HPB-03-05-1997 DELKAY BEACH
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1993 AGENDA
HISTORIC PRESERVATION BOARD MEETING
CITY OF DELRAY BEACH
Meeting Date: March 5, 1997
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
• February 19, 1997
III. CERTIFICATES OF APPROPRIATENESS
A. COA-296-Continuation, Bankers Row Grille, 29 N.E. 1st Avenue,
Non-Contributing Commercial Building, Old School Square Historic
District. Jerry Vanhille, Owner; Laurence Lane, Architect.
Site Plan, Landscape Plan and Design Elements Associated with
the Conversion and Expansion of a Commercial Building to a "
Restaurant with Two Residential Apartments on the Second Floor.
B. COA-292-Continuation, 225 Royal Court, New Construction, Single
Family Residence, Del-Ida Park. Scott and Tulia Taylor, Owners.
Changes to Previously Approved Elevations.
HPB Meeting
March 5, 1997
Page 2
IV. REPORTS AND COMMENTS
A. Reports from Historic District Representatives
B. Board Members
C. Staff
V. ADJOURN
LG
Pat Cayce
Historic Preservation Planner
POSTED ON: February 28, 1997
MINUTES OF THE HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH
DELRAY BEACH, FLORIDA
PUBLIC HEARING
MEETING DATE: MARCH 5, 1997
LOCATION: FIRST FLOOR CONFERENCE ROOM
I. ROLL CALL:
The meeting was called to order by the Chairman at 6:00 P.M. Upon roll call it was
determined that a quorum was present.
MEMBERS PRESENT: Chairman Vaughan, John Johnson, Vera Farrington,
Debora Turner, Betty Diggans
MEMBERS ABSENT: Susan Hurlburt
STAFF PRESENT: Pat Cayce, Jeff Costello, Diana Mund
II. APPROVAL OF MINUTES:
The Minutes for the Regular Meeting of February 19, 1997 were before the Board for
consideration. Mr. Johnson moved to approve the Minutes as presented. The
motion was seconded by Ms. Farrington and passed 5-0.
III. CERTIFICATES OF APPROPRIATENESS:
A. COA 97-296 Continuation: Banker's Row Grille; 29 N.E. 1st Avenue; Non-
Contributing Commercial Building; Old School Square Historic District; Jerry
Vanhille, Owner, Laurence Lane, Architect.
Item Before the Board: The action requested of the Board is that of approving
a COA for site plan, landscape plan, and design elements associated with the
conversion and expansion of a commercial building to a restaurant with two
residential apartments on the second floor.
It was moved by Mr. Johnson, seconded by Ms. Farrington and passed 5-0 to
approve COA 97-296 Continuation for the site plan for Banker's Row Grille
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 prior to issuance of a building permit, an in-lieu parking fee payment
agreement of $24,000 for 4 required parking spaces be approved by the
City Commission;
2. That the front porch/waiting are be redesigned to accommodate the ramp
required in order to comply with handicapped accessibility requirements;
3. That the front porch shall be utilized as a waiting area only and no table or
chairs are to be located on the porch. However, if tables and chairs are
added, a site plan modification and additional parking spaces will be
required. Parking requirements will be contingent upon the calculations
and the demolition plans, provided to the Planning Department to
determine the exact square footage of the structure; and,
4. That written verification must be provided by BFI (Browning-Ferris
Industries), waste service providers, stating that the use and size of the
proposed roll-out dumpster is acceptable for this development.
It was moved by Ms. Turner, seconded by Mr. Johnson and passed 5-0 to
approve COA 97-296 Continuation for the landscape plan for Banker's Row
Grille based upon positive findings with respect to LDR Section 4.6.16, with
the following changes to the plan:
1. That the Jasmine be replaced with Coco Plum;
2. That the number of Bird of Paradise plants be doubled (from 3 to 6);
3. That a Coco Plum hedge be added behind the ferns at the east end of the
south wall of the building; and,
4. That the 3 Wax Myrtle trees be changed to 4 double Alexander Palms.
It was moved by Mr. Johnson, seconded by Ms. Turner and passed 5-0 to
approve COA 97-296 Continuation for the design elements for Banker's Row
Grille based upon positive findings with respect to LDR Section 4.5.1, with the
following condition:
1. That all columns, quoins, parapet bands, window headers and sills will
have a natural tan/beige keystone finish. The roof will be white "thick" butt
cement tile. The windows will be factory finished white aluminum. All
doors will be wood, multi-paned or raised panel, as indicated on the
elevations. Operable wood shutters will be installed on all of the
rectangular windows;
2. The body color is to be cream Moore Paint #164 2/A or 142 1/B and trim
color is to be teal Moore Paint#600 3/E;
3. The handicapped accessibility ramp is to be located at the northwest
corner of the front elevation and will take accessibility from the front porch.
The ramp will be screened by the porch railing; and,
4. That a colored rendering be provided to indicate where the trim colors are
to be placed.
-2- 03/05/97
B. COA 8-292 Continuation: 225 Royal Court; New Construction; Single Family
Residence; Del-Ida Park Historic District; Scott & Tulia Taylor, Owners.
Item Before the Board: The action requested of the Board is that of approving
a COA for changes to previously approved elevations.
It was moved by Ms. Turner, seconded by Mr. Johnson and passed 5-0 to
approve COA 8-929 Continuation, based upon positive findings with respect
to LDR Section 4.5.1(E), as follows:
1. Replacing all three windows on the south elevation with 8' wide sliding
glass doors;
2. Enlarging the two center windows on the north elevation by 1' in width;
and,
3. The submittal of three sets of revised plans, signed and sealed by an
architect, for the north and south elevations.
IV. REPORTS AND COMMENTS:
A. Reports from Historic District Representatives
Ms. Farrington inquired when the street sign markers for the West Settlers
Historic District would be going in. Ms. Cayce stated that it would take about
two weeks.
B. Board Members
Mr. Johnson inquired about the status of the Osceola Park window survey.
Ms. Cayce stated that this would be conducted by the CRA.
Mr. Vaughan inquired when the Burger Chin would be demolished.
C. Staff
Ms. Cayce stated that the City Commission approved the purchase of the
Spady House at their March 4, 1997 meeting. However, the grant that was
applied for was denied, though, it could be reapplied for in August.
Ms. Cayce stated that she had a request to put a temporary mural on the
Rhoden Building and asked how the Board felt about this. The Board was
opposed to the mural.
-3- 03/05/97
Ms. Cayce stated that she had a permit application for security bars at 625
N.E. 3rd Avenue in Del Ida Park and inquired how the Board felt about this.
The Board felt it should come before them with a financial statement showing
why a security system was not feasible.
Ms. Cayce stated that the owner of the Kock House, 777 N. Ocean
Boulevard, changed her mind about having it delisted from the Local Register
of Historic Places, and was having it listed with Southby's.
Ms. Cayce informed the Board that the Weiner property at 275 N. Swinton
Avenue had a potential buyer with a commercial loan.
Ms. Cayce informed the Board that the traffic counts for Palm Square would
be done by the end of March.
V. ADJOURNMENT:
There being no further business before the Board, Ms. Turner moved to adjourn the
meeting at 7:30 P.M., seconded by Mr. Johnson and passed 5-0.
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 5, 1997, which were
formally adopted and approved by the Board on April 19, 1997.
I ///
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.
-4 - 03/05/97
HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH ---STAFF REPORT---
MEETING DATE: March 5, 1997
AGENDA ITEM: III.A.
ITEM: Consideration of COA 8-296 which incorporates the Major Site Plan
Modification, Landscape Plan and Design Elements for Banker's Row
Grille, located on the East Side of N.E. 1st Avenue, Approximately
150 Feet North of East Atlantic
■Avenue (29 N.E. 1st Avenue).
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GENERAL DATA:
Owner/Applicant/Agent Jerry B. Vanhille
Location East side of N.E. 1st Avenue, approximately 150 feet north of
East Atlantic Avenue
Property Size 0.13 Acre
Future Land Use Map Mixed Use
Current Zoning OSSHAD (Old School Square Historic Arts District)
Adjacent Zoning North: OSSHAD
East: CBD (Central Business District)
South: CBD
West: OSSHAD
Existing Land Use Existing 4,075 sq.ft. commercial building with 3,155 sq.ft. of
retail and 955 sq.ft. of covered storage area.
Proposed Land Use Conversion of the existing building and construction of a 571
sq.ft. building addition to accommodate a 4,646 sq.ft.
restaurant along with construction of a 2,141 sq.ft. second floor
addition to accommodate two apartments and a 853 sq.ft.
porch/waiting area in front of the building (adjacent to N.E. 1st
Avenue).
Water Service Existing on site.
Sewer Service Existing on site.
Meeting Date: March 5, 1997
Agenda Item : III.A.
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The action before the Board is that of approval of COA 8-296 which
incorporates the following aspects of the development proposal for
Banker's Row Grille (29 N.E. 1st Avenue), pursuant to LDR
Section 2.4.5(F):
❑ Major Site Plan Modification
O Landscape Plan
❑ Design Elements
The subject property is located on the east side of N.E. 1st Avenue,
approximately 150 feet north of East Atlantic Avenue.
The subject property consists of Lot 6, Block 76, Town of Delray, containing 0.13
acres, and located within the Old School Square Historic District and Pineapple
Grove Redevelopment Area.
The property contains a 4,075 sq.ft. structure consisting of a 3,155 sq.ft. food
store (Caribbean Fish & Meat Market) and a 955 sq.ft. covered storage area to
the rear. The covered storage area was constructed in 1959, and the 3,155
sq.ft. commercial addition was constructed in 1969. The existing structures are
non-contributing from a historical perspective. With the Citywide rezoning and
adoption of the Land Development Regulations in October 1990, the property
was rezoned from CBD (Central Business District) to OSSHAD (Old School
Square Historic Arts District).
A development proposal was submitted in September to accommodate a mixed
use development consisting of a restaurant on the first floor and two apartments
on the second floor. On October 2, 1996, the Board reviewed the elevations and
felt two different architectural styles were proposed. The Board recommended
the elevations be revised to provide one architectural style.
The Board reviewed the revised elevations at its meeting of February 5, 1997
and felt they lacked a definitive style and presented a mixing of a large number
of architectural elements. The elevations were again revised and subsequently
reviewed by the Board on February 19, 1997 at which time the applicant
presented an elevation which reflected the British Colonial Revival style. The
Board supported the elevation provided windows are added to the one-story
portion of the south elevation. The revised development proposal is now before
the Board for action.
HPB Staff Report
Banker's Row Grille-COA 8-296 (Major Site Plan Modification Approval)
Page 2
The development proposal is to establish a mixed use project which incorporates
the following:
❑ Conversion of the existing 3,155 sq.ft. grocery store, enclosure of the existing
955 sq.ft. covered storage area and provision of a 571 sq.ft. building addition
to accommodate a 4,646 sq.ft. restaurant;
❑ Construction of a sq.ft. porch/waiting area in front of the building
(adjacent to N.E. 1st Avenue);
❑ Construction of a 2,141 sq.ft. second floor addition to accommodate a one
bedroom apartment and a two bedroom apartment;
❑ Installation of a dumpster area at the southeast corner of the building; and,
❑ Installation of foundation plantings/landscaping on the south side of the
building.
•
COMPLIANCE WITH 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 SECTION 4.4.24(F)(1)(C), DEVELOPMENT OF THE SUBJECT
PROPERTY (LOT 6, BLOCK 76) IS SUBJECT TO THE DEVELOPMENT
STANDARDS OF THE CBD ZONE DISTRICT[SECTION 4.4.13(F)].
Parking Requirements
Pursuant to LDR Section 4.4.13(G)(1)(a), within the geographical area one block
north and south of East Atlantic Avenue, between Swinton Avenue and the
Intracoastal Waterway, changes in use (both residential and non-residential)
shall not be required to provide on-site parking. Parking required for the creation
of new nonresidential floor area shall be at a rate of 1 parking space for every
300 sq.ft. of floor area, or fraction thereof. Within a building whose primary use
is a commercial business, parking for a one bedroom apartment is calculated at
one space per unit and 1.5 spaces per unit for a two bedroom residence. The
site currently contains 4,075 sq.ft. of total floor area. The proposal includes a
HPB Staff Report 0
Banker's Row Grille-COA 8-296(Major Site Plan Modification Approval)
Page 3
4,646 sq.ft. restaurant (nonresidential) floor area on the first floor and two
apartments (one bedroom and two bedroom) on the second floor. Two parking
spaces are required for the 571 sq.ft. addition of nonresidential (restaurant) floor
area and 3 parking spaces are required for the two apartments for a total of 5
parking spaces. 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 can be reduced by one parking space on a one time only basis.
Based upon this code section, 4 parking spaces are required for this
development
Within the OSSHAD (Old school Square Historic Arts District), CBD (Central
Business District), and West Atlantic Avenue Overlay District, when it is
impossible or inappropriate to provide the required parking on-site or off-site, the
parking requirement may be met by providing an in-lieu parking fee of $6,000 a
space to utilize City parking spaces [ref. LDR Section 4.4.24(G)(5)]. Due to site
constraints and the location of the building, the in-lieu fee option has been
proposed for the 4 required parking spaces, which will cost $24,000 ($6,000 per
parking space x 4 required parking spaces). The in-lieu fee option will require
approval by the City Commission. Adjacent to the subject property exists on-
street parking and a 144-space public parking lot. Thus, there is available public
parking in the immediate area to accommodate the parking demand.
Building Setbacks
Pursuant to LDR Section 4.4.13(G)(2), within the geographical area one block
north and south of East Atlantic Avenue, between Swinton Avenue and the
Intracoastal Waterway, there is no required front, side (interior), side (street), or
rear building setbacks except for situations where there is no dedicated access
to the rear of a building, under which case a 10' side setback shall be provided.
The existing structure has a 0' setback along the north and east property lines,
10' setback along the west property line, and a 2' setback along the south
property line. The development proposal provides a 0' setback along the north,
east and west property lines, and a setback along the south property line which
varies from 2' - 5'. As there is dedicated access to the south side and rear.(east
side) of the structure, there are no setback requirements.
Open Space
Pursuant LDR Section 4.4.13(F)(2), within the geographical area one block north
and south of East Atlantic Avenue, between Swinton Avenue and the
Intracoastal Waterway, there are no minimum open space requirements.
Notwithstanding the provisions of this section, the body acting upon a
HPB Staff Report
Banker's Row Grille-COA 8-296(Major Site Plan Modification Approval)
Page 4
development application within the CBD may require that open areas, including
but not limited to courtyards, plazas, and landscaped setbacks, be provided in
order to add interest and provide relief from the building mass. The building is
not massive and there is inadequate space to provide an appealing courtyard or
plaza. While a foundation planting could be provided on the west side of the
building, the structure is only 40' wide with a landscaped parking lot to the north
and foundation plantings along the south side of the building.
Handicapped Accessibility Requirements
The proposed design does not comply with the Florida Handicapped
Accessibility Requirements, with regard to access to the front entrance. In order
to provide adequate handicap accessibility, a ramp must be provided at the front
entrance. This can be easily designed into the front porch/waiting area. This
improvement must be provided, otherwise a waiver must be obtained by the
Florida Board of Building Codes and Standards.
Building Height
Pursuant to LDR Section 4.3.4(K) (Development Matrix), the building height .
maximum is 48 feet. The west 65 feet (front/one story portion) of the building will
be 16' in height and the east 61 feet (rear/two story portion) will be 28' in height.
Thus, the building height does not exceed the height of 48 feet.
As previously stated, within the geographical area one block north and south of
East Atlantic Avenue, between Swinton Avenue and the Intracoastal Waterway,
there are no minimum open space requirements [ref. LDR Section 4.4.13(F)(2)].
However, a foundation planting has been provided along the south side of the
building. The west half of the foundation planting consists of White Bird and
Song of Jamaica trees with Wax Jasmine hedges. The east half will consist of
Wax Myrtle trees with Wax Jasmine underplantings.
Architectural Elevations
The elevations reflect the British Colonial Revival architectural style. The
architectural elements described above are presented in the elevations and
reflect the changes recommended by the Board at its meeting of February 19,
1997. All columns, quoins, parapet bands, window headers and sills will have a
HPB Staff Report
•
Banker's Row Grille-COA 8-296(Major Site Plan Modification Approval)
Page 5
natural keystone finish. The roof will be white "thick" butt cement tile. A
hexagonal window will replace the center window on the second floor, front
elevation. The broken pediments have been replaced with one additional plain
stepped parapet. Two windows have been added to the first floor portion of the
south (alley) elevation. Two hexagonal windows have been provided for the
blank wall on the north elevation. Operable wood shutters will be installed on all
of the rectangular windows. All doors will be wood, multi-paned or raised panel,
as indicated on the elevations. All windows will be factory finished white
aluminum, the walls will be cream/buff and the doors, shutters and porch railing
will be an accent color.
The Indian head logo has been removed from the sign. The sign will be located
on the center parapet, the text"Banker's Row Grille" will be in neon. the sign will
be reviewed by the Board once a sign permit application has been submitted.
Dumpster Enclosure
The proposed 5' X 6' dumpster enclosure will be located at the southeast corner
of the building adjacent to the east/west alley. The enclosure will accommodate
a roll-out dumpster and is to be constructed of wood with vision obscuring gates.
Front Porch/Waiting Area
The front porch has not been included in the total floor area or parking
calculations, as this area is designated as a waiting area on the plans and is not
intended to be used as dining/restaurant use area. If in the future tables are
provided, processing of a site plan modification and provision of additional
parking spaces must be provided at a rate of o,i space per 300 sq.ft. of�he porch
floor area or an in-lieu payment of$1�,000 (8-nsq.ft. = 3"—spaces or$1.8,000). In
order to ensure that this area is not to be used as a dining area, a condition of
approval has been attached that the front porch shall be utilized as a waiting
area only, and no table or chairs located on the porch.
Trash Receptacle
The proposal is to provide a 3' X 6' roll-out dumpster at the southeast corner of
the building. It does not appear that the size of the dumpster will accommodate
the trash generated by the 4,646 sq.ft. restaurant and two apartments.
Therefore, written verification must be provided by BFI (Browning-Ferris
Industries), waste service providers, stating that the use and size of the
proposed roll-out dumpster is acceptable for this development. If the size of the
HPB Staff Report
Banker's Row Grille-COA 8-296 (Major Site Plan Modification Approval)
Page 6
dumpster is insufficient, accommodations must be made to provide a trash
receptacle which can accommodate the demands of this development.
Pursuant to Section 3.1.1 (Required Findings), prior to the approval of
development applications, certain findings must be made in a form which
is part of the official record. This may be achieved through information on
the application, written materials submitted by the applicant, the staff
report, or minutes. Findings shall be made by the body which has the
authority to approve or deny the development application. These findings
relate to the Future Land Use Map, Concurrency, Comprehensive Plan
Consistency, and Compliance with the Land Development Regulations.
Section 3.1.1(A) - Future Land Use Map: The subject property has a Mixed
Use Future Land Use Map designation and an OSSHAD (Old School Square
Historic Arts District) zoning designation. The OSSHAD zoning district is
consistent with the Mixed Use land use designation. Within the OSSHAD zone
district, restaurants are allowed as a permitted use [ref. LDR Sections
• 4.4.24(B)(6) and 4.4.24(B)(9)]. Based upon the above, it is appropriate to make
a positive finding with respect to the Future Land Use Map.
Section 3.1.1(B) - Concurrency: As described in Appendix A, a positive finding
of concurrency can be made as it relates to water, sewer, streets and traffic,
drainage, parks and recreation, open space, and solid waste.
Section 3.1.1(C) - Consistency (Standards for Site Plan Actions): As
described in Appendix B, a positive finding of consistency can be made as it
relates to Standards for Site Plan Actions.
Section 3.1.1(D) - Compliance With the Land Development Regulations: As
described under the Site Plan Analysis of this report, a positive finding of
compliance with the LDRs can be made, provided the conditions of approval are
addressed.
Section 2.4.5(F)(5) (Site Plan Findings):
Pursuant to Section 2.4.5(F)(5) (Findings), in addition to provisions of
Chapter Three, the approving body must make a finding that the
development of the property pursuant to the site plan will be harmonious
with the adjacent and nearby properties and the City as a whole, so as not
to cause substantial depreciation of property values.
HPB Staff Report
Banker's Row Grille-COA 8-296(Major Site Plan Modification Approval)
Page 7
The subject property is bordered on the north and west by the OSSHAD (Old
School Square Historic Arts District) zone district, and CBD (Central Business
District) to the south and east. The surrounding land uses are: an existing
municipal parking lot to the north; a furniture store to the south; a warehouse
associated with the furniture store to the east; and, Old School Square Cultural
Arts Center to the west.
Compatibility with the surrounding commercial properties is not a concern. The
proposed mixed commercial and residential uses are appropriate within the
downtown area. The proposal is to redevelop a blighted property which will
enhance property values in the area. As the intent of the OSSHAD zone district
is to promote mixed uses, a positive finding of compatibility can be made.
Community Redevelopment Agency:
At its meeting of February 26, 1997, the CRA reviewed the request and did not
comment as the CRA is negotiating to purchase the property. •
Downtown Development Authority:
At its meeting of February 20, 1997, the DDA reviewed the request and
recommended approval of the development proposal.
Pineapple Grove Main Street Board:
The Pineapple Grove Main Street Board reviewed and recommended approval
of the development proposal.
Neighborhood Notice:
Special Notice was provided to the Old School Square Homeowner's
Association. Letters of objection, if any, will be presented at the HPB meeting.
The development proposal is consistent with the policies of the Comprehensive
Plan, and Chapter 3 and Section 2.4.5(F) of the Land Development Regulations.
The proposal is to redevelop a blighted property by providing a restaurant on the
first floor and adding two apartments on the second floor, within the downtown
area. The provision of mixed use developments (nonresidential/residential) is
HPB Staff Report u
Banker's Row Grille-COA 8-296(Major Site Plan Modification Approval)
Page 8
encouraged in the City's downtown area. The upgrading of the site will enhance
property values in the area.
1. Continue with direction.
2. Approve COA 8-296 and the associated major site plan modification,
landscape plan and design elements for Banker's Row Grille subject to
conditions.
3. Deny approval of COA 8-296 and the associated major site plan
modification, landscape plan and design elements for Banker's Row
Grille with basis stated.
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.............................
A. Major Site Plan Modification
Approve COA 8-296 for the site plan for Banker's Row Grille 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 prior to issuance of a building permit, an in-lieu parking fee
payment agreement of $24,000 for 4 required parking spaces be
approved by the City Commission.
2. That the front porch/waiting area be redesigned to accommodate the
ramp required in order to comply with handicapped accessibility
requirements;
3. That the front porch shall be utilized as a waiting area only and no
table or chairs located on the porch. If tables and chairs are added,
processing of a site plan modification and provision of 3 additional
parking spaces or appropriate in-lieu parking fee are required; and,
4. That written verification must be provided by BFI (Browning-Ferris
Industries), waste service providers, stating that the use and size of he
proposed roll-out dumpster is acceptable for this development.
HPB Staff Report
Banker's Row Grille-COA 8-296(Major Site Plan Modification Approval)
Page 9
B. Landscape Plan
Approve COA 8-296 for the landscape plan for Banker's Row Grille
based upon positive findings with respect to Section 4.6.16.
C. Design Elements
Approve COA 8-296 for the design elements for Banker's Row Grille
based upon positive findings with respect to Section 4.5.1.
�Ae• � —L
Attachments: \ �\ '
❑ Appendix A
❑ Appendix B
❑ Site Plan
❑ Landscape Plan
❑ Architectural Elevation/Design Elements
Report prepared by:Jeff Costello. Senior Planner
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 exists via a service lateral connection to an existing 8"
water main along N.E. 1st Avenue.
❑ Sewer service is provided to the site via a service lateral connection to an
existing 8" sewer main located within the east/west alley along the south
side of the property.
❑ Adequate fire suppression is provided via an existing fire hydrants located
along the west side of N.E. 1st Avenue.
Pursuant to the City's Comprehensive Plan, treatment capacity is available at the
City's Water Treatment Plant and the South Central County Waste Water
Treatment Plant for the City at build-out. No water or sewer main extensions or
upgrading is required with this development proposal. Based upon the above,
positive findings can be made with respect to this level of service standard.
Drainage:
Currently, the entire site is 100% impervious. The proposal provides a
landscape area along the south side of the building which reduces the
impervious area. The provision of pervious area will be an improvement to an
existing deficient situation.
Traffic:
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. A traffic
analysis has been prepared indicating that the conversion to restaurant and the
two proposed dwelling units will generate 69 new trips per day. The traffic
generated will not have an adverse impact on this level of service standard.
Based upon the above, a positive finding with respect to traffic concurrency can
be made.
Parks and Open Space:
Park dedication requirements do not apply for nonresidential uses, however the
requirement does apply to the two (2) proposed dwelling units. 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 structure. Thus, an in-lieu fee of $1,000.00 will be required of this
development. The proposed units will not have a significant impact with respect
to level of service standards for parks and recreation facilities.
Solid Waste:
Trash generated each year by the conversion from the grocery store and storage
area to a restaurant along with the 2 apartments will increase from 18.58 tons
per year to 59.44 tons per year. The increase can be easily accommodated by
the existing facilities and thus, will not be significant with respect to level of
service standards.
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A. Building design, landscaping, and lighting (glare) shall be such that
they do not create unwarranted distractions or blockage of visibility
as it pertains to traffic circulation.
Not applicable
Meets intent of standard X _
Does not meet intent -
B. Appropriate separation of travelways is made for vehicles, bicycles,
and pedestrians in a manner consistent with objective D-1 of the
Traffic Element.
Not applicable
Meets intent of standard
Does not meet intent -Will be met provided handicapped accessibility
requirements are met (See Page 4).
C. Open Space enhancements described in Open Space and Recreation
Objective B-1, are appropriately addressed.
Not applicable X
Meets intent of standard
Does not meet intent
D. That any street widening associated with the development shall not
be detrimental upon desired character and cohesiveness of affected
residential areas.
Not applicable
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. In order to provide for more balance demographic mix, the
development of "large scale adult oriented communities" on the
remaining vacant land is discouraged.
Not applicable X
Meets intent of standard
Does not meet intent-
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Project Name: COA-292-Continuation
Project Location: 225 Royal Court
The action requested of the Board is that of approval to replace a window on the
south elevation with a sliding glass door; and to enlarge two windows on the
north elevation.
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The Board approved the final elevations for the single family residence at its
meeting of November 20, 1996. The applicant is requesting a change to the
approved plans for the north and south elevations.
The applicant is requesting the following changes:
• Replace the east window on the south elevation with an 8' wide sliding glass
door.
• Replace the 2 center single windows on the north elevation with double
widows to match the window to the west.
:..•,. . . CO>: . ,.EN . .ag::== >1_ goim > 1>1<> > 11 ' ii<1>
The sliding doors will not adversely affect the south elevation. Additionally, the
sliding glass doors on the south elevation will be screened from the street by the
fence required by the Board for the south property line.
The double windows will enhance the north elevation, however they will not be
visible from the street.
Meeting Date: March 5, 1997
Agenda Item: III-B
HPB Staff Report •
COA-8-292 Continuation
Page 2
1. Deny, with reasons stated. .
2. Approve as presented.
1. Based on positive findings to Section 4.5.1(E), approve the door and window
changes to the north and south elevations. ?\-��
file/u/ww/coa292cr
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--graza- TULIA TAYLOR
PLANNING DEPARTMENT
CITY OF DELRAY BEACH. FL
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