HPB-05-03-00 04.
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4y AGENDA
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HISTORIC PRESERVATION BOARD MEETING
CITY OF DELRAY BEACH
Meeting Date: May 3, 2000
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. APPROVAL OF MINUTES
• April 5, 2000
III. PUBLIC HEARING ITEMS
A. Variance 67 Associated with COA-397 for New Construction at 8 NW 1st
Street, Old School Square Historic District. Randall Stoffit Architects,
Authorized Agents.
Consider Granting a Variance to the Land Developments Regulations,
Section 4.3.4(K) Pertaining to the Front Building Setback Requirements,
and,
Consider New Construction for an Office Building Including Demolition of a
Contributing Structure, Site Plan, Waivers, Landscape Plan and Design
Elements Associated with COA-397.
IV. DISCUSSION AND ACTIONS ITEMS
A. Consider Making a recommendation to the Planning & Zoning Board with
Respect to a Conditional Use Request Pertaining to Nighttime Outdoor
Dining in the Old School Square Historic Arts District (OSSHAD) Zoning
District.
HPB Meeting
May 3,2000
Page 2
B. Consider the Use of Hardiboard or Comparable Cement Board as an
Alternative to Wood Siding for Use on Historic Structures.
V. REPORTS AND COMMENTS
A. Reports from Historic District Representatives
B. Board Members
C. Staff
VI. ADJOURN
Pat C��
Historic Preservation Planner
POSTED ON: April 27, 2000
File/s/hpb/hpb agenda 5-3-00
FORM 4 MEMORANDUM OF VOTING CONFLICT
LAST NAME-FIRST NAME-MIDDLE NAME THE BOARD, COUNCIL, COMMISSION, AUTHORITY, OR
COMMITTEE ON WHICH I SERVE IS A UNIT OF:
Bodker, Dave
MAILING ADDRESS [X] CITY [] COUNTY []OTHER LOCAL AGENCY []STATE
801 NW 2"d Avenue, Delray Beach:FL 33444
CITY COUNTY
Delray Beach Palm Beach
DATE ON WHICH VOTE OCCURRED NAME OF POLITICAL SUBDIVISION OR STATE AGENCY
May 3, 2000
NAME OF BOARD, COUNCIL, COMMISSION, AUTHORITY, City of Delray Beach
OR COMMITTEE
Historic Preservation Board
WHO MUST FILE FORM 4
This form is for use by any person serving on either an appointed or elected board, council, commission, authority, or committee,
whether state or local, and it applies equally to members of advisory and non-advisory bodies who are faced with a voting conflict of
interest.
As the voting conflict requirements for public officers at the local level differ from the requirements for state officers,this form is divided
into two parts: PART A is for use by persons serving on local boards (municipal, county, special tax districts, etc.), while PART B is
—rescribed for all other boards, i.e.those at the state level.
—IPART C of the form contains instructions as to when and where this form must be filed.
PART A
VOTING CONFLICT DISCLOSURE FOR LOCAL PUBLIC OFFICERS
[Required by Section 112.1343(3), Florida Statutes (Supp. 1984).]
The Code of Ethics for Public Officers and Employees PROHIBITS each municipal, county, and other local public officer FROM
VOTING in an official capacity upon any measure which inures to his special private gain. Each local officer also is prohibited from
knowingly voting in his official capacity upon any measure which inures to the special gain of any principal (other than a government
agency as defined in Section 112.312(2), Florida Statutes) by whom he is retained.
In any such case a local public officer must disclose the conflict:
(a) PRIOR TO THE VOTE BEING TAKEN by publicly stating to the assembly the nature of his interest in the matter on which he is
abstaining from voting; and
(b) WITHIN 15 DAYS AFTER THE VOTE OCCURS by describing the nature of his interest as a public record in this part below.
NOTE: Commissioners of a Community Redevelopment Agency created or designated pursuant to Section 163.356 or Section
163.357, Florida Statutes (Supp. 1984), or officers of independent special tax districts elected on a one-acre, one-vote basis are not
prohibited from voting. In such cases, however,the oral and written disclosure of this part must be made.
I,the undersigned local public officer, hereby disclose that on May 3. 2000:
I i) I abstained from voting on a matter which (check one):
inured to my special private gain; or
X inured to the special gain of Steve Cohen, by whom I am retained.
(b) The measure on which I abstained and the nature of my interest in the measure is as follows:
Agenda Item III.A.: Variance 67 & COA 397, New nstruction of the Cohen Office Building,
8 NW 1st Street. I am the Landscape Archite for this pr ject.
May 3, 2000
Date Filed Sign ture
Please see PART C for instructions on when and where to file this form.
PART B
VOTING CONFLICT DISCLOSURE FOR STATE OFFICERS
[Required by Section 112.3143(2), Florida Statutes (Supp. 1984).]
Each state public officer is permitted to vote in his official capacity on any matter. However, any state officer who votes in his official
capacity upon any measure which inures to his special private gain or the special gain of any principal by whom is retained is required
to disclose the nature of is interest as a public record in Part B below within 15 days after th vote occurs.
I,the undersigned officer of a state agency, hereby disclosure that on ,443
(a) I voted on a matter which (check one):
inured to my special private gain; or
inured to the special gain of , by whom I am retained.
(b) The measure on which I voted and the nature of my interest in the measure is as follows:
Date Filed Signature
Please see PART C below for instructions on when and where to file this form.
PART C
FILING INSTRUCTIONS
This memorandum must be filed within fifteen (15) days following the meeting during which the voting conflict occurred with the person
responsible for recording the minutes of the meeting, who shall incorporate the memorandum in the meeting minutes. this form need
not be filed merely to indicate the absence of a voting conflict.
NOTICE: UNDER PROVISIONS OF FLORIDA STATUTES 11.317(1983),A FAILURE TO MAKE ANY DISCLOSURE CONSTITUTE
GROUNDS FOR AND MAY BE PUNISHED BY ONE ORE MORE OF THE FOLLOWING: IMPEACHMENT, REMOVAL OR
SUSPENSION FROM OFFICE OR EMPLOYMENT, DEMOTION, REDUCTION IN SALARY, REPRIMAND, OR A CIVIL PENALTY
NOT TO EXCEED$5,000.
FORM 4 MEMORANDUM OF VOTING CONFLICT
AST NAME-FIRST NAME-MIDDLE NAME THE BOARD, COUNCIL, COMMISSION, AUTHORITY, OR
COMMITTEE ON WHICH I SERVE IS A UNIT OF:
Ames, Shane
MAILING ADDRESS - [X]CITY []COUNTY [] OTHER LOCAL AGENCY []STATE
302 Dixie Blvd, Delray Bead- FL 33444
CITY COUNTY
Delray Beach Palm Beach
DATE ON WHICH VOTE OCCURRED NAME OF POLITICAL SUBDIVISION OR STATE AGENCY
May 3, 2000
NAME OF BOARD, COUNCIL, COMMISSION,-AUTHORITY, City of Delray Beach
OR COMMITTEE
Historic Preservation Board
WHO MUST FILE FORM 4
This form is for use by any person serving on either an appointed or elected board, council, commission, authority, or committee,
whether state or local, and it applies equally to members of advisory and non-advisory bodies who are faced with a voting conflict of
interest.
As the voting conflict requirements for public officers at the local level differ from the requirements for state officers,this form is divided
into two parts: PART A is for use by persons serving on local boards (municipal, county, special tax districts, etc.), while PART B is
Prescribed for all other boards, i.e.those at the state level.
=ART C of the form contains instructions as to when and where this form must be filed.
PART A
VOTING CONFLICT DISCLOSURE FOR LOCAL PUBLIC OFFICERS
[Required by Section 112.1343(3), Florida Statutes (Supp. 1984).]
The Code of Ethics for Public Officers and Employees PROHIBITS each municipal, county, and other local public officer FROM
VOTING in an official capacity upon any measure which inures to his special private gain. Each local officer also is prohibited from
knowingly voting in his official capacity upon any measure which inures to the special gain of any principal (other than a government
agency as defined in Section 112.312(2), Florida Statutes)by whom he is retained.
In any such case a local public officer must disclose the conflict:
(a) PRIOR TO THE VOTE BEING TAKEN by publicly stating to the assembly the nature of his interest in the matter on which he is
abstaining from voting;and
(b) WITHIN 15 DAYS AFTER THE VOTE OCCURS by describing the nature of his interest as a public record in this part below.
NOTE: Commissioners of a Community Redevelopment Agency created or designated pursuant to Section 163.356 or Section
163.357, Florida Statutes (Supp. 1984), or officers of independent special tax districts elected on a one-acre, one-vote basis are not
prohibited from voting. In such cases, however,the oral and written disclosure of this part must be made.
I,the undersigned local public officer, hereby disclose that on May 3.2000:
(a) I abstained from voting on a matter which(check one):
inured to my special private gain; or
X inured to the special gain of Eric Carlstrom, by whom I am retained.
(b) The measure on which I abstained and the nature of my interest in the measure is as foil ws:
Pre-Application for 34 N. Swinton Avenue, proposal to olish a c ibuting single
family residence&construct an office buildin chitect fo owner.
Date Filed S ature
Please see PART C for instructions on when and where to file this form.
PART B
VOTING CONFLICT DISCLOSURE FOR STATE OFFICERS
[Required by Section 112.3143(2), Florida Statutes (Supp. 1984).]
Each state public officer is permitted to vote in his official capacity on any matter. However, any state officer who votes in his official
capacity upon any measure which inures to his special private gain or the special gain of any principal by whom is retained is required
to disclose the nature of is interest as a public record in Part B below within 15 days after the vote occurs.
I,the undersigned officer of a state agency, hereby disclosure that on , 19
(a) I voted on a matter which(check one):
inured to my special private gain;or
inured to the special gain of , by whom I am retained
(b) The measure on which I voted and the nature of my interest in the measure is as follows:
Date Filed Signature
Please see PART C below for instructions on when and where to file this form.
PART C
FILING INSTRUCTIONS
This memorandum must be filed within fifteen (15) days following the meeting during which the voting conflict occurred with the person
responsible for recording the minutes of the meeting,who shall incorporate the memorandum in the meeting minutes. this form need
not be filed merely to indicate the absence of a voting conflict.
NOTICE: UNDER PROVISIONS OF FLORIDA STATUTES 11.317(1983),A FAILURE TO MAKE ANY DISCLOSURE CONSTITUT
GROUNDS FOR AND MAY BE PUNISHED BY ONE ORE MORE OF THE FOLLOWING: IMPEACHMENT, REMOVAL C-
SUSPENSION FROM OFFICE OR EMPLOYMENT, DEMOTION, REDUCTION IN SALARY, REPRIMAND, OR A CIVIL PENALTY
NOT TO EXCEED$5,000.
MINUTES OF THE HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH
DELRAY BEACH, FLORIDA
PUBLIC HEARING
MEETING DATE: MAY 3, 2000
LOCATION: FIRST FLOOR CONFERENCE ROOM
I. ROLL CALL:
The meeting was called to order by the Chairperson at 6:00 P.M. Upon roll call it
was determined that a quorum was present.
MEMBERS PRESENT: Chairperson Hurlburt, Shane Ames, Dave Bodker,
Mary Lou Jamison, John Johnson, Gail-Lee
McDermott
MEMBERS ABSENT: Tony Keller
STAFF PRESENT: Pat Cayce, Michelle Hoyland, Diana Mund, Assistant
City Attorney Jay Jambeck
II. APPROVAL OF MINUTES:
The Minutes for the Regular Meeting of April 5, 2000 were before the Board for
consideration. Mr. Ames moved to approve the Minutes as presented. The
motion was seconded by Ms. Jamison and passed 5-0 (Johnson abstaining).
Mrs. Cayce asked the Board to amend the agenda to add Item IV.C. Pre Application for
34 N. Swinton Avenue. The Board was of the consensus to do so.
At this point on the agenda Mr. Bodker stepped down from the Board.
III. PUBLIC HEARING ITEMS:
A. Variance 67 & Associated COA 397: New Construction at 8 NW 1st
Street, Old School Square Historic District. Randall Stofft, Architects,
Authorized Agent.
Item Before the Board: The action requested of the Board is that of
considering granting a variance to LDR Section 4.3.4(K) pertaining to the
front building setback requirements and new construction for an office
building including demolition of a contributing structure, site plan, waivers,
landscape plan and design elements.
Chairperson Hurlburt sated that this was a Quasi-Judicial item. Therefore,
anyone wishing to speak on this item would have to be sworn in.
Board Secretary Diana Mund asked that anyone wishing to speak raise
their right hand and then administered the oath.
Chairperson Hurlburt declared the Public Hearing open, as there was no
one wishing to speak the Public Hearing was closed.
It was moved by Mr. Ames, seconded by Ms. McDermott and passed 5-0
(Bodker abstaining) to approve the demolition of the contributing single
family structure located on Lot 1 of the subject property, based upon
positive findings with respect to LDR Section 4.5.1(F)(1).
It was moved by Mr. Ames, seconded by Ms. McDermott and passed 5-0
(Bodker abstaining) to approve Variance 67 to LDR section 4.3.4(K) to
reduce the front setback to 20' where 25' is required, based upon positive
findings with respect to LDR Section 4.5.1(J)(1).
It was moved by Ms. Jamison, seconded by Mr. Ames and passed 5-0
(Bodker abstaining) to approve COA 397 for the waiver to LDR Section
4.6.16(H)(3)(f), to eliminate the required 5' perimeter landscape buffer
along the east side of the property adjacent to the parking area and to
reduce the buffer to 3' adjacent to the maneuvering area on the south side
of the parking area.
It was moved by Mr. Ames, seconded by Ms. Jamison and passed 5-0
(Bodker abstaining) to approve COA 397 for the site plan, based upon
positive findings with respect to Chapter 3 (Performance Standards) of the
LDRs, policies of the Comprehensive Plan and Section 2.4.5(F)(5),
subject to the following conditions:
1. That decorative site lighting fixture details be provided, and may be
approved administratively;
2. That a Declaration of Unity-of-Title be recorded prior to issuance of a
building permit; and,
3. That a sidewalk easement agreement be executed for the proposed
sidewalk on the west side of the property.
It was moved by Ms. Jamison, seconded by Mr. Ames and passed 5-0
(Bodker abstaining) to approve COA 397 for the landscape plan, based
upon positive findings with respect to LDR Section 4.6.16, subject to the
following condition:
1. Provide notation on the landscape plan stating that if the landscaping
on the adjacent site, is removed, the required perimeter landscaping
will be installed on the subject property.
-2- HPB Minutes 05/03/00
It was moved by Mr. Ames, seconded by Ms. Jamison and passed 5-0
(Bodker abstaining) to approve COA 397 for the design elements, based
upon positive findings with respect to LDR Sections 4.5.1 and 4.6.18,
subject to the following conditions:
1. That the shutters be eliminated from all double windows and that
awnings be installed in place of the shutters. Additionally, the shutters
are to be eliminated from the stairwell and awnings are to be installed;
and,
2. That the front doors be changed from the Victorian style with oval
glass to traditional doors with rectangular wood or glass panels per the
owners discretion, the doors may be stained or painted one of the trim
colors.
At this point on the agenda Mr. Bodker returned to the Board.
IV. DISCUSSION AND ACTION ITEMS:
A. Consider Making a Recommendation to the Planning & Zoning Board with
Respect to a Conditional Use Request Pertaining to Nighttime Outdoor
Dining in the Old School Square Historic Arts District (OSSHAD) Zoning
District.
It was moved by Ms. Jamison, seconded by Mr. Ames and passed 6-0 to
recommend to the Planning and Zoning Board that the conditional use
request be approved to allow for nighttime outdoor dining at the Dada
Lounge, 52 N. Swinton Avenue, with the following condition:
1. That the adjacent resident (Mrs. Lang) is taken into consideration and
that no outdoor seating or service should be permitted after 10:00 pm,
unless Mrs. Lang has no objection to allowing the outdoor drinking and
dining to continue until 2:00 am; and,
2. That a personalized letter be sent to Mrs. Long with the standard
public notice.
B. Consider the Use of Hardiboard or Comparable Cement Board as an
Alternative to Wood Siding for Use on Historic Structures.
This item was considered at the Boards meeting of April 5, 2000. The
Board felt that it might be an appropriate alternative to wood siding,
especially in the Florida climate. Several members expressed the opinion
that as the cement board is thinner than wood clapboard some texture
and definition of light and shadow would be lost. The Board definitely felt
that the smooth finish is more appropriate for historic structures than the
wood grained finish. Several Board members were not familiar with how
the product looked after installation and asked that the decision be
postponed until they could view some examples in the area. They were
-3- HPB Minutes 05/03/00
directed to the Sundy Inn property on S. Swinton Avenue where cement
board has been used for new construction. The item was continued to the
meeting of April 19, 200, however, that meeting was cancelled and the
item was again before the Board.
The Board members who were not familiar with the product had inspected
the Sundy Inn site. However, after discussion the Board was reluctant to
recommend the use of cement board as it is in conflict with the Design
Guidelines. The Board was of the consensus to table the item and asked
staff to get estimates of the cost of cement board versus wood siding.
At this point on the agenda Mr. Ames stepped down from the Board.
C. Pre-Application: 34 N. Swinton Avenue, Old School Square Historic
District. Eric Carlstrom, Owner.
Item Before the Board: The action requested of the Board is that of
review and comment on a proposal to demolish a contributing single
family residence and construct an office building of approximately 7,080
square feet.
The Board reviewed a proposal for the office building at a pre-application
review on April 5, 2000. The Board was informed that all of the parking
would be located off-site, with parking spaces to be purchased from the
CRA. The Board felt that locating the parking off-site was not as great a
problem as is the loss of the historic structure if the new construction
occurs. The Board liked the design of the structure, however they had
concerns about the height. It was suggested that the new building be
lengthened to accommodate the number of sq.ft. the owner wants to
build. However, some Board members felt that was inappropriate, as the
building would be too massive in length. They asked the architect to
consider some modification, which would reduce the building's size and
height.
The applicant presented a revised plan for the proposed office building as
follows:
• The building has been reduced from 3 stories to 2.
• The length of the building has been increased from 75' to 96.5'
• The square footage has been reduced from 7,613 to 6,644.
In order to reduce the structure from 3 stories to 2 it is necessary to build
to the setback lines; thus the building exceeds the 40% lot coverage
limitation. To build the structure as proposed will require a variance to
LDR Section 4.3.4(K) to allow an increase in the percentage of lot
coverage.
-4- HPB Minutes 05/03/00
The Board felt they could support the variance and recommended that the
applicant proceed with the proposal as presented with the following
modification, that the oval windows shown on the north elevation be
redesigned or eliminated.
At this point on the agenda Mr. Ames returned to the Board.
V. REPORTS AND COMMENTS:
A. Reports from Historic District Representatives
None
B. Board Members
Ms. McDermott stated that the Osceola Park Neighborhood Association
has expressed interest in becoming an Historic District and asked that
Mrs. Cayce and some of the Board members speak at their next
association meeting.
C. Staff
None
VI. ADJOURNMENT:
There being no further business before the Board, the meeting adjourned at 7:50
P.M.
The undersigned is the Secretary of the Historic Preservation Board and the information
provided herein is the Minutes of the meeting of said body for May 3, 2000, which were
formally adopted and approved by the Board on May 17, 2000.
/////
Diana Mund
If the Minutes that you have received are not completed as indicated above, then this
means that these are not the Official Minutes. They will become so after review and
approval, which may involve some changes.
- 5- HPB Minutes 05/03/00
1
HISTORIC PRESERVATION BOARD
CITY OF D E L RAY BEACH ---STAFF REPORT---
MEETING DATE: May 3, 2000
AGENDA ITEM: III.A.
ITEM: Class V Site Plan, Landscape Plan, and Building Elevations for Cohen
Office Building, Located at the Southeast Corner of N.W. 1st Avenue
and N.W. 1st Street.
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GENERAL DATA:
Owner/Applicant Manimal Land Company
Agent Randall Stofft Architects
Location Southeast corner of N.W. 1st Avenue and N.W. 1st Street
Property Size 0.452 Acre
Future Land Use Map Other Mixed Use
Current Zoning OSSHAD
Adjacent Zoning North: OSSHAD
East: OSSHAD
South: OSSHAD
West: CF (Community Facilities)
Existing Land Use Abandoned single family house and vacant lot
Proposed Land Use Demolition of the existing structure and construction of a 2-story,
9,292 sq. ft. office building with associated parking and landscaping.
Water Service Existing on site.
Sewer Service Existing on site.
III.A.
ITEM BEFORE. THE BOARD
The action before the Board is that of approval of COA-397 which incorporates
the following aspects of the development proposal for Cohen Office Building,
pursuant to LDR Section 2.4.5(F):
❑ Class V Site Plan;
❑ Landscape Plan;
❑ Building Elevations;
❑ Demolition of a contributing single family structure; and,
❑ Waiver to the following requirement:
LDR Section 4.6.16(H)(3)(f) — A request to reduce the perimeter landscape strip
adjacent to the alley on the east side of the property abutting the proposed
parking area from 5' to 0', and to 3' adjacent to the maneuvering area.
❑ Variance to the following requirement:
LDR Section 4.3.4(K) — A request to reduce the front building setback
requirement from 25' to 20'.
The subject property is located on the southeast corner of NW 1st Avenue and
NW 1st Street, within the OSSHAD (Old School Square Historic Arts District)
zoning district.
BACKGROUND
The subject property consists of Lot 1 and 2, Block 60, Town of Linton and contains
approximately 0.45 acres. City building records indicate that the existing structure on Lot 1
was constructed in 1926. It is a single story single-family home, Mission Revival in style. Lot 2
is currently vacant (in 1995 the single-family residence was demolished).
On March 18, 1998, a request to demolish the contributing single-family residence was
processed through the Historic Preservation Board (HPB). Plans for immediate reuse of the
property were not submitted with the request for demolition. The Board continued the item
with the direction that the applicant submit elevations, floor plans and a rendering of what will
replace the structure, if demolished. Additionally, the Board suggested that the applicant
strongly consider incorporating the historic structure into the design of the new office building.
The applicant returned in June of 1998 with a rendering of the proposed office building,
however the floor plans were not submitted. The Board felt that the proposed style was
compatible to the neighborhood but specific details relating to the floor plan, size and layout
were not commented on, as they were not presented. On February 17, 1999 the applicant
returned to HPB again with another request for pre-application for the subject property. The
pre-application was to demolish the existing contributing Mission Revival style single family
residence and construct a 9,292 sq. ft. office building with an associated parking lot. The
parking lot would accommodate 21 parking spaces and 9 additional spaces were to be
purchased from the Community Redevelopment Agency (CRA) in the adjacent lot to the south.
This proposal was considerably different than the proposal presented in 1998 with respect to
the style and increased size of the building. The Board felt that the building was too massive,
HPB Staff Report
Cohen Office Building—Site Plan and COA-397
Page 2
that the size should be reduced and the design should contain more residential characteristics.
Additionally, the Board felt that the longer side of the building should face NW 1st Avenue with
the parking to the east rather than the south.
The request now before the Board is approval to construct a two-story 9,292 sq. ft. office
building, associated parking and utilization of 9 off-site parking spaces within the CRA parking
lot to the south.
PROJECT DESCRIPTION
The development proposal involves the following:
o Demolition of the existing contributing single family residence;
o Construction of a 9,292 sq. ft. office building;
❑ Installation of a 21 space parking lot (16 standard, 3 compact and 2 handicapped
accessible) on the east side of the building;
o Utilization of 9 parking spaces within the CRA parking lot to the south;
o Installation of landscaping, walkways, bike rack and a refuse container area;
o Installation of site lighting and wall mounted light fixtures.
The proposal involves a waiver request to reduce the perimeter landscape strip adjacent to the
alley on the east side of the property abutting the proposed parking area, from 5' to 0' and to 3'
adjacent to the maneuvering area [Ref: LDR Section 4.6.16(H)(3)(f)]. The proposal also
involves a variance to LDR Section 4.3.4(K), to reduce the front building setback from 25' to
20'.
SITE PLAN ANALYSIS
COMPLIANCE WITH LAND DEVELOPMENT REGULATIONS
The body taking final action on the site and development application/request shall
specifically address items identified in the Land Development Regulations.
LDR Section 4.3.4(K) Development Standards Matrix:
The following table indicates that the proposal complies with LDR Section 4.3.4(K) as it
pertains to the OSSHAD zoning district, provided the variance to reduce the front building
setback is approved:
Required Provided
Building Height (max.) 35' 14'5" —21'6"
Building Setbacks (min.) - Front * 25' 20'-25'
Side (Interior) 7'6" 48'-68'4"
Side (Street) 15' 15'
Rear 10' 10'
Open Space 25% 30.5%
*Refer to variance analysis
HPB Staff Report
Cohen Office Building—Site Plan and COA-397
Page 3
Variance Analysis:
The development proposal includes a request for a variance from LDR Section 4.3.4(K)
pertaining to the front building setback requirement. The specific variance requested is as
follows:
"A request to reduce the front setback to 20' where 25' is required. If granted, the
variance will allow a porch, 57'in length, to be constructed along the front of the building
facing NW 1st Street."
At the pre-application meeting of February 16, 2000 the Board members determined that they
could support the variance to allow the front porch to encroach into the building setback
requirement by 5'. The porch reinforces the residential concept of the overall design of the
building and is appropriate for the character of the historic district. Because the porch is open
its mass is not intrusive to the streetscape, therefore the effect of the 5' encroachment is
minimal. Additionally, in 1995 the HPB granted a variance for the medical office building
directly across the street on the north side of NW 1st Street to reduce the front setback from the
required 25' to 15'. One basis for granting that variance was that the setbacks would be
consistent with the side street setback of the historic building housing the Michael Weiner law
office adjacent to the east, which faces N. Swinton Avenue. The same criteria can be applied
to the Cohen Building variance request as it will create a more consistent streetscape with the
historic Tarrimore House (formerly Damiano's restaurant); which is directly to the east of the
subject property. The requested variance appears to meet the required bases provided in
Section 4.5.1(J), regarding the preservation of historic character and the adaptive reuse of the
property (See attached Appendix C).
OSSHAD Supplemental and Special Regulations:
Parking Requirements:
Pursuant to Section 4.4.24(G)(4)(a), within the OSSHAD zoning district, business and
professional offices shall provide 1 parking space for 300 sq.ft. of total new or existing floor
area being converted to non-residential use. In addition, pursuant to LDR Section 4.4.24(G)(6),
when parking requirements are applied to new development or a change in use, said parking
requirements may be reduced by one parking space. This reduction may only occur once.
Based upon the above, the 9,292 sq. ft. new structure will require thirty (30) parking spaces
(including the one-time reduction).
It is also noted that within the OSSHAD (Old School Square Historic Arts District) zone district,
when it is impossible or inappropriate to provide the required parking on-site, the parking
requirement may be met by providing either off-site parking or an in-lieu parking fee of $6,000
a space to utilize City parking spaces. As only 21 spaces can be located within the boundaries
of the site, the proposal includes 9 off-site parking spaces. The off-site spaces were
purchased from the Community Redevelopment Agency (CRA) and are located within the
parking lot immediately to the south of the subject property. A unity-of-title must be provided
for the 9 off-site parking spaces, this item has been attached as a condition of approval. The 9
off-site parking spaces and the 21 on-site spaces meet the parking requirement.
HPB Staff Report
Cohen Office Building—Site Plan and COA-397
Page 4
LDR Chapter 4.6 Supplementary District Regulations:
Bike Rack:
Pursuant to LDR Section 4.6.9(C)(1)(c)(3), bicycle parking facilities shall be provided by a fixed
or stationary bike rack for any non-residential use within the City's TCEA. The subject property
is located within the TCEA area, and a bike rack has been provided at the southeast corner of
the building.
Site Lighting:
Pursuant to LDR 4.6.8 (Lighting), lighting is required for new development proposals. A site
lighting and photometrics plan has been provided to ensure compliance with LDR Section
4.6.8, and the lighting is indicated on the site plan and landscape plan. However, specific
fixture details need to be provided. Provision of decorative light fixtures and poles consistent
with the Contemporary Florida Vernacular style of the building has been attached as a
condition of approval.
LDR Section 6.1.3 (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 within the NW 1st Street right-of-way
adjacent to the north side of the property. A 5' sidewalk is proposed along the west (NW 1st
Avenue) side of the property. The proposal includes pedestrian connections to the existing and
proposed sidewalks along NW 1st Street and Avenue. In order to allow for the alignment of the
proposed sidewalk along NW 1st Avenue with the existing sidewalk to the south, the proposed
sidewalk will be located within the property boundary, therefore a sidewalk easement
agreement will need to be executed. This item has been attached as a condition of approval.
OTHER ITEM_
Unity of Title
As the property incorporates 2 platted lots with improvements across lot lines and 9 parking
spaces within the CRA lot to the south, a recorded Unity of Title must be provided, which has
been listed as a condition of approval.
LANDSCAPE PLAN ANALYSIS
The landscape plan provides a variety of landscape materials. The majority of the proposed
landscaping will be located adjacent to the building and includes: Laurel Oaks with Sword Fern
underplantings; Alexander Palms with Dwarf Philodendron and Foxtail Asparagus
underplantings; and Triple Carpentaria Palms with Dwarf Philodendron and Parson's Juniper
underplantings. Additionally, along the east side of the structure Standard Indian Hawthorn
shrubs and Lady Palms are proposed with underplantings consisting of Parson's Juniper,
Bromeliads, Variegated Ginger, Sword Fern, Mondo Grass, Dwarf Philodendron, Giant Liriope,
Foxtail Asparagus, and Pleomele.
HPB Staff Report
Cohen Office Building—Site Plan and COA-397
Page 5
On the west and north sides Bleeding Hearts along with Parson's Juniper and Cocoplum
hedges are proposed adjacent to the building while Purple Crinum Lilies and Mondo Grass will
flank the entrance walks. Also, Confederate Jasmine and Parson's Juniper will be planted on
the north side of the structure and Pigmy Date Palms with Liriope underplantings will be
installed on the west side of the structure.
The parking lot landscaping consists of Laurel Oak and Crape Myrtle trees with underplantings
consisting of Cocoplum hedging and Liriope. As a Cocoplum hedge, one Royal Poinciana tree
and four Gumbo Limbo trees exist on the property immediately to the south the provisions for
the installation of perimeter landscape material shall not be applicable adjacent to the
proposed parking area [Ref: LDR Section 4.6.16(H)(3)(f)]. However, in the event that the
landscaping provided by the adjacent property which has been used to satisfy the landscaping
requirements for the property making application is ever removed, the property heretofore
using the existing vegetation to satisfy landscaping requirements, must then install landscaping
as required to comply with the provisions of the code. This note must appear on the landscape
plan and has been attached as a condition of approval. While the installation of landscape
material on the south side of the property is not applicable, a 5' wide landscape is required
along the south and east property lines, adjacent to the parking area. A request has been
submitted to waive this requirement.
Waiver Analysis:
Pursuant to LDR Section 4.6.16(H)(3)(f), a minimum of a 5' wide perimeter landscape strip is
required. The request is to eliminate the perimeter landscape strip adjacent to the alley on the
east side of the property abutting the proposed parking area and to 3' adjacent to the
maneuvering area on the south side of the parking lot.
Required Findings:
Pursuant to LDR Section 2.4.7(B)(5), prior to granting a waiver, the approving body shall make
findings 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.
A waiver to the perimeter landscape buffer has been requested adjacent to the alley so that a
21 space parking area can be accommodated. The alley right-of-way along the east side of the
property was improved as a pedestrian way and contains landscaping, a paver brick sidewalk
and lighting. The walkway is to provide a pedestrian connection from the parking areas/lots
within this block to the surrounding area. The waiver request is the same as those that have
been approved for Block 60 parking lots where the walkway abuts the parking area. Also, a 3'
deep perimeter landscape buffer along the south property line is proposed to accommodate
the required 24' x 6' maneuvering area for the dead-end parking bay. This waiver is to apply
for a 24' section of a 131.6' wide property, and is necessary to prevent the parking area from
encroaching into the front yard.
HPB Staff Report
Cohen Office Building—Site Plan and COA-397
Page 6
The waiver request will not adversely affect the neighboring area, diminish the provision of
public facilities, nor create an unsafe situation. Granting the waiver will not result in a special
privilege, as the same request has been granted under similar circumstances. Based upon the
above, a waiver is recommended.
DEMOLITION ANALYSIS
The development proposal includes the demolition of a contributing Mission Revival style
single family residence, constructed in 1927. It is of wood frame construction with a stucco
exterior finish. With the exception of the wood louvers, which have replaced the screens in the
front porch, the house retains most of its original exterior features. The interior has been
extensively altered and is in very poor condition. The building has been vacant for several
years and has been boarded up to prevent vandalism.
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 house would not be eligible for individual listing in the National Register. Because of its
deteriorated interior, the house could be reproduced for an economically viable cost. Of the
101 contributing structures in the Old School Square Historic District, only 7 remain in the
Mission Revival style. Retaining the structure would provide an opportunity to develop an
understanding of the design and construction of the exterior of the Mission Revival residential
style. Plans for immediate reuse of the property have been submitted to the Board via the pre-
application review. After the last pre-application review the Board directed the applicant to
proceed with a formal submittal of the development proposal, with the knowledge that the
existing structure would have to be demolished or relocated. Efforts to find an individual or a
group willing to relocate the house have been unsuccessful.
DESIGN ELEMENTS ANALYSIS
The proposed office building will be Contemporary Florida Vernacular in style. The proposed
building is to be constructed of c.b.s. with a smooth stucco finish to be painted crème. Wood 2
panel decorative shutters are to be installed where indicated on the elevations. The shutters
are to be appropriately sized, '/2 the width and full length of the window, and will be mounted
off the face of the building so as to appear operable. The shutters are to be painted forest
HPB Staff Report
Cohen Office Building—Site Plan and COA-397
Page 7
green. All windows are proposed to be factory finished white aluminum single hung sash with
a 6 over 1 pane configuration with applied muntins. The French doors are to be factory
finished white aluminum. Decorative stucco windowsills and lintels are proposed for the first
floor windows, the second floor windows will have decorative sills in the form of a horizontal
band which runs around the building. The roof will be antique green flat concrete tile with
rafter tails below the fascia line on all sides of the structure. The porch and balcony railings
will be wood to be painted white. The porch support posts, brackets and balcony support
brackets will be wood and painted white. Terra cotta colored shed style awnings with a
scalloped drop will be installed as indicated on the plans.
In order to be consistent with the Design Guideline's recommendation that shutters must be 1/2
the width and full height of the window, the shutters on all of the double windows should be
eliminated, as they are nonconforming with respect to window width. The front entrance doors,
with oval glass panes and decorative panel below, are Victorian/Queen Anne in style and are
inconsistent with the design characteristics of the building. A more appropriate door would be
similar to the doors indicated on the south and east elevations. The rectangular panels may
be of either wood or glass or a combination of both, and the number of panes or panels should
not be less than 6.
Refuse Containers/Air Conditioning Units:
The proposal includes the installation of a trash/refuse container area on the south side of the
parking area adjacent to the 6' x 24' maneuvering area. The plans indicate that the 42" x 78"
roll-out dumpster will be enclosed.by a 5' high stuccoed c.b.s. wall with a wooden gate on the
front. Additionally, a Cocoplum hedge (24" high) will be planted on the east side and Liriope
will be planted on the south side. Five air conditioning units are proposed on the south side of
the structure and will be screened by Cocoplum hedging.
REQUIRED FINDINGS
Pursuant to Section 3.1.1 (Required Findings), prior to the approval of development
applications, certain findings must be made in a form which is part of the official record.
This may be achieved through information on the application, written materials
submitted by the applicant, the staff report, or minutes. Findings shall be made by the
body, which has the authority to approve or deny the development application. These
findings relate to consistency with the Future Land Use Map, Concurrency,
Comprehensive Plan Consistency, and Compliance with the Land Development
Regulations.
Section 3.1.1(A) - Future Land Use Map:
The subject property has a Future Land Use Map designation of OMU (Other Mixed Use) and
a zoning designation of OSSHAD (Old School Square Historic Arts District). The OSSHAD
zoning district is consistent with the OMU Future Land Use Map designation. Pursuant to LDR
Section 4.4.24(B)(2), within the OSSHAD zoning district, Business and Professional offices are
listed as a permitted use. Thus, it is appropriate to make a positive finding with respect to the
Future Land Use Map.
HPB Staff Report
Cohen Office Building—Site Plan and COA-397
Page 8
Section 3.1.1(B) - Concurrency:
As described in Appendix A, a positive finding of concurrency can be made as it relates to
water, sewer, streets and traffic, drainage, parks and recreation, open space, and solid waste.
Section 3.1.1 (C) - Consistency (Standards for Site Plan Actions):
As described in Appendix B, a positive finding of consistency can be made as it relates to
Standards for Site Plan Actions.
Section 3.1.1 (D) - Compliance With the Land Development Regulations:
As described under the Site Plan Analysis of this report, a positive finding of compliance with
the LDRs can be made, provided the conditions of approval are addressed.
COMPREHENSIVE PLAN POLICIES:
A review of the goals, objectives and policies of the City's Comprehensive Plan was conducted
and no applicable goals, objectives or policies were found.
Section 2.4.5(F)(5) (Site Plan Findings):
Pursuant to Section 2.4.5(F)(5) (Findings), in addition to provisions of Chapter Three,
the approving body must make a finding that the development of the property pursuant
to the site plan will be compatible and harmonious with the adjacent and nearby
properties and the City as a whole, so as not to cause substantial depreciation of
property values.
The subject property is bordered on the north, south, and east by the OSSHAD zoning district
and CF (Community Facilities) to the west. To the north are medical offices; south is the CRA
parking lot; east is Damiano's Restaurant and a single-family residence; and west is City of
Delray Beach City Hall and Community Center Complex. The use of an office within the
OSSHAD zoning district is a fairly low intensity type use, and the structure has been designed
in a manner, which will maintain the streetscape on NW 1st Avenue. Based upon the above,
the development will be compatible and harmonious with adjacent properties.
REVIEW BY OTHERS
Community Redevelopment Agency:
At its meeting of October 14, 1999 the CRA (Community Redevelopment Agency)
recommended approval of the development proposal.
Downtown Development Authority:
At its meeting of April 20, 2000, the DDA (Downtown Development Authority) recommended
approval of the development proposal with the condition that adequate site lighting be
installed.
HPB Staff Report
Cohen Office Building—Site Plan and COA-397
Page 9
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.
ASSESSMENT AND CONCLUSIONS
The development proposal involves the demolition of a contributing single family residence and
the construction of a 9,292 sq. foot office building. The proposed development is in keeping
with HPB's previous pre-application recommendations in regard to massing, size and
orientation of the structure. In order to address the Board's recommendations a variance to
reduce the front building setback and a landscape waiver must be approved. The proposal will
be consistent with respect to Chapter 3 (Performance Standards), Section 2.4.5(F)(5) (Finding
of Compatibility) of the Land Development Regulations and the policies of the Comprehensive
Plan, provided the conditions of approval are addressed, and the variance and waiver are
approved.
ALTERNATIVE ACTIONS
1. Continue with direction.
2. Approve COA-397 and the associated waiver, site plan, landscape plan and design
elements for Cohen Office Building, based upon positive findings with respect to
Chapter 3 (Performance Standards) of the Land Development Regulations, policies of
the Comprehensive Plan and Section 2.4.5(F)(5), subject to conditions.
3. Deny approval of COA-397 and the associated site plan, landscape plan and design
elements for Cohen Office Building, based upon a failure to make positive findings
with respect to the Land Development Regulations.
RECOMMENDED ACTION
A. Demolition
Based upon positive findings to LDR Section 4.5.1(F)(1) approve the demolition of the
contributing single family structure located on Lot 1 of the subject property.
B. Variance
Based upon positive findings to LDR Section 4.5.1(J)(1) grant the variance to LDR
Section 4.3.4(K) to reduce the front building setback to 20' where 25' is required.
C. Waivers
Approve a waiver to LDR Section 4.6.16(H)(3)(f), to eliminate the required 5' perimeter
landscape buffer along the east side of the property adjacent to the parking area and to
reduce the buffer to 3' adjacent to the maneuvering area on the south side of the
parking area.
HPB Staff Report
Cohen Office Building —Site Plan and COA-397
Page 10
D. Site Plan
Approve COA-397 for the site plan for Cohen Office Building, based upon positive
findings with respect to Chapter 3 (Performance Standards) of the Land Development
Regulations, policies of the Comprehensive Plan and Section 2.4.5(F)(5), subject to the
following conditions:
1. That decorative site lighting fixture details be provided; U C'Q`�'�
2. That a Declaration of Unity-of-Title be recorded prior to issuance of a building
permit; and
3. That a sidewalk easement agreement be executed for the proposed sidewalk on the
west side of the property.
E. Landscape Plan
Approve COA-397 for the landscape plan for Cohen Office Building, based upon
positive findings with respect to LDR Section 4.6.16, subject to the following condition:
1. Provide notation on the landscape plan stating that if the landscaping on the
adjacent site, is removed, the required perimeter landscaping will be installed on the
subject property.
F. Design Elements
Approve COA-397 for the design elements for Cohen Office Building, based upon
positive findings with respect to LDR Sections 4.5.1 and 4.6.18, subject to the following
conditions: \\
1. That the shutters be eliminated from all double windows:- re.P
2. That the front doors be changed from the Victorian style with oval glass to traditional
doors with rectangular wood or glass panels.
Attachments:
❑ Appendix A
❑ Appendix B
❑ Appendix C
❑ Site Plan
❑ Landscape Plan
❑ Elevations
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:
❑ Water service will be provided via a service lateral connection to the existing 8" main
along the east side of NW 1st 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 northeast corner
of NW 1st Street and NW 1st Avenue approximately 50' north 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 SFWMD requirements and obtaining the required surface water permit. Based
upon the above positive findings may be made with respect to this level of service standard.
Streets and Traffic:
A traffic analysis has been prepared indicating that the proposed office building will generate
218 average daily trips. The subject property is located within the TCEA (Traffic Concurrency
Exception Area), which encompasses the CBD (Central Business District), OSSHAD (Old
School Square Historic Arts District) and the West Atlantic Avenue Business Corridor. The
TCEA exempts the above described areas from complying with the Palm Beach County Traffic
Performance Standards Ordinance. Adequate capacity exists on adjacent roadways to handle
the additional traffic.
Parks and Open Space:
Park dedication requirements do not apply for nonresidential uses. Therefore, the proposed
development will not have an impact with respect to this level of service standard.
Solid Waste:
The proposal calls for construction of a 9,292 sq. ft. office building. Trash generated each year
by the proposed 9,292 sq.ft. office building will be 25.08 tons of solid waste per year [9,292
sq.ft. x 5.4 lbs. =50,177 lbs./2,000 = 25.08 tons]. The trash generated by the existing single-
family home is 1.99 tons of solid waste per year. The increase in trash generation is 23.09 tons
per year. The trash generated by this proposal can be accommodated by existing facilities.
Therefore, a positive finding can be made 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
Does not meet intent
B. Separation of different forms of transportation shall be encouraged. This includes
pedestrians, bicyclists, and vehicles in a manner consistent with policies found under
Objectives D-1 and D-2 of the Transportation Element.
Not applicable
Meets intent of standard X
Does not meet intent
C. Open space enhancements as described in Policies found under Objective B-1 of the
Open Space and Recreation Element are appropriately addressed.
Not applicable X
Meets intent of standard
Does not meet intent
D. The City shall evaluate the effect that any street widening or traffic circulation
modification may have upon an existing neighborhood. If it is determined that the
widening or modification will be detrimental and result in a degradation of the
neighborhood, the project shall not be permitted.
Not applicable X
Meets intent of standard
Does not meet intent
E. Development of vacant land, which is zoned for residential purposes, shall be
planned in a manner, which is consistent with adjacent development regardless of
zoning designations.
Not applicable X
Meets intent of standard
Does not meet intent
F. Vacant property shall be developed in a manner so that the future use and intensity
are appropriate in terms of soil, topographic, and other applicable physical
considerations; complementary to adjacent land uses; and fulfills remaining land use
needs.
Not applicable X
Meets intent of standard
Does not meet intent
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
APPENDIX C
CRITERIA FOR GRANTING VARIANCES
Pursuant to Section 2.4.7(A)(5), the Historic Preservation Board must make the
following findings prior to granting a variance:
(A) That special conditions and circumstances exist which are peculiar to the land,
structure, or building involved and which are not generally applicable to other
lands, structures, or buildings subject to the same zoning (The matter of
economic hardship shall not constitute a basis for the granting of a variance);
(B) That literal interpretation of the regulations would deprive the applicant of rights
commonly enjoyed by other properties subject to the same zoning;
(C) That the special conditions and circumstances have not resulted from actions of
the applicant;
(D) That granting the variance will not confer into the applicant any special privilege
that is denied to other lands, structures, and buildings under the same zoning.
Neither the permitted, nor nonconforming use, of neighborhood lands, structures,
or buildings under the same zoning shall be considered grounds for the issuance
of a variance;
(E) That the reasons set forth in the variance petition justify the granting of the
variance, and that the variance is the minimum variance that will make possible
the reasonable use of the land, building, or structure; and,
(F) That the granting of the variance will be in harmony with general purpose and
intent of existing regulations, will not be injurious to the neighborhood, or
otherwise detrimental to the public welfare.
Pursuant to Section 4.5.1(J), in acting on a variance requests the Board may also be
guided by the following as an alternative to the above criteria:
(1) That a variance is necessary to maintain the historic character of property
through demonstrating that:
(a) A variance would not be contrary to the public interest, safety, or welfare.
(b) Special conditions and circumstances exist, because of the historic
setting, location, nature, or character of the land, structure,
appurtenances, sign, or building involved, which are not applicable to
other lands, structures, appurtenances, signs, or buildings in the same
zoning district, which have not been designated as historic sites or a
historic district nor listed on the Local Register of Historic Places.
(c) Literal interpretation of the provisions of existing ordinances would alter
the historic site to such an extent that it would not be feasible to preserve
the historic character, of the historic district or historic site.
(d) The variance requested is the minimum necessary to preserve the historic
character of a historic site or a historic district.
(2) Or, as an alternative to Sub-Section (J)(1), that a variance is necessary to
accommodate an appropriate adaptive reuse of a structure within a Historic
District or upon a Historic Site through demonstrating that:
(a) A variance would not be contrary to the public interest, safety, or welfare.
(a) The variance would not significantly diminish the historic character of the
Historic District or Site
(b) That the variance requested is the minimum necessary to effect the
adaptive reuse of an existing structure or site.
(3) The Board shall otherwise follow procedures and impose conditions as required
of the Board of Adjustments.
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STAFF REPORT
HISTORIC PRESERVATION BOARD
Project Name: Dada Lounge
Project Location: 52 North Swinton Avenue
ITEM BEFORE THE BOARD ,
The action requested of the Board is that of making a recommendation to the Planning
& Zoning Board with respect to a conditional use request to allow outdoor dining during
the nighttime hours in the OSSHAD (Old School Square Historic Arts District) zoning
district.
BACKGROUND
This is a conditional use request to allow nighttime outdoor dining at the former
Damiano's Restaurant, located at the southwest corner of N. Swinton Avenue and NW
1st Street. Within the OSSHAD zoning district, conditional use approval is required in
order to have outdoor dining which operates at night or which is the principal use or
purpose of the associated restaurant. The outdoor dining operations will occur
throughout the day including nighttime hours. The outdoor dining area will be located
within the front yard (east side of the building) which will be modified to accommodate
brick pavers. A copy of the reduced site plan is attached on the reverse of the report.
REVIEW BY OTHERS
The CRA will review this item at its meeting of April 27, 2000. Their comments will be
available at the meeting.
RECOMMENDATION
Make a positive recommendation to the Planning & Zoning Board that the conditional
use request be approved to allow for nighttime outdoor dining at the Dada Lounge, 52
N. Swinton Avenue.
File/s/hpb/dada-cond-use
Meeting Date: May 3, 2000
• Agenda Item: IV-A
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STAFF REPORT
HISTORIC PRESERVATION BOARD
Discussion Item: Cement Board Siding
ITEM BEFORE THE BOARD
Consider the use of Hardiboard or comparable cement board material as an alternative
to wood siding for use on contributing structures.
BACKGROUND
Several weeks ago we received a request to install vinyl siding on the second floor of a
contributing building (the lower floor is c.b.$) located in the Marina historic district. The
applicant was told that vinyl siding has never been approved for historic structures,
however, a visit was made to the site and it was determined that the original siding had
been replaced with exterior plywood. The contractor suggested using cement board
with a clapboard configuration in place of the proposed vinyl siding.
This item was considered at the HPB meeting of April 5, 2000. The Board felt that it
might be an appropriate alternative to wood siding, especially in the Florida climate.
Several members expressed the opinion that as the cement board is thinner than wood
clapboard some texture and definition of light and shadow would be lost. The Board
definitely felt that the smooth finish is more appropriate for historic structures than the
wood grained finish. Several Board members were not familiar with how the product
looked after installation and asked that the decision be postponed until they could view
some examples in the area. They were directed to the Sundy Inn property on S.
Swinton Avenue where cement board has been used for new construction. The item
was continued to the meeting of April 19, 2000, however, that meeting was cancelled
and the item is again before the Board.
Meeting Date: May 3, 2000
Agenda Item: IV-B
0
-Pqr�P AGENDA
HISTORIC PRESERVATION BOARD MEETING
CITY OF DELRAY BEACH
Meeting Date: May 17, 2000
Type of Meeting: Regular Meeting
Location: PLANNING & ZONING DEPARTMENT 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.
1. CALL TO ORDER
II. APPROVAL OF MINUTES
• May 3, 2000
III. CERTIFICATES OF APPROPRIATENESS
A. Staff COA-58: 211 & 215 NW 1st Avenue, Old School Square Historic
District, Harold Jonas, Owner.
Consider Exterior Paint Colors, for 2 Single Family Residences.
B. Pre-Application for the Construction of Townhouses on the Neal's Market
Property, Northeast Corner of NE 1st Street and NE 1st Avenue. Jeffrey
Silberstein, Architect.
Give Comments and Direction, No Formal Action is Required.
IV. REPORTS AND COMMENTS
A. Reports from Historic District Representatives
B. Board Members
C. Staff
V. ADJOURN
(Z-72—‘/?,- v
Pat Cayce/
Historic Preservation Planner
POSTED ON: May 12, 2000
MINUTES OF THE HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH
DELRAY BEACH, FLORIDA
PUBLIC HEARING
MEETING DATE: MAY 17, 2000
LOCATION: PLANNING & ZONING DEPARTMENT CONFERENCE ROOM
I. ROLL CALL:
The meeting was called to order by the Chairperson at 6:00 P.M. Upon roll call it
was determined that a quorum was present.
MEMBERS PRESENT: Chairperson Hurlburt, Tony Keller, Shane Ames
(arrived 6:05), Dave Bodker (arrived 6:10), Mary Lou
Jamison, John Johnson, Gail-Lee McDermott
STAFF PRESENT: Michelle Hoyland, Diana Mund
II. APPROVAL OF MINUTES:
The Minutes for the Regular Meeting of May 3, 2000 were before the Board for
consideration. Ms. Jamison moved to approve the Minutes as presented. The
motion was seconded by Ms. McDermott and passed 5-0.
Ms. Hoyland asked the Board to amend the agenda to add Item III.C. Pre-Application
for the Marina Townhouse proposal. The Board was of the consensus to do so.
At the point on the agenda Mr. Ames and Mr. Bodker arrived at the meeting.
III. CERTIFICATES OF APPROPRIATENESS:
A. COA S-58: 211 & 215 NW 1st Avenue, Old School Square Historic
District. Harold Jonas, Owner.
Item Before the Board: The action requested of the Board is that of
considering exterior paint colors for two (2) single family residences.
It was moved by Mr. Ames, seconded by Mr. Keller and passed 7-0 to
approve COA S-58 based upon positive findings with respect to LDR
Section 4.5.1(E), as follows:
1. Porter Paint#6093-3 (Light Peach): House;
2. Porter Paint #6095-5 (Dark Coral): Fascia Trim, Gable Ends, Doors,
Planters & Carport Rafters;
3. White: Shutters, Lattice, Columns, Window Trim, & Remaining Trim;
and,
4. The brickwork & mortar is up to the owner's discretion, provided they
stay within the approved color palette for the homes.
B. Pre-Application: Neal's Market Property, Northeast Corner of NE 1st
Street & Avenue, Old School Square Historic District. Jeffrey Silberstein,
Architect.
Item Before the Board: The action requested of the Board is that of
comment and direction on a proposal to demolish the existing farmer's
market building and the contributing building (Joe's Backroom) and
construction of a 12 unit townhouse development on the Neal's Market
property.
The consensus of the Board was that a neighborhood schematic be
provided which highlights adjacent properties in relation to the townhouse
proposal. Additional green space should be provided within the parking
area between the buildings. The Board liked the design of the proposal
and the orientation. However, they had concerns with the height of the
structures. It was suggested that the elevations on the west and south
sides of the development be staggered. While the Board generally liked
the style of the proposal and felt it was appropriate to the neighborhood,
they asked the architect to consider some modifications, which would
provide additional landscaping and greater architectural detail.
C. Pre-Application: Harbor House, 124, 132 & 136 Marine Way, Marina
Historic District. Tom Ladowny, Owner, and Gary Eliopoulos, Architect.
Item Before the Board: The action requested of the Board is that of
comment and direction for the construction of a residential development
consisting of an 8 townhouses and 2 duplexes.
Mr. Eliopoulos presented photographs of the existing 32-unit development
along with a sketch plan and elevations for the proposed 8-townhouse
and 2-duplex development. The Board discussed the Marine Way right-
of-way improvements, which are to be completed by the City of Delray
Beach and how the improvements would affect the proposed project. The
Board felt that the project exhibits good design and that the site plan is
well thought out. Additionally, the Board felt that the project would
correspond with the rest of the neighborhood. However, the Board felt
that some differentiation between units should be considered, such as
stepping the units back and including shade/tone of paint color between
units to reinforce elevations and individuality. It was also suggested that
the duplex, which is accessed from NE 7th Street, could be shifted so that
access would be taken from the interior of the site, allowing for more of a
mixed-use community. The Board also requested that the applicant look
into moving the small existing structure from the property rather than
demolishing it as the structure may be contributing.
-2- HPB Minutes 05/17/00
IV. REPORTS AND COMMENTS:
A. Reports from Historic District Representatives
None
B. Board Members
Mr. Johnson stated that he has reviewed Janet Murphy's draft
Designation Reports for the Atlantic Avenue and George Bush Blvd
bridges and felt she has done a good job with the reports.
Ms. Hurlburt felt staff should move forward with the proposal for the
Atlantic Avenue Historic District.
C. Staff
Ms. Hoyland informed the Board of the Preservation Walking Tour on May
18th.
V. ADJOURNMENT:
There being no further business before the Board, the meeting adjourned at 7:50
P.M.
The undersigned is the Secretary of the Historic Preservation Board and the information
provided herein is the Minutes of the meeting of said body for March 17, 2000, which
were formally adopted and approved by the Board on June 7, 2000.
�//
Diana Mund
If the Minutes that you have received are not completed as indicated above, then this
means that these are not the Official Minutes. They will become so after review and
approval, which may involve some changes.
3- HPB Minutes 05/17/00
STAFF REPORT
HISTORIC PRESERVATION BOARD
Project Name: COA-408, Harold Jonas
Project Location: 211 and 215 NW 1st Avenue, Old School Square District
ITEM BEFORE THE BOARD
The action requested of the Board is that of approval for exterior paint color for 2 single-
family residences, located on Lots 15 and 16 of Block 58, in the Old School Square
historic district.
BACKGROUND
The subject property consists of Lots 15 and 16 of Block 58 in the OSSHAD zoning
district and is located on the east side of NW 1st Avenue, approximately 100' north of
NW 2nd Street. There are 2 single family dwelling units existing on the property. The
structure located at 215 NW 1st Avenue is a 2 bedroom 1 bath cottage, which was
constructed in 1925 on the rear of Lot 16. The unit at 211 is a 3 bedroom 2 bath c.b.s.
structure constructed in 1962 on Lot 15, which encroaches several feet into lot 16 to the
north.
The owner has administrative approval for the repair and maintenance of both houses,
including replacing glass jalousie and awning windows with factory finished white
aluminum single hung sash. Windows will also be reinstalled in the openings on either
side of the front door of the main house; the openings are currently filled in with plastic
and covered with lattice. The irrigation system will be repaired; sod and foundation
plantings will be added to the landscaping.
The paint colors, which were submitted, are not compatible with the approved
palette and require HPB review. Paint chips will be available at the meeting.
PAINT COLOR ANALYSIS
The proposal is to paint the body of the house with 2 shades of deep pink/coral. The
deeper shade will extend from the ground to the height of the stucco window trim on the
front of the noncontributing building; the lighter pink/coral will be painted above and will
extend to the roof. All trim is to be painted a strong blue/lavender. The colors have
taken their vocabulary from the Rectory Building at 14, S. Swinton Avenue.
The problem with using two colors for the body of the subject property is that there is no
physical delineation between the colors on the elevation. On the Rectory building the
colors are separated by the use of one shade for the horizontal clapboard and the other
for the decorative shingles on the gable ends. Another example is City Hall where the
Meeting Date: May 17, 2000
Agenda Item: Ill-A
HPB Staff Report
Staff COA-58
Page 2
two rather strong yellows are separated by the white molded stucco band, which runs
horizontally around the building. Using two colors on the body of the subject property
will visually divide the elevation for no apparent reason and will reinforce the irregularity
of the window placement of the main building.
The prominent trim color poses a problem for both houses. The windows of the main
house have no trim, therefore the trim color would be limited to the stucco band at the
front window, the front door and possibly the roof's drip edge. This creates a spotty and
rather incoherent use of trim color whose purpose is to accent the architectural
detailing. The aluminum awnings should be painted to match the house so as to be as
unobtrusive as possible.
The rear cottage has trimmed windows and doors and gables as well as porch supports,
however the use of such a strong trim color on the small building may be overpowering
and therefore inappropriate.
In view of the above, perhaps the Board should consider recommending that the main
color be limited to either of the pink/coral selections with all of the trim being white and
the doors painted a more subtle grayed blue with a high gloss finish.
RECOMMENDATION
Board's discretion.
File/s/pz/hpb/staff coa-58-sr
Certified To : Recovery Concepts, Inc., A Florida Corporation; 4,F-• a r- „A•
- Community Title Corp.; Fidelity National Title Insurance , = 'a -
Company. 7
Property Address : 211 NW 1st Avenue, Delray Beach, FL >® ii. ti.I. ofrEe
Flood Zone : C (Per FEMA)
description: 11,1.11111117:
• .4
•
Lots 15 and 16, Block 58, METCALF'S SUBDIVISION OF BLOCKS 50 • .
AND 58, TOWN OF DELRAY, FLORIDA, (OLD SCHOOL SQUARE NEHISTORIC DISTRICT), according to the map or plat thereof as recorded in Plat Book 10, Page 47, of the Public Records of Palm Beach County, _ Ifi'a'I Ica (.iILDr.' .)Id N
Florida. _ ._ — z I •
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SORVEy NOTES:
• LO8.4T/O.C!M"4/0 ((J7z
1.)Linda shown hereon were not abstracted by this Office for casements,rights-of-way,or
other instruments of record.This survey dues not reflect or determine ownership. 9 CNCR.=EN cR o.e,c,wviENT
2.)No underground improvements located unless shown.
3.)All bearings and distances shown hereon arc plat and measured unless otherwise noted.
4.)This survey is valid in accordance with F.S.627.7842,for 9U days from survey date. - _
5.)Unless it bears the signature and the original raised seal of a Florida licensed surveyor
and mapper•this map/report is for informational purposes only and is not valid. .
6.)This fimrs"Certificate of Authorization"number is"LB 6838"..
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LEGEND F F.•FINISHED FLOOR i
CALL.•CALCULATED FD.•FOUND a R •BEARING REFERENCE P.I.•POINT OF INTERSECTION
C B S.•CONCRETE BLOCK STRUCTURE I.P. • IRON PIPE O R I •OFFICIAL RECORD BOOK R•RADIUS
C •CENTERLINE IR • IRON ROD PB •PLAT BOOR IV*•RIGHT-OF-WAY
CAI•CONCRETE MONUMENT L K.E C.•a-IRON ROD W/PLASTIC CAP o ►C •POINT OF CURVATURE I S.4 W•SHIP SPIRE&WASHER
C -LABONC •CONCRETE LABELED- S INC.La(pB.58 P C C •POINT OF COMPOUND CURVATURE SR•SEPTIC TANK
D.E.•DRAINAGE EASE- L •ARC LENGTH I•C P •PERMANENT CONTROL POINT •UC •UTILITY EASEMENT
O/F• DRAIN FIELD MEAS.•MEASURED P.O.B.•POINT OF BEGINNING p•CENTRAL ANGLE
4-E-C-•AERIAL UTILITY WIRES NETT•NAIL&TIN TAB P D C.•POINT OF COMMENCEMENT -a-•-a• •CHAIN LINK FENCE
EASE.•EASEMENT NEW•NAIL l WASHER ►RC •POINT Of REVERSE CURVATURE -0.0-0-• WOOD FENCE '
ELAN •ELEVATION N G.V D •NATIONAL GEODETIC VERTICAL DATUM P RU.•PERMANENT REFERENCE MONUMENT = • CONCRETE FLATWORK
I HEREBY CERTIFY that the plat shown hereon is a true and correct representation of a survey of the property described in the caption thereof
"ade under my direction,and is accurate to the best of my knowledge and belief,and that there are no apparent encroachments nless show
further certify this meets the Minimum Technical Standards adopted by the Florida Board of
=urveyors Pursuant to Sec.472.027,F.S.,and Rule 21 HH-6,F.A.C..This plat is not valid unless ///sue
—ealed with an embossed surveyors seal.
NeVistar d Lane Surveyor. F a j.ani0eale Na. 9O34'
MI J.MILLER 4034
REFERENCES C1..,8/50
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SCALE ( JO' •
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DR Dom. MILLER LAND SURVEYING JOB No,9F-o,.s_69y
//2/ L'4.C—E 4 v/E 4..e" /-f/O.e7 8 7 '336
FIELD f . '- FCO.,2/p,g, ,. ..9,5 ,O
DATE
/2//9/ /-.5-6/-L58 - 0 52 S. 23477
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LAKE IDA ROAD (N.W. 4TH ST.) N.E. 4TH
ST.
- POST
CASON OFFICE
METHODIST
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HI w POLICE SOUTHI I ,,,< COMPLEX COUNTY < < � <— < T!-
CITY COURT —1�� _ _ _z•T !T Vi OF DELRAY BEACH, FL -211 N.W. 1ST AVENUE
PLANNING & ZONING DEPARTMENT
-- DIGITAL BASE MAP SYSTEM -- MAP REF: LM294
- . STAFF': RE:PO-RT
HISTORIC PRESERVATION BOARD
Project Name: Neal's Market Property, Old School Square.
Project Location: Northeast corner of NE 1st Street and NE 1st Avenue.
1TEM{.. BEFORE THE BOARD
The action requested of the Board is that of giving comments and direction. No formal
action is required.
PROJECT DESCRIPTION
The Neal's Market property is located at the northeast corner of NE 1st Street and NE 1st
Avenue and is bounded on the east by an improved north/south alley. The property
consists of Lots 7 & 8 of Block 75, in the Old School Square Historic Arts District
(OSSHAD) zoning district, however, pursuant to LDR Section 4.4.24(B)(9)(a), the
permitted uses and special provisions of the Central Business District (CBD) zoning
district apply to Lots 7 & 8.
The proposal consists of the following:
Demolition of the noncontributing Neal's market building.
IT Demolition or relocation of the contributing cottage to the east (Jo's Backroom).
New construction of 2 buildings, 1 to the north side of the property and 1 to the
south, each building will be 3 stories tall. Each will contain 6 dwelling units (12 total).
El On the conceptual plan 26 parking spaces are required, 24 will be provided on-site
and 2 will be in lieu. The parking will be accommodated between the two structures
with access from NW 1st Avenue and egress to the north/south alley.
ri The buildings will be Mediterranean Revival in style.
The proposal was informally reviewed by the Technical Advisory Committee on
Wednesday May 10th. Their comments indicate that some technical items found on the
site plan may require design changes to the buildings before the plan is formally
reviewed by the HPB.
The applicant is especially interested in obtaining the Board's comments with respect to
multi-family use and exterior design elements.
File/s/pz/hpb/Neal property/Silberstein
Meeting Date: May 17, 2000
Agenda Item: Ill-B
w♦
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LEGEND: u ••
LEGAL NOTES: - ---.-
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-lc-4-0— oe.OttS fOJCE UNE OrC • OVE77"1EA0 rOWT3C CAKE 1. T•6 SURVEY IS LASED UPON RECORD r•roltA•ATTON AS PROVIDED
N N /I De.Qlil w000 ea.CS 4NE ORR • ORICLAI RECO1tOS LOOK IT CLJ&4t.HO PICRIC SSARCH OP MI►VIUC RECORD KAS MEN
••• oe•O:C lShATON Mt r • r%AT RUDE IT TEIi OHfC.
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•
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A88REYIATIONS:
Al •ARCIE�IGn4 PARER S
rcr • ra1MANaR CONTROL POINT S. ELEVATIONS Aid wEO uron N TION.At OEOOC1C VEFESICAL
4 -A 1tR Gr, P[ • PARER MAX DATUM 1121(&ONO.172f1.
C., - 4atL FROM RED µEASURE C • rROrR1T1Y Ira 4. FENCE TM AXE:TO CENTIfar4F OF MACE
rat • POINT Of L5ONI•tr40:.- S. 04 COME CASLT,ORAP1.0 RPRE Ej1t '4C Q HAVE SEEN
CR - GEC nnoM RECORD PNO rOC • POINT Of cOmmENCEMENT OCAGCOEARD TO MORE CLEARLY MiTOATI MS/AVM
DI • DUO 3OOR rPC - POINT Of REVERSE CURVATURE REUTIOW Piet.Do4NoORT DiASL RAVE rRECEOENCE OVER
DE -DtN.NDE EASEMENT FT - POINT Of TANGENCY r-•,•O TOS.MC041.
OW • Dt',i 0(w*NTD ANCE EASEMENT VW • RIONF OF WAY I. ALL DILENSCpd tNOrtt ARE FIELD MEAWRq A•40 CORIt rCH0
A • CENTRAL ANGLE Rr • RADIUS rows TO RECORD LIfOt/AATCN Lt&LiS SrEarCA LT NO OTNfgrr4E.
EASE • EASEMCYT SIR • SOI.TNEXN MI ROEX • 7. CO,I4T8 SHOWN AS'SET'ARE ID(NTLFIEO WLTH A C.At MARRED
It. • RNESHE0 RCOR UE • uit1TY EA3SM(Nf LE IL DOCO WINOS)I 47N k4D • ;Oct.:, • W/C • VRMESS CORNER I. QNATIONS S++Om4•I ArruCAta•ARE LAUD UPON
FIR • ROCCA POWER 1.L+3M WIµ • WATTR METES IEj•C14 MARS
E.EVATOM■ N
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LAKE I DA ROAD (N.W. 4TH ST.) L 1 1 1 I I 1 TI I I - I ) C � ] 1
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CITY OF DELRAY BEACH, FL
PLANNING & ZONING DEPARTMENT
-- DIGITAL BASE MAP SYSTEM -- MAP REF: LM294
P.4=135.00 FT.
— — — — — — Gabay&Silberstein
IQIIrArchitects Inc.
135' =r,_n ram__n___+_ ,� _ Banker's Row
I P.L=I35.00 FT. 219 NE 1st Avenue
---- ......
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= Delray 60ac1y Florida 33488
- = I Tel: 581.271.9303
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rn Z ',8'1.6 SPACES 0 9'=54' 6' 6 SPACES 0 91=54' 1,8'y0\ / "I W .whitareserves his commonnlalw
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Qh CV „ qq property rights In theca
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— - — reprodrowlnduced,change ore not to d or
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I-- in�� �� �� I - I without tint any
the
IT _ = _ - I express written permission
and consent of.- . =_ _ _ _= W Architects'nor are they tdn
18' 20' I, E._ E E. __ to be In arty part without
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SITE STATISTICS 0
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TOTAL SITE AREA: 20.633 SF. Z
TOTAL LANDSCAPE AREA: 3.300 SF.OW
TOTAL PARKIN()REOUIR(Q I tell Zl2n*: r �[-z '�.[z.
12-TWO 6EOROOM UNITS 12X1.73-21 — I —� � I '— — �, _ 1 ei" igil
12-0UESTi1 121.5 .- .- , ,
-
TOTAL =27
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TIRAI PARKINS PRRVIIIF❑ a24 - .Z1N LIEU -2
MAXIMUM BUILDING HEIGHT 46' — — —
sETBA°Ic REQUIREMENTW {il W WI
FRONT: 10'
SIDE: 10' — — — —ALLEY: 0'
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REAR: 10' P.L=f35.00 FT.
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Architect hereby expressly
O ELEVATION FROM N.E. 1ST STREET reserves his common law
copyright and other
SCALE 1/8"- 1'-0- property rights In these
plans.This design and
drawing ore not to be
reproduced,changed or
copied In any form
without tint obtalnlnpp the
expnes written palmisalon
and consent of"ellbenldn
they
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to Architects" d N without
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Banker's Row
Qp �- � 218 ME 1st Avenue
.rr .� ;;.N� � ��������.��_��= .. � ® Delray Beach,Florida 33483
�• Ilrti.� Tel: 561.278.9893
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Architect hereby expressly
reserves his common law
O REAR ELEVATION copyright and other
property right.In these
SCALE: 1/5'- 1.-0' dlane rawing ore design
gtoand
reproduced.changed or
copied In any form
without first obtaining the
express written p.rmlsslan
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