downtown Delray Beach Master Plan Review
Ms. McDermott stated her concerns over changing the street signs
on Atlantic Avenue addressing 1-95 as the east-west dividing line.
The Board discussed the makeup of Osceola Park and discussed
the influences on its development.
Ms. Sexton stated that Federal Highway should not be reduced to
fewer lanes.
Ms. Sloan supported the ideas stated in the plan.
-8- HPB Minutes 2/6//02
Ms. Sexton expressed her concern about lack of on-street parking
on Federal Highway.
Mr. Hoggard clarified that parking is proposed.
Ms. McDermott inquired about the library.
Mr. Hoggard stated that the plan shows what is proposed but not
necessarily what is planned.
The Board overall endorsed the plan.
IV. REPORTS AND COMMENTS
A. Report from Historic District Representatives:
None
B. Board Members:
Ms. Jamison and Ms. Elliott inquired about the status of Mariposa's
(48 SE 1st Avenue) colors. Ms. Jamison continued to inquire about
various code enforcement issues.
Ms. Shay responded, in detail, the status of each property.
C. Staff:
Ms. Shay was asked to convey public concern regarding decision
making policies by the Board. Ms. Shay further stated that all
decisions by the Board are to be made according to the LDR,
Design Guidelines, and the Secretary of the Interior's Standards for
Rehabilitation.
Ms. Shay stated that her request to the CRA for $250 was
approved and will be used toward the award for the poster contest.
Paperwork will be sent out to the schools and libraries in the next
few weeks.
Ms. Shay suggested an HBP logo to recognize the Board and asked
the Board for their input. Ms. Sloan volunteered to design a logo.
Ms. Shay further discussed ideas for Preservation Week in May and
the possibility of listing 610 N. Ocean Blvd in the National Register
of Historic Places.
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Ms. Shay also discussed meetings to review the RFP's for the
design guidelines.
V. ADJOURNMENT
There being no further business before the Board, the meeting adjourned at 8:00
P.M.
The information provided herein is the Minutes of the meeting of said body for
February 6, 2002, which were formally adopted and approved by the Board July
2, 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.
-10- HPB Minutes
2/6//02
V
,�q • AGENDA
HISTORIC PRESERVATION BOARD MEETING
CITY OF DELRAY BEACH
Meeting Date: February 6, 2002
Type of Meeting: Regular Meeting
Location: First Floor Conference Room
Time: 6:00 P.M.
If a person decides to appeal any decision made by the Historic Preservation Board with respect to any
matter considered at this meeting or hearing, such persons will need a record of these proceedings, and for
this purpose such persons may need to ensure that a verbatim record of the proceedings is made. Such
record includes the testimony and evidence upon which the appeal is to be based. The City does not provide
or prepare such record. Pursuant to F.S.286.0105.
I. CALL TO ORDER
II. CERTIFICATES OF APPROPRIATENESS
A. Donnie's Golden Spoon Restaurant, Commercial Building, West Side of NW 5th
Avenue, Approximately 300' North of West Atlantic Avenue, West Settlers Historic
District, Donnie Dobson, Owner.
Consider a Certificate of Appropriateness for a Class V Site Plan, Landscape Plan
and Design Elements for a proposed 2,911 sq.ft. Restaurant.
B. COA 469: Atlantic Grove, New Construction — Mixed Use, North 300 and 400 Blocks
of West Atlantic Avenue, West Settlers Historic District, Tim Hernandez, Authorized
Agent.
Consider Landscape Plan and Design Elements Associated with a previously
Approved Class V Site Plan for a Mixed-Use Redevelopment Project. (Continued
from August 15, 2001)
C. Neal's Market, New Residential Development, Northeast Corner of NE 1st Street and
NE 1st Avenue, Old School Square Historic District, Jeffrey Silberstein, Authorized
Agent
Consider a COA and Associated Class V Site Plan Approval Extension for a
proposed 10-Unit Townhouse Development.
III. DISCUSSION AND ACTIONS ITEMS
A. Downtown Delray Beach Master Plan Review and Comments
HPB Meeting
February 6, 2002
Page 2
IV. REPORTS AND COMMENTS
A. Reports from Historic District Representatives
B. Board Members
C. Staff
V. ADJOURN
\‘6 vvA t 0A.Nvi.1
Wendy Shay, Hi4oric Prese? 'ation Planner
POSTED ON: January 31, 2002
M
_, ' HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH ---STAFF REPORT---
MEETING DATE: February 6, 2002
AGENDA ITEM: ►l. A.
ITEM: Donnie's Golden Spoon Restaurant, Commercial Building, West Side of NW 5th
Avenue, Approximately 300' North of West Atlantic Avenue, West Settlers Historic
District, Donnie Dobson Owner.
iI
J =
GENERAL DATA: - —
NW. 3RD
I I I I I I
Owner/Applicant Donnie Dobson
Agent Sherry Johnson
Location Located on the west side of NW —
5th Avenue, approximately 300'
north of West Atlantic Avenue. - I r'°
Property Size 0.484 Acre —_ MARTINLUTHER11 KIN
Future Land Use Map LD (Low Density Residential 0-5 _ �= MIN
du/ac.) & GC (General _' 11 C NE
Commercial) — 7 1 mi
CC mu
-urrent Zoning GC (General Commercial) & CF - z ��
(Community Facilities) within _ `;
the West Atlantic Overlay Area _ I I - 41 i
and the West Settlers Historic 1ST 5T.
District. ! =!i. 1
Adjacent Zoning North: R-1-A (Single Family Residential) — — z •....s I
& GC (General Commercial) = FIRE
:_ _
East: GC (General Commercial) - STATION =
South: CF (Community Facilities)_ — I�I
- AM0001 NO. 1
West: R-1-A (Single Family Residential) —
A T L A N TIC VENUE
Existing Land Use Vacant i i i —
Proposed Land Use Relocation of building to site for � ( ! c
an eat-in and take-out — I J i
restaurant. —4 i a I
Water Service Available via an existing 8"water - -
main along NW 6th Avenue. =
Sewer Service Available via an existing 8" sewer — I —.— I —
main along NW 6th Avenue. — 'ST --�— 5T. .—
I b ;-
— =
-
- I 3
—3 I 3 — 3 —�._-
-w I 0 vi _
— I
i _ 2ND
UJ I I{fI ME.s. 2D CTil III ME
I
— I l I I
III. A.
ITEM BEFORE THE BOARD
The action before the Board is approval of a COA-2001-229, which incorporates the following
aspects of the development proposal for Donnie's Golden Spoon Restaurant, pursuant to
LDR Section 2.4.5(F):
❑ Class V Site Plan;
❑ Landscape Plan;
❑ Architectural Elevations; and,
❑ Waiver to the following requirement:
LDR Section 4.6.16(H)(3)(d), which requires a 5'-wide landscape strip between vehicular
use areas and abutting properties.
The subject property is located between NW 5th Avenue and NW 6th Avenue, approximately
300' north of West Atlantic Avenue (north of the Fire Station #1).
BACKGROUND
The subject property consists of three parcels described by metes and bounds located within
Block 20 Town of Linton (now Delray) plat together with a 17.24'-wide strip of land that
divides the property. The parcels are noted on the Palm Beach County Property Appraisers
maps as Lots 13, 19 and 22. The property is currently undeveloped and contains 0.485
acres. However, the restaurant was relocated to the site from the former Bud's Chicken site
at the southeast corner of SE 6th Avenue (Federal Highway) and SE 1st Street. The east
portion of the property is located within the West Settlers Historic District and is zoned GC
(General Commercial), while the west portion is zoned CF (Community Facilities).
The property is located within the "West Atlantic Avenue Redevelopment Area". Guidelines
for redevelopment of this area are contained within the West Atlantic Avenue
Redevelopment Plan. The Plan contains block diagrams that depict possible redevelopment
scenarios for each block in the Redevelopment Area. The diagram for redevelopment of
Block 20 depicts commercial structures on NW 5th Avenue with parking/single family
residential along NW 6th Avenue. The plan states that the western half of the subject
property is to be utilized as a parking area, which supports the commercial use along NW 5th
Avenue or existing churches in the area.
At its meeting of October 16, 2001, the City Commission approved the rezoning of the
western half of the subject property from R-1-A (Single Family Residential) to CF
(Community Facilities). At that meeting, the City Commission also approved a conditional
use request for a privately operated parking lot, which is an allowed use in the CF zoning
district. The conditional use request was approved subject to the following conditions:
1. That the applicant shall submit documentation regarding the ownership of the 17.24' strip
of land that separates the subject property from the property to the east and that access
is provided between the parking area and the restaurant.
2. That the landscape strip along the north side of the property shall be widened to five-feet.
•
SPRAB Staff Report
• Class V Site Plan, Landscape Plan and Building Elevations and COA 2001-229 for Donnie's Golden Spoon
Restaurant
Page 2
3. That the applicant shall submit a photometric plan that demonstrates compliance with
LDR Section 4.6.8.
4. That the landscape plan shall be revised to provide the required trees planted every 25'
along the north side of the property.
5. Pursuant to LDR Section 4.6.9(D)(3?(a), the maximum driveway width is 24'. The
dimension of the driveway along NW 6 h Avenue shall be provided on the site plan.
6. Pursuant to LDR Section 4.6.9(D)(4)(b), a wheel stop or concrete curb is required to
separate parking spaces from landscape areas. A note shall be added to the plans that
identify how the parking spaces will be separated from the landscape areas.
7. Pursuant to LDR Section 4.6.9(D)(4)(d), the standard aisle width is 24' for two-way traffic
within parking areas. A dimension shall be added to the plans regarding the aisle width
adjacent to the compact parking spaces.
8. The City's typical parking space detail for perpendicular and angled parking
configurations shall be added to the plans in accordance with LDR Section 4.6.9(D)(6)(e).
9. Pursuant to LDR Section 4.6.9(D)(8)(a), parking areas must be constructed with a paved
surface. A conceptual engineering plan shall be submitted that includes the construction
material of the parking area.
10.The safe sight visibility triangles shall be added to the landscape plan in accordance with
LDR Section 4.6.14.
11.Pursuant to LDR Section 4.6.16(E)(3), parking areas shall be separated from landscape
areas with a type "D" curb.
The proposed site plan addresses all the conditions of the Conditional Use approval, except
for conditions 1, 2, and 10.
A site plan application has been submitted for the Donnie's Golden Spoon Restaurant and is
now before the Board for action.
PROJECT DESCRIPTION
The proposal incorporates the following:
• Installation of a 2,911 square foot restaurant (relocated from Bud's Chicken site) with a
"walk-up" window on the south side of the building;
• Construction of a 24-space parking area; and,
• Installation of associated landscaping and dumpster enclosure.
SITE PLAN ANALYSIS
COMPLIANCE WITH THE LAND DEVELOPMENT REGULATIONS:
Items identified in the Land Development Regulations shall specifically be addressed
by the body taking final action on the site and development application/request.
SPRAB Staff Report
' Class V Site Plan, Landscape Plan and Building Elevations and COA 2001-229 for Donnie's Golden Spoon
Restaurant
Page 3
LDR Section 4.3.4(K) Development Standards Matrix:
As noted in the background section of this report, the western portion of the property is
zoned CF and will be developed as a parking area. The eastern portion of the property is
zoned GC which will be occupied by the restaurant and additional parking. The following
table indicates that the proposal complies with LDR Section 4.3.4(K) and Section 4.4.9(F)(2)
as it pertains to the West Atlantic Overlay of the GC zone district:
Standard Provided
Maximum Building Height 48' 18' 6"
Minimum Building Setbacks Front 5' 10'
Side (Interior) 0' 5'
Rear 10' 209'
Open Space 10% 24.68%
LDR Chapter 4.6 Supplementary District Regulations:
Parking:
Pursuant to LDR Section 4.4.9(G)(1)(d), the proposed 2,911 square foot restaurant requires
18 parking spaces [2,911 sq.ft. / 6 spaces per 1,000 sq.ft.) = 17.46]. The proposed site plan
provides sufficient parking as 24 spaces will be provided. However, as parking areas as well
as other improvements traverse multiple lots, a unity-of-title will be necessary to combine the
lots to ensure that all of the required parking spaces will be available to the restaurant and is
attached as a condition of approval.
Site Lighting:
A photometric plan has been submitted that demonstrates compliance with the City's
illumination requirements. The proposed light poles are precast concrete with a commercial
style light fixture. Furthermore, the light pole and light fixture exceed the maximum height of
25'. A condition of approval is attached that the light poles and fixtures be consistent with
those proposed on Atlantic Avenue or another style of decorative fixture acceptable to the
Historic Preservation Board and that the overall height not exceed 25'.
Bicycle Parking:
Pursuant to LDR Section 4.6.9(C)(1)(c)(3), a bicycle rack must be provided for any non-
residential use within the City's TCEA (Transportation Concurrency Exception Area), which,
through the development review process, is determined to generate a demand. The
applicant has provided a bike rack along the east side of the property.
Visibility Triangles:
Pursuant to LDR Section 4.6.14(A)(1), a visibility triangle is required at the intersection of an
access way (driveway) and a public right-of-way. Unobstructed visibility must be maintained
•
SPRAB Staff Report
" Class V Site Plan, Landscape Plan and Building Elevations and COA 2001-229 for Donnie's Golden Spoon
Restaurant
Page 4
in this area between 3' and 6'. The required visibility is measured 20' along the access way
and the public right-of-way and the third side connecting the ends. A condition of approval is
attached that the 20' visibility triangle is noted on the landscape plan and that any
obstructions are relocated in accordance with direction by the City Horticulturalist.
Other Items:
One-Way Parking Area Design/Traffic Circulation:
The proposed one-way parking area along the east side of the property meets the
dimensional requirement with respect to the minimum required 17'-wide aisle with 60° angled
parking spaces. However, this design may lead to conflicts since a two-way traffic flow is
proposed on the west side of the property, which may confuse patrons attempting to exit to
NW 5th Avenue against the one-way drive. As an alternative, the one-way drive could be
converted to a two-way design by changing the angled spaces to parallel. This will allow for
a 24'-wide drive aisle, which will accommodate two-way traffic flow and make the turning
movements through the parking area more manageable by increasing the pavement. The
conversion will necessitate the elimination of one parking space on the north side of the
restaurant and will provide additional landscaping along the north side of the restaurant. A
condition of approval is attached that the design of the parking area is modified accordingly.
Off-Street Loading:
Pursuant to LDR Section 4.6.10(C), a loading space for a 2,911 square foot restaurant is not
required. However, a loading space may be required by the body approving the site plan if
the Board determines that a space is necessary. The proposed site plan provides a loading
space on the west side of the building. This loading space is located within a drive aisle and
blocks the entrance to the dumpster enclosure. The applicant should consider rotating this
space and locate it in the landscape area adjacent to the west side of the restaurant. This
will necessitate the relocation of the dumpster enclosure, staircase and can wash along 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.
1. That a Title Certificate from the applicant's attorney shall be submitted verifying
ownership of the 17.24' strip of land. Furthermore, the quit claim deed must be revised to
correctly describe the boundaries of the subject property.
2. That the location and screening method of air conditioning units are noted on the site
plan.
3. That the sidewalk along NW 6th Avenue must be replaced adjacent to the subject
property.
SPRAB Staff Report
• Class V Site Plan, Landscape Plan and Building Elevations and COA 2001-229 for Donnie's Golden Spoon
Restaurant
Page 5
4. That the existing ramp along NW 5th Avenue must be removed and a type "F" curb
constructed. The applicant shall restore paver brick sidewalk at this ramp.
5. That the driveway along NW 5th Avenue must be constructed with paver brick to match
existing paver block within the right-of-way.
6. That a note must be added to the site plan with respect to the removal of the concrete
drive apron along NW 6th Avenue north of the proposed driveway.
7. That a cross section must be provided of the area along the north property line for
drainage purposes.
LANDSCAPE ANALYSIS
The perimeter buffers adjacent to parking areas will consist of Live Oak trees, Pidgeon Plum
trees, existing Mahogany trees, Sabal Palms, and Dahoon Holly trees. In addition to the
existing Seagrape hedge, these areas will be under planted with Fakahatchee Grass and
Sandankwa Iburnum. The proposed landscaping within the parking areas will consist of Pink
Tabebuia, Pidgeon Plum trees, and a Dahoon Holly tree. These areas will be under planted
with Indian Hawthorne, Green Liriope, and St. Augustine sod. Foundation plantings of Pink
Tabebuia trees, Sabal Palms, Green Liriope, Indian Hawthorne, Redtip Cocoplum, Pigmy
Date Palm, and Fakahatchee Grass are to be provided. The dumpster enclosure proposed
on the west side of the building will be buffered with Fakahatchee Grass and Sandankwa
I bu mu m.
Perimeter Landscape Strip:
Pursuant to LDR Section 4.6.16(H)(3)(d), a 5'-wide landscape strip, exclusive of curbing, is
required between off-street parking areas or other vehicular use areas and abutting
properties. The proposed landscape strip along the north side of the west portion of the
property is 2.5' wide, 4.5' along the north side of the east parcel and 3' along the west side of
the east parcel. The applicant has submitted a waiver request to reduce the required 5'-wide
perimeter for the described areas.
Waiver Analysis:
Pursuant to LDR Section 2.4.7(6)(5), prior to granting a waiver, the approving body shall
make a finding that the granting of the waiver:
(a) Shall not adversely affect the neighboring area;
(b) Shall not significantly diminish the provision of public facilities;
(c) Shall not create an unsafe situation; or,
(d) Does not result in the grant of a special privilege in that the same waiver would be
granted under similar circumstances on other property for another applicant or owner.
SPRAB Staff Report
• Class V Site Plan, Landscape Plan and Building Elevations and COA 2001-229 for Donnie's Golden Spoon
Restaurant
Page 6
The applicant has indicated that the waiver is necessary to provide the required 24' drive
aisle within the parking area on the west side of the building. The provision of a "single-
loaded" parking tier together with the required 5'-wide perimeter landscape strips will not fit
on a 50'-wide lot (52' required). A condition of the Conditional Use approval is that a 5'-wide
landscape strip be provided along the north property line. In order to accommodate the 5'-
wide landscape strip along the north property line, the parking area along the north side of
the restaurant can be redesigned to accommodate parallel parking spaces instead of the
angled spaces. This design provides the opportunity to shift the parking areas to the south
and provide the 5'-wide perimeter landscape strip along the north side of the property. On
the west portion of the property the parking area will need to be shifted 2.5' to the south, thus
requiring the waiver along the south property line adjacent to the parking area. Therefore, a
waiver of the perimeter landscape strip along the south side of the property will be
necessary. This configuration will be more advantageous since there is a mature landscape
strip along the south side of the property (Fire Department) and additional area will be
provided along the north side of the restaurant parking area to buffer the residential uses. In
order to accommodate single loaded parking tiers, the City has approved the reduction of the
perimeter landscape strips for other in-fill projects. The waiver will not affect the delivery of
public services, and will not create an unsafe situation with respect to public safety. Similar
circumstances on other properties would lead to the same conclusion. Consequently, a
positive finding with respect to LDR Section 2.4.7(B)(5), Waiver Findings can be made.
Landscape Technical Items: The following Landscape Plan items remain outstanding,
and will need to be addressed prior to building permit submission.
1. That the light pole along the south side of the compact parking spaces must be relocated
and a tree planted in the landscape island in accordance with direction by the City
Horticulturalist.
2. That a note must be added to the landscape plan stating that the unpaved portion of the
adjacent right-of-way for NW 6th Avenue shall be sodded, irrigated and maintained by the
property owner.
3. That groundcovers must be installed within the small landscape islands and the sod or
mulch removed.
4. That an additional tree is planted along the landscape strip between the compact parking
spaces and the adjacent property pursuant to LDR Section 4.6.16(H)(3)(e) in accordance
with direction by the City Horticulturalist.
5. Tree species must be a minimum of 12' in overall height at the time of planting, with a
minimum of 4' of single straight trunk with 6' of clear trunk.
6. That the landscape plan must be revised to note the spacing for all plant material.
SPRAB Staff Report
Class V Site Plan, Landscape Plan and Building Elevations and COA 2001-229 for Donnie's Golden Spoon
Restaurant
Page 7
DESIGN ELEMENTS
The existing restaurant previously used as the Bud's Chicken Restaurant has been relocated
to the subject property from the former site at the southeast corner of SE 5th Avenue and SE
1st Street. The restaurant is a contemporary commercial structure with a Mediterranean
influence that was constructed in 1990. The building is single story concrete block structure
with a masonry tile mansard roof on the north, south and east sides. The applicant proposes
to remove the drive-through window and replace it with a walk-up window. The building will
be raised 2.6' on pilings to support the weight of the building. The building will have a skirt
that will be stuccoed and painted to match the existing building. The building is currently
painted a light pink with white trim and a multi-colored barrel tile roof. The awnings over the
window are a forest green with pink stripes. The color and building style are compatible with
the existing buildings along NW 5th Avenue pursuant to LDR Section 4.5.1(E)(8). The
building is consistent with the adjacent Fire Station and is not immediately adjacent to any
contributing historic structures. The building elevations indicate that horizontal railing will be
used for the stairs and handicap ramp. For aesthetic purposes a vertical picket should be
provided for the railings and is attached as a condition of approval. The dumpster will
enclosed with a 6'-high concrete wall on three sides and have wood gates for the opening.
REQUIRED FINDINGS
Pursuant to Section 3.1.1 (Required Findings), prior to the approval of development
applications, certain findings must be made in a form which is part of the official
record. This may be achieved through information on the application, written
materials submitted by the applicant, the staff report, or minutes. Findings shall be
made by the body which has the authority to approve or deny the development
application. These findings relate to the following areas:
Section 3.1.1 (A) - Future Land Use Map:
The eastern portion subject property has a Future Land Use Map (FLUM) designation of GC
(General Commercial) and is zoned GC (General Commercial). The GC zone district is
consistent with the GC Future Land Use Map designation. The western portion of the
subject property has a FLUM LD (Low Density Residential 0-5 dwelling units per acre) and is
zoned CF (Community Facilities). The privately operated parking lot is allowed in the CF
zoning district as a conditional use, which was approved by the City Commission on October
16, 2001. The proposed restaurant is a permitted use in the GC zone district. Based upon
the above, it is appropriate to make a positive finding with respect to consistency with the
Future Land Use Map designation.
Section 3.1.1 (B) - Concurrence:
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.
SPRAB Staff Report
Class V Site Plan, Landscape Plan and Building Elevations and COA 2001-229 for Donnie's Golden Spoon
Restaurant
Page 8
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, when all outstanding items attached as conditions of approval are
addressed.
Section 2.4.5 (F)(5) - Compatibility (Site Plan Findings): The approving body must
make a finding that development of the property pursuant to the site plan will be
compatible and harmonious with 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 and west by residential and vacant properties,
on the south by the Fire Department, and on the east by the Mount Olive Church parking
area. The proposed development plan is compatible with these uses and will not cause a
depreciation of property values. Furthermore, the proposed use is consistent with the West
Atlantic Avenue Redevelopment Plan, which envisioned a restaurant for the subject property.
The proposed development will not interfere with or hinder the use of nearby properties. The
project will be an enhancement to the area and will provide the desired type of
redevelopment and investment along NW 5th Avenue.
Comprehensive Plan Policies:
A review of the objectives and policies of the adopted Comprehensive Plan was conducted
and the following applicable objectives and policies have been identified.
Future Land Use Element Policy C-1.5 — The following pertains to the Atlantic Avenue
Redevelopment Area:
"...The West Atlantic Avenue Redevelopment Plan was adopted by the City
Commission on July 11, 1995. The plan establishes Future Land Use Map designation,
zonings, special development standards, and design guidelines for the
Redevelopment Area. Future development in the area must be in accordance with the
provisions of the redevelopment plan..."
West Atlantic Avenue Redevelopment Plan:
The West Atlantic Avenue Redevelopment Plan addresses a variety of issues related to the
target area. The plan contains a Redevelopment Site Plan for Block 20. The site plan
anticipated a restaurant for the subject property and includes the basic layout with respect to
the restaurant and parking area. Furthermore, the Plan discourages the proliferation of fast
food restaurants with drive-through facilities. The proposed restaurant complies with this
directive as the drive-through window will be eliminated and a walk-up window established.
SPRAB Staff Report
Class V Site Plan, Landscape Plan and Building Elevations and COA 2001-229 for Donnie's Golden Spoon
Restaurant
Page 9
The Plan includes specific development requirements that apply to the proposed restaurant.
The plan indicates that a pedestrian friendly environment should be created along NW 5th
Avenue. In order to achieve this goal, the area between the right-of-way and front of building
should be pedestrian accessible via the installation of a paver block area and the
encouragement of sidewalk cafes. The applicant has provided a landscape strip between
the building and the right-of-way. The relocation of the restaurant to the subject property
provides an opportunity to establish a sidewalk café along NW 5th Avenue. Therefore, a
condition of approval is attached that the landscape area between the building and the right-
of-way is reduced to an approximate 3'-wide foundation planting and that a paver block area
is provided with the type of paver block to be determined by the City.
REVIEW BY OTHERS
Community Redevelopment Agency
At its meeting of August 9, 2001, the CRA reviewed and recommended approval of the
request.
Downtown Development Authority
At its meeting of August 15, 2001, the DDA reviewed and recommended approval of the
request, subject to the provision of additional lighting.
West Atlantic Avenue Redevelopment Coalition (WARC):
The Board considered the request at its meeting of August 8, 2001 and recommended
approval.
Courtesy Notices:
Special courtesy notices were provided to the following homeowners and civic associations:
➢ President's Council
➢ Chamber of Commerce
➢ Northwest Community Improvement Association
➢ West Side Heights
➢ West Settlers Historic
➢ Delray Merchants Association
➢ PROD
Letters of support and objection, if any, will be presented at the Historic Preservation Board
meeting.
ASSESSMENT AND CONCLUSION
The proposed restaurant is consistent with LDR Section 3.1.1 and Section 2.4.5(F)(5)
provided all outstanding items attached as conditions of approval are addressed.
SPRAB Staff Report
• Class V Site Plan, Landscape Plan and Building Elevations and COA 2001-229 for Donnie's Golden Spoon
Restaurant
Page 10
Furthermore, a positive finding can be made with respect to LDR Section 2.4.7(B)(5) as the
waiver affects an urban infill project and would be supported elsewhere in the City under
similar circumstances. The restaurant will have no significant impacts on the adjacent
commercial uses. The proposed restaurant was anticipated for this property and is
consistent with the West Atlantic Avenue Redevelopment Plan, subject to the provision of a
hardscape (paver blocks) between the building and right-of-way.
ALTERNATIVE ACTIONS
A. Continue with direction.
B. Approve the COA and associated Class V site plan, landscape plan and design elements
for Donnie's Golden Spoon Restaurant based on positive findings with respect to
Chapter 3 (Performance Standards), Section 2.4.5(F)(5) (Finding of Compatibility),
Section 4.5.1 and Section 2.4.7(B)(5)(Waiver Findings) of the Land Development
Regulations and the policies of the Comprehensive Plan subject to conditions.
C. Deny the COA and associated Class V site plan, landscape plan, and design elements for
Donnie's Golden Spoon Restaurant based on a failure to make positive findings with
respect to the Land Development Regulations.
STAFF RECOMMENDATION
By Separate Motions:
Waiver:
Approve the waiver from LDR Section 4.6.16(H)(3)(d), to reduce the required 5'-wide
landscape strip to 2.5' along the south property line and 3' on the west side of the east
portion of the property, based on positive findings with LDR Section 2.4.7(B)(5).
Site Plan:
Approve the COA and associated Class V site plan for Donnie's Golden Spoon Restaurant
based on positive findings with respect to Chapter 3 (Performance Standards), and Section
2.4.5(F)(5) (Finding of Compatibility) of the Land Development Regulations and policies of
the Comprehensive Plan subject to the following conditions:
1. Address all Site Plan and Engineering Technical Items and submit three (3) copies of the
revised plans.
2. That a recorded unity-of-title must be provided prior to issuance of a building permit.
3. That the one-way parking area must be redesigned to provide a two-way traffic flow and
parallel parking.
SPRAB Staff Report
Class V Site Plan, Landscape Plan and Building Elevations and COA 2001-229 for Donnie's Golden Spoon
Restaurant
Page 11
4. That the landscape area between the building and the right-of-way be reduced to 3' and
that a paver block area with the style to be determined by the City is provided.
5. That the light poles and fixtures be consistent with those proposed on Atlantic Avenue
and that the overall height not exceed 25'.
Landscape Plan:
Approve the COA and associated landscape plan for Donnie's Golden Spoon Restaurant
based on positive findings with respect to Section 4.6.16 of the Land Development
Regulations, subject to the following conditions:
1. Address all Landscape Technical Items and submit three (3) copies of the revised plans.
2. That the 20' visibility triangle is noted on the landscape plan and that any obstructions are
relocated in accordance with direction by the City Horticulturalist.
Elevations:
Approve the COA and associated elevations for Donnie's Golden Spoon Restaurant based
on positive findings with respect to LDR Sections 4.5.1 and 4.6.18, subject to the following
condition:
1. That the handrails be white with vertical pickets.
Attachments:
• Appendix A
• Appendix B
• Site Plan, Landscape Plan, and Building Elevations
Report prepared by: Scott D. Pape, Senior Planner
APPENDIX A
CONCURRENCY FINDINGS
Pursuant to Section 3.1.1(B) Concurrency as defined pursuant to Objective B-2 of the
Land Use Element of the Comprehensive Plan must be met and a determination made
that the public facility needs of the requested land use and/or development application
will not exceed the ability of the City to fund and provide, or to require the provision of,
needed capital improvements for the following areas:
Water and Sewer: With respect to water and sewer service, the following is noted:
O Water service is provided to the site via a 6" water main, which is located along NW 6th
Avenue.
O Sewer service is provided to the site via an 8" sewer main, which is located along NW 5th
Avenue.
O Adequate fire suppression is provided to the site via a fire hydrant, which is located on the
east side of NW 6tn Avenue, approximately 60' south of the subject property.
The Comprehensive Plan states that adequate water and sewer treatment capacity exists to
meet the adopted LOS at the City's build-out population based on the current FLUM. The 2,911
square feet net increase of restaurant floor area will have an insignificant impact on all public
services and was anticipated for this property and was factored into the plan. Thus, a positive
finding with respect to this level of service standard can be made.
Streets and Traffic: The applicant provided the traffic information for the subject property and
the following is noted:
The traffic statement indicates the project will generate 508 average daily trips onto the
surrounding roads. This trip generation will have an insignificant impact on the surrounding
road network. Since the property is located in the Traffic Concurrency Exception Area,
concurrency standards with respect to the proposed development can be made by the City.
Parks and Recreation Facilities: Park dedication requirements do not apply for non-residential
uses. Thus, the proposed development will not have an impact with respect to this level of
service standard.
Solid Waste: The additional trash generated each year by the restaurant consisting of 2,911
square feet will be 2.79 tons per year. The increase can be accommodated by existing facilities
and thus, will not have a significant impact on this level of service standard.
Drainage: Drainage will be accommodated on site via an exfiltration trench system. There
should be no impact on drainage as it relates to this level of service standard
APPENDIX B
STANDARDS FOR SITE PLAN ACTIONS
A. Building design, landscaping, and lighting (glare) shall be such that they do
not create unwarranted distractions or blockage of visibility as it pertains to
traffic circulation.
Not applicable
Meets intent of standard X (Subject to revision of the one-way driveway and
submission of a revised photometric plan)
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
Meets intent of standard X
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
Appendix B
Standards for Site Plan Actions
Page 2
physical considerations; complementary to adjacent land uses; and fulfills
remaining land use needs.
Not applicable
Meets intent of standard X
Does not meet intent
G. Redevelopment and the development of new land shall result in the provision
of a variety of housing types which shall continue to accommodate the diverse
makeup of the City's demographic profile, and meet the housing needs
identified in the Housing Element. This shall be accomplished through the
implementation of policies under Objective B-2 of the Housing Element.
Not applicable X
Meets intent of standard
Does not meet intent
H. The City shall consider the effect that the proposal will have on the stability of
nearby neighborhoods. Factors such as noise, odors, dust, traffic volumes
and circulation patterns shall be reviewed in terms of their potential to
negatively impact the safety, habitability and stability of residential areas. If it
is determined that a proposed development will result in a degradation of any
neighborhood, the project shall be modified accordingly or denied.
Not applicable
Meets intent of standard X
Does not meet intent
I. Development shall not be approved if traffic associated with such
development would create a new high accident location, or exacerbate an
existing situation causing it to become a high accident location, without such
development taking actions to remedy the accident situation.
Not applicable
Meets intent of standard X
Does not meet intent
J. Tot lots and recreational areas, serving children from toddler to teens, shall be
a feature of all new housing developments as part of the design to
accommodate households having a range of ages. This requirement may be
waived or modified for residential developments located in the downtown area,
and for infill projects having fewer than 25 units.
Not applicable X
Meets intent of standard
Does not meet intent
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ISTORIC PRESERVATION BOARD
ITY OF DELRAY BEACH ---STAFF REPORT---
MEETING DATE: February 6, 2002
AGENDA ITEM: 11.B-
ITEM: Consider Landscape Plan and Design Elements Associated with a
previously approved Class V Site Plan for the Construction of a Mixed Use
Redevelopment Project, Located on the North Side of West Atlantic
Avenue, Between N.W. 3rd and N.W. 5th Avenues.
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GENERAL DATA:
Owner Delray Beach Community Redevelopment Agency
Agent Tim Hernandez,
New Urban Atlantic Grove, LLC.
Applicant Atlantic Grove Partners, LLC
Location North Side of West Atlantic Avenue, between N.W. 3rd and N.W.
5th Avenues
Property Size 4.79 Acres
Existing FLUM Designation General Commercial & CF (Community Facilities)
Current Zoning GC (General Commercial) & CF (Community Facilities)
Adjacent Zonings North: GC, CF (Community Facilities) & R-1-A
East: CF & GC
South: GC
West: GC & CF
Existing Land Use Vacant Land & Commercial
Proposed Land Use Commercial/Residential Development
Water Service n/a
Sewer Service n/a
.
IN
III.B.
ITEM BEFORE THE BOARD
The action before the Board is approval of COA-469, which incorporates the following
aspects of the development proposal for Atlantic Grove, pursuant to LDR Sections
2.4.5(H) and (I):
❑ Landscape Plan; and,
❑ Architectural Elevations
BACKGROUND
The project is located in the West Settlers Historic District in the North 300 and 400
Blocks of West Atlantic Avenue (Blocks 28 & 36). The property, located within the West
Atlantic Avenue Redevelopment Area, was assembled by the CRA for redevelopment
as a mixed-use project. A Request for Proposals (RFP) for the project was issued on
March 1, 2000 and the Atlantic Grove development, consisting of townhouses in the
rear and commercial buildings fronting on West Atlantic Avenue, was chosen from
among four proposals. During the Conditional Use process, the project was modified to
increase the residential density by replacing commercial space on the third floor of the
two frontage buildings with residential units.
The residential component of the project includes eight 3-story buildings containing a
total of 55 townhouses with two-car garages. There are 31 two bedroom units and 24
three bedroom units. The two 3-story buildings, fronting on Atlantic Avenue contain
47,856 sq. ft. of retail/office/restaurant space on the ground (1st) and 2nd floors and 20
residential condominium units on the 3rd floor. The project includes 201 off-street
parking spaces located in parking lots behind the commercial buildings and 71 on-street
parking spaces on NW 3rd Avenue, NW 4th Avenue, NW 5th Avenue and NW 1st Street.
Paverbrick sidewalks and street lighting to match that on West Atlantic Avenue are
located around the entire 300 block and from Atlantic Avenue to the parking lot
entrances on the 400 block. There are two gated entries on NW 3rd Avenue and NW 1st
Street for the townhomes and a pool and cabana are located just inside the main
entrance on NW 3rd Avenue.
On July 24, 2001, the City Commission approved the Conditional Use to allow a density
of 16.54 units per acre and on August 7, 2001, the City Commission approved the
rezoning and conditional use for the stand-alone parking lot located on the west side of
NW 4th Avenue, immediately south of Mount Olive Missionary Baptist Church.
The Site Plan was reviewed by HPB on August 15, 2001. The Landscape Plan and
Building Elevations were tabled. Waivers to reduce the required stacking distances for
the parking lot entrances along NW 3rd, 4th and 5th Avenues were approved and the Site
Plan was approved with conditions. Revised Plans have been submitted addressing the
conditions. Several conditions directly related to recommended changes to the
Landscape Plan. The Board had the following comments regarding the Landscape Plan:
HPB Staff Report
Atlantic Grove: COA-469 -Landscape Plan & Elevations
Page 2
1. That the sidewalks on NW 3rd Avenue, NW 4th Avenue and NW 1st Street be
meandered to allow the street trees to be moved further away from the buildings;
2. That the area behind the mixed-use buildings be studied in detail to relocate the
sidewalk under the overhang and move the landscape area adjacent to the
parking lot in order to provide room for vertical landscape elements behind the
building;
3. That the sidewalks on NW 3`d Avenue and NW 5th Avenue be moved against the
building and the landscape area be moved adjacent to the street to
accommodate the landscape materials;
4. That the sidewalks on both sides of NW 4th Avenue be moved against the
building and the landscape area be moved adjacent to the street to
accommodate the landscape materials; and,
5. That the utilities be designed to allow for installation of vertical landscape
elements in the area between the garage doors in the rear of the townhouse
buildings.
The Board's comments relating to the Design Elements were as follows:
1. The windows on the second and third floor of the side elevations (mixed-use
buildings on Atlantic Avenue) should be centered between the columns on the 1st
floor;
2. Submit lighting details; and,
3. Submit details of the dumpster enclosures.
The Board did not have any comments on the elevations for the Townhouses.
The applicant has made the adjustments to the Site Plans, Landscape Plans and
Building Plans to address the comments. The revised Landscape Plans and Building
Elevations are now before the Board for action.
LANDSCAPE ANALYSIS
The Landscape Plan has been revised to pursuant to comments by the Board at the
August 15, 2001 meeting. As noted earlier, most of the Board's comments concerned
moving sidewalks to accommodate landscape materials adjacent to buildings and
streets.
The landscaping along West Atlantic Avenue is being completed as a part of a CRA
beautification project and is not included in this project. The design includes Coconut
Palms with Wax Jasmine and Euphorbea ground covers in the landscape nodes on the
corners of each block and Live Oaks and Royal Palms along the roadway. To maintain
a sense of continuity, the proposed landscape materials within the landscape nodes
along the streets adjacent to Atlantic Grove will be the same as those on West Atlantic
Avenue. As recommended by HPB, the sidewalks at the intersections with Atlantic
HPB Staff Report
Atlantic Grove: COA-469 -Landscape Plan & Elevations
Page 3
Avenue have been located against the building to allow for larger street trees. This
arrangement creates a problem for the pedestrian parking in the adjacent on-street
parking spaces, requiring them to walk through the landscaping or in the roadway to the
corner. The design would be improved by extending the sidewalk in the entire area
between the on-street parking spaces and the street with cutouts for the trees and other
landscape materials. This has been added as a condition of approval.
The off-street parking areas are screened from adjacent properties and roadways by a
Cocoplum hedge and either Live Oak, Laurel Oak or Mahogany trees. Live Oak trees
with sod for groundcover is utilized for interior landscape islands. The sod should be
replaced with groundcovers where the islands are not contiguous to larger sodded
areas.
In the rear of the mixed-use buildings, the sidewalk was relocated adjacent to the
buildings, under the overhang. Japanese Privet Trees, an Awabuki hedge and Aztec
Grass or Foxtail Fern ground cover are planted between the sidewalk and the parking
lot. Walkways are provided through the landscaping at building entrances. It is noted,
however, that additional walkways may be 'necessary to stop those people parking in
the front row from walking through the landscaping.
In front of the townhouse units which face the adjacent public streets, a decorative
fence is located behind the sidewalks with annuals in front. While this would be
attractive and add to the streetscape, it may become a problem if the annuals are not
maintained and replaced regularly. The sidewalks jogs in places to allow room to place
Live Oak Trees between the sidewalk and the street. Although the design does allow
the placement of larger trees on the street as recommended by HPB, it creates a
. problem for pedestrians to get from their car in the adjacent on-street parking spaces to
the sidewalk, requiring them to walk through the landscape area. To solve this problem,
a paved pathway should be placed in the landscape area for each affected parking
space. Another item is that the offsets in the sidewalk are at 90 degree angles. The
offset should be a tapered to provide pedestrians with a more gradual transition. These
changes have been added as conditions of approval.
The landscape design and materials in the front yards of the townhouses vary by unit to
enhance individuality and alternate plant choices are available. Small landscape islands
separate each unit in the rear between the garages. Solitaire Palms and either
Evergreen Giant Liriope, Euphorbea or Sword Fern ground covers will be located in the
islands. The proposed landscape plan complies with LDR Section 4.6.16, provided the
conditions of approval and the following technical items are addressed:
Landscape Technical Items:
The following items remain outstanding and will need to be addressed prior to building
permit submission.
1. The hedge must be continued at the corners of the parking lots to screen them from
the road right-of-way and adjacent property.
HPB Staff Report
Atlantic Grove: COA-469 -Landscape Plan & Elevations
Page 4
2. Replace the sod with groundcover in parking lot islands which are not contiguous to
larger sodded areas.
3. All required trees are to be a minimum of 12' tall with a 6' canopy. Many of the
proposed trees do not meet this requirement.
4. Consider additional walkways through the landscape area between the parking and
sidewalk in the rear of the mixed-use buildings.
5. The planting in front of the decorative fencing for the townhouses which front on the
adjacent roadways is shown as annuals on the revised north detail sheet. The south
detail sheet shows variegated Liriope in the same area where the two sheets
overlap. The maintenance issues with respect to annuals should be considered.
DESIGN ELEMENTS
The building elevations for the townhouses are unchanged from the last meeting. The
building elevations for the mixed-use buildings have been revised pursuant to
comments made by the Board to center the windows between the columns in the side
elevations. Other minor adjustments were made to the windows on the second and third
floor of the front and rear elevations.
Townhouses:
The front building facades are symmetrical in form. The planes of the front façade of the
townhouses are varied with the end unit(s) offset by 3'-4". A wide smooth stucco base
and two.6" stucco bands are provided around the building, one on the first floor and one
below the windows on the 3rd floor. A raised stucco eave trim has been applied around
the building, below the roof overhang. Architectural features and colors are varied on
the building to emphasize the individuality of the units. Recessed balconies are provided
on the interior units and projecting balconies are provided on the corner units. A hip roof
has been utilized on the building to minimize the building height on the side elevations.
Dormers have been added to break up the large expanse of roof.
Mixed Use Buildings:
The two mixed-use buildings utilize different architectural styles, color and varying
rooflines to make the buildings appear to be made up of smaller buildings. The roof is
divided into five segments which include two sections of standing seam metal roof, a flat
roof with a simulated stone cornice and two sections of Spanish tile roof. Architectural
detailing includes raised banding, decorative metal railings, decorative outriggers, faux
columns, simulated stone panels and decorative metal grillwork. Variations in window
treatments have been provided with a mixture of different sizes, shapes and types.
Variation is also provided by adding different treatments around the windows such
raised stucco banding and canvass awnings. Balconies are provided on the front façade
of the 3rd floor for the residential units. An exterior walkway is provide on the rear façade
HPB Staff Report
Atlantic Grove: COA-469-Landscape Plan & Elevations
Page 5
of the 2nd and 3rd floors. A central gallery is provided through the building on the first
floor for access to the rear.
Scale of Buildings:
Pursuant to LDR Section 4.5.1(E)(7), the construction of new buildings or structures
shall be generally compatible with the form, proportion, mass, configuration, building
material, texture, color and location of adjoining sites. The property is surrounded by
commercial development and community facilities on the south, east and west sides
and by single-family residential zoning on the north. A church is approved on one of the
properties to the north. The mixed-use buildings on the Atlantic Avenue frontage are
designed to look like a series of smaller buildings. The height of the building is 43'-6" to
the mid point of the Spanish Tile roof and the other roofs are lower. This is less than the
48' permitted in the district. The scale of the proposed buildings is consistent with
surrounding buildings and structures in the area including the South County
Courthouse, the Police Station, the Fire Station, and the Tennis Center stadium.
The townhouses are also designed to break up the facades and emphasize individual
units. They are 3 stories (35'-10") in height which is compatible with the other buildings
in the area including the Mount Olive Missionary Baptist Church and the existing homes
and approved church to the north. The size of the buildings vary with the number of
units in each building. The scale of the buildings is compatible with the surrounding
development including the mixed-use buildings proposed as a part of this project.
Visual Compatibility:
Pursuant to LDR Section 4.5.1(E)(8), all improvements to buildings, structures, and
appurtenances within a designated historic district shall be visually compatible. Visual
compatibility shall be determined in terms of height, front façade proportions, window
openings, rhythm of solids to voids, rhythm of buildings on streets, rhythm of entrance
and porch projections, materials, texture, color, roof shapes, walls of continuity, scale of
building.
As discussed throughout this report and above, in order to increase the visual
compatibility of the building, the townhouse buildings have been designed so that they
emphasize individual units. The mixed-use buildings take this concept farther by mixing
architectural styles to give the appearance of being a series of smaller buildings. The
architectural design of the buildings with different forms, textures, materials and varied
roof heights all help to increase the continuity with the existing and proposed structures
in the area. Based on the above, a positive finding can be made to LDR Section
4.5.1(E).
Cabana:
Building elevations for the pool cabana have not been submitted. The cabana design
must be consistent with the townhouses. Building elevations and details on color and
material must be provided. This has been added as a condition of approval.
HPB Staff Report
Atlantic Grove: COA-469-Landscape Plan & Elevations
Page 6
Decorative Fencing:
wood, aluminum or PVC decorative fencing is proposed around the townhouse area in
the 300 block and around the off-street parking lot in the rear of the 400 block. Details
on the design of this fencing has not been provided. It is noted that all chain-link fencing
is specifically prohibited in the West Atlantic Avenue Redevelopment Plan. The design
should consist of black aluminum decorative picket fencing. The design for the fence
and details on color, material and height will be provided at the Board's meeting.
Lighting:
The proposed lighting fixtures along the adjacent streets and in the main parking lots
behind the mixed-use buildings will be the same as those used by the City in the new
streetscape for West Atlantic Avenue. A colonial style fixture will be used within the
townhouse area and in the rear parking lot in the 400 block, adjacent to Mount Olive
Church.
Dumpster Enclosure:
There are two dumpster enclosures provided for the mixed-use buildings. The 10' x 10'
enclosures consist of a masonry wall with a pair of swing gates covered with stained 1"
x 6" wood boards. Colors have not been identified for the enclosure walls or gate.
Provision of this information has been added as a condition of approval.
REQUIRED FINDINGS
Positive .findings with respect to Chapter 3, and Section 2.4.5(F)(5) of the Land
Development Regulations, and the goals, objectives and policies of the Comprehensive
Plan subject to conditions, were made at the time of Site Plan approval. It is noted that
with the Conditional Use approval, the City Commission made positive findings that the
project meets the performance standards outlined in LDR Section 4.4.9(G)(1)(h), within
the GC zone district to allow a density over 12 units per acre (16.54 units per acre).
The project's combination of mixed-use development on the West Atlantic Avenue
frontage and housing in the rear will help in the long term revitalization of the corridor.
As shown above, positive findings can be made for the building elevations with respect
to Section 4.5.1(E)(7) and Section 4.5.1(E)(8), regarding compatibility of the proposed
development with surrounding properties and Section 4.6.18, Architectural Elevations
and Aesthetics, of the Land Development Regulations. Positive findings can also be
made for the Landscape Plan with respect to Section 4.6.16 Landscape Regulations, of
the Land Development Regulations, provided the conditions of approval are addressed.
ALTERNATIVE ACTIONS
A. Continue with direction.
HPB Staff Report
Atlantic Grove: COA-469-Landscape Plan & Elevations
Page 7
B. Approve the associated landscape plan and design elements for COA-469, Atlantic
Grove, based on positive findings with respect to the Land Development
Regulations.
C. Deny the associated landscape plan and design elements for COA-469, Atlantic
Grove, based upon a failure to make positive findings with respect to the Land
Development Regulations.
STAFF RECOMMENDATION
Landscape Plan:
Approve the associated landscape plan for COA-469, Atlantic Grove, based on
positive findings with respect to Section 4.6.16 of the Land Development Regulations
subject to the following conditions:
1. Address all Landscape Technical Items and submit three (3) copies of the revised
plans.
2. Extend the sidewalk at the corners of the mixed-use buildings to cover the entire
area between the on-street parking spaces and the street with cutouts for the trees
and other landscape materials.
3. Paved pathways should be placed in the landscape area between the on-street
parking and the sidewalk for each parking space adjacent to the townhouses.
4. Where the sidewalks jog in the townhouse area, provide a tapered transition at each
end of the offset.
Design Elements:
Approve the associated design elements for COA-469, Atlantic Grove, based on
positive findings with respect to LDR Section 4.6.18 and Section 4.5.1(E), subject to the
following conditions:
1. The elevations for the cabana and details on color and materials must be
provided.
2. Provide color information for the dumpster enclosure.
Attachments:
• Site Plan, Landscape Plan, Building Elevations and Photometric Plan
\\carolina\pzprivate\boards\hpb\atlantic grove\atlantic grove continued.doc
•
HISTORIC PRESERVATION BOARD STAFF REPORT
Agent: Jeffrey Silberstein, Architect
Project Name: Neal's Market
Project Location: Northeast corner of NE 1st Street and NE 1st Avenue
ITEM. `BEFORE THE BOARD
The ...
The action requested of the Site Plan Review and Appearance Board is that of granting an
extension of site plan modification approval for Neal's Market, pursuant to LDR Section
2.4.4(F)(3).
BACKGROUND
The 0.47 acre site consists of Lots 7 and 8, Block 75, Town of Delray, and is within the Old
School Square Historic District and Pineapple Grove Redevelopment Area. The subject
property is zoned OSSHAD (Old School Square Historic Arts District) and is currently vacant.
The property contained the former Neal's Market (105 NE 1st Street) and Jo's Back Room
(115 NE 1st Street). The market was a commercial, masonry vernacular building constructed
in the mid-1950s while Jo's Back Room was a frame vernacular structure built in 1925.
At its meeting of October 4, 2000, the Historic Preservation Board approved with conditions a
COA and the associated demolition request, site plan, landscape plan, and design elements
for Neal's Market townhouses, involving the construction of a three-story, ten unit townhouse
development.
The site plan is valid until April 4, 2002. The applicant has requested a site plan extension, as
they will not have commenced construction and 25% of the cost of the improvements will not
be completed by this time. Additional background and a complete analysis of the proposal is
provided in the attached HPB staff report dated October 4, 2000.
EXTENSION ANALYSIS
Pursuant to LDR Section 2.4.4(F)(1) (Extensions), extensions may be granted to the
previously approved application pursuant to the following:
• A written request for an extension must have been received by the City at least forty-
five (45) days prior to the expiration date;
• The letter must set forth the basis and reason for the extension;
• The extension shall be considered by the same body which granted the original
approval;
Meeting Date: February 6, 2002
Agenda Item: II. C.
• HPB Staff Report
Neal's Market-Site Plan Extension Request
Page 2
• The extension, if granted, shall be for eighteen (18) months unless otherwise stated.
Additionally, when an extension is requested for a project on which construction has not
commenced the granting body must make findings as outlined in Article 3.1 of the LDRs.
These are the same findings that were made for the original approval, which relate to
Consistency with the Future Land Use Map and Comprehensive Plan, Concurrency, and
Compliance with the Land Development Regulations.
The letter of request (copy attached) was submitted by the owner's agent in a timely manner.
The basis and reason for the extension is as follows:
Our request is due to a modification that will include revising the parking layout in
order to provide a one-car garage for each unit. The approved scheme called for
twenty-two surface parking spaces. The revised scheme would include twelve surface
spaces and ten garage spaces. This will increase the landscape area in the parking
court. The overall design will not change except for the elevation within the parking
court.
The original site plan was approved subject to conditions (see conditions of approval at the
end of this report). Further, the board approved a waiver to reduce the site visibility. There
have been no changes to the Land Development Regulations since the time of the original
approval that would make any aspect of the proposed Neal's Market Townhouses project
non-conforming. Since the time of approval, the buildings have been demolished and none of
the conditions of approval have been addressed. Similarly, the original findings of
Concurrency can be reaffirmed with respect to the Level of Service Standards [LDR Article
3.1]. Therefore, it is appropriate to once again approve the waiver and impose the same
conditions of approval for this request.
If the request for the extension were denied, it would necessitate the filing of a new site plan
application. As the project has already been reviewed for compliance with the LDRs, re-
review would be redundant. The applicant anticipates a request for modification once the
extension is approved to accommodate a one-car garage for each unit. Permitted under the
code, the applicant has requested an 18-month extension for site plan approval that would
extend the deadline to October 4, 2003.
ALTERNATIVE ACTIONS
1. Continue with direction.
2. Grant the COA and Class V site plan extension request for Neal's Market, until
October 4, 2003.
3. Deny the extension request for Neal's Market, on the basis that construction in the
field has not been diligently pursued. Such an action will necessitate the filing of a
new site plan modification application.
♦ HPB Staff Report
Neal's Market-Site Plan Extension Request
Page 3
R E:_C..O;M M_E N DA:TIO N_ .
Site Plan Approval Extension:
By motion, approve the request for an extension of the COA and Class V site plan
modification approval, request for demolition, waiver to reduce the site visibility, landscape
plan and design elements for Neal's Market, based upon positive findings with respect to
LDR Section 4.5.1(F)(1), with Chapter 3 (Performance Standards), Section 2.4.5(F)(5)
(Compatibility), Sections 4.6.16, and 4.6.18, LDR Sections 4.6.14(A)(2) and 2.4.7(B)(5), and
Sections 4.6.16, and 4.6.18 of the Land Development Regulations, said approval to be valid
until October 4, 2003, with the following conditions:
• That the lighting be revisited by the Board;
• That the 5 feet of right-of-way be dedicated with the plat;
• That the plat be recorded prior to issuance of building permits.
• That the Live Oaks be replaced with palm trees that are more substantial than
Alexander Palms.
• That the two Heritage Live Oak trees be replaced with groupings of Alexander Palm
trees;
• That the white Bird of Paradise be replaced with small Alexander palms;
• That on the west elevation 20' high triple Alexander Palms be added;
• That on the south elevation the Alexander Palms be replaced with more substantial
palms such as Carpentaria and that they be 20' in height at the time of planting;
• That on the north elevation two additional palms be added such as Carpentaria and
that they be 20' in height at the time of planting; and,
• That at the SE and SW corners the Heritage Live Oaks be replaced with 20' high triple
palms such as Carpentaria Palms.
Attachments:
Extension Request Letter
HPB Staff Report Dated October 4, 2000
SENT BY: SILBERSTEIN ARCHITECTS; 561 276 0585; JAN-30-02 10:02AM; PAGE 1 /1
Silberstein
Arc h I t e c t s
524 NE 2nd Street
Delray Beach, Florida 33483
Tel: 561 - 276 - 9393
Fax: 561 - 276 - 0585
E•mall: Jallberateln@bellacuth.net
Licence A R 0 0 1 3 4 2 G
January 30,2002
Attention:Wendy Shay
Planning&Zoning Department
City of Delray Beach
Delray Beach,Florida
RE: REQUEST FOR EXTENSION OF SITE PLAN APPROVAL FOR NEAL'S MARKET
VIA: Fax
We hereby request an 18-month extension of site plan approval for Neal's Market, a 10 Town Home unit
development. Our request is due to a modification that will include revising the parking layout in order to provide a
one-car garage for each unit. The approved scheme called for 22 surface parking spaces. The revised scheme would
include 12 surface spaces and 10 garage spaces. This will increase the landscape area in the parking court. The
overall design will not change except for the elevation within the parking court.
Very truly yours,
Silberstein Architects,Inc.
Jeffrey Silberstein,R.4.,AI.A.
JAN 3 1 ZOO?
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____.
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HISTORIC PRESERVATION BOARD
_CITY OF DELRAY BEACH ---STAFF REPORT---
MEETING DATE: October 4, 2000
AGENDA ITEMS: IV.A.
ITEM: Consideration of COA-416 which incorporates the Site Plan, Landscape
Plan and Design Elements for Neal's Market, Located on the Northeast
Corner of N.E. 1st Street and N.E. 1st Avenue
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The action before the Board is that of approval of COA-416 which incorporates the
following aspects of the development proposal for Neal's Market Townhomes,
pursuant to LDR Section 2.4.5(F):
❑ Class V Site Plan;
❑ Landscape Plan;
D Building Elevations; and,
❑ Demolition of contributing and noncontributing commercial structures.
The subject property is located on the northeast corner of NE 1st Avenue and NE 1st
Street and is bounded on the east by an improved north/south alley.
The 0.47 acre site consists of Lots 7 and 8, Block 75, Town of Delray, and is within the
Old School Square Historic District and Pineapple Grove Redevelopment Area. The
subject property is zoned OSSHAD (Old School Square Historic Arts District) and
contains two structures, which are discussed below.
The Market Building, 105 NE 1st Street
The Neal's Market building originally consisted of two separate structures separated by
a wall. The eastern portion of the building (1,500 sq.ft.) was constructed in 1954. It is
typical of the c.b.s. commercial vernacular buildings of the mid 50s with a flat roof and
glass front doors across the south façade and metal louvers above the doors. In 1960,
the west portion of the building (1,200 sq.ft.) was constructed along the west side of the
original structure. The wall was removed between the two buildings to create one space
when Victor Neal purchased the property. The building is noncontributing from
historical perspective.
Jo's Back Room, 115 NE 1st Street
The building was constructed as a 1,062 sq.ft. single-family residence in 1925. It is a
contributing vernacular style structure of frame construction with a wrap around porch.
Originally screened, the 312 sq.ft porch has been enclosed (total of 1,374 sq.ft.).
A site plan approval request has been submitted to demolish the existing improvements
and construct a 3-story, 10-unit townhouse development, which is now before the
Board.
The development proposal consists of the following:
❑ Demolition of the noncontributing Neal's market building.
{
t• SPRAB Staff Report
Class V Site Plan, Landsca, g, Building Elevations—Nears Market To',. ,omes
Pafle 2
❑ Demolition or relocation of the contributing cottage to the east (Jo's Backroom).
❑ Construction of 2 5-unit townhouse buildings, 1 to the north side of the property and
1 to the south, each building will be 3 stories tall.
❑ Construction of a 22 space parking court, which will be accommodated between the
two structures with access from NW 1st Avenue and the north/south alley.
❑ Installation of landscaping, walkways, site lighting, bike rack and a refuse container
area.
COMPLIANCE WITH THE LAND DEVELOPMENT REGULATIONS:
Items identified in the Land Development Regulations shall specifically be
addressed by the body taking final action on the site and development
application/request.
PURSUANT TO LDR SECTION 4.4.24(F)(1)(C), DEVELOPMENT OF THE SUBJECT
PROPERTY (LOTS 7 AND 8, BLOCK 75) IS SUBJECT TO THE DEVELOPMENT
STANDARDS OF THE CBD ZONE DISTRICT[SECTIONS 4.4.13(F) AND (Gil.
LDR Section 4.3.4(K) Development Standards Matrix:
The following table indicates that the proposal complies with LDR Section 4.3.4(K) and
Section 4.4.13(F)& (G)(2) as it pertains to the CBD zone district:
Required Provided
Building Height (max.) 48' 32'-37'
Building Setbacks (min.) - Front 5' 12'
Side (Interior) 0' 14'
Side (Street) 5' 13'
Rear 0' 10'
Open Space 10% 9
I..io
LDR Section 4.4.13 CBD Supplemental District Regulations:
Parking:
Pursuant to LDR Section 4.4.13 (G)(1)(e), multiple family units (2 bedrooms or more)
are to provide 1.75 spaces a unit plus guest parking at a rate of 0.5 spaces for the first
20 units. Based on the above, 22 parking spaces are required.
SPRAB Staff Report
Class V Site Plan, Landsca._ 3, Building Elevations—Neal s Market Toy, Dmes
?ace 3
Further, LDR Section 4.4.13(G)(1)(b), states that when parking requirements are
applied to new development or a change in use, said parking requirements may be
reduced by one parking space on a one-time only basis. This reduces the parking
requirement to 21 spaces, which have been provided.
Density:
Within the CBD zone district, residential projects with a density of up to 30 units per
acre are a permitted use. The proposed 10-unit townhouse development represents
21.28 units per acre, thereby meeting this requirement.
LDR Chapter 4.6 Supplementary District Regulations:
Site Lighting:
Pursuant to LDR 4.6.8 (Lighting), site lighting must be provided. A site lighting and
photometrics plan has been submitted to ensure compliance with LDR Section 4.6.8. A
light pole with a decorative coach style lantern is proposed at each corner of the
property. Wall mounted decorative "carriage" style light fixtures will be mounted beside
each unit's entrance in the front and rear of the buildings. In addition, wall mounted
floodlights are also proposed in order to adequately illuminate the parking court. Finally,
six hanging, decorative coach style lanterns are proposed within the entrance arches.
The DDA (Downtown Development Authority) recommended that pole mounted
decorative light fixtures are provided for within the adjacent rights-of-way (1st Avenue
and 1st Street). It was also recommended that the decorative light poles match those,
which exist along Atlantic Avenue. These items have been attached as conditions of
approval. An additional condition of approval is that all site lighting be indicated on the
landscape plan and site plan to prevent conflicts with site improvements and
landscaping.
Stacking Distance:
Pursuant to LDR Section 4.6.9(D)(3)(c)(1), provisions must be made for stacking and
transition of incoming traffic from a public street, such that traffic may not backup into
the public street system. The minimum distance between the right-of-way line of a local
street and the first parking space or aisle way in a parking lot containing between 21
and 50 parking spaces shall be 20 feet. LDR Section 4.6.9(D)(3)(c)(3) states that the
length of the stacking area may be reduced when supported by a traffic study.
There are two means of ingress/egress to the site (1st Avenue and the alley). After
right-of-way dedication for the sidewalk on NE 1st Avenue, the stacking distance
provided will be 11', while 17' is proposed adjacent to the alley. The proposed
residential use will only generate 70 vehicular trips a day, which will enter and exit the
site via the 2 driveways. Given the low traffic volumes and the multiple driveways, there
are no problems anticipated with stacking. Therefore, the reduction of the 20' stacking
distance to 11' and 17' is acceptable._.
S?RAB Staff Report
Crass V Site Pian, Landsca, .g, Building Elevations— Neal's Market Tot, .tomes
Page 4
Visibility at Intersections:
Driveways:
Pursuant to LDR Section 4.6.14(A)(1), the sight visibility triangle at a
driveway/accessway must be 20'. This requirement has been met at the east and west
entrances to the parking court where a 3' high stucco wall is proposed. The 3' high wall
connects to a decorative entrance arch, which is situated over the drive aisles of the
parking court entrances.
Street and Alley Intersections:
Pursuant to LDR Section 4.6.14(A)(2) when property abuts the intersection of 2 public
rights-of-way, all landscaping within the triangular area [two (2) sides of the triangle
being 40' in length along the abutting public right-of-way lines, measured from their
point of intersection, and the third side being a line connecting the ends of the other 2
lines] shall provide unobstructed cross-visibility at a level between 3' and 6' in height.
At the intersection of NE 1st Street and NE 1st Avenue and the intersection of NE ist
Street and the north/south alley, reduced sight visibility triangles have been provided
(approximately 26' — 27'6"). The applicant has requested a waiver to the requirement.
Prior to granting a waiver, the Board shall make a finding that the granting of the waiver:
a) Shall not adversely affect the neighboring area;
b) Shall not significantly diminish the provision of public facilities;
c) Shall not create an unsafe situation; or,
d) Does not result in the granting of a special privilege in that the same waiver would
be granted under similar circumstances on other property for another applicant or
owner.
The landscaping at the southwest and southeast corners of the site (at the intersections
of NE 1st Street & NE 1st Avenue and the north/south alley and NE 1st Street) encroach
into this sight visibility triangle. There is a concern with the proposed Live Oaks as they
become mature, and their trunks become larger. NE 1st Street is currently one-way
westbound, therefore there is not the same concern with visibility at the alley that there
would be at an intersection with opposing traffic. However, there has been discussion
in the past among City officials and the Pineapple Grove Main Street Advisory Board
retarding the possible conversion of this street and SE 1st Street to two-way traffic. To
better mitigate future site visibility concerns the proposed Heritage Live Oak trees at the
southwest and southeast corners of the site should be replaced with groupings of Palm
trees.
The waiver does not affect the provision of public facilities nor should it affect the
neighboring area. The granting of the waiver will not result in the grant of a special
privilege as similar waivers were granted for recent development along NE 1st Street
(Creations of Delray Beach, Town Square). The waiver should not result in an unsafe
situation provided the proposed Lives Oaks are replaced with palms, which is attached
as a condition of approval.
SPRAB Staff Report
Class V Site Plan, Landsca;._..g, Building Elevations— Neal's Market Tov..�,ornes
Pape 5
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 Street is 55' and NE 1st
Avenue is 60'. A 50' right-of-way exists for NE 1st Street and 40' 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 recommended that at least 5' of right-of-way be dedicated or a
sidewalk easement provided in order to accommodate the existing and proposed 5'
sidewalks. The applicant has indicated that 5' of right-of-way will be dedicated adjacent
to the NE 1st Street and NE 1st Avenue rights-of-way. A condition of approval is that the
plat dedicate the right-of-way. If the proposal involves any changes where platting is
not required, then a right-of-way deed would need to be executed.
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 and a 5' sidewalk is proposed along the south side
of the property adjacent to NE 1st Street. The proposal includes pedestrian connections
to the existing and proposed 5' sidewalks along NE 1st Street and Avenue. Therefore,
this requirement has been met. As previously stated, 5' of right-of-way must be
dedicated for the sidewalks.
Plat:
The subject property is required to be platted as the units are for fee simple ownership.
An attached condition of approval is that the plat must be recorded prior to issuance of
building permits.
Six Live Oak trees are proposed within the parking court with a variety of groundcover
and foundation plantings. Adjacent to the building within the parking court White Bird of
Paradise with lxora Nora Grant and Xanadu plantings are proposed. A mix of
foundation plantings and groundcover are proposed adjacent to the fronts of the
townhouse units. Foxtail Palm trees are proposed at the northeast and northwest
corners of site, and at the southeast and southwest corners of the site Heritage Live
Oak trees are proposed. As previously discussed in the report the Heritage Live Oak
trees should be replaced with groupings of Palm trees (i.e. Alexander Palms) to allow
for adequate site visibility. Additional vertical elements should be included adjacent to
the front side of the south building. These items have been attached as a condition of
approval.
•
SPRAB Staff Report
Class V Site Plan, Landsca,..g, Building Elevations— Neal's Market Tov....,omes
?aoe 6
The development proposal includes demolition of the noncontributing Neal's market
building and demolition or relocation of the contributing cottage to the east (Jo's
Backroom).
Demolition Guidelines:
Pursuant to LDR Section 4.5.1(F)(1), the HPB shall consider the following guidelines in
evaluating applications for a COA for demolition of historic buildings;
(a) Whether the structure is of such interest or quality that it would reasonably
fulfill the criteria for designation for listing on the National Register.
(b) Whether the structure is of such design, craftsmanship, or material that it
could be reproduced only with great difficulty or economically nonviable
expense.
(c) Whether the structure is one of the last remaining examples of its kind in
the designated historic district within the city.
(d) Whether retaining the structure would promote the general welfare of the
city by providing an opportunity to study local history, architecture, and
design, or by developing an understanding of the importance and value of
a particular culture and heritage.
(e) Whether there are definite plans for immediate reuse of the property if the
proposed demolition is carried out, and what effect those plans will have
on the character of the surrounding area.
The Market Building, 105 NE 1st Street:
The eastern portion of the Neal's Market building was constructed in 1954 by Mr. O.D.
Priest, a member of one of the early Delray pioneering families. It is typical of the c.b.s.
commercial vernacular buildings of the mid 50s with a flat roof and glass front doors
across the south façade and metal louvers above the doors. The building is 25' wide
and 60' in length. In 1960 Mr. Priest constructed a 20.5' X 60' addition to west of the
1954 structure, architect George C. Davis designed the addition. It has 3 full-length
plate glass windows and a door all framed in aluminum across the front façade, above
the windows and door are glass jalousies; a 2'8" canopy extends across the front
façade. The wall was removed between the two buildings to create one space when
Victor Neal purchased the property.
Jos Back Room, 115 NE 1st Street:
The building was constructed as a single-family residence in 1925. It is of frame
construction on a pier foundation with wood clapboard siding and a composition shingle
roof. It is vernacular in style and retains many of its original windows and wood shutters
hinged from the lintel. It is rectangular in plan with a wrap around porch across the front
and a portion of the east elevation. Originally screened, the porch has been enclosed,
the house contains approximately-1;062 sq.ft. and the porch 312 sq.ft, for a total of
1,374 sq.ft. Attempts to find someone to relocate the building have failed.
•
• SPRAB Staff Report
•
Class V Site Plan, Lands:a....g, Building Elevations— Neal's Market Tor....'omes
Pace 7
.• . Cf+ JI�K Y' .JYN 1'.. L'f i*e - r f,' s'
The architectural style of the proposed 3-story, 10-unit townhouse development is
characteristic of the Mediterranean Revival style. Each 5-unit building features a yellow
stucco finish and terracotta barrel tile roofs. Architectural detailing includes raised
stucco banding, metal railings, false towers, decorative rafter tails, rotundas, decorative
shutters, balconettes and balconies with wood trellises. Variations in window
treatments have been provided. This includes square windows, single hung windows,
double hung windows, windows that contain fixed glass, windows with fixed square and
arched transoms, windows with sidelights, octagonal windows and arched windows. In
some instances where the windows are the same style and size, variation is provided by
adding different treatments around the windows such as raised stucco banding,
decorative stucco columns and canvass awnings. The elevations vary from one side of
the project to the other relating to its contextual surroundings, however there are similar
architectural characteristics. It shall also be noted that increased setbacks as well as
varied front offsets are provided for with the townhouse units.
The proposed Mediterranean Revival style and design elements are consistent with the
historical characteristics of the Old School Square Historic Arts District. However, the
Pineapple Grove Main Street Design Review Committee recommended that the
proposed style be more Floribbean or Vernacular. Additionally, the Committee
recommended that elevations include a combination of wood siding and more shutters.
It shall be noted that the Mediterranean Revival style is more ap
propriate ppropriate and
complimentary to the district especially given the projects' location to the Old School
Square facility, which is also Mediterranean Revival in style. The Floribbean style
seems to be more appropriate to the existing structures on Pineapple Grove Way. A
majority of the Pineapple Grove Way structures were built between 1940 and 1960 and
are very plain in style. The Floribbean style provides an economical and appropriate
improvement for such structures and is not appropriate to OSSHAD. Therefore, staff
feels the proposed style for the 3-story, 10-unit townhouse project is well suited for the
Old School Square Historic District. •
Wall and Entrance Arch:
A 3' high concrete block wall with a yellow, stucco finish and entrance arches is
proposed along the east and west sides of the property. The arch will extend over the
entrances to the parking court and feature hanging coach style lanterns. The
townhouse units at the end cf the two buildings also feature entrance arches which are
connected to the wall. These arches also include smaller, hanging, coach style
lanterns.
Air Conditioning Units and Refuse Areas:
The refuse areas are located on the east side of the buildings adjacent to the alley and
are enclosed with a 3' high concrete block stuccoed wall with decorative gates. Air
conditioning units are proposed on the west side of the buildings adjacent to NE 1st
Avenue and are also enclosed with-a--3' high concrete block stuccoed wall.
•
SPRAB Staff Report -
Class V Site Plan, Landsoai_ g, Building Elevations— Neal's Market Tov,...,omes
Page 8
QUIREDr FINDINGS. I
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 following
areas:
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 is zoned OSSHAD (Old School Square Historic Arts District). However,
pursuant to LDR Section 4.4.24, Lots 7-8, Block 75 are subject to the regulations and
special provisions of the CBD (Central Business District) zoning district. Pursuant to
LDR Section 4.4.13(B)(4), within the CBD zoning district multiple family structures of 30
units per acre or less are allowed as a permitted use. Based upon the above, it is
appropriate to make a positive finding with respect to consistency with the Future Land
Use Map designation.
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 objectives and policies of the adopted Comprehensive Plan was
conducted and the following applicable objectives or policies were noted.
Future Land Use Element Objective A-1 - Property shall be developed or
redeveloped in a manner so that the future use and intensity is appropriate and
complies in terms of soil, topographic, and other applicable physical
considerations, is complimentary to adjacent land uses, and fulfills remaining
land use needs. —
•
SPRAB Staff Report —
Class V Site Plan, Landscar g, Building Elevations— Neaps Market Toy. .ornes
Pane 9
The property is developed and contains a vacant produce market and gift shop. There
are no special physical or environmental characteristics of the land that would be
negatively impacted by the proposed multiple family development. The Housing
Element of the Comprehensive Plan calls for the provision of infill housing in the
downtown which this development will help to fulfill.
Housing Policy A-12.3: In evaluating proposals for new development or
redevelopment, the City shall consider the effect that the proposal will have on
the stability of nearby neighborhoods. Factors such as noise, odors, dust, traffic
volumes and circulation patterns shall be reviewed in terms of their potential to
negatively impact the safety, habitability and stability of residential areas. If it is
determined that a proposed development will result in a degradation of any
neighborhood, the project shall be modified accordingly or denied.
The subject property is located in the Old School Square Historic District and the
Pineapple Grove Main Street Area, both of which contain residential uses. The
proposal will be complimentary to the adjacent commercial and residential uses, as the
use is lower in intensity. This project will not have a negative impact on these areas. In
fact the townhomes will be compatible with, and may even enhance the value of
properties located within the surrounding mixed-use neighborhood. The development
will not increase noise, odor, or dust, as it will allow for the reuse and redevelopment of
an existing commercial property.
Open Space and Recreation Element Policy A-3.1 - Tot lots and recreation areas
serving children from toddlers to teens, shall be a feature of all new housing
developments as part of the design to accommodate households having a range
of ages. This requirement may be waived or modified for residential
developments located in the downtown area, and for infill projects having fewer
than 25 units.
This policy may be waived for projects in the downtown because the City recognizes the
following: that households located in the downtown are likely to have fewer children
than those located in suburban settings; that land in the central business district is at a
premium and it can be cost prohibitive to provide recreational features such as tennis
courts, volleyball courts, etc.; and, that there are other cultural and recreational
opportunities located in the downtown that are not readily available to residents of
suburban apartment complexes. Based on the above, this policy is met.
Housing Element Objective B-2 - Redevelopment and the development of new
land shall result in the provision of a variety of housing types which shall
continue to accommodate the diverse makeup of the City's demographic profile,
and meet the housing needs identified in this Element. Policies, which will
implement this objective, include:
Housing Element Policy B-2.2 - The development of new adult oriented
communities within the City is discouraged. New housing developments shall be
designed to accommodate households having a range of ages, especially families
with children, and shall be required to provide 3 and 4 bedroom units and activity
areas for children ranging from toddlers to teens. This requirement may be
SPRAB Staff Report -
Class V Site Plan, Lands:ar...g, Building Elevations— Neal's Market Tow._.,omes
Pape 10
waived or modified for residential development located in the downtown area,
and for infill projects having fewer than 25 units.
This project will not be excluded to occupancy by adults only. However, it is
acknowledged that downtown dwellings are not typically occupied by households with
children. This complex will primarily accommodate young and middle-age
professionals. As allowed by this policy, it is appropriate that this project not be
required to provide 4 bedroom units and activity areas for children.
Housing Element Policy B-2.6 - Housing in and near the downtown area, in close
proximity to employment opportunities and services, is a critical need. In order
to help stimulate demand for new housing in and around the Central Business
District, the development of new rental housing projects outside of the TCEA and
North Federal Highway area is discouraged.
The development proposal complies with this policy as it provides the desired type of
residential development within the OSSHAD and the CBD.
Section 2.4.5 (F)(5) - Compatibility (Site Plan Findings): The approving body must
make a finding that development of the property pursuant to the site plan will be
compatible and harmonious with 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, west and south by OSSHAD zoning and
CBD zoning on the east. The adjacent land uses include: to the north, a multi-family
apartment building; to the west across NE 1st Avenue, an apartment building and a
single-family residence; to the south across NE 1st Street, a commercial building
previously known as the Goodwill Store; and to the east across the alley, A-Z Auto
Parts.
The subject property was previously home to Neal's Market, a produce market, and Jo's
Backroom, a gift shop. These uses had co-existed with the adjacent commercial and
residential uses for many years with no known compatibility issues. The proposed
townhouse development has been designed to create the least impact on adjacent
properties. This proposal will help to address the need for housing in the downtown area
and will contribute to the stabilization and revitalization of the area. It will also enhance
property values in the area. Based on the above, a finding of compatibility can be made
that the proposed development will be compatible and harmonious the adjacent and
nearby properties.
= _,' EV:IEW' B"Y HERS
Community Redevelopment Agency:
At its meeting of September 14, 2000 the CRA (Community Redevelopment Agency)
recommended approval of the development proposal.
• SPRAB Staff Report
Class V Site Plan, Landsca..,,g, Building Elevations— Neal's Market Tov...,'omes
Page 11
Downtown Development Authority:
At its meeting of September 20, 2000, the DDA (Downtown Development Authority)
recommended approval of the development proposal with the condition that adequate
site lighting be installed and that the perimeter light poles be located in the adjacent
right-of-way and be consistent with light poles us along Atlantic Avenue.
Pineapple Grove Main Street Design Review Committee:
At its meeting of September 19, 2000, the Committee recommended approval of the
development proposal with the conditions:
1. That the entrance be improved with respect to the site visibility triangle;
2. That the arches across the driveway be eliminated;
3. That additional vertical elements such as Alexander Palms be added;
4. That 3 palm trees replace the proposed Live Oak at the corner of NE 1st Street and
NE 1st Avenue;
5. That the architectural style be more Floribbean or Vernacular; and,
6. That a combination of wood siding and more shutters be included in the design.
Neighborhood Notice:
Special Notice was provided to the Old School Square Homeowners association.
Letters of objection, if any, will be presented at the HPB meeting.
,11 -SS,M TirAND ;CONCL;U:SION -,
The development proposal is to construct a 10-unit townhouse development. The
addition of households in the downtown area will help in the long term revitalization of
the CBD. The proposed use is consistent with the policies of the Comprehensive Plan
and Chapter 3 of the Land Development Regulations. The waiver to reduce the site
visibility can be supported provided the Oak trees are changed to palms. Positive
findings can be made with respect to Section 2.4.5(F)(5) regarding compatibility of the
proposed use with surrounding properties, provided the conditions of approval are
addressed.
A'!:TE;R_N"ATIVE ACT.:1`ON,S - I
A. Continue with direction.
B. Approve COA-4 i 6 and the associated Class V site plan, landscape plan and
architectural elevations for Neal's Market Townhomes, based on positive findings
with respect to Chapter 3 (Performance Standards), and Section 2.4.5(F)(5) (Finding
of Compatibility) of the Land Development Regulations and the policies of the
Comprehensive Plan subject to conditions.
• SPRAB Staff Report --
Class V Site Plan, Landscap...3, Building Elevations—Neal's Market Tow...,omes
Pace 12
C. Deny approval of the COA-416 and the associated Class V site plan, landscape
plan, and architectural elevations for Neal's Market Townhomes, with the basis
stated.
By Separate Motions:
Demolition:
Based upon positive findings to LDR Section 4.5.1(F)(1) approve the demolition of the
contributing and non-contributing structures located on the subject property.
Waiver:
Approve a waiver to LDR Section 4.6.14(A)(2), to reduce the site visibility corner at the
intersection of NE 1st Avenue and NE 1st Street, and the intersection of NE 1st Street
and the alley, from 40' to 26' — 27'6", based upon positive findings with LDR Section
2.4.7(B)(5), with the condition that the Live Oaks be replaced with palms.
Site Plan:
Approve the COA-416 for the Class V site plan for Neal's Market Townhomes, based
on positive findings with respect to Chapter 3 (Performance Standards), and Section
2.4.5(F)(5) (Finding of Compatibility) of the Land Development Regulations and policies
of the Comprehensive Plan subject to the following conditions:
1. That decorative light poles, similar to those along Atlantic Avenue, be provided for
within the adjacent rights-of-way;
2. That the two Heritage Live Oak trees be replaced with groupings of Alexander Palm
trees;
3. That 5' of right-of-way be dedicated with the plat; and,
4. That the plat be recorded prior to issuance of building permit.
Landscape Plan:
Approve the COA-4 i 6 for the landscape plan for Neal's Market Townhomes, based on
positive findings with respect to Section 4.6.16 of the Land Development Regulations.
Design Elements:
Approve the COA-416 for the design elements for Neal's Market Townhomes, based
on positive findings with respect to LDR Section 4.6.18.
SPRAB Staff Report
Ciass V Site Ran, L andsca:,...g, Building Elevations— Nears Market i ov....tomes
Page 13
Attachments:
• Appendix A
• Appendix B
• Site Plan
• Architectural Elevations
• Landscape Plan
Report prepared by: Michelle E. Hoyland, Planner
. . JL �..Y 7� :r ''. `,_y+i .'�Y'CTfr351".'�,3aw�
ati r� (b CONCURRENPY INDINGS '�
Pursuant to Section 3.1.1(B) Concurrency as defined pursuant to Objective B-2 of the
Land Use Element of the Comprehensive Plan must be met and a determination made
that the public facility needs of the requested land use and/or development application
will not exceed the ability of the City to fund and provide, or to require the provision of,
needed capital improvements for the following areas:
Water and Sewer:
p Water service will be provided via a service lateral connection to the existing 8" main
along the east side of NE 15`Avenue.
Sewer service will be provided via a service lateral connection to an 8" main located in
the north/south alleyway on the east side of the property.
❑ Adequate fire suppression is provided as a fire hydrant is located at the southwest
corner of NE 1s.Street and NE 151 Avenue, approximately 50' west of the site.
Pursuant to the City's Comprehensive Plan, treatment capacity is available at the City's Water
Treatment Plant and the South Central County Waste Water Treatment Plant for the City at
build-out. Based upon the above, positive findings can be made with respect to these level of
service standards.
Drainage:
Drainage will be accommodated by an exfiltration system. There are no problems anticipated in
complying with SFWMJID requirements and obtaining the required surface water permit. Based
upon the above positive findings may be made with respect to this level of service standard.
Streets and Traffic:
The subject property is located in the City's TCEA (Traffic Concurrency Exception Area), which
encompasses the CBD, CBD-RC, and OSSHAD, as well as the West Atlantic Avenue 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 development will generate 70 ADT.
Parks and Open Space:
The proposed units will not have a significant impact with respect to level of service standards
for parks and recreation facilitees. However, pursuant to LDR Section 5.3.2, whenever a
development is proposed upon land which is not designated for park purposes in the
Comprehensive Plan, an in-lieu fee of $500.00 per dwelling unit will be collected prior to
issuance of building permits for each unit. Thus, an in-lieu fee of $5,000.00 will be required of
this development.
Solid Waste:
Trash generated each year by the residential development consisting of 10 units will be 5.22
tons per year. The increase can be accommodated by existing facilities and thus, will not have
a significant impact on this level of service standard.
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t.' `A. ED. 4R1DTS F`O,R�SIgTE P.L`ANSAC;TIONS 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
Meets intent of standard X
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
SPRAB Staff Report
Class V Site Plan, Landscap,.ig, Building Elevations— Neal's Market Tow,..iomes
Pane 16
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
Meets intent of standard X
Does not meet intent
H. The City shall consider the effect that the proposal will have on the stability of nearby
neighborhoods. Factors such as noise, odors, dust, traffic volumes and circulation
patterns shall be reviewed in terms of their potential to negatively impact the safety,
habitability and stability of residential areas. If it is determined that a proposed
development will result in a degradation of any neighborhood, the project shall be
modified accordingly or denied.
Not applicable
Meets intent of standard X
Does not meet intent
I. Development shall not be approved if traffic associated with such development would
create a new high accident location, or exacerbate an existing situation causing it to
become a high accident location, without such development taking actions to remedy
the accident situation.
Not applicable
Meets intent of standard X
Does not meet intent
J. Tot lots and recreational areas, serving children from toddler to teens, shall be a
feature of all new housing developments as part of the design to accommodate
households having a range of ages. This requirement may be waived or modified for
residential developments located in the downtown area, and for infill projects having
fewer than 25 units.
Not applicable X
Meets intent of standard
Does not meet intent
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