HPB 08-17-1994 DEIRAY BEACH
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A G E N D A ,
1993 HISTORIC PRESERVATION BOARD MEETING
CITY OF DELRAY BEACH
Meeting Date: August 17 , 1994
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: August 3, 1994
III . PUBLIC HEARING ITEMS:
Recommend to the City Commission that the property owned by
the Milton-Myers Post No. 65 of the American Legion of the
United States be designated as a Local Historic Site and
listed on the Local Register of Historic Places . The
property consists of an historic building located at 263
N.E . 5th Avenue and 2 adjacent lots to the east of the
building. The legal description of the property is as
follows :
Block 106 , Lot 5 and Lots 14 & 15, Town of Delray
Beach, formerly Town of Linton, Palm Beach County,
Florida.
The purpose of this hearing is to allow the public to
comment on the proposed designation.
IV. CERTIFICATES OF APPROPRIATENESS:
A. COA 8-224 Panache Christmas Shoppe, 354 N.E . 1st
Avenue, Old School Square Historic District . Susan
Cross, Owner.
■ ■1 I
Conversion of a contributing single family residence
to a retail establishment .
* Approval of Site Plan
* Approval of Landscape Plan and associated design
elements
* Approval of aluminum shed
B. COA 8-334 226 S . Ocean Blvd. A three unit
residential complex in the Nassau Park Historic
District. Patrick Lynch, Owner.
* Approval of Site Plan.
* Approval of Landscape Plan.
* Approval exterior design elements to the garage
apartment.
C. COA 8-233 Block 2 , Lot 4 and the north half of Lot
3, located at the northeast corner of N. Swinton
Avenue and N.E. 6th Street, Del-Ida Park Historic
District. New Construction of a single family
residence. Tullia Taylor, Applicant.
V. REPORTS AND COMMENTS:
A. Historic District Representatives
B. Board Members
C. Staff
VI . ADJOURN
POSTED ON: August 11, 1994
at Cayce, His rr
Preservation Planner
mu
MINUTES OF THE HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH
DELRAY BEACH, FLORIDA
PUBLIC HEARING
MEETING DATE : AUGUST 17 , 1994
LOCATION: FIRST FLOOR CONFERENCE ROOM
I . ROLL CALL:
The meeting was called to order by the Vice Chairman (Buck
Miller) at 6 : 00 P .M. Upon roll call it was determined that
a quorum was present.
MEMBERS PRESENT: Chairman Carter (arrived 6 : 10 ) , Sandy
Jamison, Buck Miller, Christine Bull,
John Vaughan, Charlie Williams
STAFF PRESENT: Pat Cayce, Jeff Costello, Diana Mund
41111
II . APPROVAL OF MINUTES :
The Minutes for the Regular Meeting of August 3, 1994 were
before the Board for consideration. Mr. Vaughan moved to
approve the Minutes as presented. The motion was seconded
by Mr. Williams and passed by a vote of 5-0 .
At this point on the agenda Chairman Carter arrived at the
meeting.
III . PUBLIC HEARING ITEMS :
A. Recommend to the City Commission that the Property
Owned by the Milton-Myers Post No . 65 of the American
Legion of the United States be Designated as a Local
Historic Site and Listed on the Local Register of
Historic Places .
There were 6 comments from the public in favor of the
designation and none opposing.
It was moved by Mr. Jamison, seconded by Mr. Miller
and passed 6-0 to recommend to the City Commission
approval of the ordinance designating the American
Legion property owned by the Milton-Myers Post No. 65
as a Local Historic Site.
IV. CERTIFICATES OF APPROPRIATENESS :
A. COA 8-224 : Panache Christmas Shoppe; 354 N. E . 1st
Avenue; Old School Square Historic District; Susan
Cross, Owner.
The action requested of the Board is to grant approval
for COA 8-224 which incorporates the following aspects
of the development proposal for a specialty shop
(Christmas Shop) :
* Conversion of an existing 1,468 sq. ft. single
family residence to a specialty shop;
* Approval of the previously installed 120 sq. ft.
shed in the rear of the property;
* Construction of a 7 space pea rock parking area
along the south side of the building;
* Installation of 2 paved back-out parking spaces
adjacent to the alley ( 1 handicapped, 1
employee) ;
S * Construction of a handicapped ramp at the rear of
the building;
* Installation of associated landscaping and
refuse areas; and,
* Installation of 2 free-standing signs (one at the
northeast corner of the property and one at the
northwest corner of the main structure) .
It was moved by Mr. Jamison, seconded by Mr. Miller
and passed 6-0 to approve COA 8-224 for the Waiver to
LDR Section 5 . 3 . 1 (D) (2 ) , to reduce the right-of-way
width for N.E . 1st Avenue from 60 ' to 50 ' , thus
requiring a 5 ' right-of-way dedication (via a
Right-of-way Deed) .
It was moved by Mr. Jamison, seconded by Mr. Miller
and passed 6-0 to approve COA 8-224 (Special Action)
for the use of a pea rock parking surface for the 7
space parking area on the south side of the converted
commercial structure with the following condition:
1 . That provisions be made between the curb openings
to retain the pea rock within the parking area.
- 2 - 08/17/94
It was moved by Mr. Jamison, seconded by Mr. Miller
and passed 6-0 to approve COA 8-224 for the Site Plan
based upon positive findings with respect to Chapter 3
(Performance Standards ) of the LDRs, policies of the
Comprehensive Plan and Section 2 . 4 . 5 (F) ( 5) subject to
the following condition:
1 . That the grades (elevations) for the parking lot
and off-site areas be provided on the plans .
It was moved by Mr. Miller, seconded by Ms . Bull and
passed 6-0 to approve COA 8-224 for the Landscape Plan
based upon positive findings with respect to LDR
Section 4 . 6 . 16 subject to the following conditions :
1 . That the Silver Buttonwood hedge be located on
the north side of the handicapped ramp;
2 . That the hedge be extended along the south half
of the west property line;
3 . That a note be provided on the plans stating that
"All prohibited plan species shall be eradicated
from the site and reestablishment of prohibited
species shall not be permitted" ;
4 . That the south and west portions of the property
be re-sodded, and that mulch or another
acceptable material (as determined by the City
Horticulturist) be provided beneath the canopies
of the existing trees; and,
5 . That the existing Silver Buttonwood hedge south
of the driveway (along N.E . 1st Avenue) be
located adjacent to the sidewalk remain in its
current location.
It was moved by Mr. Jamison, seconded by Ms . Bull to
approve COA 8-224 for the Design Elements based upon
positive findings with respect to LDR Sections
4 . 5 . 1 (E) and 4 . 6 . 18 subject to the following
condition: (Said motion was denied 4-2 [Bull, Vaughan,
Williams & Miller dissenting] . )
1 . That the shed be completely enclosed and screened
by an 8 ' high decorative fence as depicted in the
staff report with Bougenvilla planted every 5 ' ,
and if the fence is damaged in any way it will be
repaired or replaced within 60 days or removed.
- 3 - 08/17/94
B. COA 8-334 : 226 S . Ocean Boulevard; Nassau Park
Historic District; a Three Unit Residential Complex;
Patrick Lynch, Owner.
The action requested of the Board is to grant approval
for COA 8-334 which incorporates the following aspects
of the development proposal for the Pat Lynch Cottage:
* Construction of a 5 space pea rock parking lot
with associated landscaping;
* Approval of the recent conversion of the
garage/utility room to a one-bedroom apartment;
* Installation of a 2 . 5 ' high picket fence along
the south side of the property and along the west
side of the parking area; and,
* Installation of a 6 ' high wood fence at the
southwest and northeast corners of the
garage/apartment and along the north property
line adjacent to the garage/apartment .
It was moved by Mr. Miller, seconded by Mr. Jamison
and passed 6-0 to approve COA 8-234 for the Minor Site
Plane Modification based upon positive findings with
respect to Chapter 3 (Performance Standards ) of the
LDRs and the policies of the Comprehensive Plan
subject to the following conditions :
1 . That revised plans be submitted addressing the
Site Plan Technical Items 1-11 of the Staff
Report prior to issuance of any building permits;
2 . That an engineering plan be submitted showing the
location of the drainage system at either the
northwest or southwest corner of the parking
area; and,
3 . That revised plans addressing the conditions of
approval be submitted within 30 days .
(The Board did not take specific action on the pea
rock surface, and had no objections as a concrete
apron is to be installed. Thus , the consensus was to
approve the pea rock surface . )
It was moved by Mr. Jamison, seconded by Mr. Miller
and passed 6-0 to approve COA 8-234 for the Landscape
Plan based upon positive findings with respect to LDR
Section 4 . 6 . 16 with the following conditions :
1 . That a plant other than Sunflower be used; and,
- 4 - 08/17/94
2 . That the Green Buttonwood trees be changed to
another species other than Black Olive (to
prevent leaves from discoloring the pea rock) .
It was moved by Mr. Jamison, seconded by Mr. Vaughan
and passed 6-0 to approve COA 8-234 for the Design
Elements based upon positive findings with respect to
LDR Section 4 . 5 . 1 with the following conditions :
1 . That the picket fence be deleted from the plans
(applicant decided not to install the picket
fence) ; and,
2 . That if a staircase elevation is not submitted
for Board review within 30 days, the applicant
must restore the west parapet with the siding to
match the existing.
C. COA 8-33 : Block 2 , Lot 4 and the North Half of Lot 3,
Located at the Northeast Corner of N. Swinton Avenue
and N.E . 6th Street; Del-Ida Park Historic District;
New Construction of a Single Family Residence; Tullia
Taylor, Applicant.
The action requested of the Board is that of granting
approval of Certificate of Appropriateness 8-233 to
a allow the proposed single family home to be
constructed on a corner lot in the Del-Ida Park
Historic District.
Chairman Carter read a response to a courtesy notice
which was sent to the Del-Ida Park Neighborhood
Association with respect to this project into the
record. The letter was from the President of the
Association, Toni Del Fiandra, said in essence "I hope
that all efforts are made to convince the Taylor' s to
reconsider the alignment of the entrance side of their
plan I hope that they will consider the
compatibility of their home with the rest of the
neighborhood" . The complete text is available in the
project file .
Mrs . Taylor then read a letter into the record from
Mr. John Tallentire, 11 N.E . 6th Street, owner of the
property adjacent to the east, stating that he was in
favor of the proposed plans . The letter was sent to
Mr. & Mrs . Taylor and therefore no copy is available
for the project file.
The Board reviewed the west and south (street side)
elevations . Due to the distance from the house to the
east property line (58 ' ) , the east elevation, which
will be visible from N.E . 6th Street, was reviewed as
well .
- 5 - 08/17/94
The Board was unable to make positive findings to the
following criteria for new construction in historic
districts :
West Elevation:
The west elevation does not conform to LDR Section
4 . 5 . 1 (E) ( 8) , (c) ,and (d) .
(c) Proportion of Openings (Windows and Doors ) . The
combination of the sliding door, small bathroom window
and bedroom window is poorly proportioned and is not
compatible with other structures on N. Swinton Avenue .
(d) Rhythm of Solids to Voids . The relationship of
the windows and doors and the long unbroken garage
wall does not create a harmonious street facade .
South Elevation:
The south elevation does not conform to LDR Section
4 . 5 . 1 (E) ( 8) (b) and (c) or to Page 48 of the Design
Guidelines .
(b) Front Facade Proportion. The N.E 6th Street
elevation is not visually compatible with other
IIIbuildings on the street.
(c) Proportion of Openings (Windows and Doors ) . The
south facade is dominated by the garage door and the
proportion of the windows in relation to the garage
door is inappropriate.
Design Guidelines, Page 48 New Construction,
Alignment: Primary ( front entrance) facades must face
the street if it is physically possible to do so.
East Elevation:
The east elevation does not conform to LDR Section
4 . 5 . 1 (E) (c) and (e) as follows :
(c) Proportion of Openings (Windows and Doors ) . The
size and spacing of the windows and sliding glass
doors and the lack of any front entrance embellishment
render this facade incompatible to adjacent houses on
N.E . 6th Street .
(e) Rhythm of Buildings on Streets . Due to the
orientation of the building on the lot, the
relationship of open space and structure is not
visually compatible with adjacent properties on N.E .
6th Street.
- 6 - 08/17/94
Based on the Board' s inability to make positive
findings to the above referenced Sections to the Land
Development Regulations, it was moved by Mr. Jamison,
seconded by Mr. Miller to continue COA 8-223 to a
future meeting with the applicant ' s consent, that she
return with revised plans which address the above
nonconformities .
V. REPORTS AND COMMENTS:
A. Reports from Historic District Representatives
Alieda Riley, Palm Square Homeowners Association,
stated that the CRA was proposing a Riverwalk on
Marine Way and she hoped that the Board would not
lend their support to this .
B. Board Members
None
C. Staff
Ms . Cayce introduced the new Board members (Betty
Devitt, Vera Farrington and Julie Morgan) to the
current Board members .
VI . ADJOURNMENT:
There being no further business before the Board, Mr.
Jamison moved to adjourn the meeting at 8 : 45 P.M. , seconded
by Mr. Miller 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 August 17 , 1994 , which were formally
adopted and ap roved by the Board on September 21, 1994 .
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 .
- 7 - 08/17/94
. HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH --- STAFF REPORT ---
MEETING DATE: August 17, 1994
AGENDA ITEM: IV.A. •
ITEM: COA 8-224: Panache Christmas Shoppe
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UENERAL DATA:
Owner Susan C. Cross
Applicant Same as above.
Location Southwest corner of N.E. 4th Street and
N.E. 1st Avenue.
Property Size 0 47 Acres (20,597 . 13 sq. ft. )
City Land Use Plan Mixed Use
City Zoning OSSHAD (Old School Square Historic Arts
District)
Adjacent Zoning. . .North: RO (Residential Office)
East: CBD (Central Business District)
South: OSSHAD
West : OSSHAD
Existing Land Use Single family residence.
Proposed Land Use Establish a specialty/christmas shop
(retail use) in the existing structure
with attendant parking and landscaping,
and installation of a shed.
Water Service Existing on-site.
Sewer Service Existing on-site. IV.A.
• f
I T E M B E F O R E THE B O A R D :
The action before the Board is that of approval of COA 8-224
which incorporates the following aspects of the development
proposal for Panache Christmas Shoppe (354 N.E. 1st Avenue) :
* Site Plan;
* Landscape Plan; and
* Design Elements
The subject property is located at the southwest corner of N.E
4th Street (Lake Ida Road) and N.E. 1st Avenue.
BACKGROUND
The subject property consists of Lots 15 - 17, Block 65, Town of
Linton, which is located within the Old School Square Historic
District.
The Mission Revival style single family residence was
constructed in 1925 and is contributing from a historical
perspective. The building is constructed of wood frame with
stucco exterior and a flat roof with a decorative parapet. A
garage built at the same time as the house and also in the
Mission Revival style, was located on the northwest corner of
lot 15. The garage and the decorative balustrades on the porch
openings were demolished in 1987, one year prior to the
designation of the Old School Square Historic District
(February, 1988) .
On May 18, 1994, the Board granted approval for COA 8-224 to
allow construction of an attached garage, handicapped access
ramp and driveway to the rear of the property in conjunction
with the rehabilitation of a single family residence.
In June, 1994, a prefabricated shed was installed without
a building permit or COA (Certificate of Appropriateness)
approval. On June 28, 1994, a building permit was issued for
the installation of a fabric awning on the rear of the
residence. Also on June-28th, --a- site planapplication was
submitted for the Panache Christmas Shoppe -(specialty shop) and
is now before the Board for action.
PROJECT DESCRIPTION :
The project involves the establishment of a specialty shop
(Christmas Shop) known as the Panache Christmas Shoppe at 354
N.E. 1st Avenue. The development proposal incorporates the
following components:
* Conversion of an existing 1,468 sq. ft. single family
residence to a specialty shop;
* Approval of the previously installed 120 sq. ft. shed
in the rear of the property;
HPB Staff Report
Panache Christmas Shoppe ( 354 N.E . 1st Avenue) - Site Plan Approval
Page 2
* Construction of a 7-space pea rock parking area along
the south side of the building;
* Installation of 2 paved back-out parking spaces
adjacent to the alley ( 1 handicapped, 1 employee) ;
* Construction of a handicapped ramp at the rear of the
building;
* Installation of associated landscaping and refuse
areas ;
* Installation of 2 free-standing signs (one at the
northeast corner of the property and one at the
northwest corner of the main structure) .
SITE PLAN ANALYSIS :
CHAPTER 3 (REQUIRED FINDINGS) : (Performance Standards - L.O. S . )
Pursuant to Section 3 . 1 . 1 of the Land Development Regulations,
prior to 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, the
Staff Report, or Minutes . Findings shall be made by the Board to
approve or deny the development application. These findings
relate to the following four areas :
FUTURE LAND USE MAP: The use or structures must be allowed in
the zone district and the zoning district
must be consistent with the land use designation.
The subject property has a Mixed Use land use map designation
and an OSSHAD (Old School Square Historic Arts District) zoning
designation. The OSSHAD zone district is consistent with the
Mixed Use land use map designation. Pursuant to Section
4 . 4 . 24 (B) (3) , within the OSSHAD zone district, specialty shops
(retail use) 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.
CONCURRENCY: Facilities which are provided by, or through, the
City shall be provided to new development
concurrent with issuance of a Certificate of Occupancy. These
facilities shall be provided pursuant to levels of service
established within the Comprehensive Plan.
Water and Sewer:
With respect to water and sewer service, the following is
noted:
HPB Staff Report
Panache Christmas Shoppe (354 N.E. 1st Avenue) - Site Plan Approval
Page 3
* Water service is provided to the site via a service lateral
connection to an existing 2" water main located along the
east side of N.E. 1st Avenue.
* Sewer service is provided to the site via a service lateral
connection to an existing 8" sewer main located within N.E.
4th Street.
* Adequate fire suppression is provided via an existing fire
hydrant located at the northeast corner of N. Swinton
Avenue and N.E. 4th Street.
The conversion from a single family residence to a specialty
shop (commercial use) requires the installation of a commercial
backflow preventer. The backflow preventer must be indicated on
the plans submitted for huilding-"permit review. 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 swale areas along the
south side of the 7-space parking area and the east side the
back-out parking spaces. At this time, there are no problems
anticipated with the proposed system.
Streets and Traffic:
A traffic impact analysis was prepared indicating that the
proposed retail use (specialty shop) will generate 25 new trips
per day over and above the existing 10 trips generated by the
single family residence (35 total trips) . This portion of Lake
Ida Road is currently over capacity. However, this section of
roadway is eligible to add traffic under a rule (590 rule) which
allows any project to add up to 134 additional trips. Based
upon the above, a positive finding with respect to traffic
concurrency can be made.
Parks and Open Space:
Commercial uses do not create a- need or impact on this level of
service.
Solid Waste:
Trash generated each year by the proposed retail use will be 10.2
pounds per square foot per year or 8. 10 tons . The previous use
(single family residence) generated 1.99 tons per year. The
increase can be accommodated by the existing facilities and
thus, will not be significant with respect to level of service
standards.
HPB Staff Report
Panache Christmas Shoppe ( 354 N.E . 1st Avenue) - Site Plan Approval
Page 4
CONSISTENCY: Compliance with the performance standards set forth
in Section 3 . 3 . 3 along with the required findings
in Sections 2 .4 . 5 (F) (5 ) (General Compatibility and Harmony with
Adjacent Properties) shall be the basis upon which a finding of
overall consistency is to be made. Other objectives and policies
found in the adopted Comprehensive Plan may be used in making of
a finding of overall consistency.
A review of the objectives and policies of the Comprehensive Plan
was conducted and the following applicable policy is noted.
Land Use Element Policy C-3 . 3 - Alleys located within the Old
School Square Historic District on either side of Swinton Avenue
shall remain and be made available for access to abutting
properties . Accordingly, these alleys shall not be abandoned to
private interests .
Utilization of the alleys for access and parking is
encouraged for redevelopment of properties within the Old
School Square Historic Arts District. The development
proposal provides 2 back-out parking spaces onto the
improved alley within this block (Block 65) . Initially,
the applicant considered utilizing more back-out parking.
However, existing utilities would need to be relocated
making back-out parking impractical due to the costs
involved in relocating the utilities .
Section 3 . 3 . 3 (Standards for Site Plan Actions) : Standards C-G
are not applicable with respect to this development proposal . The
applicable performance standards of Section 3 . 3 . 3 are as follows :
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.
The existing structure will remain generally in its
existing configuration and do not affect visibility as it
pertains to traffic circulation. The proposed landscaping
will complement the character of the building and will not
create any distractions . No site lighting is proposed.
B) Appropriate separation of travelways is made for vehicles ,
bicycles, and pedestrians in a manner consistent with
Objective D-1 of the Traffic Element.
The development proposal includes the installation of a
sidewalk from the parking area to the main entrance. Also,
a handicapped accessible ramp is to be installed in the
rear of the structure. The pedestrian ways provide
adequate separation of travelways .
HPB Staff Report
Panache Christmas Shoppe (354 N.E. 1st Avenue) - Site Plan Approval
Page 5
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 development of the property pursuant to the site
plan will be compatible and harmonious with the adjacent and
nearby properties and the City as a whole, so as not to cause
substantial depreciation of property values .
The subject property is bordered on the west and south by the
OSSHAD (Old School Square Historic Arts District) zone district.
North is zoned RO (Residential Office) and east is zoned CBD
(Central Business District) .
The existing land use to the north is a recently renovated
single family residence; to the south is a single family
residence; west is a vacant -single family structure which _ ..
recently obtained site plan approval for a conversion to an
office and single family residences; and east, is the Post
Office and Pineapple Grove shopping center (Publix, Eckerds
Pharmacy) .
The proposed use of a specialty shop is appropriate in the mixed
use district. The use will be compatible with the adjacent
commercial uses to the east as well as the office uses along
N.E. 4th Street. Compatibility with the adjacent residences to
the south will be enhanced by retention of the residential
character of the structure as well as the provision of
landscaping. The site is separated from the residential
properties to north by N.E. 4th Street, and to the west by the
existing alley. The upgrading of the site will enhance rather
than depreciate property values in the area, and will be an
inducement for the upgrading and possible conversion of nearby
properties.
As the intent of the OSSHAD zone district is to promote mixed
uses, a positive finding of compatibility can be made.
COMPLIANCE WITH LAND DEVELOPMENT REGULATIONS:
Items identified in the Land Development Regulations shall be
specifically addressed by the body taking action on the
development application/request.
Parking Requirement
Pursuant to Section 4 .4.24 (G) (4) , within the OSSHAD zone
district, retail uses shall provide 1 parking space for
every 300 sq. ft. of floor area. The single family
residence contains 1,468 sq. ft. and the shed will contain
120 sq. ft. of storage area, for a total of 1,588 sq.ft.
HPB Staff Report
Panache Christmas Shoppe ( 354 N.E . 1st Avenue) - Site Plan Approval
Page 6
requiring 6 parking spaces . The site plan provides for a
7-space parking lot on the south side of the existing
residence and a two-space parking spaces adjacent to the
alley ( 1 handicapped space, 1 regular space) ( 9 total ) .
Thus, the parking provided exceeds the code requirement.
Parking Surface
The proposed 7-space parking area will have a pea rock
surface and the driveway to 1st Avenue will be concrete . A
5 ' concrete apron has been provided to retain the pea rock
on-site. The parking spaces adjacent to the alley will
be concrete. 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 pea rock parking surface as
it is compatible with the historic structure and provisions
have been made to retain the pea rock.
Right-of-Way Dedication
Pursuant to Section 5 . 3 . 1 (D) (2 ) , the required right-of-way
width for N.E . 1st Avenue is 60 ' . However, pursuant to
Section 5 . 3 . 1 (D) ( 4) (Reduction in Width) , reduction in the
required right-of-way width may be granted by the body
having the approval authority of the associated development
application. The City Engineer has determined that a 50 '
right-of-way is acceptable for this section of N.E . 1st
Avenue.
The existing right-of-way width along N. E . 1st Avenue is
only 45 ' . When right-of-way dedications are required,
typically the properties on both sides of the right-of-way
are responsible for dedicating one-half of the additional
right-of-way. With the development of the Publix shopping
center, 5 ' of right-of-way was dedicated. Thus, this
property is responsible for dedicating 5 ' of right-of-way.
Sidewalk
Pursuant to Section 6 . 1 . 3 (B) ( 1) , a 5 ' wide sidewalk is
required along N.E . 4th Street . The sidewalk is to be
installed in conjunction with roadway improvements for N. E .
4th Street which are scheduled for fiscal year 94/95 .
Therefore, it is not appropriate to require installation of
the sidewalk with this development proposal .
Building Setbacks
The existing historic structure and proposed shed exceed
the building setback requirements for the OSSHAD zone
district as outlined in Section 4 . 3 . 4 (K) (Development
HPB Staff Report
Panache Christmas Shoppe (354 N.E. 1st Avenue) - Site Plan Approval
Page 7
Matrix) . With the dedication of 5 ' of right-of-way for
N.E. 1st Avenue, the existing 30 .2 ' front building setback
will be reduced to 25 .2 ' . With the 5 ' dedication, the
structure will comply with the minimum 25 ' front building
setback requirement of the OSSHAD zone district.
Trash Receptacles
Trash receptacles will be located under the existing awning
on the south side of the handicapped ramp. A letter from
Waste Management has been submitted indicating that the use
of roll-out carts is acceptable for this specialty shop.
LANDSCAPE PLAN ANALYSIS :
Perimeter Landscaping
Much of the existing landscaping has been incorporated into the
landscape plan. Along the east property line (adjacent to N.E.
1st Avenue) , a Silver Buttonwood hedge is proposed along with
Live Oaks. Along the north property line (adjacent to N.E 4th
Street) , there is an existing Seagrape hedge which will be
extended to the landscape island adjacent to the rear parking
spaces. Within the landscape island, a Live Oak tree is
proposed in conjunction with the Seagrape hedge. There is an
existing Ficus hedge along the south property line and existing
Areca Palms along the west property line.
Foundation Plantings
A grouping of Silver Buttonwood, Ixora and Liriope exist at the
front (east side) and northeast corner of the main structure
(facing N.E. 1st Avenue and 4th Street) . On the northwest side
of the building, Hibiscus are proposed. A Silver Buttonwood
hedge is proposed along the south side of the handicapped ramp.
However, this hedge should be located on the north side of the
ramp to screen the base of the ramp from N.E. 4th Street. Along
the south side of the building, there are existing Gardenias.
The shed will have a Silver Buttonwood foundation planting along - = -
its north, south and west sides. _---
Site/Landscape Plan Technical Items:
The following are items do not require specific action of the
Board however, the items must be addressed with the submittal of
revised plans.
1. Provide grades (elevations) for the parking lot and
off-site areas .
2 . A note must be provided on the plans stating that "All
prohibited plant species shall be eradicated from the site
and reestablishment of prohibited species shall not be
permitted. "
HPB Staff Report
Panachea Christmas Shoppe ( 354 N. E . 1st Avenue) - Site Plan Approval
Page 8
3 . The south and west portions of the property be resodded.
The existing lawn in those areas does comply with City
Standards .
4 . Per Section 4 . 6 . 9 (D) ( 4 ) (c) , at the end of the south parking
area, a 24 ' X 6 ' maneuvering area must be provide. The
plans show a 9 ' deep maneuvering area .
DESIGN ELEMENTS ANALYSIS :
The development proposal includes the following design elements
(exterior alterations ) which require analysis with respect to
compatibility with the existing structure.
Proposed Shed
The 120 sq. ft. shed is located southwest of the main
structure, and 15 ' from the rear property line . The height
of the shed is 8 ' 5" to the peak of the gable roof . The
walls and roof are constructed with a 4" aluminum
horizontal lap siding. The shed is painted cream and the
roof is dark green, which generally match the color of the
main structure. The shed conforms to the City' s building
codes , with the exception of an engineering certification
for wind load compliance.
The shed does not comply with Section 4 . 5 . 1 (E) Visual
Compatibility of the Historic Preservation Ordinance.
Additionally, the Design Guidelines state on page 48 that
"artificial and manufactured materials are always obtrusive
and inappropriate in historic districts or sites .
Artificial materials devalue past craftsmanship. "
The shed was installed without a building permit and was
not reviewed through the normal COA review process . As the
shed does not comply with Section 4 . 5 . 1 (E) , staff could not
support the construction of the shed with its high
visibility from two streets and the alley. If the shed is
allowed to remain, it would set a negative precedent. An
alternative to removing the shed might be to effectively
screen it from view. Appropriate screening would be to
install an 8 ' high decorative fence to completely enclose
and screen the shed. This type of treatment was used at
the Sundy House where the Board required the installation
of a decorative 8 ' high fence to completely enclose and
screen an outdoor refrigeration storage unit (details
attached) .
Signage
Sign details have been submitted for sign permit review.
The signage complies with the Sign Code and has been
determined to be acceptable by the Historic Preservation
Planner. The details have been attached for informational
purposes .
•
HPB Staff Report
•
Panache Christmas Shoppe ( 354 N.E . 1st Avenue) - Site Plan Approval
Page 9
REVIEW BY O T H E R S :
The development proposal is not within a geographical area
requiring review by the DDA (Downtown Development Authority) .
Community Redevelopment Agency:
At its meeting of July 14 , 1994, 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 and Del-Ida
Park Homeowner' s Associations . Letters of objection, if any,
will be presented at the HPB meeting.
ASSESSMENT AND CONCLUSIONS :
The proposed use is consistent with the policies of the
Comprehensive Plan and Chapter 3 of the Land Development
Regulations . The development proposal retains the residential
character and allows the adaptive re-use that is sought with
developments within the OSSHAD zone district. With the removal
or total screening of the shed, visual compatibility will be
maintained.
ALTERNATIVE ACTIONS :
1 . Continue with direction.
2 . Approve COA 8-224 and the associated site plan, landscape
plan and design elements for Panache Christmas Shoppe ( 354
N.E . 1st Avenue) .
3 . Deny approval of COA 8-224 and the associated site plan,
landscape plan and design elements for Panache Christmas
Shoppe ( 354 N.E. 1st Avenue) with basis stated.
RECOMMENDED A C T I O N :
A. Waiver
Approve a waiver to Section 5 . 3 . 1 (D) ( 2 ) , to reduce the
right-of-way width for N.E. 1st Avenue from 60 ' to 50 ' ,
thus requiring a 5 ' right-of-way dedication (via
Right-of-Way Deed) .
B. Special Action
Approve the use of a pea rock parking surface for the
7-space parking area on the south side of the converted
commercial structure.
HPB Staff Report
Panache Christmas Shoppe ( 354 N.E. 1st Avenue) - Site Plan Approval
Page 10
C . Site Plan
Approve COA 8-224 for the site plan for Panache Christmas
Shoppe ( 354 N.E. 1st Avenue) 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
condition:
1 . That the grades (elevations ) for the parking lot and
off-site areas be provided on the plans .
D. Landscape Plan
Approve COA 8-224 for the landscape plan for Panache
Christmas Shoppe ( 354 N. E . 1st Avenue) based upon positive
findings with respect to Section 4 . 6 . 16 subject to the
following conditions :
1 . That the Silver Buttonwood hedge be located on the
north side of the handicapped ramp;
2 . That the hedge be extended along the south half of the
west property line;
3 . That a note be provided on the plans stating that "All
prohibited plant species shall be eradicated from the
site and reestablishment of prohibited species shall
not be permitted. " ; and,
4 . That the south and west portions of the property be
resodded.
E. Design Elements
Approve COA 8-224 for the shed elevations for Panache
Christmas Shoppe ( 354 N.E . 1st Avenue) based upon positive
findings with respect to Section 4 . 5 . 1 (E) and Section
4 . 6 . 18 subject to the following condition:
1 . That the shed be completely enclosed and screened by
an 8 ' high decorative fence or in a manner acceptable
to the Board.
sue,.
Attachments:
* Site/Landscape/Drainage Plan
* Shed Details
* Sign Details
* Sundy House Decorative Fence Details
Staff Report prepared by: Jeff Costello, Senior Planner
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STAFF REPORT
HISTORIC PRESERVATION BOARD MEETING
AUGUST 17, 1994
AGENDA ITEM III
MILTON-MYERS POST NO. 65
THE AMERICAN LEGION OF THE UNITED STATES
263 N.E . 5TH AVENUE
ITEM BEFORE THE BOARD
Conduct a Public Hearing to obtain comments from the public with
respect to recommending to the City Commission that the American
Legion property be placed on the Local Register of Historic
Places .
THE PUBLIC HEARING
Pursuant to Section 4 . 5 . 1 (C) (4) of the Land Development
Regulations the Historic Preservation Board will conduct a
Public Hearing with respect to the historic designation of the
American Legion property. The purpose of the Public Hearing is
to allow the public to comment on a proposal to have the
American Legion property designated as a Local Historic Site .
Based on the analysis and testimony presented at the meeting,
the Board will make a recommendation to the City Commission as
to its placement on the Local Register of Historic Places .
Pursuant to Section 4 . 5 . 1 (B) the Board determined at its meeting
of August 3, 1994 that the subject property conforms to the
criteria for designation based on positive findings to Section
4 . 5 . 1 (B) (2 ) (d) and (e) and 4 . 5 . 1 (B) ( 3) (a) and (b) . After
hearing public testimony pro and con the Board will make its
recommendation to the City Commission.
file/ y:American
,HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH -- STAFF REPORT ----
MEETING DATE: AUGUST 17, 1994
AGENDA ITEM: Iv.B.
ITEM: COA 8-334: PAT LYNCH
COTTAGE - MINOR SITE PLAN MODIFICATION
226 SOUTH OCEAN BOULEVARD
GENERAL DATA:
ATLANTIC AVENUE
Owner Pat Lynch 1 ;
Applicant Same as above.Northwest
1
hst corner of South $).
10
Ocean Boulevard and Nassau l r T
Street.
-_roperty Size 0 41 Acres
City Land Use Plan Medium Density 5-12 du/acre
City Zoning RM (Medium Density
Residential) I t—
�,AtAtit4 AW-
Adjacent Zoning. . .North: RM
East: OS (Open Space) oer_.,t mow
South: RM — �— III"-
West: R-1-A (Single Family
Residential) M s s .v. MIME=
Existing Land Use Two rental units and a garage/ n I
-
utility room.
Proposed Land Use Conversion the existing garage III. NMI
to a one bedroom apartment,
,.,.
installation of a 5-space pea ME
rock parking lot with
associated landscaping. 1111111
1111111
o
Water Service Existing on-site. ,.,, .
Sewer Service Existing on-site. ,
--
-,
vs.
•�
:N/ ." •
ITEM BEFORE THE BOARD :
The item before the Board is that of consideration of
COA 8-334 which incorporates the following aspects of
the development proposal for Pat Lynch Cottage:
* minor site plan modification;
* landscape plan; and,
* design elements
at the
The subof ct South property
Ocean 1Boulevards d northwest
and Nassau Street,
corner
within the Nassau Park Historic District.
BACKGROUND :
The65 ' of Lot 1, all
subject property
eastencompasses
of Lot the
3, Nassau . Park subdivision,
offLot 2, and t
consisting of 0 .41 acres.
The main house (south side of the property) was constructed in
1936 . The construction date of the garage/utility room (west
side of property) is not available however, City records
indicate that it was constructed prior to 1949 . Both structures
were built in the Resort Cottage style of the 1930 ' s and are
contributing from a historical perspective. The house was a
winter residence for Mr. and Mrs . John G. Cherry of Cedar
Rapids, Iowa, and was one of the first houses in the Nassau Park
subdivision.
In 1963, a guest house was constructed on the north side of the
property. The buildings have remained relatively unaltered
until the property was purchased by the applicant in April of
this year. On April 21, 1994, a Staff approved Certificate of
Appropriateness was granted for the exterior paint colors (Pink
with White trim) . The conversion of the garage/utility room to
an apartment, as well as the installation of a pea rock parking
area, were recently done without building permits or COA
(Certificate of Appropriateness) approval. With these
alterations, the original double hung wood windows have been
replaced with vinyl clad aluminum.
On June 28, 1994, a site plan modification was submitted to
obtain approvals for the conversion of the garage/utility room
to an apartment as well as the construction of the 5-space pea
rock parking area.
PROJECT DESCRIPTION :
The development proposal incorporates the following:
* Construction of a 5-space pea rock parking lot with
associated landscaping;
* Approval of the recent conversion of the garage/utility
room to a one-bedroom apartment; and,
HPB Staff Report
• Pat Lynch Cottage - Minor Site Plan Modification
Page 2
* Installation of a 2 . 5 ' high picket fence along the south
side of the property and along the west side of the parking
area.
* Installation of a 6 ' high wood fence at the southwest and
northeast corners of the garage/apartment and along the
north property line adjacent to the garage/apartment .
SITE PLAN ANALYSIS :
CHAPTER 3 (REQUIRED FINDINGS) : (Performance Standards - L.O. S . )
Pursuant to LDR 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, 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, Compatibility, and
Compliance with the Land Development Regulations .
The proposed modifications will not have an impact on findings
with respect to the Concurrency, or Comprehensive Plan
Consistency. Future Land Use Map Consistency and Compliance
with the Land Development Regulations are discussed in the
following paragraphs . With respect to traffic concurrency, the
additional unit will generate 7 average daily trips in addition
to the 14 trips generated by the existing 2 units ( 21 total
trips) . The 7 additional trips will not have an impact with
respect to traffic concurrency.
Future Land Use Map: (The use or structures must be allowed in
the zone district and the zoning district must be consistent
with the land use designation) .
The subject property has a Medium Density Residential ( 5-12 u/a)
land use map designation and an RM (Medium Density Residential)
zoning designation. The zoning classification is consistent
with the land use map designation. Pursuant to Section
4 . 4 . 6 (B) ( 3) , multiple family dwellings are permitted within the
RM zone district. Per the density requirements for the RM zone
district, the 0 . 41 acre parcel can accommodate up to 4 dwelling
units . Thus , the provision of 3 dwelling units complies with
the density requirements for the RM zone district. If a 4th
unit is to be located on the property, a site plan modification
must be processed which accommodates the required parking for
the 4th unit. Based upon the above, it is appropriate to make a
positive finding with respect to the Future Land Use Map.
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
Pat Lynch Cottage - Minor Site Plan Modification
Page 3
parking Requirement
There are two legally established units located on the
property: A two bedroom single family
rasidenc house a (southern
thern
building) and a two bedroom guest
building) . The applicant has stated that the garage was
always utilized as an apartment, however, City records
indicate that the garage apartment was never legally
established. Thus, the proposal involves legally
establishing the apartment, for a total of three units .
There are 2 two-bedroom apartments ( 1 unit south building,
1 unit north building) existing on the site and the garage
has been converted to a one bedroom apartment. Thus, three
units are located on the property. Pursuant to Section
4 .6 .9(C) (2) (c) , a two bedroom dwelling unit requires 2 . 0
spaces plus .5 spaces for guest parking and a one bedroom
unit requires 1.5 spaces plus .5 spaces for guest parking,
thereby requiring 7 parking spaces. Prior to the
installation of the parking lot, there were 2 legally
lly
established parking spaces located on the property.
garage counted as one space and the driveway counted as the
other. Although the driveway was long enough to
accommodate additional cars, the tandem parking situation
did not conform to the parking requirements/standards.
Thus, a nonconforming situation exists.
The proposed parking lot provides for 5 parking spaces .
With the 5-space parking lot, the deficiency in the number
of spaces provided is being reduced. In addition, all the
spaces will meet the design standards, thus decreasing the
nonconformity.
Parking Surface
The proposed 5-space parking area will have a pea rock
surface with a 5' wide concrete apron adjacent to Nassau
Street to retain the pea rock on-site. 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 pea rock
parking surface as it is compatible with the historic
structure and provisions have been made to retain the pea
rock.
Handicapped Accessibility
Pursuant to Florida Handicapped Accessibility requirements
manual, single family dwellings duplexes and triplexes are
exempt from the handicapped accessibility requirements as
they relate to parking. Therefore, a handicapped
accessible parking space has not been provided.
HPB Staff Report
Pat Lynch Cottage - Minor Site Plan Modification
Page 4
Site Plan Technical Items
The following are items do not require specific action of the
Board however, these items must be addressed with the submittal
of revised plans .
1 . The plans show a storage room addition on the north side of
the garage which encroaches into the setback area. The
applicant has stated that the addition is not to be
constructed at this time. Therefore, the addition must be
deleted from all plans .
2 . The spiral staircase which is shown on the landscape plan
must be deleted as it is not part of this proposal .
3 . The parking lot shown on the engineering plans is not
consistent with that shown on the site plan and does not
meet the parking lot design standards . The engineering
plan must be revised accordingly.
4 . The trash receptacle locations must be indicated on all the
plans .
5 . Pursuant to Section 4 . 6 . 9 (D) (4) (c) , a 24 ' wide X 6 ' deep
maneuvering area must be provided at the end of a dead-end
parking bay. Although the plans show a dimension of 6 ' ,
the plan only scales to 4 ' 5 ' . Revise the plans accordingly
to provide a 6 ' deep apron.
6 . Final engineering plans along with drainage calculations
( sign and sealed by registered engineer) are to be
submitted with the building permit application.
7 . The "5 ' side yard setback" and "5 ' rear yard setback"
designations must be deleted from the plans, as they are
incorrect statements .
8 . Pursuant to Section 4 . 6 . 16 (H) (3) (d) , along the west
property line, a 5 ' wide landscape strip is required,
exclusive of curbing, between the parking lot and the
property line. Although the plans show a dimension of 5 ' ,
the plan only scales to 4 ' 5 ' . Revise the plans accordingly
to provide a 5 ' wide strip excluding the curbing.
9 . The Site Data information must be indicated on the site
plan. (i .e. number of existing and proposed dwelling units,
bedrooms per unit, parking spaces required and proposed,
open space, paved area, floor area, lot size, etc . )
10 . Written verification must be provided from the appropriate
utility companies stating that the fence may be constructed
within the utility easement along the north side of the
garage/apartment.
HPB Staff Report
Pat Lynch Cottage - Minor Site Plan Modification
Page 5
11. A recorded Unity of Title must be provided prior to
issuance of any building permits .
LANDSCAPE PLAN ANALYSIS :
Perimeter Landscaping
Along the south property line, Green Buttonwood trees and
Coconut
pe strip
e Palms are proposed.
pNassau Street,t ae Silver aButtonwood between
hedge
the parking area andline, Green
has been provided. Along the west property
Buttonwoods along with a Silver Buttonwood hedge and Liriope are
proposed.
Foundation Plantings
il
Along the east and south
sides
are proposed.south
Theleast, side vof
er
Buttonwoods and Dune Sunflower
the north building w Grapes,l be P and a Silver Buttonwood hedge ovid with Pittosporum in addition
sito
to the existing Sea
be provided on the north side of the building. iTheude unIation
plantings for the new apartment (garage)
Hawthorne and Liriope with Sago Palms to be located at the
apartment entrance.
DESIGN ELEMENTS :
Para et
The flat roof portion of the main structure (south building) is
concealed by a decorative parapet of clapboard to match the
gables. A portion of the parapet on the west elevation has been
cut away presumably to serve as an access to the flat roof,
based upon the spiral staircase indicated on the August 4, 1994
landscape plan. The applicant has indicated (in writing) that
the spiral staircase is not to be installed at this time.
Recent site visits have l revealed
of that a the staircase dder has
which hasacnot
to the structurePace
received COA or building permit approval.
If the applicant intends to install the staircase, a drawing of
the west elevation must be submitted which depicts the staircase
and its relation to the existing window below the parapet cut.
The staircase must be reviewed by the
Board.
If the
hestaircase
o ase
is not to be installed, the applicantrequired
repair the void in the parapet with the siding to match the
existing.
Picket Fence
The proposal includes the installation of a 2 .5 ' high picket
fence along the south side of the property and a portion of the
west property line adjacent to the parking area. Also, a picket
fencing will be installed between
the fence havehnot beengpro and thdede
garage/apartment. Details o
however, they will be available at the meeting.
HPB Staff Report
Pat Lynch Cottage - Minor Site Plan Modification
Page 6
Wood Fence
At the southwest and northeast corners of the garage/apartment
and along the north property adjacent to the garage/apartment.
The proposed 6 ' high wood fence is to match the fence on the
adjacent property to the west and will screen the trash
receptacles . Photographs will be available at the meeting.
OTHER I T E M S :
Drainage
The parking lot was installed in manner that its drainage
is flowing onto the adjacent property to the west . An
engineering plan has been submitted indicating that
drainage will be retained on-site via an exfiltration
system along the south property line . However, the
proposed location of the catch basin and exfiltration
trench conflict with the proposed landscape strip. In
order to avoid this conflict, the drainage system should be
relocated to either the northwest corner of the parking
area (west side of the garage/apartment) or to the
southeast corner of the parking area .
Water Meter
Pursuant to Section 6 . 1 . 10 (B) (4 ) (Limitation on Number of
Structures Per Meter) , not more than two dwelling houses
(buildings) , or other buildings suitable for living
quarters or (store) non-residential buildings shall be
connected through one water meter to the City water supply
with the exception of contiguous buildings . As this
proposals involves the establishment of an additional
liveable unit within a third building, an additional water
meter must be provided and the location shown on the plans .
REVIEW BY O T H E R S :
The development is not within a geographical area requiring
review by the DDA (Downtown Development Authority) or the CRA
(Community Redevelopment Area) .
Neighborhood Notice:
Special Courtesy Notice was provided to the Beach Property
Owners Homeowner' s Association. Letters of objection, if any,
will be presented at the HPB meeting.
ASSESSMENT AND CONCLUSION :
The proposed development is consistent with the policies of the
Comprehensive Plan and Chapter 3 of the Land Development
Regulations . The installation the parking area is an
improvement to an existing nonconforming situation. Thy
proposed improvements should be an enhancement to this area if
the compliance with the technical items and conditions are
addressed.
HPB Staff Report
Pat Lynch Cottage - Minor Site Plan Modification
Page 7
ALTERNATIVE ACTIONS :
1 . Continue with direction.
nd
2 . Approve COA 8-334 for the minor site p
lan based moduponapositive
landscape plan for Pat Lynch Cottage
findings with respect to Chapter 3 (Performance Standards )
of the Land Development Regulations ,
Comprehensive ve Section
Plan,n 4 . 6 . 1subject t and
to
the policies o
conditions .
3 . Deny COA 8-334 for the minor site plan modification and
landscape plan for Pat Lynch Cottage with the basis stated.
RECOMMENDED A C T I O N :
A. Site Plan
Approve COA 8-334 for the Minor Site Plan Modification for
Pat Lynch Cottage based upon positive findings with respect
to Chapter 3 (Performance Standards) of the Land
Development Regulations and the policies of the
Comprehensive Plan subject to the following conditions :
1 . That revised plans be submitted addressing the Site
Plan Technical Items ( 1-11) of the Staff Report prior
to issuance of any building permits; and,
2 . That a engineering plan be submitted showing the
northwestinage
not or southeaston of the a corner of the tem at either the
the parking area .
,.
B. Landscape Plan
Approve Pat
COA
upon positive findings with respect-3 o landscape plan for Lynch
Cottagebased
Section 4 . 6 . 16 .
C. Design Elements
Approve COA 8-334 for the design elements for Pat Lynch
Cottage based upon positive findings with respect to
Section 4 .5 . 1 with the following condition:
1 . That the west parapet be restored with the siding to
match the existing.
Attachments : * Site Plan
* Landscape Plan
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1
STAFF REPORT
HISTORIC PRESERVATION BOARD MEETING
AUGUST 17 , 1994
AGENDA ITEM IV-C
COA 8-233
BLOCK 4, LOT 2 AND ALL OF LOT 3 LESS THE NORTH 25 FEET OF LOT 3
DEL-IDA PARK SUBDIVISION, DEL-IDA PARK HISTORIC DISTRICT.
VACANT LOT AT THE NORTHEAST CORNER OF N. SWINTON AVENUE AND N.
E . 6TH AVENUE.
NEW CONSTRUCTION OF A SINGLE FAMILY HOME
TULLIA TAYLOR, APPLICANT
ITEM BEFORE THE BOARD
The action requested of the Board is that of granting approval
of Certificate of Appropriateness 8-233 to allow the proposed
single family home to be constructed in the Del-Ida Park
Historic district.
BACKGROUND
The applicant is proposing to build a one story single family
home on a vacant parcel of approximately 12,500 s . f. located at
the northeast corner of N. Swinton Avenue and N.E . 6th Street.
The lot faces N. Swinton Avenue with 69 . 83 feet of frontage.
The south property line extends 99 .83 feet along N.E . 6th
Street . The property is located in the R-1AA Zoning District.
DESCRIPTION OF THE PROJECT
The proposed residence is a 46 ' x 37 ' one story rectangular
structure of c.b.s. construction with a single gable roof
running north and south. The project conforms to the 1500 s . f .
minimum floor area required in the R-1AA Zoning District. The
roof will be finished with white fiberglass shingles and all
windows are to be aluminum. Exterior paint colors are as
follows :
Main, Sears Weatherbeater Latex 267 Turkish Peach or
268 Cottage Pink
Trim, white with a possible second color trim of
turquoise.
Staff Report _ .
COA 8-233
Page 2
ELEVATIONS
West elevation, indicated as front elevation.
The west elevation faces N. Swinton Avenue. The front
elevation presents from north to south: a 5 ' sliding glass
door; a 2 ' wide bathroom window; a 4 ' wide bedroom window
and 24 .5 ' of wall space. The primary entrance is on the
(rear) east elevation.
South elevation, indicated as "right side" on the attached
plan.
The south elevation faces N.E 6th Street and presents from
west to east: a 16 ' garage door; two 3 ' x 4 ' bedroom
windows; a 3' wide arched opening which is under the roof
overhang. A 4 ' wide concrete walk leads from the driveway
to the arched opening.
East elevation, indicated as "rear" on the attached plan.
The east elevation presents from south to north: a 4 ' x 5'
bedroom window; a 3' wide bathroom window; a 6 ' sliding
glass door; a 3' solid primary (front) entrance door; two
4 x 5' living room windows.
North elevation, indicated as "left side" on the attached
plan.
The north elevation presents from east to west: 16 ' wide
sliding glass doors into the living room with a triangular
fixed pane above; and 12 ' sliding glass door into the
Florida Room.
ANALYSIS OF THE PROJECT
ARCHITECTURAL OVERVIEW
For the purpose of clarification the following definitions are
provided:
A primary facade or front elevation is defined as the
facade on which the front door or primary entrance is
located.
The front of the lot is defined as the shortest property
line adjacent to a public street.
The front entrance of a single family residence located in an
R-1AA Zoning District may be oriented in any direction providing
Staff Report
COA 8-233
Page 3
it meets the setback requirements for its zoning district, as
this project does . However, when a project is located within an
historic district, and it is physically possible to site the
primary entrance on the street, the Design Guidelines state on
page 48 , New Construction: Alignment, " that front facades ,
porches, heights and widths should continue the existing lines
of the streetscape . Primary facades must be oriented
streetside . "
The Del-Ida Park Historic District contains houses of different
eras and no specific architectural style is required for new
houses . However new construction, whether contemporary or a
revival of an older architectural style, should compliment the
patterns and perspectives of the neighborhood and the facade
designs should relate to the streetscape. Entrances to historic
houses usually are raised a few steps above the grade of the
property, and are a prominent visual feature. Regardless of the
architectural style, new houses in historic districts should
include prominent front entrances . If it is impossible to
locate the primary entrance on the street a transitional element
such as a porch or an arcade leading to the side entrance should
be created to prevent a flat, dull street facade. Massive
garage doors should be discouraged on street facades .
Pursuant to Section 4 . 5 . 1 (E) (7) , the construction of new
buildings in historic districts shall meet the same
compatibility standards used to determine the appropriateness of
major modifications to existing non-contributing buildings.
Additionally new construction shall be visually compatible as
defined in the criteria of Section 4 .5 . 1(E) (8) (a) through (k)
and the Delray Beach Design Guidelines .
ELEVATIONS
Normally only the west and south elevations would be considered
for visual compatibility, however due to the distance from the
house to the east property line (58 ' ) the east elevation will
also be visible from N.E. 6th Street and must be reviewed.
In addition to the fact that the primary facade must be oriented
streetside, this project does not conform to the following
criteria for visual compatibility:
West elevation
The west elevation does not conform to LDR Section
4 . 5 . 1 (E) ( 8) , (c) ,and (d) as described below:
(c) Proportion of openings (windows and doors) . The combination
of sliding door, small bathroom window and bedroom window is
poorly proportioned and is not compatible with other
structures on N. Swinton Ave.
Staff Report ,
COA 8-233
Page 4
(d) Rhythm of solids to voids. The relationship of the windows
and doors and the long unbroken garage wall does not create
a harmonious street facade.
South Elevation
The south elevation does not conform to Section 4 .5.1(E) (8) (b)
and (c) or to page 48 of the Design Guidelines.
(b) Front facade proportion, the N.E 6th Street elevation is not
visually compatible with other buildings on the street.
(c) Proportion of openings (windows and doors) . The south facade
is dominated by the garage door and the proportion of the
windows in relation to the garage door is inappropriate.
Design Guidelines: Primary (the entrance) facades must face
the street if it is physically possible to do so.
East Elevation
The east elevation does not conform to Section 4.5.1(E) (c) and
(e) as follows:
(c) Proportion of openings (windows and doors) , the size and
spacing of the windows and sliding glass doors and the lack
of any front entrance embellishment render this facade
incompatible to adjacent houses on N.E. 6th Street.
(e) Rhythm of buildings on streets, due to the orientation of
the building on the lot, the relationship of open space and
structure is not visually compatible with adjacent
properties on N.E. 6th Street.
LANDSCAPE PLANS
Incomplete landscape plans were submitted with the application.
The applicant will be required to conform to the City's minimum
landscaping requirements for single family residences. The
Board may require a review of the landscape plans at a future
meeting or may recommend approval at the discretion of the City
Horticulurist.
PAINT COLORS
The exterior paint colors are appropriate; color samples will be
available at the meeting.
. Staff Report
COA 8-233
Page 5
DRIVEWAY DIMENSIONS
The proposed driveway is 15 ' deep, Pursuant to Section
4 . 6 . 9 (D) (4 ) , 18 ' feet is the required depth of a parking space.
A vehicle parked in a 15 ' driveway would encroach 3 ' into the
right-of-way.
SIDEWALK
Pursuant to Section 6 . 1 . 3(C) (4 ) a sidewalk is required to be
installed along N.E. 6th Street . However, the applicant may
request a waiver from this requirement. Additionally, there is
a discrepancy between the survey and the site plan with respect
to the width of the existing sidewalk on N. Swinton Avenue.
TRANSFER OF AN APPROVED COA
The applicant has stated that the lot is currently owned by a
relative. It should be noted that the applicant cannot act as
owner builder as she has indicated, unless she owns the lot of
record. However, an approved COA can be transferred to the
current owner of record without additional HPB review, providing
construction commences within 18 months of COA approval .
STAFF COMMENTS
Because of the project' s lack of conformity to Section
4 . 5 . 1(E) (7) &(8) Visual Compatibility, and to the Design
Guidelines New Construction, staff recommended that the
applicant come to the HPB for a pre-application review before
incurring costs for architectural drawings . The applicant was
not receptive to this course of action. For this reason the
usual option of "continue with direction" is not listed as an
alternative action. However, if the Board finds the applicant
receptive to comments and suggestions "continue with direction"
certainly remains an option.
ALTERNATIVE ACTIONS
1 . Approve COA 8-233 as presented by making positive findings
to Section 4 .5. 1(E) (7 ) & ( 8) Visual Compatibility and the
Delray Beach Design Guidelines, New Construction, with the
following conditions :
A. That a sidewalk be installed along N.E. 6th Street.
B. That the structure be moved 3 ' to the north to provide
an 18 ' driveway in front of the garage.
C. That the required landscape plans be approved either
by the HPB or by the City Horticulturist.
Staff Report
COA 8-233 ' .
Page 6
2 . Deny COA 8-233, based on a failure to make positive
findings with respect to Section 4 .5. 1(E) (7) & (8) , Visual
Compatibility, and the Delray Beach Design Guidelines, New
Construction.
RECOMMENDED ACTION
1. Deny COA 8-233, based on a failure to make positive
findings with respect to Section 4 .5 . 1(E) (7) & (8) , Visual
Compatibility, and the Delray Beach Design Guidelines, New
Construction.
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O'BRIEN, SOFTER & O'BRIEN, INC.
ENGINEERS, SURVEYORS, LAND PLANNERS
2601 NORTH FEDERAL HIGHWAY. DELRAY BEACH. FLORIDA
450//4/ox,ey 5V KeK SCorTis, T LL/A TX i'io•Q o, —4 epa.. o�
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