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HPB-12-18-1996 • DELRAY BEACH kited All-AmericaCity ' I I ' 1993 AGENDA HISTORIC PRESERVATION BOARD MEETING CITY OF DELRAY BEACH Meeting Date: December 18, 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 • November 20, 1996 III. CERTIFICATES OF APPROPRIATENESS A. COA 274, The Check Cashing Store, 48 W. Atlantic Avenue. Old School Square Historic District. William Holtel, Authorized Agent, Paul Hauser, Owner. Demolition of two non-contributing buildings. New construction of a commercial building and associated parking lot. IV. DISCUSSION AND ACTIONS ITEMS A. Review the Designation Report for the West Settlers Historic District and Establish a Date for the Public Hearing, Pursuant to Designating the District to the Local Register of Historic Places. HPB Meeting • December 18, 1996 Page 2 V.J REPORTS AND COMMENTS A. Reports from Historic District Representatives B. Board Members C. Staff VIL ADJOURN Pat Cay Historic Preservation Planner POSTED ON: December 12, 1996 file/u/agenda/hpb12-18 MINUTES OF THE HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH DELRAY BEACH, FLORIDA PUBLIC HEARING MEETING DATE: DECEMBER 18, 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, John Johnson, Vera Farrington, Pat Healy-Golembe, Susan Hurlburt, Betty Diggans MEMBERS ABSENT: Debora Turner STAFF PRESENT: Pat Cayce, Jeff Costello, Diana Mund II. APPROVAL OF MINUTES: The Minutes for the Regular Meeting of November 20, 1996 were before the Board for consideration. Ms. Golembe moved to approve the Minutes as presented. The motion was seconded by Ms. Farrington and passed 6-0. III. CERTIFICATES OF APPROPRIATENESS: A. COA 8-274: The Check Cashing Store; 48 W. Atlantic Avenue; Old School Square Historic District; William Holtel, Authorized Agent; Paul Hauser, Owner. Item Before the Board: The action requested of the Board is that of approving COA 8-274 which incorporates the following aspects of the development proposal for The Check Cashing Store: • Demolition of Two Non-contributing Buildings • Site Plan • Landscape Plan • Design Elements It was moved by Ms. Golembe, seconded by Ms. Hurlburt and passed 6-0 to approve COA 8-274 for a Waiver to LDR Section 5.3.1(D)(2), to reduce the required right-of-way width for S.W. 1st Avenue from 60 feet to 50 feet, thus waiving the requirement for this property to dedicate 5 additional feet. It was moved by Ms. Hurlburt, seconded by Ms. Farrington and passed 6-0 to approve COA 8-274 for the Site Plan for The Check Cashing Store based upon positive findings with respect to Chapter 3 (Performance Standards), LDR Section 2.4.5(F)(5), and policies of the Comprehensive Plan, subject to the following conditions: 1. That revised plans be submitted addressing the Site Plan Technical Items listed in the staff report; 2. The site lighting details and illumination must be provided, and comply with the standards outlined in LDR Section 4.6.8; 3. That written verification be provided from BFI (Browning-Ferris Industries) stating that the proposed dumpster location adjacent to the power lines is acceptable; and, 4. That prior to issuance of a building permit, a Declaration of Unity of Title must be recorded or a boundary plat processed. It was moved by Ms. Golembe, seconded by Ms. Farrington and passed 6-0 to approve COA 8-274 for the Landscape Plan based upon positive findings with respect to LDR Section 4.6.16, with the following conditions: 1. That a Simpson's Stopper hedge be provided on the north side of the parking space west on the west side of the driveway; and, 2. That the existing Black Olive tree on the east side of the proposed west parking area be removed as the applicant had requested. However, the Live Oak tree proposed for this site is to be larger than indicated on the revised plans. The replacement Live Oak tree is to be 18' to 20' in height with a 12' spread. It was moved by Ms. Golembe, seconded by Ms. Hurlburt and passed 6-0 to approve COA 8-274 for the Design Elements as presented, with the following conditions: 1. That the eyebrow and the raised stucco band above the incised stucco squares are to be painted the proposed blue; 2. The raised stucco circles are to have an incised border approximately 6" deep, the border is to be painted blue and the inside of the circle is to be white. The smaller circles on the rental space are to have borders of appropriate proportion in the same color scheme; 3. The design of the monument sign and the wall sign have been approved, providing they are approved by the Building Department; 4. The tenant sign will be reviewed by the Board; and, 5. The interior site pole lighting is to have round globes as opposed to the proposed acorn globes. -2- 12/18/96 IV. DISCUSSION AND ACTION ITEMS: A. Review of the Designation Report for the West Settlers Historic District and Establish a Date for the Public Hearing, Pursuant to Designating the District to the Local Register of Historic Places. It was moved by Ms. Farrington, seconded by Ms. Golembe and passed 6-0 to set January 22, 1997 for the Public Hearing for designating the West Settlers Historic District to the Local Register of Historic Places. V. REPORTS AND COMMENTS: A. Reports from Historic District Representatives None B. Board Members None C. Staff Mrs. Cayce informed the Board that the work being done at 214 N.E. 5th Street was being done without a permit and the owner will be cited by Code Enforcement. VII. ADJOURNMENT: There being no further business before the Board, Ms. Golembe moved to adjourn the meeting at 6:50 P.M., seconded by Ms. Hurlburt and passed 6-0. 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 December 18, 1996, which were formally adopted and approved by the Board on January 8, 1997. Diana Mund If the Minutes that you have received are not completed as indicated above, then this means that these are not the Official Minutes. They will become so after review and approval, which may involve some changes. -3- 12/18/96 HISTORIC PRESERVATION BOARD 1' CITY OF DELRAY BEACH ---STAFF REPORT--- MEETING DATE: December 18, 1996 AGENDA ITEM: Ill.A. ITEM: Consideration of COA-274 which incorporates the Site Plan, Landscape Plan, and Building Elevations for the Check Cashing Store, Located at 48 West Atlantic Avenue (southeast corner of West Atlantic Avenue and S.W. 1st Avenue). 1l N W L�JII ITl -11 1 11 HATM IJL _I LJNLJJ I_LJ1L—Illy I I LJI 1 I II 1 L _ ._ 1ST ST. 1ST ST__ .—a < .< i a- JI < w a= < .a �j ui COMMUNITY a CENTER w z :11 0 _ FIRE . _ — STATION > r L —3 N i i Lc) Lu �z TENNIS 3 Q OLD . 'j IV Z -- STADIUM SCHOOL t.i NO. I SQUARE l I 'j - z zc A T L A N TIC AVENUE Mil i i I POLICE SOUTH '^ i i i I L C COMPLEX COUNTY < z jll I WLL�� — V; a COURT —a < a HOUSE < p g S" — _ u., ., _0_ a ~ NM �_— _ . t.i _w_ _3 s N �^ •—_ vSiirir-f- riiI51 N N I 15T I S.E. r___ 57 = BUDS E GENERAL DATA: Owner Paul Hauser, Vice President The Check Cashing Store Agent William J. Nolte! Location Southeast corner of W. Atlantic Avenue and S.W. 1st Avenue Property Size 0.38 Acre Future Land Use Map Mixed Use Current Zoning OSSHAD (Old School Square Historic Arts District) Adjacent Zoning North: OSSHAD East: OSSHAD South: OSSHAD West: GC (General Commercial) Existing Land Use One vacant building (formerly Burger Chin), and an occupied building (Check Cashing Store/Insurance Agency) Proposed Land Use Demolition of the existing structures (including removal of existing parking areas); Construction of a proposed 1-story 2,832 sq. ft. building consisting of 2 - bays (2,250 sq. ft. and 582 sq. ft.); Installation of a 14-space diagonal parking lot at the east end of the site with a one-way entrance from Atlantic Avenue and a 9-space dead-end parking bay at the rear of the proposed building; and, Installation of a dumpster enclosure and associated landscaping. water Service Existing on site. ewer Service Existing on site. III.A. The action before the Board is that of approval of COA-274 which incorporates the following aspects of the development proposal for The Check Cashing Store, pursuant to LDR Section 2.4.5(F): ❑ Site Plan ❑ Landscape Plan; and, ❑ Design Elements The subject property is located at the southeast corner of West Atlantic Avenue and S.W. 1st Avenue. The subject property consists of Lots 1 and 2, Block 61, Town of Delray, containing 0.38 acres and is located within the Old School Square Historic District and West Atlantic Avenue Redevelopment Area. The property currently contains a vacant 276 sq.ft. drive-thru fast food restaurant and a 1,211 sq.ft. office building. The 276 sq.ft. structure was constructed in 1969 as an ice cream stand (All American Ice Cream). The structure was last occupied by Burger Chin which vacated the property in 1993. The 1,211 sq.ft. building was constructed in 1979 and is currently occupied by a business office/billing center (The Check Cashing Store) and an insurance agency (Citizens Underwriters). The site plan approval request was submitted in January 1996. The following is the background as it relates to the development proposal. At its meeting of.February 21, 1996, the Historic Preservation Board conducted a pre-application review of the development proposal for The Check Cashing Store. The Board had concerns with the building elevations and with the site plan as it related to the prominence and location of the parking lot on Atlantic Avenue and fact that the entrance to the parking lot was accessed from Atlantic Avenue. The applicant stated that he was willing to work with the staff and the • Board to revise the building elevations, landscaping, etc., but that it was imperative that the business have a parking lot with direct access from Atlantic Avenue. There was some discussion regarding the building elevations; the Board suggested that the applicant's architect look at the Block 76 Atlantic Avenue facade and the proposed renovation for the Haitian Art Center building for examples of suitable urban styles which are appropriate to the Old School Square Historic District. Some of the Board members felt that approval would depend on the redesign and possible relocation of the building on the site and the relationship of the • HPB Staff Report The Check Cashing Store-COA-274(Site Plan Approval) Page 2 building to the parking lot and Atlantic Avenue access. Other members felt they could not support the parking lot and access on Atlantic Avenue regardless of the building's design. At this point the applicant stated that he would withdraw the proposal and continue his business in the existing building as it would be impossible for his business to be profitable without access from Atlantic Avenue. On March 20, 1996, a revised site plan was presented to the Board and a pre- application discussion was held with the applicant. The following is a brief narrative of the pre-application discussion which included the following staff comments with respect to the parking lot design: • 45 degree angled parking should be provided. This would eliminate the need to reduce the 5' landscape strip along the east property line as well as providing the minimum 4' wide walkway on the west. • The parking space at the N.E. corner of the site must be eliminated to provide the required 20' stacking distance. • Two handicapped spaces may be required. • The dumpster must be angled to accommodate garbage trucks. • The sidewalk should be extended from the rear parking area to the sidewalk along S.W. 1st Avenue. • In order to accommodate the required drainage retention, approximately 5 of the rear parking spaces may need to be eliminated. The Board suggested that the applicant revise the parking lot plan to conform to the above comments. The elevations were not well received. The Board recommended that the applicant select a specific architectural style and design the building accordingly, as opposed to trying to incorporate an eclectic range of facade elements which exist along Atlantic Avenue. On June 5, 1996, the Board reviewed revised plans addressing those concerns. The proposed building elevations reflected the Art Moderne style which is compatible to the architecture found along Atlantic Avenue. The Board recommended that the applicant proceed with the plans as presented and submit a formal application to the Planning Department. The revised submission is now • before the Board for action. gingingiolimeigiggigigniggigigagglimmatuginigmilniu The development proposal incorporates the following: ❑ Demolition of the existing 1-story 276 sq.ft. (former Burger Chin) and 1,211 sq.ft. (existing Check Cashing Store) commercial buildings; HPB Staff Report The Check Cashing Store-COA-274 (Site Plan Approval) Page 3 ❑ Elimination of two curb cuts along S.W. 1st Avenue; ❑ Construction of a proposed 1-story 2,832 sq.ft. building consisting of 2 bays (2,250 sq.ft. and 582 sq.ft.); ❑ Construction of a 14-space diagonal parking lot on the east side of the property with a one-way driveway into the site from Atlantic Avenue and egress provided onto an the east/west alley on the south side of the property; ❑ Construction of a 9-space dead-end parking bay on the south side of the proposed building with access provided from the east/west alley; • ❑ Installation of a dumpster enclosure adjacent to the east/west alley; and, ❑ Installation of a paver block system consistent with Atlantic Avenue on the north side of the building; and, ❑ Installation of associated landscaping throughout the site. • The proposal involves a waiver request regarding the right-of-way dedication [LDR Section 5.1.3(D)(2)]. COMPLIANCE WITH LAND DEVELOPMENT REGULATIONS AND WEST ATLANTIC AVENUE REDEVELOPMENT PLAN 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 (Old School Square Historic Arts District), business and professional offices shall provide 1 parking space for every 300 sq.ft. of floor area. The proposed office building contains 2,832 sq.ft. which requires 10 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, 9 parking spaces are required for this development. The proposal provides 23 parking spaces in two parking areas-.-a 14-space diagonal parking lot on the east side of the site and a 9-space dead-end perpendicular parking lot south of the HPB Staff Report • The Check Cashing Store-COA-274(Site Plan Approval) Page 4 proposed structure. Based upon the above, the proposal exceeds the parking requirements. Right-of-Way Dedication Pursuant to LDR Section 5.3.1(D)(2), the required right-of-way width for S.W. 1st Avenue is 60 feet and 50 feet is currently dedicated. Thus, this development is responsible for dedication of an additional 5 feet of right-of-way. However, pursuant to LDR Section 5.3.1(D)(4) (Reduction in Width), reduction in the required right-of-way width may be granted by the body having approval authority of the associated development application (HPB) provided the reduction is supported by the City Engineer. The City Engineer has determined that the existing 50 feet of right-of-way is adequate for S.W. 1st Avenue. This portion of S.W. 1st Avenue has been constructed to its ultimate section within the existing right-of-way. The City has no plans to modify/widen this street section, which would necessitate acquisition of additional right-of-way. Based upon the above, a waiver to this requirement is recommended. Site Lighting Pursuant to LDR 4.6.8 (Lighting), site lighting must be provided on the site. The site lighting locations must be indicated on all plans, and the fixture details must be indicated on the site plan. The lights are limited to a maximum height of 25'. 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. While previously comments were made that the light poles and fixtures should be similar to those provided in City and CRA parking lots, the fixtures are inconsistent with the Art Modernee architectural style of the proposed structure. Therefore, fixtures consistent with the architectural style should be used i.e. round globes. Building Setbacks Pursuant to the West Atlantic Avenue Redevelopment Plan, a 5' front building setback is required along West Atlantic Avenue. Also, within this portion of the OSSHAD (Old School Square Historic Arts District), a 10' side street, 0' side interior, and 10' rear building setback are required [LDR Section 4.3.4(K)]. The proposed structure has setbacks of: 5' front, 10' side (street), 70' side (interior), and 63.5' rear. Thus, the proposed structure complies with the building setback requirements. HPB Staff Report The Check Cashing Store-COA-274(Site Plan Approval) Page 5 Building Height Pursuant to the West Atlantic Avenue Redevelopment Plan, a maximum building height of 35' is permitted, and the proposed structure will have a height of 18'. Thus, this requirement has been met. Open Space • Within this portion of the OSSHAD zone district and pursuant to the West Atlantic Avenue Redevelopment Area, 10% of open space is required. The proposal provides 31% open space, which exceeds the requirement. Atlantic Avenue Driveway Pursuant to the West Atlantic Avenue Redevelopment Plan, in order to encourage pedestrian activity, no new parking lots, or curb cuts to access parking lots will permitted on Atlantic Avenue. Existing curb cuts on the Avenue should be eliminated whenever possible. The subject property has an existing 22' wide curb cut onto Atlantic Avenue. The proposal is to modify the driveway to provide a 17' wide one-way entrance driveway, thus reducing the driveway width. The driveway will be provided with a landscape area on both sides. The applicant's initial proposal was to retain the existing two-way driveway onto Atlantic Avenue, while the Board requested its elimination. As a compromise, the proposal was modified to reduce the driveway with and provide a one-way driveway. While the existing driveway was not eliminated, it was modified to provide a safer situation. Thus, the proposal meets the intent of the Redevelopment Plan. Site Plan Technical Items: The following are items that do not require specific action of the Board, however, the items must be addressed with the submittal of revised plans. 1. The diagonal parking spaces east of the driveway are only 17' deep. The depth must be increased to provide the required 18' depth. 2. The handicapped accessible parking space is only 16.5' deep. The depth must be increased to provide the required 18' depth. 3. Pursuant to LDR Section 4.6.9(D)(6)(e), the parking stalls must be double striped. The parking stall striping detail indicated on the site plan provides single striped spaces. HPB Staff Report The Check Cashing Store-COA-274 (Site Plan Approval) Page 6 4. The location of the existing utility poles must be indicated on the plans in order to avoid conflicts. 5. Drainage calculation, which indicate minimum parking elevation at the 5 year, 1 hour stage elevation must be provided. 6. Exfiltration calculations and test data must be provided. 7. A piped connection must be provided between each inlet. 8. City of Delray Beach water and sewer connection standard details must be indicated on the engineering plan. 9. Type "D" curbing must be provided and indicated on the engineering plan. 10.AI1 plans must be consistent with one another. Foundation Plantings Adjacent to the west side of the building, Live Oaks are proposed along with Cardboard Palms, a Viburnum hedge and Juniper ground covers. On the south and east sides of the building an Ixora hedge is proposed with Liriope also provided adjacent to the hedge on the south side of the building. On the north side of the building, two existing Black Olive trees will be utilized. No foundation plantings have been provided on the north side of the building as the West Atlantic Avenue Redevelopment Plan discourages foundation planting areas adjacent to Atlantic Avenue. Perimeter Landscaping At the Atlantic Avenue entrance, the driveway will be flanked by two Sabal Palm groupings with Juniper and Dwarf Indian Hawthorne underplantings. A Simpson's Stopper hedge is proposed on the north side of the parking space to the east of the driveway , however, a hedge has not been provided adjacent to the north parking space/pedestrian• ramp on the west side of the driveway. Pursuant to LDR Section 4.6.16(H)(3)(a), all parking areas must be screened from adjacent rights-of-way by a hedge. Therefore, the Simpson's Stopper hedge must be provided on the north side of the parking space west on the west side of the driveway. Along the east property line, adjacent to the parking/vehicular use areas, the perimeter landscape requirement will be met by utilizing the existing trees on the abutting property [ref. LDR Section 4.6.16(H)(3)(f)] with the installation of a Red HPB Staff Report The Check Cashing Store-COA-274(Site Plan Approval) Page 7 Maple tree and a Simpson's Stopper hedge on the subject property. Along the west side of the property adjacent to the parking lot, an existing Black Olive tree will be utilized along with proposed Live Oak trees with a Surinam Cherry hedge. On the south side of the property, existing Black Olive trees with a proposed Surinam Cherry hedge will be adjacent to the west parking area, and east parking area will be provided with Red Maple trees with Simpson's Stopper and Wax Myrtle, which is also provided adjacent to the dumpster enclosure. Interior Landscaping Interior trees will consist of Dahoon Holly, Red Maple, Live Oak trees, between • the two parking areas, and a grouping of Sabal Palm trees with Firebush underplantings adjacent to the dumpster. A Surinam Cherry hedge will be provided adjacent to the two parking areas along with Dwarf Indian Hawthorne east of the proposed office building. At the head of the diagonal parking spaces Lantana is proposed. Foundation plantings will consist of an Ixora hedge on the south and east sides of the building with Liriope also provided adjacent to the hedge on the south side of the building. The landscape plan incorporates the required variety of plant species and xeriscape principles, which complies with the landscape code. The proposal includes removing an existing mature Black Olive tree which would . • be located on the east side of the west parking area; while a Live Oak tree is currently proposed. The City Horticulturist recommends that the Black Olive tree remain. To preserve the tree and provide adequate area for its root system will • require elimination of a parking space. As the parking requirement has been exceeded by 14 spaces, elimination of one space will not create a code deficiency. • Building Elevations The Building is designed in the Streamlined Art Moderne style which was popular in the late 1930's and 1940's along Atlantic Avenue. The design elements were adapted from the Design Guidelines of the facade for Zukermann's Department Store (now Mercer Wenzel's) which was executed by Palm Beach architect Gustav Maass in 1946. The building's exterior is to be smooth stucco with scored stucco squares between the cantilevered eyebrow and the parapet. The eyebrow projects 3' from the wall and will be employed in a continuous band over the window and door portions of the facades. A two tiered parapet will be constructed above the flat roof and will screen the roof air conditioning units. Decorative raised stucco HPB Staff Report The Check Cashing Store-COA-274(Site Plan Approval) Page 8 circles will be installed on the parapet walls of each elevation. One inch raised stuccoed columns with 2 scored horizontal lines will be installed to add vertical emphasis between the window and door openings. Wall signs will be installed on the parapet on the West Atlantic Avenue elevation. The windows and doors are to be factory finished white aluminum. The building will be white with a cobalt blue trim. The trim color is proposed for the edge of the eyebrow and the band of stucco above the incised squares, and possibly for the decorative circles on the parapet. The background of the wall signs will be the blue of the trim color with the text in white. Based upon the above positive findings can be made with LDR Section 4.5.1. Dumpster Enclosure The dumpster enclosure will be 6' high and constructed of c.b.s. with vision obscuring gates. The enclosure will be painted white to match the building. Dumpster Location The proposed dumpster is located adjacent to overhead power lines. As the dumpster will be lifted overhead for unloading, there is a concern with respect to potential arcing which may occur if the dumpster is too close to power lines. Therefore, written verification must be provided from BFI (Browning-Ferris Industries) waste collectors, stating that the proposed dumpster location adjacent to the power lines is acceptable and has adequate overhead clearance. Unity of Title As the subject property incorporates 2 platted lots with improvements across lot lines, a recorded Unity of Title must be provided or a boundary plat processed, which has been listed 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 to the Future Land Use Map, Concurrency, Comprehensive Plan Consistency, and Compliance with the Land Development Regulations. HPB Staff Report • The Check Cashing Store-COA-274 (Site Plan Approval) Page 9 COMPREHENSIVE PLAN POLICIES: A review of the goals, objectives and policies of the adopted Comprehensive Plan was conducted and the following applicable policy is noted. Traffic Element Table T-4 Atlantic Avenue - The ultimate right-of-way width for this section of Atlantic Avenue (between 1-95 and Swinton) is 110'. Presently, the right-of-way width is 106'. Therefore, pursuant to this Element of the City's Comprehensive Plan and the Palm Beach County Thoroughfare Plan, a 2' dedication of right-of-way for • Atlantic Avenue by this property is required. The proposal provides the necessary dedication on the plans in the form of a reservation which is an acceptable method when the anticipated improvements are not scheduled within a 5 year planning period. 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. HPB Staff Report The Check Cashing Store-COA-274(Site Plan Approval) Page 10 The subject property is bordered on the north, south, and east by the OSSHAD (Old School Square Historic Arts District) zoning district. To the west is zoned GC (General Commercial). The surrounding land uses are as follows: to the north, across Atlantic Avenue is Dunkin' Donuts; to the east is a vacant gasoline station; to the west, across S.W. 1st Avenue is Discount Auto Parts; and, to the south, across the alley is a duplex. Compatibility with the residence to the north is not a concern. The proposal is to redevelop a blighted property which includes demolishing the existing structures and constructing a new building along Atlantic Avenue with parking and landscaping separating the commercial structure from the residences. 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. West Atlantic Architectural Review Committee At its meeting of November 14, 1996, the WAARC reviewed the request and recommended approval of the development proposal subject to the following conditions: • If rooftop a/c units are to be used, they must be screened accordingly. • The site lighting poles and fixtures should match those that are being used kiy the CRA (Community Redevelopment Agency). • The building colors should be consistent with the West Atlantic Architectural Review Committee color palette. • The rear elevation should be provided with architectural elements as it is visible from S.W. 1st Avenue and there is parking in the rear. Community Redevelopment Agency: At its meeting of November 14, 1996, the CRA reviewed the request and recommended approval of the development proposal subject to the conditions presented by the WAARC. 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. HPB Staff Report • The Check Cashing Store-COA-274(Site Plan Approval) Page 11 =>::<:::>::::::>::::>:::::::<: ::::>::::>:::lili iggI gilowmg ._......fir,.. _..T...... . . 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 which includes demolishing the • existing structures and constructing a new building along Atlantic Avenue. The upgrading of the site will enhance property values in the area, and may be an inducement for the upgrading of nearby properties. • 1. Continue with direction. 2. Approve COA-274 and the associated site plan, landscape plan and design elements for The Check Cashing Store subject to conditions. 3. Deny approval of COA-274 and the associated site plan, landscape plan and design elements for The Check Cashing Store with basis stated. • O >VIIE »., ...,; ::::::.: :::..A`����`< : n.NI < > ><>» <<>' ««'<<»II<Ei ...........::::::::::::::::::::......:::::::::::::::::::::. :.. :. .. .. .:.: .: ..fit[.: .: .: .:Q. .:...# .C.fi.I.E.. ...............................................:.......... A. Waivers 1. Approve a waiver to LDR Section 5.3.1(D)(2), to reduce the required right-of-way width for S.W. 1st Avenue from 60 feet to 50 feet, thus waiving the requirement for this property to dedicate 5 additional feet. B. Site Plan Approve COA-274 for the site-plan for The Check Cashing Store based upon positive findings with respect to Chapter 3 (Performance Standards) and Section 2.4.5(F)(5) of the Land Development Regulations, policies of the Comprehensive Plan, subject to the following conditions: 1. That revised plans be submitted addressing the Site Plan Technical Items listed in the staff report; • 2. The site lighting details and illumination must be provided, and comply with standards outlined in LDR Section 4.6.8.; 3. That written verification be provided from BFI (Browning-Ferris Industries) stating that the proposed dumpster location adjacent to the power lines is acceptable; and, HPB Staff Report The Check Cashing Store-COA-274 (Site Plan Approval) Page 12 4. That prior to issuance of a building permit, a Declaration of Unity of Title must be recorded or a boundary plat processed. C. Landscape Plan Approve COA-274 for the landscape plan for The Check Cashing Store based upon positive findings with respect to Section 4.6.16 with the following condition: 1. That a Simpson's Stopper hedge be provided on the north side of the parking space west on the west side of the driveway; and, 2. That- a exrs mg Black Olive tree on the east side of the proposed —westparking—rea remai esigned aeeordingly. � v 2 0.4/, \ 2_6 \L Spy D. Design Elements Approve COA-274 for the design elements for The Check Cashing Store based upon positive findings with respect to LDR Section 4.5.1. Attachments: e \ors cl1�� �� � �� r, ❑ Appendix A 5 ,N� ❑ Appendix B ❑ 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 is to be provided via a service lateral connection to an existing 2" water main within the east/west alley along the south side of the property. The 2" main connects to a 10" main along the west side of S.W. 1st Avenue. Adequate fire suppression is provided via an existing fire hydrant, located at the northwest corner of S.W. 1st Avenue and the east/west alley, which is connected to the 10" water main. The City Engineer has determined that the 2" water main can accommodate the water demands for the proposed office building in addition to the existing uses in the surrounding area. Based upon the above, no water main upgrades and/or main extensions are required with this development. ❑ Sewer service will be provided to the site via a service lateral connection to an existing 8" sewer main located within the east/west alley. 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 areas. At this time, there are no problems anticipated meeting South Florida Water Management District requirements. 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. Therefore, a traffic study is not required for concurrency purposes, however, a traffic statement will be necessary at the time of building permit for impact fee purposes. 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 2,832 sq.ft. office building will be 5.4 pounds per square foot or 7.65 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. IIIIIIIIIIIIIIMMARMIFPNgtOKANymoNgEnommen 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 X Does not meet intent- 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 Meets intent of standard X 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. 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REGULATIONS ---11111.11111N-- riverstr - OLD SCHOOL SQUARE HISiORIC ARTS DISTRICT (OSSHAD) Cq'TY OF DELR AY BEACH, FL 111. -EXISTING LOTS WI - PROPOSED LOTS :- - -F3:OCK N LiktFIF R 1,.. -LOT N11.14,4SER PLANNING & ZON Nn DEPARThiENT — -- -