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HPB 05-01-1996 DaRAY BEACH AA4me icaCity 1MhZ AGENDA 1993 HISTORIC PRESERVATION BOARD MEETING CITY OF DELRAY BEACH Meeting Date: May 1, 1996 Type of Meeting: Regular Meeting Location: 1st Floor Conference Room Time: 6:00 P.M. If a person decides to appeal any decision made by the Historic Preservation:Board with respect to any matter considered at this meeting or hearing, such persons will need a record of these proceedings, and for this purpose such persons may need to ensure that a verbatim record of the proceedings is made. Such record includes the testimony and evidence upon which the appeal is to be based. The City does not provide or prepare such record. Pursuant to F.S.286.0105. I. CALL TO ORDER II. APPROVAL OF MINUTES _ April 1, 1996 III. PUBLIC HEARING ITEMS A. Variance Request 88-44: 9 N.E. 2nd Street. Conversion of Residential Property to a Business Office; Contributing.Structure, Old School Square Historic District. Bill Branning, BSA Construction, Owner. Requesting Relief from LDR Sections 4.6.9(D)(3)(b); 6.1.4(B)(1) and 4.6.9(D)(2). The requested variances are associated with the parking lot design requirements necessary to allow the conversion • of residential property to commercial use. IV. CERTIFICATES OF APPROPRIATENESS A. COA 8-273: 9 N.E. 2nd Street; Contributing Structure, Old School Square Historic District. Bill Branning, BSA Construction, Owner. Approval for Site Plan; Landscape Plan; and Design Elements. B. . COA 8-279: 1104 Nassau Street, Contributing Single Family Residence; Nassau Park Historic District. Liz and Bill Bold, Owners. ,, HPB Meeting May 1, 1995 Page 2 Approval to construct a 6' X 10" garden shed on the southeast corner of the lot. C. COA 8-262 Continuation: 275 N. Swinton Avenue. Contributing Single Family Residence, Old School Square Historic District. Michael Weiner, Owner Approval of Landscape Plans D. COA 8-277 Continuation: Beaudacious Antique Store, 125 N. Swinton Avenue, Contributing Structure; Old School Square Historic District. Carol Carr, Owner, Paul Duggan, Authorized Agent. Approval for Free Standing Wood Sign. E. COA 8-260 Continuation: Colony Hotel, 525 E. Atlantic Avenue. Contributing Building, Individually Listed in the Local Register of Historic Paces. Jestena Boughten, Owner Approval for Paint Color Change for Tower Domes V. DISCUSSION AND ACTIONS ITEMS A. Review a Completed Designation Report for the Following Five Historic Houses: 501, 511, 521, 601, and 701 South Ocean Boulevard. Review and discussion only, no action required. B. Make a Recommendation to the Planning and Zoning Board with respect to a text amendment to LDR Section 2.2.6(B)(2), special Qualification for Historic Preservation Board Membership. VI. REPORTS AND COMMENTS A. Reports from Historic District Representatives B. Board Members C. Staff VII. ELECTION OF 2ND VICE CHAIRMAN VIII. ADJOURN Pat Ca e Historic Preservation Planner POSTED ON: April 25, 1996 FORM 4 MEMORANDUM OF VOTING CONFLICT .,ST NAME-FIRST NAME-MIDDLE NAME THE BOARD, COUNCIL, COMMISSION, AUTHORITY, OR COMMITTEE ON WHICH I SERVE IS A UNIT OF: Turner, Debora MAILING ADDRESS [X]CITY []COUNTY []OTHER LOCAL AGENCY []STATE 277 S.E. 5th Avenue CITY COUNTY Delray Beach Palm Beach DATE ON WHICH VOTE OCCURRED NAME OF POLITICAL SUBDIVISION OR STATE AGENCY May 1, 1996 NAME OF BOARD, COUNCIL, COMMISSION, AUTHORITY, City of Delray Beach OR COMMITTEE Historic Preservation Board WHO MUST FILE FORM 4 This form is for use by any person serving on either an appointed or elected board, council, commission, authority, or committee, whether state or local, and it applies equally to members of advisory and non-advisory bodies who are faced with a voting conflict of interest. As the voting conflict requirements for public officers at the local level differ from the requirements for state officers, this form is divided into two parts: PART A is for use by persons serving on local boards (municipal, county, special tax districts, etc.), while PART B is prescribed for all other boards, i.e.those at the state level. ART C of the form contains instructions as to when and where this form must be filed. PART A VOTING CONFLICT DISCLOSURE FOR LOCAL PUBLIC OFFICERS [Required by Section 112.1343(3), Florida Statutes (Supp. 1984).] The Code of Ethics for Public Officers and Employees PROHIBITS each municipal, county, and other local public officer FROM VOTING in an official capacity upon any measure which inures to his special private gain. Each local officer also is prohibited from knowingly voting in his official capacity upon any measure which inures to the special gain of any principal (other than a government agency as defined in Section 112.312(2), Florida Statutes) by whom he is retained. In any such case a local public officer must disclose the conflict: (a) PRIOR TO THE VOTE BEING TAKEN by publicly stating to the assembly the nature of his interest in the matter on which he is abstaining from voting; and (b) WITHIN 15 DAYS AFTER THE VOTE OCCURS by describing the nature of his interest as a public record in this part below. NOTE: Commissioners of a Community Redevelopment Agency created or designated pursuant to Section 163.356 or Section 163.357, Florida Statutes (Supp. 1984), or officers of independent special tax districts elected on a one-acre, one-vote basis are not prohibited from voting. In such cases, however,the oral and written disclosure of this part must be made. I, the undersigned local public officer, hereby disclose that on May 1, 1996: I abstained from voting on a matter which (check one): inured to my special private gain; or X inured to the special gain of Michael Weiner, by whom I am retained. (b) The measure on which I abstained and the nature of my interest in the measure is as follows: COA 8-262 Continuation: 275 N. Swinton Avenue, for which I am the Landscape Architect. _ May 1, 1996 —`� Date Filed Signature Please see PART C for instructions on when and where to file this form. PART B VOTING CONFLICT DISCLOSURE FOR STATE OFFICERS [Required by Section 112.3143(2), Florida Statutes (Supp. 1984).] Each state public officer is permitted to vote in his official capacity on any matter. However, any state officer who votes in his official capacity upon any measure which inures to his special private gain or the special gain of any principal by whom is retained is required to disclose the nature of is interest as a public record in Part B below within 15 days after the vote occurs. I, the undersigned officer of a state agency, hereby disclosure that on , 19 (a) I voted on a matter which (check one): inured to my special private gain: or inured to the special gain of , by whom I am retained. (b) The measure on which I voted and the nature of my interest in the measure is as follows: Date Filed Signature Please see PART C below for instructions on when and where to file this form. PART C FILING INSTRUCTIONS This memorandum must be filed within fifteen (15) days following the meeting during which the voting conflict occurred with the person responsible for recording the minutes of the meeting, who shall incorporate the memorandum in the meeting minutes. this form need not be filed merely to indicate the absence of a voting conflict. NOTICE: UNDER PROVISIONS OF FLORIDA STATUTES 11.317(1983), A FAILURE TO MAKE ANY DISCLOSURE CONSTITUTES GROUNDS FOR AND MAY BE PUNISHED BY ONE ORE MORE OF THE FOLLOWING: IMPEACHMENT, REMOVAL OR SUSPENSION FROM OFFICE OR EMPLOYMENT, DEMOTION, REDUCTION IN SALARY, REPRIMAND, OR A CIVIL PENALTY NOT TO EXCEED $5,000. MINUTES OF THE HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH DELRAY BEACH, FLORIDA PUBLIC HEARING MEETING DATE: MAY 1, 1996 LOCATION: FIRST FLOOR CONFERENCE ROOM I. ROLL CALL: The meeting was called to order by the Chairman at 6:10 P.M. Upon roll call it was determined that a quorum was present. MEMBERS PRESENT: Chairman Vaughan, Julie Morgan (left at 7:15), John Johnson, Debora Turner (arrived at 6:15), Susan Hurlburt MEMBERS ABSENT: Vera Farrington, Pat Healey-Golembe STAFF PRESENT: Pat Cayce, Jeff Costello, Diana Mund, Brian Shutt (City Attorney's Office) II. APPROVAL OF MINUTES: The Minutes for the Regular Meeting of April 1, 1996 were before the Board for consideration. Ms. Hurlburt moved to approve the Minutes as presented. The motion was seconded by Ms. Morgan and passed by a vote of 4-0. At this point on the Agenda Ms. Turner arrived at the meeting. Item III.A. and IV.A. were postponed to the May 15, 1996 meeting at the owners request for the following reason: Only 5 Board members were present at the meeting and a super majority of 4 votes is required to approve a variance. When a situation of this nature occurs, the Board gives the applicant the option of proceeding with the hearing or postponing the hearing to a date certain, in anticipation of having the full 7 member Board available for the review. III. PUBLIC HEARING ITEMS: A. Variance 88-44: 9 N.E. 2nd Street; Contributing Structure; Old School Square Historic District; Conversion of Residential Property to a Business Office; Bill Branning, BSA Construction, Owner. Item Before the Board: The applicant is requesting relief from LDR Sections 4.6.9(D)(3)(b), 6.1.4(B)(1), and 4.6.9(D)(2). The requested variances are associated with the parking lot design requirements necessary to allow the conversion of residential property to commercial use. IV. CERTIFICATES OF APPROPRIATENESS: A. COA 8-273: 9 N.E. 2nd Street; Contributing Structure; Old School Square Historic District; Conversion of Residential Property to a Business Office; Bill Branning, BSA Construction, Owner. Item Before the Board: The action requested of the Board is that of approving a COA for site plan, landscape plan, and design elements. B. COA 8-279: 1104 Nassau Street; Contributing Single Family Residence; Nassau Park Historic District; Liz & Bill Bold, Owners. Item Before the Board: The action requested of the Board is that of approving a COA for the construction of a 6' x 10' garden shed on the southeast corner of the lot. It was moved by Ms. Morgan, seconded by Ms. Turner and passed 5-0 to approve COA 8-279 as presented with the following condition: • That if the vegetation on the east property line is removed or trimmed to an extent that the shed is visible from the street, the shed will be removed or appropriately screened. As the applicant for Item IV.C. was not present, Item I V.D. was heard first. D. COA 8-277-Continuation: Beaudacious Antique Store; 125 N. Swinton Avenue; Contributing Structure; Old School Square Historic District; Carol Carr, Owner; Paul Duggan, Authorized Agent. Item Before the Board: The action requested of the Board is that of approving a COA for a free standing, two faced, non-illuminated, wood sign. The sign is 6' long and 2'8" tall, and will be installed 4'6" from the ground. It was moved by Ms. Morgan, seconded by Ms. Hurlburt and passed 5-0 to approve COA 8-277-Continuation based upon positive findings with respect to LDR Section 4.5.1(E) as follows: • The pineapple finials are to be the style of that circled on the specification sheet. The iron grillwork is to be painted dark green. The background of the sign is to be painted green and the text yellow, both the yellow and green are to be the same color as the exterior of the building. -2- 05/01/96 Ms. Turner stepped down for the following item. C. COA 8-262-Continuation: 275 N. Swinton Avenue; Contributing Single Family Residence; Old School Square Historic District; Michael Weiner, Owner. Item Before the Board: The action requested of the Board is that of approving a COA for partial landscape and plot plans. It was moved by Ms. Hurlburt, seconded by Ms. Morgan and passed 4-0 to approve COA 8-262-Continuation based upon positive findings with respect to LDR Section 4.5.1(E), with the following conditions: • That the portion of the asphalt driveway in the front yard be removed and replaced with sod, and that the hedge be continued to the front (west) property line; and, • If the replatting of the three lots, and the site plan for the lot to be created to the south, is not approved within a period of 180 days, the applicant will be required to complete the landscape and parking improvements for the subject property as required by the LDRs for a single family residence. Ms. Turner returned to the Board. E. COA 8-260-Continuation: Colony Hotel; 525 E. Atlantic Avenue; Contributing Building; Individually Listed in the Local Register of Historic Places; Jestena Boughten, Owner. Item Before the Board: The action requested of the Board is that of approving a COA for a color change for the tower domes. This project came to the Board on September 20, 1995. The paint color approved for the tower domes was Terra Cotta to match the awnings. During the painting process the domes were painted blue/turquoise as opposed to the approved Terra Cotta. The applicant has requested approval for the change of color which will allow the domes to remain as existing. It was moved by Mr. Johnson, seconded by Ms. Turner and passed 5-0 to approved COA 8-260-Continuation based upon positive finding with respect to LDR Section 4.5.1(E) as presented with the following condition: • That any further change in color of the domes be approved by the Board. At this point on the agenda Ms. Morgan left the meeting. -3- 05/01/96 V. DISCUSSION AND ACTION ITEMS: A. Review a Completed Designation Report for the following Five Historic Houses: 501, 511, 521, 601, and 701 S. Ocean Boulevard. Item Before the Board: The action requested of the Board is that of determining if a meeting date should be set to consider a formal review of the designation report and if accepted, to set a date for a public hearing. The following spoke in support of the item: Carolyn Patton, 1020 Tamarind Road; Joanne Peart, 107 N.W. 9th Street; Alieda Riley, 65 Palm Square; Gloria Elliott, 345 S. Swinton Avenue; Rachel Camber, attorney; and, William Black, 521 S. Ocean Boulevard. Ms. Hurlburt made a recommendation that a Special Meeting be called for May 3, 1996 at 6:00 P.M. to consider a formal review of the designation report and if accepted, to set a date for a public hearing. B. Make a Recommendation to the Planning and Zoning Board with respect to a text amendment to LDR Section 2.2.6(B)(2), Special Qualifications for Historic Preservation Board Membership. Item Before the Board: The action requested of the Board is that of recommending to the Planning and Zoning Board that a text amendment to LDR Section 2.2.6(B)(2) be recommended to the City Commission. Ms. Turner made a recommendation to the Planning and Zoning Board that they make a recommendation to the City Commission that LDR Section 2.2.6(6)(2) be replaced with the following text: (2) To the extent that they apply, the City Commission shall appoint professional members from the disciplines of architecture, landscape architecture, history, architectural history, licensed contractor familiar with restoration, planning, archaeology, or other historic preservation related disciplines such as design, urban planning, American studies, American civilization or cultural geography. Lay persons of knowledge, experience and judgment who have an interest in historic preservation shall make up the balance of the Board. Preference should be given to professional and lay persons who own property within historic districts or whose property is individually listed on the Local Register of Historic Places. -4- 05/01/96 VI. REPORTS AND COMMENTS: A. Reports from Historic District Representatives None B. Board Members The Board mentioned their concern with the frequent absence of some Board members, and inquired how many absences a Board member could have before they were removed from the Board. C. Staff Ms. Cayce asked for a volunteer to attend the May 7, 1996 City Commission meeting to accept the Commissions designation of May 12th -17th as Preservation Week. Chairman Vaughan volunteer to accept the designation on behalf of the Board. VII. ELECTION OF SECOND VICE-CHAIRMAN Chairman Vaughan declared the floor open for nominations for the position of Second Vice-Chairman. Ms. Turner moved to nominate Mr. Johnson, seconded by Ms. Hurlburt. There being no other nominations on the floor, the motion was passed 4-0 to elect Mr. Johnson as Second Vice-Chairman of the Historic Preservation Board. VIII. ADJOURNMENT: There being no further business before the Board, Ms, Turner moved to adjourn the meeting at 8:30 P.M., seconded by Ms. Hurlburt 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 May 1, 1996, which were formally adopted and approved by the Board on May 15, 1996. \ / 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 - 05/01/96 . . . HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT--- MEETING DATE: May 1, 1996 AGENDA ITEMS: III.A & IV.A ITEM: Consideration of Variance 88-44 and COA 8-273 which incorporates the Site Plan, Landscape Plan and Design Elements for BSA Corporation, located on the North Side of N.E. 2nd Street, Between N. Swinton Avenue and N.E. 1st Avenue (9 N.E. 2nd Street). , I, TRINITY N.E. 5TH ST. LUTHERAN 1 i GENERAL DATA: — N.W. 4TH ST. N.E. 4TH ST. — CASON —— Owner Michael Weiner — METHODIST —- - CHURCH —— East Atlantic Properties, Ltd. - —— Applicant/Agent William Branning I BSA Corporation `— Location North side of N.E. 2nd St., • • - -- between N. Swinton Ave. and N.W. 3RD ST.-- N.E. jRD ST. N.E. 1st Ave. CITY W —— Property Size 0.19 Acre • — ATTORNEY — BUILDING - Z —future Land Use Map Mixed Use - — w - - =urrent Zoning OSSHAD (Old School Square = -- Historic Arts District) —� Q — N-��N— Adjacent Zoning North: OSSHAD = N.W. 2ND ST.— N.E.. 2ND ST. East: OSSHAD — —— South: OSSHAD — —_—— West: OSSHAD — HALL —— Existing Land Use Single family residence with _ __ detached garage and guest —3 3 ,-; —W— Z cottage/apartment. N.W. 1ST ST. N.E. 1ST- '37- Proposed Land Use Conversion of the 1,180 sq.ft. o — single family residence to a COMMUNITY 1- _ OLD business office with CENTER Z SCHOOL SQUARE associated parking and — landscape improvements. Water Service existing on site. ATLANTIC AVENUE Sewer Service existing on site. C : o IM MI E S.W. 1ST ST. S.E. 1ST ST. �r -- '�[r- i i 1V yr v ,u III.A & IV.A The action before the Board is that of approval of COA 8-273 which incorporates the following aspects of the development proposal for BSA Corporation (9 N.E. 2nd Street), pursuant to LDR Section 2.4.5(F): ❑ Variance 88-44: Variance to LDR Sections 4.6.9(D)(3)(b) and 6.1.4(B)(1). to allow the existing driveway width to remain 10 feet wide and to allow a proposed circular driveway to be 11 feet wide, where a driveway width of 24 feet is required for a two-way driveway. Variance to LDR Section 4.6.9(D)(2). to allow back-out parking for the handicap accessible parkin space and for vehicles parked in the circular driveway, thus allowing an . unconventional parking configuration. ❑ Site Plan ❑ Landscape Plan ❑ Design Elements The subject property is located on the north side of N.E. 2nd Street, between N. Swinton Avenue and N.E. 1st Avenue, approximately 80 feet east of N. Swinton Avenue. The subject property consists of Lot 20, Block 66, A Resubdivision of the South 150 Feet of the West 1/2 of Block 66, containing 0.19 acres and located within the Old School Square Historic District. The existing single family residence and garage were constructed in 1925, and the guest cottage was constructed in 1946. The structures are contributing from a historical perspective and are of the Vernacular architectural style. All three structures are of wood frame construction with shingle roofs. With the Citywide rezoning and adoption of the Land Development Regulations in October 1990, the property was rezoned from RM-6 (Multiple Family Dwelling District - 6 u/a) to OSSHAD (Old School Square Historic Arts District). On February 9, 1996, a request for site plan approval for BSA Corporation (business office) was submitted and is now before the Board for action. HPB Staff Report BSA Corporation-Variance 88-44 and COA 8-273(Site Plan Approval) Page 2 jiiinlMiiiMMMMMRMMMRBRggfigaini.gVPMRIREMNMMEikdgiadiiidiiii The project involves the relocation of the offices for BSA Corporation from Boca Raton to 9 N.E. 2nd Street. The development proposal incorporates the following: ❑ Conversion of the existing 1,180 sq.ft. single family residence into a business/administrative offices for a general contractor along with retention of the guest cottage (450 sq.ft.), which is utilized as an apartment, and the garage (300 sq.ft.); ❑ Construction of a two (2) space paver block circular driveway in the front yard with a paver block apron at the entrance; ❑ Utilization of the existing driveway 'and garage in the rear of the property for apartment residence parking; ❑ Installation of a handicap accessible parking space in the rear of the property adjacent to (south side of) the guest cottage and construction of a handicapped ramp in the rear of the single family residence; ❑ Closure of the existing screened porch and converting it to an office; and, ❑ Installation of associated landscaping. The proposal involves variances with regard to the driveway width and parking lot design [LDR Sections 4.6.9(D)(3)(b), 6.1.4(B)(1), and 4.6.9(D)(2)]; waiver requests regarding the right-of-way dedication [LDR Section 5.1.3(D)(2)], provision of curbing [LDR Section 4.6.16(E)(3)], reduction of the perimeter landscape strip [LDR Section 4.6.16(H)(3)(d)], and parking in the front yard [LDR Section 4.4.24(G)(3)]; and, a request for a reduction in required parking [LDR 4.6.9(C)(1)(g)]. sommomminsimmommsprEmmolvwmmumusommaimmimainimainimiliiii 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. HPB Staff Report BSA Corporation-Variance 88-44 and COA 8-273(Site Plan Approval) Page 3 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 (single family residence) contains 1,180 sq.ft. which requires 4 parking spaces and the one bedroom apartment/guest cottage 1.5 spaces plus 0.5 spaces for guest parking (6 total 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, 5 parking spaces are required for this development Parking Reduction: Pursuant to LDR Section 4.6.9(C)(1)(g) (Reduction Allowed), when, upon receipt and acceptance of special documentation, it is conclusively demonstrated that the number of parking spaces required for a specific use is not appropriate of its application to a specific site, the body which acts on the attendant site plan may reduce the parking requirements accordingly. The applicant has submitted a request for a parking reduction which states the following: This office will have 2 employees with all other employees to report to the job site. The operating hours will be weekdays 8:00 a.m. to 5:00 p.m. This is a low intensity office use which does not generate a large parking demand with clients/customers rarely visiting the site. During business hours all parking spaces will normally be available for the office as the apartment resident will be at work. During evening hours all spaces will be available for the resident, if necessary. While an additional parking space could be accommodated on the west side of the proposed office structure, the result will be more hardscape which may detract from the property's residential character. It is also noted that the property is located adjacent to the 24-space Banker's Row parking lot, which was intended to accommodate parking for homes that are converted to businesses. Based upon the above, it is appropriate to grant a reduction of the parking requirement for this specific operation. However, the parking requirements must be revisited with any change of use which has a parking demand greater than this operation. Front Yard Parking Pursuant to Section 4.4.24(G)(3), all parking, except for single family homes and duplexes, shall be located in the side or rear yard or adjacent to a rear alley. No such parking shall be located in the area between the street and the building. However, where there are existing buildings, the Historic Preservation Board HPB Staff Report BSA Corporation-Variance 88-44 and COA 8-273(Site Plan Approval) Page 4 may waive this requirement during the site plan review process, provided that it is determined that compliance is not feasible and that the residential character of the area will be maintained. If approved, such parking shall be substantially screened from off-premises view by a hedge, at least 4' in height. Due to the site constraints and the location of the existing structures it is impossible to provide all of the required parking in the side or rear of the structure. In order to accommodate the required parking, without detracting from the appearance of the site, parking in the front will be accommodated via a circular paver block driveway and limited to 2 spaces. Landscape material including a hedge and trees will be planted adjacent to the driveway and will provide the desired buffer. The circular driveway along with the landscaping will maintain the residential character of the property. As it is not feasible to provide all of the required parking in the rear, and measures are being taken to soften the appearance of the two (2) spaces, it is appropriate for the Board to waive this requirement. Parking Surface The proposed parking area in the front of the building will be paver blocks with an asphalt surface to be provided for the balance. Pursuant to Section 4.6.9(D)(8)(a), parking lots and spaces on historic sites and within historic districts may be improved with a surface material other than pavement, where there are 12 or fewer parking spaces, subject to approval by the Historic Preservation Board. Staff has no objection to the paver block surface as it will enhance the property and retain the residential character. Right-of-Way Dedication Pursuant to LDR Section 5.3.1(D)(2), the required right-of-way width for N.E. 2nd Street 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. This portion of N.E. 2nd Street 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. HPB Staff Report BSA Corporation-Variance 88-44 and COA 8-273(Site Plan Approval) Page 5 Building Setbacks The existing apartment/guest cottage encroaches 2.5' into the required 7.5' side setback, and the garage encroaches 8' into the required 10' rear setback. These existing nonconforming situations will not be impacted by the development proposal. Except for the above situations, the building setback requirements have been complied with throughout the site. Open Space Pursuant to Section 4.3.4(K), 25% of non-vehicular open space is required. The development proposal provides for 35% open space, which exceeds the requirement. VARIANCE ANALYSIS: Associated with this development proposal are variance requests (No. 88-44) to LDR Sections 4.6.9(D)(3)(b) and 6.1.3(B)(1) (Driveway Aisle Width), and LDR Section 4.6.9(D)(2) (Provisions for Ingress and Egress). LDR Section 4.6.9(D)(3)(b) and 6.1.4(B)(1) (Driveway Aisle Width): A request to allow the existing driveway width to remain 10 feet wide and to allow a proposed circular driveway to be 11 feet wide where a 24 feet is required for a two-way driveway. LDR Section 4.6.9(D)(2) (Provisions for Ingress and Egress): A request to allow back-out parking for the handicap accessible parking space and for vehicles parked in the circular driveway, thus allowing an unconventional parking configuration. Basis for the Variances: The applicant's request letter states the following as to why the variance should be granted: "This house is bordered to the east by a public parking lot which makes it conducive for commercial use. However, due to the small size of the lot and the configuration of the buildings, the movement of automobiles on the site cannot be accomplished in accordance with the City parking lot regulations. Therefore, certain variances and waivers will need to be obtained to allow the parking lot to be constructed as shown." Staffs Response: If approved, the variances will allow the installation of an unconventional parking configuration having narrow driveways, back-out parking, and tandem parking in the circular driveway. The required 24' X 6' maneuvering HPB Staff Report BSA Corporation-Variance 88-44 and COA 8-273 (Site Plan Approval) Page 6 area would not be provided adjacent to the handicap accessible parking space nor would a typical two-way driveway be provided. However, with the site constraints, minimal site area, and location of the existing structures, it is not feasible to install a conventional parking lot. As the traffic associated with the business office will be minimal and there will be only two employees located on- site, there are no major concerns with regard to the proposed parking layout. While variances run with the land, if the use changes from office to a more intense use such as retail or restaurant, the site plan would need to be re- evaluated. Granting the variance for this type of use will not create an unsafe situation and will allow for the provision of parking and the adaptive reuse of historic property. The requested variance appears to meet the required bases provided in Section 4.5.1(J), regarding the preservation of historic character and the adaptive reuse of the property (See attached Appendix C). Much of the existing landscaping has been incorporated into the landscape plan. Within the front yard interior to the circular driveway, Ixora Nora Grant is proposed along with Katie and a Gumbo Limbo tree, which will replace an existing Mango tree. Adjacent to the proposed office building, Dahoon Hollies are proposed at each corner of the building along with foundation plantings consisting of Ixora Nora Grant, Cardboard Palms and Liriope. Ixora will also be provided adjacent to existing chain link fence between the office building and the north property line. Along the east and west property lines, adjacent to the parking/vehicular use areas, the perimeter landscape requirement will be met by utilizing the existing landscaping on the abutting properties [ref. LDR Section 4.6.16(H)(3)(f)]. To the west there is an existing Ficus hedge on the adjacent property with a Gumbo Limbo tree and Swordfern underplantings to be provided on the subject site. On the property to the east are Mahogany trees with a Silver Buttonwood hedge. An existing Mango along the east side of the subject property is to be retained and provided with Swordfern underplantings. In the rear of the property much of the existing mature trees and hedge material will be retained and Swordfern underplantings will be provided adjacent to the Ficus tree. Also, additional hedge material is to be installed to close the gaps of the hedge along the rear of the property. The landscape plan incorporates the required variety of plant species and xeriscape principles, which complies with the landscape code. HPB Staff Report BSA Corporation-Variance 88-44 and COA 8-273 (Site Plan Approval) Page 7 WAIVER ANALYSIS: Associated with this development proposal are waiver requests to LDR Section 4.6.16(H)(3)(d) (Perimeter Landscaping) and LDR Section 4.6.16(E)(3) (Vehicular Encroachment). LDR Section 4.6.16(H)(3)(d) (Perimeter Landscaping) Pursuant to LDR Section 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 2' wide landscape strip between the proposed handicap accessible parking space and the abutting property. LDR Section 4.6.16(E)(3) (Vehicular Encroachment) Pursuant to LDR Section 4.6.16(E)t3) (Vehicular Encroachment), landscape areas are required to be separated from vehicular use areas by nonmountable curbing. The request is to not provide curbing. 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: (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 regard to the perimeter landscape strip, the waiver is to be applied in the rear of the property for only a 32' portion of the overall 150' long property. Moving the handicap parking space 3' to the west would impact the root system of an existing Ficus tree. On the abutting property (parking lot) there is an existing 5' wide landscape area with a hedge and trees, thus it will not be impacted by the waiver. Similar waiver requests have been granted. Given the above circumstances it is appropriate to approve the waiver request. HPB Staff Report BSA Corporation -Variance 88-44 and COA 8-273(Site Plan Approval) Page 8 With respect the requirement to provide curbing, a waiver to this requirement has not been requested in the past. There will be minimal vehicular traffic associated with the proposed use which would have the potential to adversely impact the landscape areas adjacent to the driveways. Curbing would detract from the residential character of the property if it were provided along the driveways, especially the paver block driveway. The granting of the waiver 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 development proposal includes the following design elements (exterior alterations) which require analysis with respect to compatibility with the existing structure. Architectural Elevations No additions or major alterations to the existing structures are proposed. Elevations have been submitted for the office building/single family structure which show the removal of the existing screens on the front porch and replacement with clear glass in wood stops. Also, a new raised panel door with vision glass top panels will be installed. These improvements will be an enhancement to the structure. Handicapped Ramp A handicapped ramp is proposed along the north side of the single family structure. Details of the ramp have not been submitted, however staff recommends that a vertical railing be provided. The impact of the ramp not significant as it is not visible from N.E. 2nd Street. >::::>::>::>:<:::;::»::>:::<::;::»::>:::::::>:>::::>::::::>::>::::>::»>::>::>::>::>::»::>::>::>:«<:::: ....::»»�.............:.....::..............:::::<:...................:... ..T.II+I..E..R.....f..T. .Nt.S Trash Receptacles Trash receptacles will be located within the garage, thus they will be screened from adjacent properties. Waste Management has indicated that the use of roll- out carts is acceptable for this type of business office. 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 HPB Staff Report BSA Corporation-Variance 88-44 and COA 8-273(Site Plan Approval) Page 9 the application, written materials submitted by the applicant, the staff report, or minutes. Findings shall be made by the body which has the authority to approve or deny the development application. These findings relate to the Future Land Use Map, Concurrency, Comprehensive Plan Consistency, and Compliance with the Land Development Regulations. Section 3.1.1(A) - Future Land Use Map: The subject property has a Mixed Use Future Land Use Map designation and an OSSHAD (Old School Square Historic Arts District) zoning designation. The OSSHAD zoning district is consistent with the Mixed Use land use designation. Pursuant to Section 4.4.24(B)(2), within the OSSHAD, professional and business offices are allowed as a permitted use. The proposal is to convert the single family residence to accommodate the business/administrative office function of a general contracting company. Therefore, this use is not considered a "contractor's office", which is not allowed in the OSSHAD zoning district. It is noted that the applicant has submitted a letter stating that the structure will be utilized as an administrative office only and that neither the property nor the structures would be utilized for any storage of equipment or materials. 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) zone district. To the north and south are single family residences; east is the Banker's Row parking lot; and, west is an environmental consultant's offices (Coastal Revegetation, Inc.) HPB Staff Report BSA Corporation-Variance 88-44 and COA 8-273(Site Plan Approval) Page 10 and a single family residence. One block west are the City Hall and City Attorney offices, and one block east is Pineapple Grove Way, a commercial street. Compatibility with the residences to the north, south and west 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 retains the residential character that is sought with developments within the OSSHAD zone district. The upgrading of the site will enhance rather than depreciate 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. :<::::::: :; ::; ::::::»><: Community Redevelopment Agency: At its meeting of March 14, 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, two (2) variances have been requested along with waivers which relate to locating parking in the front yard, provision of curbing, and the width of the perimeter landscape strip. If there is a change of use which has a greater parking demand or increased intensity, the parking requirements and site plan will need to be re-evaluated. These variances and waivers will not create any adverse impacts nor create unsafe situations. The development proposal retains the residential character and allows the adaptive re-use that is sought with developments within the OSSHAD zone district. geigniMinienniMMEA''L:t_''< ;;: >:.. ... ::::.:..V aiiA ::: >..» » :..;<, _:` ` ummi < 1. Continue with direction. HPB Staff Report BSA Corporation-Variance 88-44 and COA 8-273 (Site Plan Approval) Page 11 2. Approve Variance 88-44, COA 8-273 and the associated site plan, landscape plan and design elements for BSA Corporation subject to conditions. 3. Deny approval of Variance 88-44, COA 8-273 and the associated site plan, landscape plan and design elements for BSA Corporation with basis stated. A. Variance 88-44: 1. Approve the variance request to LDR Sections 4.6.9(D)(3)(b) and 6.1.4(B)(1) (Driveway Aisle Width) to allow the existing driveway width to remain 10 feet wide and to allow a'proposed circular driveway to be 11 feet wide for a two-way driveway, based upon a positive finding with respect to Section 4.5.1(J)(2). 2. Approve the variance request to LDR Section 4.6.9(D)(2) (Provisions for Ingress and Egress) to allow back-out parking for the handicap accessible parking space and for vehicles parked in the circular driveway, thus allowing an unconventional parking configuration, 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(E)(3), to not provide curbing adjacent to the landscape areas. 2. Approve a 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 2' adjacent to the handicap accessible parking space only. 3. Approve a waiver to LDR Section 5.3.1(D)(2), to reduce the required right-of-way width for N.E. 2nd Street from 60 feet to 50 feet, thus waiving the requirement for this property to dedicate 5 additional feet. C. Special Actions 1. Approve a request for a parking reduction from 5 to 4 parking spaces in that the business office is a low traffic generator which will only have 2 employees and minimal visitors with the understanding that the parking requirements will be revisited with any change of use which has a parking demand greater than this operation. HPB Staff Report BSA Corporation-Variance 88-44 and COA 8-273 (Site Plan Approval) Page 12 2. Approve a waiver to allow parking within the front yard in a paver block circular driveway as illustrated on the site plan. 3. Approve the use of concrete paver blocks for the front yard parking area as illustrated on the proposed site plan. C. Site Plan Approve COA 8-273 for the site plan for BSA Corporation 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 a commercial backflow preventer be installed and provided on the customer side of the water meter; and, 2. That an easement be provided for the sewer main which runs along the east side of the property. D. Landscape Plan Approve COA 8-273 for the landscape plan for BSA Corporation based upon positive findings with respect to Section 4.6.16. E. Design Elements Approve COA 8-273 for the design elements for BSA Corporation based upon positive findings with respect to Section 4.5.1 subject to the following condition: 1. That the handicapped ramp be provided with a vertical railing. Attachments: ❑ Appendix A ❑ Appendix B ❑ Appendix C ❑ Site Plan ❑ Landscape Plan ❑ Building Elevation/Design Elements Report prepared by:Jeff Costello, Senior Planner 10 ;... ,E..N. ':< N::>:::>:>::; :>>> >:::>:::>::::>::::>:<:::>::::»::>:>::<:: 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 provided to the site via a service lateral connection to an existing 6"water main located within N.E. 2nd Street. ❑ Sewer service is provided to the site via service lateral connection to an existing 8" sewer main located along the east side of the property. ❑ Adequate fire suppression is provided via an existing fire hydrant located at the northeast corner of N.E. 2nd Street and N.E. 1st Avenue. The conversion from a single family residence to a business office requires the installation of a commercial backflow preventer, which must be indicated on the plans. Further, an easement does not exist for the sewer main which runs along the east side of the property. Thus, as a condition of site plan approval an easement must be provided. No water or sewer main extensions or upgrading is required with this development proposal. Drainage: A preliminary drainage plan has been submitted indicating that drainage will be accommodated on-site via a swale area at the west end of the property. At this time, there are no problems anticipated meeting South Florida Water Management District requirements. Traffic: A traffic analysis has been prepared indicating that the conversion of this single family home to an office use will generate 38 new trips per day over and above the existing 10 trips (48 total trips). It is noted that the actual traffic that will be generated by this particular business office will likely be considerably less. The traffic generated will not have an adverse impact on this level of service standard. Based upon the above, a positive finding with respect to traffic concurrency can be made. Parks and Open Space: Park dedication requirements do not apply for nonresidential uses 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 1,180 sq.ft. office will be 5.4 pounds per square foot or 3 tons per year. The previous use (single family residence) generated 1.99 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 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 X Meets intent of standard Does not meet intent F. Vacant property shall be developed in a manner so that the future use and intensity are appropriate in terms of soil, topographic, and other applicable physical considerations; complementary to adjacent land uses; and fulfills remaining land use needs. Not applicable X Meets intent of standard Does not meet intent G. In order to provide for more balance demographic mix, the development of "large scale adult oriented communities" on the remaining vacant land is discouraged. Not applicable X Meets intent of standard Does not meet intent- ::»:>:>:>:>:»:>:»<>:<>::;:;:>:>:>:>:<:>::;»:<:>:>:>:<»>:>:>:>:>:»:>:. 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. • EXISTING SIDEWALK 9 r ' ,,,,,,,� PAVER NEW SET W bAa -••NEW DOOR 36%10.a' ,,,,VS,V0 AND LEVER WFN. q ♦ ♦ ♦ ♦ ♦ . ,:;,;,;;;,,* I n I EXISTING `, , , , , . l } PARTITION *,,,,•,,;,,.. .I STORAGE %�;,;,%% CONFERENCE KITCHEN r . Rocs NEW bm'Xbm' ' O ,� RECYCLE DNS \I,I,�,�,1 204.E O 1— LONG LANDING — . — RECEP. .•. n LEVEL WU Foa FL - sm• ' Tabs DOORS '� i��,A", ` at s_11�b GARAGE w,� T,aoLL cuT ,,,,, %A. Ral' .-N W DYX&•.a 1*'.m�.. N 1...e. EXIST. DOREV FILES Vv4 ,KA TM LEVER HOUR NEU NDOP LONG RAM k#�44" 5 1( OFFICE ? r�a igif M ay Fx DmIK EXT. 33060 d • ISS,;4 • ', 1 NEW SINK/ ET L• COTTAGENEW HDOP.TOILETOFFICE IrI m' NEWzTr • •5 I Aeove LE 'L a• +.b N. NEW ...w.m{ 6 [ill ..e,,,,,,,,,,.•••• EXHAUST FAN p •,, , , , , ,, awlrcl TO NOISE w r PLOODLGNT lSW/111111 * SSi DRIVEUAYWTGNTONOUSE S", A, , ; ASPHALT r , ARKIA1♦I♦I ♦ I♦I♦I •r ASPHALT, , . .2 ' EXISTING. ,• • •� ••• . 4♦. , • t PARK).*SIGN --IIII 66T6ACK qaareau. "M PER CODE _ Il. _ TY•m' • l\ NEW ASPHALT V PARGNO AREA • \6\c‘ . .. . • :v�n%�11iy I+ec:n� • /C41-1144. �Jfls(IMLi vU4�atrii✓ • .-� 1 I . 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I. f-_ ter- \ , / 1� �` �/ Existing Tree List Plant List N 4541/Ne$ 1 0- • • ' n IVX1411N11 4IWER rNJI IW 'lU7r7 I nee Mt *TAMt l7wsttiltte. k 1. NAN00 20'NT. X 30'SPX. 004AW 13•CAL. tot 13TWO 07ld LW =manor CIL 3. • JACAMNDA 14'NT. X 14'SPX. RDAI% .•' IS Wen shut+ 11.1L 11'1K• 1 t•CAL, ,, 'mutt.►ut !'0 C.T. RDIAIk Cubs 7'tll. a HD �: ItANCA 30'' %30'irR. RDMAW• CAL. R Ilu out* It It.t 1'1F. 1 !.' SCNCIlLtAA 1/')R.%t'RI.• IDUIK 0t11e1 lollyPal. t. CMKMUIT 10'HT.%30'an. RDG}N ea ag sit.'We • 7 pl.,71•It.I II•sp. 11 7. NORIOLx ISLAND P. 40'•M. TO RI 3L703V3D WWI 71'Le. I. 301t0OIX ISLAND P. 40' KT. TO St RDIOVLU is 1741'Ht Mt' 1 pl.,719t.I INF. k MI Put 7p 1.L !. rLORIDA NOLLT 20' NT.%to'SPX. TO II MOTTO 0•CAS. III thieve happen Slut' I p1.,Il'1X. III 10. .rocus•s►r. 3 f0' HT. %t0'M. titlpi% the{Irt.o u'1.t. 71•CAL. SD tg 0nkptl mtlltl 1 vet.,11•Ix. 771 • • k1ti101 II'1.t. • RR MIIts kttotus I p1.,11'sp. II Pith II'i t. /a lihi linen I pt 11•It I IP 1Jt II ' Tuauti Pitt k•1.1. • %n• Itwbpto seethe I.11.ISM set III I I, SI.mein%%one EXISTING NIP ROOF • REMOVE EXIST.SCREENS AND INSTALL 1/4' GLR GLASS IN WOOD STOPS • EXIST.OPENINGS • (FRONT AND SIDES) O� NEW 21368 WOOD RAISED -/ EXISTING STEPS PANEL DOOR WI VISION GLASS TOP PANELS tZ 0, ELEV . Project Name: COA 8-279 Project Location: 1104 Nassau Street, southeast corner of Nassau and Gleason Streets. Contributing single family residence; Nassau Park Historic District. Liz and Bill Bold, Owners. The action requested of the Board is that of approval of COA 8-279 to allow a 6' X 10' garden shed to be constructed on the southeast corner of the lot. The shed is prefabricated with a wood frame and white horizontal aluminum siding. The structure has a gable roof which is to be finished in wood shingles to match the residence; the windows will have shutters painted to match the residence. The building will be oriented lengthwise, with the 10' side running north and south. The shed's site is heavily wooded, which will almost completely block its view from the street. ....................... ........................ .. The shed will be located 7.5' from the side (east) property line and 10' from the rear (south) property line; and therefore meets the setback requirements for the R-1-A zoning district. Along the entire east property line, heavy vegetation (trees and tall hedging), extend approximately 15' into the site, and will therefore provide screening for the structure from Nassau Street. There is no storage or garage facility on the property and the addition of this accessory building will provide storage for items which might otherwise be stored in the carport, which is prominently visible from Gleason Street. 1. Continue with direction. 2. Deny with reasons stated. 3. Approve as presented. Meeting Date: May 1, 1996 Agenda Item: IV-B HPB Staff Report COA 8-279 Page 2 4. Approve with the following condition: That if the vegetation on the east property line is removed or trimmed to an extent that the shed is visible from the street, the shed will be removed or appropriately screened. 1. Approve with the following condition: That if the vegetation on the east property line is removed or trimmed to an extent that the shed is visible from the'street, the shed will be removed or appropriately screened. /Nr Go�9sT4`Z av/�rc� �,9y .--1-t:4, , i.4 it Z• A (1t4 i • CO • te / �`\ 1 3S' J75.U' kf./I'BLO a V ))� ______ c 'I BLOCK _ , �'—�FAR�ANE C� BL OCR SLsa , /ro• A d7t.)?• b 0 -- � o Q, 4, v g & tilrem AOR/fre ,00. • .. .. • 1 /oo' ..' 3os• oC.04' "464' 23.p P. ,Q .A ?•e.s. :..• 1 44.7• 44.74 now ` M ` ease awn'' G ' D p Y� io0.o� EV I ,V �y 'Q :L.L, e• o /oo' /oo' rota' too' tAl t) >, . • . ,r.,, q ('' �' ,7e� T i...„. zo • N dv� V r n $ VENETIAN lJ.:. 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Oar , se I.It ° ,oe ieo Fy>...,,� ' ��to 804e' is 94.4' 79b' ` /033t io�.t* .. ���c4.s' �° g.o.,... O r `- /00.6' ' M N • -� sz L ...... .t/s /OJ.J9' \ sc fo' 'I/ nie/po/ L/ne J�o eG've i�fA w�= /—� -o_ �� % ' Beech OCEAN of the lbeon Bor//vordo i ed n est Line ti 4 ' .o O O word Baundor ./ • ao_ ° BOUL E1/ARD ,�4 ea Co. Records .�1�� ti 1°1 � , STATE ROAD SA COT/9 $ A NO. A ., a •.v -.4C vV 11VI1 !J'VG•ndr a , VCv}s.�(Y 111/v1•.•.1 •••N I INI Nw. -iv•1..1 f.... I• v• � .. .fit y �df�S h I w • • • 3 • f - u} -♦C NiISSAU PARK , • i �. S.. _ it ROOM" .• PM CIN r GIMP - 1 i ; 116 mr g I i ; tri !t !Z . i I 3 i♦r r I • g I L ? S?09Y 'It.' FATIa ( 11.7 I,...:4 n.0 . t.. •!,11.7 !, • Ilk Ei e., , , . 1 , • Iiiiiise ;mg 141111i I a• 04 9.••••• J 1-.1;° l TA IL + JET TAIL ' ,POUT LINtT4 i 1 ,. ,I ; sA I ----- RD poS � ' •I~ :',Ii' ot, - .? n (' 6I-,.- piA� PE,tn� i • . •, .... / . ' '.• . •4': 717 eil 0,- .. �. • " /° r —a-- �`- i i� 'ter_•:• �� . j. "L ^ . • noll , :• ,.. _tl at is ' • •w t„• • 1 ••F1 I E_. ?k�'�7�-f q?:- ;"r% ;,. >n;,N:>r,�TIAU U BOTiD & LIBEBBTB BOLD N •i:t. ::,:4:1;";;Y::,.,:•• ._- •NEISMIC MORTGAG3 CORPORATION - rr?„v'i.• t om^ -..•q w�.y.n„►��r- s ;.i i?7•• .. .;••>.., "tizifa';f`.l , t yTx •,'"��:, NAYS TITLE INSURANCE FUND INC. f _ 1104 Nassau Street • • .e+y :•i:� : J5 y • . ;4_, x 4 BRIDGING /./,/,' ' eel • w<.: • x 4 BENT 44 �'` 1,''' TYPICAL �`/�)011>1.111111.16:___,-----------VLIIIIMill i — Roof to be wood shingles to match — / ��� residence. r -' / I' 4110i 4" ALUM. 41. 1.,,, ,., r ' / t,,. 1 x' 4 BRIDGING WINDOW OPENINGS .-. .t *••., w...:.4: ..sk s.........1. „..........s.... 4.4 I I I I I I I I Si 4 114iiiilliiiiiilil o o x .4 BOTTOM PLATE STEEL STUD ANCHORS � 4 TYPICAL ® EACH STUD ALUMINU TECO TYPE BL OR EQUIVALENT .- � 4" ALUN . 2 x 6 SIDERAIL � 3/4'. PLYWOOD FLOOR 1 (2) 2 x ' 4t ISQMETRIC :OF:'.:SHED • • • ,'; N;TS .3/8" +GALVANIZED LAG SCREW cti) s+ K": W/ (t) .2 x 1/8".GALVANIZED- _ +. 2 x 4 CONSTRUCTION .�'r,F ;WASHER AND'(t).• 2 1/2"x3/16" *'i:'`'".�'�; i :;,;x,+ .q . GALVANIZED WASHER'. - Li PLYWOOD CONNECT10t N Tl N I w I I -Y ® ALL CONNEC 0 S t' ,r` t ';� L 4" ALUMINUM LAP Sit fin �t r�r.� - .. tt • ' I 7 . W r;C y a a a Jfv5i4 C • , L;4 s • • t }{f . js • i • L. _ x�• • - . \ - • fit , <.♦ •• 1 •!.. J • • O _ - - 1. - - 1• i 1 • • 1 4 ,: T3 • • I: r-C-P....SHED . • It • j TR° 1 .-3 :,�.4 i tii. • (./vi. ,RAJ ` (/') ' 4- N4ssby sr- 11111111111111111111111111111111IHISTORICIPRESERMATIONIBOAREMESERINE Project Name: COA 8-262 Continuation Project Location: 275 N. Swinton Avenue. Contributing Single Family Residence, Old School Square Historic District. Michael Weiner, Owner. >«< [:.::>:<..:.:.;>:.:<.:>:<::.>.::::.<.:>.:.;,.::<THEltbi:;:.:.>:<.:><_.E E ENEM INE 1 EMEN The action requested of the Board is that of approval of COA 8-262 for partial landscape and plot plan. The building was moved from 15 N.W. 1st Street to the present site in October, 1995, and was placed on the site to accommodate the required front and side street setbacks (25 and 15 feet respectively), however, a plot and landscape plan was not presented at the time of the relocation. The structure crosses the property lines of Lots 1 and 2, however, there is a Unity of Title on the two lots. The applicant also owns Lot 3 (adjacent to the south) and is in the process of replatting Lots 1,2, & 3 into two lots. When this is accomplished the lot to the south will be used to construct a commercial building. As presently planned, the commercial project, in order to provide parking in the rear, will have a one way access from N. Swinton Avenue and will exit to N.E. 3rd Street through a driveway easement across the rear of the subject property. In order to allow the subject property to be improved before the replatting and site plan is approved for the south lot, the applicant is requesting that the partial landscape plan be approved. .......................................:» ................. The landscape improvements are only for the front yard and for the installation of a hedge along the N.E. 3rd Street. Required parking spaces, and rear and side landscaping have not been address with the partial plan. Comments from the City Horticulturist will be available at the meeting. Meeting Date: May 1, 1996 Agenda Item: iv-C HPB Staff Report COA 8-262 Continuation Page 2 1. Continue with direction. 2. Deny, with reasons stated. 3. Approve as presented. 4. Approve with the following condition: • • That the portion of the asphalt driveway in the front yard be removed and replaced with sod; and that the hedge be continued to the front (west) property line. • If the replatting of the three lots, an'd the site plan for the lot to be created to the south, is not approved within a period of 180 days, the applicant will be required to complete the landscape and parking improvements for the subject property as required by the LDRs for a single family residence. 1. Based on positive findings to Section 4.5.1(E), approve COA 8-262 with the following condition: • That the portion of the asphalt driveway in the front yard be removed and replaced with sod; and that the hedge be continued to the front (west) property line. • If the replatting of the three lots, and the site plan for the lot to be created to the south, is not approved within a period of 180 days, the applicant will be required to complete the Iandscape,Yand parking improvements for the subject property as required by the LDRs for a single family residence. file/coa262sc • l ` 3 8 'Q III I /2 I I 4 —•MA-Ri F— 445' 35 ___ lSvl • I • I• I• I • 150'I /oid9% \ 796/' 1So'I • I • ISoI n9/' j --...9—.— -- --- k' ur ,Js / r6� I .r. 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