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HPB-10-16-1996 DELRAY BEACH inizi AU-AmedcaCity 9IIJ ' 1993 AGENDA HISTORIC PRESERVATION BOARD MEETING CITY OF DELRAY BEACH Meeting Date: October 16, 1996 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 • September 24, 1996 and October 2, 1996 III. PUBLIC HEARING ITEMS A. Variance Request 88-45 Lot 9 Block 60, West Side of N. Swinton Ave. Between W. Atlantic Avenue and N.W. 1st Street. Randall Stofft, Owner Requesting Relief from LDR Section 4.6.9(D)(4)(c) Pertaining to Parking Lot Design Associated with the New Construction of an Office Building IV. CERTIFICATES OF APPROPRIATENESS A. COA-289: Lot 9, Block 60, Vacant Parcel, Old School Square Historic District. Randall Stofft, Owner. New Construction of a Two Story Office Building. HPB Meeting October 16, 1996 Page 2 B. COA-291: 810-814 E. Atlantic Avenue, Contributing Commercial Building, Marina Historic District. Bertram Handlesman, Owner. Digby Bridges, Owner. Addition to Rear of Building and Renovation to East Facade. V. REPORTS AND COMMENTS A. Reports from Historic District Representatives B. Board Members C. Staff VI. ADJOURN Pat Cayc Historic Preservation Planner POSTED ON: October 10, 1996 file/u/agenda/hpb 10-16 MINUTES OF THE HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH DELRAY BEACH, FLORIDA PUBLIC HEARING MEETING DATE: OCTOBER 16, 1996 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, Vera Farrington, Debora Turner, Susan Hurlburt MEMBERS ABSENT: John Johnson, Pat Healy-Golembe, Betty Diggans STAFF PRESENT: Pat Cayce, Jeff Costello, Diana Mund, Brian Shutt (City Attorney's Office) II. APPROVAL OF MINUTES: The Minutes for the Regular Meetings of September 24, 1996 and October 2, 1996 were before the Board for consideration. Ms. Turner moved to approve the Minutes as presented. The motion was seconded by Ms. Hurlburt and passed 4-0. III. PUBLIC HEARING ITEMS: A. Variance 88-45: 42 N. Swinton Avenue; Old School Square Historic District; Randall Stofft, Owner. Item Before The Board: The action requested of the Board is that of granting relief from LDR Section 4.6.9(D)(4)(c), pertaining to the parking lot design associated with the new construction of an office building. It was moved by Ms. Turner, seconded by Ms. Farrington and passed 4-0 to approve Variance 88-45 to LDR Section 4.6.9(D)(4)(c) to allow a reduction of the maneuvering area from 24' x 6' to 24' x 4' based upon positive findings with respect to Section 4.5.1(J)(2). IV. CERTIFICATES OF APPROPRIATENESS: A. COA 8-289: 42 N. Swinton Avenue; Vacant Parcel; Old School Square Historic District; Randall Stofft, Owner. Item Before the Board: The action requested of the Board is that of approving a COA for new construction of a two-story office building. It was moved by Ms. Hurlburt, seconded by Ms. Turner and passed 4-0 to approve COA 8-289 for the waiver request to LDR Section 4.6.16(H)(3)(a), to not provide a 5' wide landscape area between the off-street parking area and the adjacent right-of-way. The request is to not provide a landscape strip along the west side of the property, adjacent to the north/south alley based upon positive findings with respect to Section 2.4.7(6)(5). It was moved by Ms. Turner, seconded by Ms. Hurlburt and passed 4-0 to approve COA 8-289 for the waiver request to LDR Section 4.6.16(H)(3)(d), to allow a reduction of the perimeter landscape strip width from the required 5' to 1.2' along the north property line adjacent to the back-out maneuvering area, and to not provide a landscape strip adjacent to the handicapped accessible parking space based upon positive findings with respect to Section 2.4.7(6)(5), with the condition that the landscape strip be provided if an agreement is reached with the CRA to utilize a handicap accessible parking space within the adjacent parking lot, or the building is "flip-flopped". It was moved by Ms. Turner, seconded by Ms. Farrington and passed 4-0 to approve COA 8-289 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 prior to issuance of a building permit, a Declaration of Unity of Title must be recorded in order to ensure the parking requirement will be met by combining the 4 required parking spaces that are being purchased from the CRA to the subject property; 2. That the applicant pursue purchasing a handicap accessible parking space from the CRA, thus eliminating the on-site handicap space; or that the building be "flip-flopped" so the handicap space and sidewalk is located on the north side of the building/property, unless the applicant can provide justification which conclusively demonstrates that "flipping" the building is not feasible; 3. That the handicap ramp adjacent to the parking space be 5' wide and extend the length of the space, thus eliminating the proposed landscaping (if a handicap space within the CRA parking lot cannot be purchased and justification is accepted by the Board demonstrating that the building cannot be "flip-flopped"); 4. That site lighting details and illumination must be provided, and comply with standards outlined in Section 4.6.8 which is a condition of approval; 5. That an easement be provided for the two light poles on the south side of the property associated with the CRA parking lot; -2- 10/16/96 6. That photometrics information must be provided to ensure that the glare from the lights on the north side of the building will not negatively impact the adjacent residential property; and, 7. That a landscape maintenance agreement be executed, in order to allow the property owner to install required landscaping within the alley right-of- way. It was moved by Ms. Turner, seconded by Ms. Hurlburt and passed 4-0 to approve COA 8-289 for the landscape plan based upon positive findings with respect to LDR Section 4.6.16. It was moved by Ms. Turner, seconded by Ms. Hurlburt and passed 4-0 to approve COA 8-289 for the design elements based upon positive findings with respect to LDR Section 4.5.1 subject to the following condition: 1. That operable wood shutters be used as opposed to aluminum. B. COA 8-291: 810-814 E. Atlantic Avenue; Contributing Commercial Building; Marina Historic District; Bertram Handlesman, Owner; Digby Bridges, Authorized Agent. Item Before the Board: The action requested of the Board is that of approving a COA for an addition to the rear of the building and renovations to the east facade. It was moved by Ms. Turner, seconded by Ms. Farrington and passed 4-0 to approve COA 8-291 for the site plan modification based upon positive findings with respect to Chapter 3 (Performance Standards), Section 2.4.5(G)(1)(b) of the LDRs, and policies of the Comprehensive Plan subject to the following conditions: 1. That the stenciling or signage on at least two of the parking spaces designated for Busch's, which are in close proximity to the building addition be available to all the businesses; and, 2. That the off-site parking agreement be amended to incorporate the 2 required parking spaces for this proposal. It was moved by Ms. Hurlburt, seconded by Ms. Farrington and passed 4-0 to approve COA 8-291 for the landscape plan based upon positive findings with respect to LDR Section 4.6.16. It was moved by Ms. Turner, seconded by Ms. Farrington and passed 4-0 to approve COA 8-291 based upon positive findings with respect to LDR Sections 4.5.1 and 4.6.18. -3- 10/16/96 Mrs. Cayce amended the agenda to add Items C, D, and E. C. COA 8-267 Continuation: Fifth Avenue Pharmacy; 9 S. Swinton Avenue; Old School Square Historic District; Simon Barnes, Owner. Item Before the Board: The action requested of the Board is that of approving a COA for a temporary sign. It was moved by Ms. Farrington, seconded by Ms. Hurlburt and passed 4-0 to approve COA 8-267 Continuation as presented for a temporary sign. D. COA 8-292 Pre-Application: Block 10, Lot 18; Del-Ida Park Historic District; a Vacant Parcel; Tulia and Scott Taylor, Owners. Item Before the Board: The action requested of the Board is that of a pre- application review and comment on a proposal for a single family residence to be constructed on a vacant lot. After reviewing the elevations the Board felt that the front facade was sufficiently similar to one of the approved CRA affordable houses to recommend that the applicant proceed with a formal COA application. However, the Board recommended that an appropriate painted wood fence 5' or 6' in height be installed along the south property line from the front corner of the house to the rear property line to screen the duplex like appearance of the south elevation from the streetscape. E. COA 8-286 Pre-Application: Back Room Bar; 16 E. Atlantic Avenue; Old School Square Historic District, Contributing Commercial Building; Bright Horizons Investment Corp., Owners; Leigh Gove Authorized Agent. Item Before the Board: The action requested of the Board is that of a pre- application review and comment on a proposal for a sign. After reviewing the sign proposal the Board felt that the sign was appropriate but recommended that the triangular portion of the original sign be retained as opposed to the flat surface of the revised design. V. REPORTS AND COMMENTS: A. Reports from Historic District Representatives None -4- 10/16/96 B. Board Members None C. Staff None VI. ADJOURNMENT: There being no further business before the Board, Ms. Turner moved to adjourn the meeting at 7:15 P.M., seconded by Ms. Farrington and passed 4-0. 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 October 16, 1996, which were formally adopted and approved by the Board on November 20, 1996. 7// .% 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 - 10/16/96 HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT--- MEETING DATE: October 16, 1996 AGENDA ITEMS: III.A & IV.A ITEM: Consideration of Variance 88-45 and COA 8-289 which incorporates the Site Plan, Landscape Plan and Design Elements for Stofft/Hasey Offices, located on the West Side of N. Swinton Avenue, Approximately 450 North of Atlantic Avenue (42 N. Swinton Ave.) CASON i METHODIST CHURCH GENERAL DATA: - Owner/Agent Randell Stofft, V.P. ""` s- N.E 3RD sr. — 42 N. Swinton, Inc. __ _ Location West side of Swinton Ave., t=-W .- approximately 450 feet north of — art -=Z - — Atlantic Ave. ATTORNEY =-W - Property Size 0.23 Acres BUILDING -_> '_ P Y -Q Future Land Use Map Mixed Use MARTIN LUTNER KING .R. BLVD. N.E. 2ND ST. Current Zoning OSSHAD (Old School Square = Historic Arts District) I Adjacent Zoning North: OSSHAD - — East: OSSHAD CITY — South: OSSHAD = HALL — West: OSSHAD N.W. 1ST ST. N.E. 1ST ST. Existing Land Use Vacant land .—— —— Proposed Land Use Construction of a 5,400 sq.ft. two- COMMUNITY;- W — story office building along with CENTER =_— SC SCHOOL —_ associated parking, landscaping _— SQUARE — and refuse storage areas. s TENNIS -- Water Service Available via a service lateral 1 1 1 connection to an 8" main proposed A T L A N TIC AVENUE along the west side of Swinton SOUTH l 1 1Z_ Avenue. COUNTY COURT p Sewer Service Available via a service lateral HOUSE - - 1- -- connection to an existing 8" sewer <—— main within the north/south alley. — — —— S.W. 1ST ST. SE. 1ST ST7 c Z w - N y ^IPN-- IIIIIIl - ._____ III.A & IV.A The action before the Board is that of approval of COA-289 which incorporates the following aspects of the development proposal for StofftlHasey Office Building, pursuant to LDR Section 2.4.5(F): ❑ Variance 88-45: Variance to LDR Section 4.6.9(D)(4)(c). to allow a 24' wide X 4' • deep maneuvering area at the end of a dead-end parking bay where a 24' X 6' maneuvering area is required. ❑ Site Plan 0 Landscape Plan 0 Design Elements The subject property is located on the west side of N. Swinton Avenue, approximately 450 feet north of Atlantic Avenue, within the OSSHAD (Old School Square Historic Arts District) zone district. The subject property consists of Lot 9, Block 60, Town of Delray, containing 0.23 acres and located within the Old School Square Historic District. The subject property was developed in 1913 with a single family house. The house was subsequently demolished in 1978. The property was aggregated with the adjacent properties to the west and south for the development of a 4- duplex development (8 units) known as the Love duplexes. In December, 1995, the City's Community Redevelopment Agency purchased the Love properties, in order to construct a public parking lot for redevelopment projects adjacent to Swinton Avenue. On July 9, 1996, the City Commission approved the-conditional use request for a proposed 44-space parking lot with the Historic Preservation Board approving the associated site plan on July 17, 1996. The parking lot is currently under construction. Also in July, the northeast portion of the property was sold in order to allow for redevelopment of the property. On August 19, 1996, a request for site plan approval to construct an office building was submitted and is now before the Board for action. HPB Staff Report Stofft/Hasey Offices-Variance 88-45 and COA-289(Site Plan Approval) Page 2 The project involves the relocation of the offices for Randall E. Stofft, Architects and law offices for Martin Hasey from Boca Raton to 42 N. Swinton Avenue. The development proposal incorporates the following: ❑ Construction of a 2-story 5,400 sq.ft. office building; ❑ Installation of 13 parking spaces (4 required spaces to be purchased from the City), 6 of which will beneath the second floor extension; ❑ Provision of roll-out carts to accommodate trash generated by the office use; and, ❑ Installation of associated landscaping. The proposal involves a variance with regard to the dead-end parking bay maneuvering area [LDR Section 4.6.9(D)(4)(c)]; and, waiver requests regarding the reduction and elimination of perimeter landscape strips [LDR Section 4.6.16(H)(3)(a) & (d)]. 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. Parking Requirements Pursuant to Section 4.4.24(G)(1), within the OSSHAD, business and professional offices shall provide 1 parking space for every 300 sq.ft. of floor area. The proposed office building contains 5,400 sq.ft. which requires 18 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 shall be reduced by one parking space. This reduction may only occur once. Based upon this code section, 17 parking spaces are required for this development. Further, 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 13 spaces can be located on the site, the proposal includes providing 4 spaces off-site via purchasing parking spaces within the CRA parking lot immediately to the south and west of the proposed development. In order to ensure the parking requirement will be met, these spaces must be combined with the subject property via a Declaration of Unity of Title. HPB Staff Report Stofft/Hasey Offices-Variance 88-45 and COA-289(Site Plan Approval) Page 3 Handicapped Accessibility Requirements The proposed design does not comply with the Florida Handicap Accessibility Requirements, with regard to access from the parking area to the front entrance. As proposed, a disabled person is required to cross the adjacent parking lot driveway aisle twice, or utilize the parking lot driveway aisle to access the structure. In order to provide adequate handicap accessibility, a 4' wide walkway must be provided from the proposed handicap space at the southwest corner of the building along the south side of the building to the front walkway. It is noted that the ramp adjacent to the parking space must be 5' wide and extend the length of the space, therefore, the proposed Live Oak and underplantings at the - - west end of the ramp must be eliminated. An alternative would be to locate the handicap accessible parking space at the north end of the parking lot (northwest corner of the building) and provide a walkway along the north side of the building to the main entrance. This would require flip-flopping the second floor plan so the support columns for the second floor will correspond with the parking lot layout. Also, relocation of the a/c units to the south side of the building would be necessary, as well as, removal or relocation of the existing Seagrape and Sabal Palm trees. While this alternative would provide less landscaping adjacent to the residence to the north, the residential property has an existing fence with landscaping adjacent to the subject property. Another option is to design the rear parking area so that the handicap accessible ramp would correspond with the rear doorway and lead to a central lobby area. In order to obtain relief from installing the walkway, a waiver must be obtained by the Florida Board of Building Codes and Standards. Site Lighting Pursuant to LDR 4.6.8 (Lighting), site lighting must be provided on-site. While the site lighting locations have been indicated on the plans, the details and illumination information have not. The lights are limited to a maximum height of 25', and the proposed wall mounted lights will be 18' in height. The site lighting and illumination details must be provided, and comply with standards outlined in LDR Section 4.6.8., which is a condition of approval. It is noted that on the south side of the property, two light poles associated with the CRA parking lot will be installed, however the lights are not covered by the ingress/egress easement which was previously provided to the CRA. Thus, as part of this site plan approval, an easement must be provided to the CRA for maintenance of the light poles. HPB Staff Report Stofft/Hasey Offices-Variance 88-45 and COA-289(Site Plan Approval) Page 4 Building Setbacks The proposal meets the required 25' front, 7.5' side and 10' rear setback requirements of the OSSHAD zoning district. Building Height Within the OSSHAD zoning district a maximum building height of 35' is permitted and the proposed structure will be have a height of 27'. VARIANCE ANALYSIS: Associated with this development proposal is a variance request (No. 88-45) to LDR Section 4.6.9(D)(4)(c) (Dead-end Parking Bays): The request is to allow a 24' wide X 4' deep maneuvering area at the end of a dead-end parking bay where a 24' X 6' maneuvering area is required. The development proposal maximizes the number of parking spaces that can be located on the site while providing the balance of the spaces off-site. If the 6' wide maneuvering area is provided, it will result in the elimination of two more parking spaces. In order to encourage the redevelopment and adaptive re-use of the property, it seems appropriate and reasonable to allow the 4' deep maneuvering area. There are no major concerns regarding the proposed parking layout, as the traffic associated with the proposed architect and attorney offices will be minimal, and granting the variance will not create an unsafe situation. The variance appears to meet the required bases provided in Section 4.5.1(J)(2), regarding the preservation of the historic character of the district and the adaptive reuse of the property (See attached Appendix C). ;,;::;:.:<.::.;:.:;.;:.;:.;:.;:.;:.;;:.;:.;:;:.;:.;::.>:.;;:.»:;I�.:.: ;:. .;�<.:�> ire;::P .... .. .....:.:........................................................................................................ The landscaping within the front yard will have a symmetrical design. Two Royal Palms will flank the entrance walkway which will be provided with a layered underplanting consisting of Juniper, Katie and Annuals. Adjacent to the building entrance, there will be two more Royals as well as a Royal at each corner of the building. The underplantings/foundation plantings will consist of Dwarf " Philodendron, and Juniper with Katie proposed adjacent to the entrance walkway. Between the Royal Palms adjacent to the building a Majestic Beauty Standard is proposed with Rosie Crown of Thorn underplantings. At the northeast corner of the front yard, an existing Mahogany tree will remain. Along the north property line, an existing Murraya Paniculata and Aralia hedges will remain as well as an existing Seagrape tree and Sabal Palm. Adjacent to HPB Staff Report Stofft/Hasey Offices-Variance 88-45 and COA-289(Site Plan Approval) Page 5 the parking area, a Live Oak will be provided along with a Cocoplum hedge, which will also screen the a/c units. On the south side of the building, a layered foundation planting consisting of an lxora hedge and Liriope are proposed along with two Hibiscus trees. On the south side of the parking area, a relocated Mahogany tree and a Cocoplum hedge are proposed west of the driveway. While the plans indicate the installation of a Live Oak tree and hedges adjacent to the handicap accessible parking space, this landscaping will need to be eliminated in order to address handicapped accessibility requirements. As described below a waiver has been requested to not provide a 5' wide landscape strip along the west side of the property, adjacent to the alley. However, the required landscape material is to be provided with the east 5' of the 16' wide north/south alley, adjacent to the subject property. The landscape buffer will consists of a Cocoplum hedge and Crepe Myrtle, which are consistent with the landscape material provided within the adjacent public parking lot. Provision of the landscaping within the alley requires execution of a landscape maintenance agreement between the City and the property owner, and has been attached as a condition of approval. The proposed landscaping will be complimentary to Old School Square and the district as a whole. WAIVER ANALYSIS: Associated with this development proposal are waiver requests to LDR Sections 4.6.16(H)(3)(a) & (d) (Perimeter Landscaping): LDR Sections 4.6.16(H)(3)(a) Pursuant to LDR Sections 4.6.16(H)(3)(a), a 5' wide landscape area must be provided between the off-street parking area and the adjacent right-of- way. The request is to not provide a landscape strip along the west side of the property, adjacent to the north/south alley. LDR Sections 4.6.16(H)(3)(d) Pursuant to LDR Sections 4.6.16(H)(3)(d), a 5' wide landscape area must be provided between the off-street parking area and the abutting property. The request is to allow a 1.5' landscape strip along the north property line adjacent to the back-out maneuvering area, and to eliminate a portion of the landscape buffer on the south side of the parking area adjacent to the handicap accessible parking space. Required Findings: Pursuant to LDR Section 2.4.7(B)(5), prior to granting a waiver, the approving body shall make a finding that the granting of the waiver: HPB Staff Report Stofft/Hasey Offices-Variance 88-45 and COA-289(Site Plan Approval) Page 6 (a) Shall not adversely affect the neighboring area; (b) Shall not significantly diminish the provision of public facilities; (c) Shall not create an unsafe situation; or, (d) Does not result in the grant of a special privilege in that the same waiver would be granted under similar circumstances on other property for another applicant or owner. The waiver requests will not adversely affect the neighboring area, diminish the provision of public facilities, nor create an unsafe situation. With the existing site design, the required 5' wide landscape buffer cannot be accommodated on the site. While the landscape buffer is not provided on-site, the required hedge and trees are proposed adjacent to the parking area within the alley. The alley is currently not improved, however, it is to be improved as a pedestrian walkway/corridor which will include paver block walkway, landscaping and lighting. Given the above circumstances it seems appropriate to approve the waiver request. • Along the north side of the property the waiver request to provide a 1.5' wide landscape strip to apply to a 24' long section adjacent to the maneuvering area of the parking lot. Within the landscape area a Cocoplum is proposed and there is existing landscaping on the adjacent property. If the required 5' wide landscape is provided it will result in the elimination of two parking spaces, which would need to be accommodated utilizing the in-lieu fee option which may impose a financial burden and affect the potential redevelopment of the site. The waiver along the south side of the property is to apply to the landscape strip adjacent to the handicapped accessible parking space. The landscape buffer has not been provided in order to accommodate the 5' wide handicap ramp/walkway: While the plans currently indicate a tree and landscaping at the end of the landscape island, the landscape material must be removed to provide the ramp, which must be provided the length of the space. As this property is adjacent to a parking lot and is in an urban setting, elimination of the landscape buffer for an 18 foot section seems appropriate. The granting of the waivers would not result in a special privilege, as the same request would be granted on another property, given similar circumstances for another applicant or owner. The proposed structure is a contemporary commercial building with elements of Monterey styling. The building will have a hip roof which will be clad in natural HPB Staff Report Stofft/Hasey Offices-Variance 88-45 and COA-289(Site Plan Approval) Page 7 galvanized metal. The roof-line will be enhanced from the (front) street side by the interruption of the roof over the two ells created by the recessed entrance. The roof's rafter tails are to be exposed. A wood railed balcony is proposed on the second floor between the two bays/offices which will be supported with wood posts and brackets. A small decorative balcony is proposed on both the north and south elevations which will also have wood railings and brackets. All of the windows will be aluminum clad wood Pella casements. The doors will be metal clad with a wood grain and factory stained wood finish. The first floor is to be finished in off-white stucco with stucco bands in the same color. Raised stucco bands will accent the tops and sills of the windows. The second floor will be finished in pale peach Hardy Board siding (the applicant has provided three options for the color and these will be available at the meeting). Where shutters are indicated, they are to be of the operable aluminum hurricane type with a louvered appearance, however, operable wood hurricane shutters would be more appropriate to the historic district. The accent or trim colors have not been submitted and should be determined by the Board before the exterior main colors are approved. The proposed structure is residential in character and in keeping with the historic character of the Old School Square Historic District. Based upon the above positive findings can be made with LDR Section 4.5.1. :;::<: »»>::>;>::>:<:»::>:<:>::>::>::>::»::>::>::»::»>:::>::>::>::>::::::>::»>::>::>::»::>::>::>::>::»::>:: Trash Receptacles Trash receptacles will be located adjacent to the building underneath the fire escape in the rear of the building. Thus they will be screened from adjacent properties. BFI has indicated that the use of roll-out carts is acceptable for this type of business office. Ingress/Egress Easement Access to the parking area is being provided via an ingress/egress easement which is being provided by the CRA within the parking lot driveway aisle. lognionniiiiiiiiiiiiiinumnimipmgotaggamcmotocovoinnuninginsim 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 HPB Staff Report Stofft/Hasey Offices-Variance 88-45 and COA-289(Site Plan Approval) Page 8 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. Pursuant to Section 4.4.24(B)(2), within the OSSHAD, professional and business offices are allowed as a permitted use. Based upon the above, it is appropriate to make a positive finding with respect to the Future Land Use Map. Section 3.1.1(B) - Concurrency: As described in Appendix A, a positive finding of concurrency can be made as it relates to water, sewer, streets and traffic, drainage, parks and recreation, open space, and solid waste. Section 3.1.1 (C) - Consistency (Standards for Site Plan Actions): As described in Appendix B, a positive finding of consistency can be made as it relates to Standards for Site Plan Actions. Section 3.1.1 (D) - Compliance With the Land Development Regulations: As described under the Site Plan Analysis of this report, a positive finding of compliance with the LDRs can be made, provided the conditions of approval are addressed. Section 2.4.5(F)(5) (Site Plan Findings): Pursuant to Section 2.4.5(F)(5) (Findings), in addition to provisions of Chapter Three, the approving body must make a finding that the development of the property pursuant to the site plan will be harmonious with the adjacent and nearby properties and the City as a whole, so as not to cause substantial depreciation of property values. The subject"property is bordered on the north, south, east and west by the OSSHAD (Old School Square Historic Arts District) zoning district. To the north is an existing single family residence; south and west is the CRA parking lot is which is currently under construction; east is Old School Square. Compatibility with the residence to the north is not a major concern. The proposed use of a business office will be low intensity in nature and is appropriate in a mixed use district. The development proposal provides a residential character that is sought with new developments within the OSSHAD zone district. The upgrading of the site will enhance property values in the area, and may be an inducement for the upgrading of nearby properties. As the intent of the OSSHAD zone district is to promote mixed uses, a positive finding of compatibility can be made. It is noted however, that site lighting has been HPB Staff Report Stofft/Hasey Offices-Variance 88-45 and COA-289 (Site Plan Approval) Page 9 provided on the north side of the proposed structure, adjacent to the residential property. It may be appropriate to eliminate the lights on the north side. At a minimum, photometrics information must be provided to ensure that the glare from the lights will not negatively impact the adjacent property. Community Redevelopment Agency: At its meeting of September 12, 1996, the Community Redevelopment Agency - - reviewed the request 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 proposed use is consistent with the policies of the Comprehensive Plan and Chapter 3 of the Land Development Regulations. Due to the site constraints and to accommodate required parking, a variance has been requested along with waivers which relate to perimeter landscape strips. These variances and waivers will not create any adverse impacts nor create unsafe situations. The development proposal retains the residential character and allows the redevelopment and adaptive re-use that is sought within the OSSHAD zone district. 1. Continue with direction. 2. Approve Variance 88-45, COA 8-289 and the associated site plan, landscape plan and design elements for Stofft/Hasey Office Building subject to conditions. 3. Deny approval of Variance 88-45, COA 8-289 and the associated site plan, landscape plan and design elements for Stofft/Hasey Office Building with basis stated. HPB Staff Report Stofft/Hasey Offices Variance 88-45 and COA-289 (Site Plan Approval) Page 10 ? < . .... fly.. ................... ........ A. Variance 88-45: 1. Approve the variance request to LDR Sections 4.6.9(D)(4)(c), to allow a reduction of the maneuvering area from 24' X 6' to 24' X 4' based upon a positive finding with respect to Section 4.5.1(J)(2). B. Waivers 1. Approve the waiver request to LDR Section 4.6.16(H)(3)(a), to not provide a 5' wide landscape area between the off-street parking area and the adjacent right-of-way. The request is to not provide a landscape strip along the west side of the property, adjacent to the north/south alley based upon a positive finding with LDR Section 2.4.7(B)(5). 2. Approve the waiver to LDR Section 4.6.16(H)(3)(d), to allow a reduction of the perimeter landscape strip width from the required 5' to 1/1'-along the north property line adjacent to the back-out maneuvering area, and to not provide a landscape strip adjacent to the handicapped accessible parking space based upon a positive finding with LDR Section 2.4.7(B)(5)• NQ- C. Site Plan Approve COA 8-289 for the site plan for Stofft/Hasey 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 prior to issuance of a building permit, a Declaration of Unity of Title must be recorded in order to ensure the parking requirement will be met by combining the 4 required parking spaces that are being purchased from the CRA to the subject property; (,-A . That a 4' wide walkway be provided from the proposed handicap accessible parking space at the southwest corner of the building along the south side of the building to the front walkway; 3. That the handicap ramp adjacent to the parking space be 5' wide and extend the length of the space, thus eliminating the proposed landscaping; HPB Staff Report Stofft/Hasey Offices=Variance 88-45 and COA-289 (Site Plan Approval) Page 11 4. The site lighting details and illumination must be provided, and comply with standards outlined in LDR Section 4.6.8. which is a condition of approval; 5. That an easement be provided for the two light poles on the south side of the property associated with the CRA parking lot; 6. That photometrics information must be provided to ensure that the glare from the lights on the north side of the building will not negatively impact the adjacent residential property; and, 7. That a landscape maintenance agreement be executed, in order to allow the property owner to install required landscaping within the alley right-of-way. D. Landscape Plan Approve COA 8-289 for the landscape plan for Stofft/Hasey Office Building based upon positive findings with respect to Section 4.6.16. E. Design Elements Approve COA 8-289 for the design elements for Stofft/Hasey Office Building based upon positive findings with respect to Section 4.5.1 subjectte-the-foNo cAul \ �-,� � i —1. That operable wood-shutters-be-as-ad as opposed o altimirtvm. Attachments: ❑ Appendix A ❑ Appendix B ❑ Appendix C ❑ Site Plan ❑ Landscape Plan ❑ Building 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 will be provided to the site via a service lateral connection to a proposed 8" water main to be located along the west side of Swinton Avenue. ❑ Sewer service will be provided to the site via a service lateral connection to an existing 8" sewer main located within the north/south alley along the west side of the property. ❑ Adequate fire suppression is provided via an existing fire hydrant located at the southeast corner of Swinton Avenue and N.E. 1st Street, and within the east/west alley, approximately 200 feet south of this 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 this level of service standard. Drainage: A preliminary drainage plan has been submitted indicating that drainage will be accommodated on-site via landscape areas and an exfiltration system within the parking area. At this time, there are no problems anticipated meeting South Florida Water Management District requirements. Traffic: At its meeting of December 5, 1995, the City Commission adopted the City's TCEA (Traffic Concurrency Exemption Area) designation, which encompasses the CBD, 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. Therefore, a traffic study is not required for concurrency purposes, however, a traffic study is necessary for impact fee purposes. The proposed 5,400 sq.ft. office building will generate 154 vehicular trips onto the surrounding roadway network. 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 and no additional dwelling units are proposed. Thus, the proposed development will not have an impact with respect to this level of service standard. Solid Waste: Trash generated each year by the proposed 5,400 sq.ft. office building will be 5.4 pounds per square foot or 14.6 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. 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 complied with if a walkway is installed from the rear parking area to the front of the structure as described in detail under the Handicapped Accessibility Requirements section on Page 2 of this report. C. Open Space enhancements described in Open Space and Recreation Objective B-1, are appropriately addressed. Not applicable Meets intent of standard X 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 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 Meets intent of standard X 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- TIN <MARI ES >> <>' > <> ` ''>'"`> '' 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. (b) The variance would not significantly diminish the historic character of the Historic District or Site. (c) 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. • • s. s.. I CD 1. + 0'1 el'ia�r�. 11 c •, .. ,.• ,r r.r •.r ,'.• rrl r ! i I 1 tom, a a a ® o 0 m' _- 1� Nu v... Yu,p 1Oa 1 A.erl r OW LL 4..4 C..I.w• T. eke twr.,pMys.sup 6)111,1. WW1 M.n. T I.'- aN,.p..a, w,.MA).N M.n. U 1 Tr„`..».. !L Q I 1 _ O �m Nv,,,„,i..C. x I r.lr I MOPPED PPP.. 1 VW.AA)M W n. U 1 r.. 111. t .o..HOP un n,am WARE Rawm Q J 1 ".... jL. t I'a uwllwaera nr.cc..tri.a�m _ �qq J SPACES 10 DE IVRE1.m r.C!/ T 011. • \ ¢i 1 IL Z c ' criTri 1 I� n ImI � •® �. j . 4 tuV 6T016 Off ICI w u. / 4 OLGG 11 1.N111 P W1. V) L 1Nn, } (ARCHITECT/ rrno.eEr) co 2 „,.,,1.,,.Q E _ - - - 4— t w [Zt1=.11t:i 4 4 —_, CZ 1 ° b 'b Z _ • turL ! r.r• _ Cd 1 .... 1...r 1 ..... — _C — cs� '��I 1.10 LOT PTUE TNN ir.LL , P LOCO.MOP 04tuT K/aYl ran MIN r.o r.v r.0 .CCOPONI t0 n T PLAT TN:RP aEd. wPLAi DOCK 1rAce2 ��"i..mn. r>+ P WE',axe a ao,P nen ft r .+R.. OC.C.CNrtr,R ' NO.Or bl.. . 4 r. r L n SITE PL1SN . — . — . — . — . — . — . — . —I O N DWNTCN aVE,. — . ; • mv, i. PLANT LIST LEGEND \V 1► i I i r r/.nc�� j _.__ CAI.' 'r=liMilWa. MMIRt-1 ,� [a �� UI.dj .S I.N rNM•R• ;\ over sad power IIn e— / ; I` \ v • j .w I••,er•1 r.N•,N•M• �1 \ , • EXISTING TREE LIST I I \ II. 1, I 1 (..: ___,3__ _ _ __c, • ,,. IC. CODE COMPLIANCE DATA I ^'� • _ I 0,5 h• , SyrAA el O I 1 � r .:.: tom: I (11Ed9 _ I ....�.... I I _ t pill t , ric11;7 _ --�:.- ,.4. � '_Dl".�I \ . _ _ r• � d'rimA ry I ( R. 11 42, * i..1... 1`jM ,, 1 T .....n.. ,,. Ih,. • : r r 1 r-=r p TYa..1•wn.arw.. .• 'lr--T lnd�ru LIN j f�RC RGII (A O/itVl k,i Lku1. P k1u•IoVk uEkbs V I �. rvoH b+lls rt IH uulz�lby o PLANTING NOTES • I 4Il= [IWI KorloVk IurEbs Phil-I 61sr .—.. ^+ II g=g I —.How/ ♦I,kMJ,ereslyer esbLl a. +-r • ..li�' r. _- rl•kMf. 4'tCYil,ra frululb•s�F!IhG'' ,„ w ... L0 — \I.0a%�1'111 �V . ..,,,A,.,,,,,,.., „.....,! _... .«... T, •11`I l�'. y , hut.rotklx nH1•via i 11O�,,,,It,1r1,4 / r rvc hulow euw,F Hu��l went 1 .._,,..•i.. I .A. 0 ali, .'pW Utl� 1'MOH aw'pfed Nleu bs• I iiIIltco ..._....... 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IIIIII -I " .""TTI.T• '----.--------011111 \/.4.1.. 2 �1.0. o ,:e, .. - • • fi Y poL+T••J , - • HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT--- MEETING DATE: October 16, 1996 AGENDA ITEM: IV.B. ITEM: Consideration of Certificate of Appropriateness 8-291 for a Minor Site Plan Modification, Landscape Plan and Design Elements for Handelsman Expansion (810-814 E. Atlantic Avenue). r ■ Ir ' ' ' _ _ L_1U t_JLJ t II I LOBRY STa T • N.E. 1ST ST. 7In i VETERANS DELRAY >- SUMMIT zATLANTIC PARK3 CONDOPLAZA LaaQ CAMINO REAL �z _ _� I m 3 TERRACE CONDO < HOLIDAY INN a w O �f 1� ATLANTIC A VEN UE ., 1 I mg al=1 L[fl1 �lE"_IIII�I'I -.1 WATERWAY EAST III 111111 111111 .111=i -- Q COMMERCIAL ,�� o — — ::::•::.: CONDO o i_I__ == = a 1 _ V -ice ��.7m O _''' w == -- O: HARBOUR BAR • -1INNUM?MN MN MEW I♦IM INN LI mil ._ �� Z CONDO • ,. WWI :I♦ O • i —_ , `1 _ YIRAYAR ST. 111111•1 f 1-1 r1I r^ Th E 11 1 I"IT'T 1 T—I . - --—� I GENERAL DATA: Owner Burton Handelsman Delray Beach Associates, Inc. Agent Digby Bridges Digby Bridges, Marsh and Associates Location Southeast corner of Atlantic Avenue and Palm Square Property Size 2.4 acres Future Land Use Map Commercial Core Current Zoning - CBD (Central Business District) and CF (Community Facilities) Adjacent Zoning North: CBD East: CBD South: RM (Medium Density Residential) West: CBD Existing Land Use Existing commercial structures with associated parking. Proposed Land Use Construction of a 355 sq.ft. building addition along with landscaping. Water Service Existing on-site. Sewer Service Existing on-site. IV.B. {j..�, <(i'::i•:i':i%:iiiiiii?iri}iiiiiiiiiiiiii::ii::i::i::iii:i:Y:i::i::iiii :! '�U:}:: ::: :: .•i: : '.::' :i:y::iiiiii::i{:::::;?:!::L:';.;i;!.j.. i :::i.iii.:i: i:.i::iii:i;•ii::iiii:•ii:::4i:::i::i:•i::::isitii::i::i::ii:pi:•i:•ii:Yy{`.::.::::::.::::::.::::.::::::::.wY:1f....Yw:f:::::::::y�:�!:::y::YR::::.:::::::::Y}:..��. ii::::::::?i:{?;'rr:::::':.?�'. .._ :i:}}y;5:'*:<::i:?::::::::::R+:�:i�i�::'i::::.�j:SwF::.:•i::i�i:R.:{<::llw:::::{::i ::T:R. ..... ... ..�:. .�:....................::.:..............::.:........:. • The action before the Board is that of approval of COA-291 which incorporates the following aspects of a Minor Site Plan Modification request for Handelsman Expansion, pursuant to LDR Section 2.4.5(G)(1)(b): .0 Site Plan; ❑ Landscape Plan; and, ❑ Design Elements The subject property is located at the southeast corner of East Atlantic Avenue and Palm Square, within the Marina Historic District. The subject property is known as the Handelsman Property (802-840 E. Atlantic Avenue) which includes 3 existing buildings and associated parking areas. The subject building (810-814 E. Atlantic Avenue) is located between the Boyd Building and the Blue Anchor Pub. The existing building was constructed in 1931 and is of the Commercial Mission Revival style. The building being modified contains two bays, one of which is currently occupied by R.O. Priest Realty, and the other is vacant. The subject property has an extensive land use history. The following are the most recent land use actions to occur on the property. At its meeting of May 14, 1991, the City Commission approved a rezoning of the south portion of the property from RM (Medium Density Residential) to CF (Community Facilities). The rezoning was to accommodate a parking lot expansion for the Boyd building associated with a deck addition for the Brandy's Waterside Cafe/Canal Street Restaurant (currently Busch's Restaurant). On July 17, 1991, the HPB (Historic Preservation Board) approved site plan modifications-for the 30 space parking lot expansion as well as a 1,755 sq.ft. deck addition. On February 19, 1992, the HPB approved a minor site plan modification to allow construction of a 5' X 150' dock with crosswalks. On November 1, 1994, an application for sketch plan review was submitted to the Planning Department for a 2,009 sq.ft. deck addition east of Busch's Restaurant within Marine Way/Canal Street. On September 20, 1995, the Historic Preservation Board approved a minor site plan modification request for Busch's Restaurant to construct a 1,844 sq.ft. dining deck addition along with installation of paver blocks and landscaping within Marine Way/Canal Street. The proposal involved a modification to the off- site parking agreement and execution of a license agreement which were HPB Staff Report Handelsman Expansion (810-814 E. Atlantic Ave.) -Minor Site Plan Modification • Page 2 subsequently approved by the City Commission on October 13, 1995. The improvements associated with the modification have been installed. On August 30, 1996, an application for minor site plan modification approval was submitted to construct a .355 sq.ft. addition which is now before the Board for action. The north portion of the subject property which encompasses the proposed building addition is zoned CBD (Central Business District) and the south portion (parking lot area) of the property is zoned CF (Community Facilities). The improvements consist of the following: ❑ Construction of a 355 sq.ft. building addition to the southeast corner (rear) of the structure along with the installation of a canvas awning on the east elevation, and a bay window on the south elevation; and, ❑ Installation of a foundation planting and a sidewalk on the south side of the addition. 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. The proposal complies with the Land Development Regulations, however, the following is provided with regard to Parking. Parking Pursuant to LDR Section 4.4.13(G)(1)(f), within this portion of the CBD zone district, 1 parking space is required for every 300 sq.ft. of new floor area. Thus, the proposed 355 sq.ft. building addition requires 2 parking spaces. With the parking lot expansion in 1991, 23 excess spaces were provided. With approval of the 1,844 sq.ft. deck addition on September 20, 1995, 7 of those spaces were utilized towards meeting the parking requirement, leaving 16 excess spaces. With this proposal, 2 of the 16 spaces will be utilized, thus leaving an excess of 14 spaces. In the past there have been concerns raised by the residential neighborhood to the south regarding inadequate parking on this site to accommodate restaurant uses, especially during evening hours. As part of this modification, information was provided regarding the manner in which the parking is managed between 8:00 a.m. and 5:00 p.m., and 5:00 p.m. to 2:00 a.m. This information included HPB Staff Report Handelsman Expansion (810-814 E. Atlantic Ave.) - Minor Site Plan Modification Page 3 valet parking, designation of parking spaces for specific businesses, and off-site parking agreements. The south portion of the parking lot is designated for use by Busch's Restaurant. Adjacent to the subject building there is a space • designated for R.O. Priest Realty. All parking spaces are available between the hours of 8:00 a.m. and 5:00 p.m. The majority of the businesses within this block are closed after 5:00 p.m., except for restaurants i.e. Blue Anchor Pub and Busch's Restaurant. The Blue Anchor Pub has obtained an off-site parking agreement with Northern Trust Bank to utilize their 32 parking spaces between the hours of 5:00 p.m. and 2:00 a.m. Busch's Restaurant will utilize a majority of the on-site spaces during the evening - hours via valet parking. Between 5:00 p.m. and 2:00 a.m., most of the businesses are closed, parking spaces are reserved for a specific use (i.e. Busch's) based upon general agreements between the tenants. However, to accommodate the two parking spaces required for the proposed addition, two parking spaces currently designated for Busch's (stenciled or signed), must not be reserved and must be made available to all the businesses within this development. The proposal will result in the reduction of an existing landscaping area (53 sq.ft.) which consists primarily of Liriope. The proposal calls for the installation of a new Live Oak tree within the existing landscape area south of the building and a foundation planting consisting of a Cocoplum hedge along the south side of the proposed addition. The proposed landscaping is consistent with the landscape material provided throughout the site. The existing structure is of the Commercial Mission Revival style. The two decorative elements on the existing building are the barrel tile pent roof and parapet. The proposed addition will be consistent with the existing building as it relates to architectural style and color. On the south elevation, the bay window will consist of wood frames with muntins and a clay barrel tile roof. The east entrance will have french doors with sidelights and a terra cotta canvas awning. .....1111 > 110111»> >:>IIIIII>'...O.EH.E..R....I."C.:E..M..S............................................... >:::>:::>:::> >::>: : Off-Site Parking Agreement With the site plan approval of 1991 to construct the 1,755 sq.ft. deck and 30- space parking lot, an off-site parking agreement was executed which addressed the required number of parking spaces necessary to accommodate the 6 spaces required for the deck addition. The off-site parking agreement was required as HPB Staff Report Handelsman Expansion (810-814 E. Atlantic Ave.) - Minor Site Plan Modification Page 4 the southern parking area is owned by a different property owner. The off-site parking agreement was amended in 1995 to add 7 parking spaces required for the 1,844 sq.ft. deck addition (within Marine Way/Canal Street). As part of this site plan modification, the off-site parking agreement must again be amended to incorporate the 2 required spaces, and has been attached as a condition of approval. 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 the Future Land Use Map, Concurrency, Comprehensive Plan Consistency, and Compliance with the Land Development Regulations. At the time of the site plan modification approval of 1991 for Brandy's Waterside Cafe/Canal Street restaurant (currently Busch's Restaurant), appropriate findings were made with respect to the Future Land Use Map, Consistency and Concurrency. Improvements required per that approval have been installed as well as the improvement associated with the 1,844 sq.ft. deck addition approved on September 20, 1995. The development proposal involves the construction of a 355 sq.ft. building addition. Pursuant to Section 2.4.5(G)(1)(b), this minor modification does not significantly impact the previous findings. However, the applicable Comprehensive Plan policies and Concurrency items as they relate to this development proposal are discussed below. COMPREHENSIVE PLAN POLICIES: A review of the objectives and policies of the adopted Comprehensive Plan was conducted and the following applicable policies are noted. Coastal Management Objective C-2 - The Marina Historic District shall be redeveloped with a sympathetic blending of the demands of economic development and historic preservation... Coastal Management Policy C-2.2 - That part of the Marina Historic District nearest to Atlantic Avenue (north portion) shall be redeveloped in a manner which while keeping within the existing character shall provide for a transition in design and intensity and type of use to the commercial character of the Central Business District. HPB Staff Report Handelsman Expansion (810-814 E. Atlantic Ave.) - Minor Site Plan Modification Page 5 The proposed addition will be consistent with the existing historic structure an in keeping with the existing character of the historic district. The 355 sq.ft. addition will be constructed onto the southeast corner of the R.O. Priest Realty bay, which is located north of the existing parking lot. Section 3.1.1 (B) - Concurrency 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. The proposed addition will not have an impact on water and sewer demands. Drainage will not be significantly affected by the modification as the proposed addition is only 355 sq.ft. which will be located over existing impervious (paved) area. The commercial addition will not create a need or impact on the Parks and Recreation Facilities level of service standard. Concurrency findings as they relate to Streets and Traffic, and Solid Waste are discussed below. Streets and Traffic: At its meeting of December 5, 1995, the City Commission adopted the City's TCEA (Traffic Concurrency Exemption Area) designation, which encompasses the CBD, 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. Therefore, a traffic study is not required for concurrency purposes, however, a traffic study is necessary for impact fee purposes. The proposed 355 sq.ft. retail addition will result in an additional 40 vehicular trips onto the surrounding roadway network. Based upon the above, a positive finding with respect to traffic concurrency can be made. Solid Waste: Pursuant to the Solid Waste Authority's trash generation rates, the trash generated each year by the proposed 355 sq.ft. retail addition will be 1.81 tons. This increase can be accommodated by existing facilities therefore, a positive finding with respect to this level of service standard can be made. Section 3.1.1 (D) - Compliance With the Land Development Regulations: As described under the Site Plan Modification Analysis of this report, a positive finding of compliance with the LDRs can be made. HPB Staff Report Handelsman Expansion (810-814 E.Atlantic Ave.) - Minor Site Plan Modification Page 6 Downtown Development Authority: At its meeting of September 18, 1996, the DDA reviewed and recommended approval of the request. Community Redevelopment Agency: At its meeting of September 12, 1996, the CRA reviewed the proposal and had no objections. Special Courtesy Notice: Courtesy notices were provided to the following homeowner's associations: ❑ Marina Historic District Association ❑ Palm Square Homeowner's Association Letters of objection and support, if any, will be presented at the HPB meeting. The development proposal will be consistent with the policies of Chapter 3 of the Land Development Regulations and the Comprehensive Plan. There is sufficient parking to accommodate the increase in floor area, provided two of the spaces designated for Busch's are made available for all the businesses within this development. Appropriate measures have been made i.e. off-site parking agreements. to provide additional parking spaces over and above required spaces. A. Continue with direction and concurrence. B. Approve COA-291 and associated site plan modification, landscape plan and building elevations for Handelsman Expansion based upon positive findings with respect to Chapter 3 (Performance Standards) and Section 2.4.5(G)(1)(b) of the Land Development Regulations and the policies of the Comprehensive Plan. C. Deny COA-291 and associated site plan modification, landscape plan and building elevations for Handelsman Expansion based upon a failure to make positive findings with respect policies of the Comprehensive Plan and LDR Section 2.4.5(G)(1)(b) as stated. HPB Staff Report Handelsman Expansion (810-814 E.Atlantic Ave.) - Minor Site Plan Modification Page 7 A. Minor Site Plan Modification Approve COA-291 for the site plan modification for Handelsman Expansion based upon positive findings with respect to Chapter 3 Performance Standards) and Section 2.4.5(G)(1)(b) of the Land Development Regulations and the policies of the Comprehensive Plan with the following condition: _ 1. That the stenciling or signage on at least two of the parking spaces designated for Busch's, which are in close proximity to the building addition be available to all the businesses; and 2. That the off-site parking agreement be amended to incorporate the 2 required parking spaces for this proposal. B. Landscape Plan Approve COA-291 for the landscape plan for Handelsman Expansion based upon positive findings with respect to LDR Section 4.6.16. C. Building Elevations Approve COA-291 for the building elevations for Handelsman Expansion based upon positive findings with respect to LDR Sections 4.5.1 and 4.6.18. Attachments: ❑ Site/Landscape Plan ❑ Building Elevations Report prepared by : Jeff Costello. Senior Planner • 11Caivnd- dvLiv' 1—_ r esn3 ONO, _ 111110111111 4•••cv 0.o.av an'A'�789— 1:,...\:1;..: SINK$ JI cC r�l,l o41 / 10 ti I atseg.'s* __- • L . \ !ti; Ir IG 5� DL7 aes, • 1, \AITION I � , >v� . j. I I :„. ., \ I t \ I \ ! ! I. 1, t\... __,_ _. • j ,\ • 1 I `� 1 an \ `y,V. i........ 1 ,i.t. : ....sikl.„,14,...) __ • .• . . . /A if 4 / •. 1-1----L - \ ,:i" -k ,,,,fk. EXIT1NG 1210 g. 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