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HPB 12-06-1995 DELRAY BEACH kti-AmericaCity 11111! AGENDA 1993 HISTORIC PRESERVATION BOARD MEETING CITY OF DELRAY BEACH Meeting Date: December 6, 1995 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 November 15, 1995 III. PUBLIC HEARING ITEMS A. Variance Request 88-42: 114 S.E. 7th Avenue; Noncontributing Triplex, Marina Historic District; Daniel Sloan, General Partner, Hammock Partners, Owners. Requesting Relief from LDR Section 4.3.4(K) to Reduce the Side Setback to 10' Where 15' is Required. IV. CERTIFICATES OF APPROPRIATENESS A. COA 8-215 Continuation; Sloan Hammock Rental Complex, 114 S.E 7th Avenue, Marina Historic District, Daniel Sloan, General Partner, Hammock Partners, Owners. Approval of Revised Site Plan and Landscape Plan. Approval of Design Elements for Swimming Pool and Cabana on Lot 3; Fountain and Courtyard on Lot 2. HPB Meeting November 6, 1995 Page 2 B. COA 8-263 Continuation; 203 Dixie Boulevard, Del-Ida Park Historic District. Conversion of a Contributing Structure to an Architect's Office, Shane Ames, Owner. Approval of Site Plan and Landscape Plan Approval of Exterior Staircase and Exterior Paint Colors. C. COA 8-266, 35 N.W. 1st Avenue, Old School Square Historic District, Community Redevelopment Agency, Ron Hoggard, Authorized Agent. Demolition of a Contributing Commercial Building V. DISCUSSION AND ACTIONS ITEMS None VI. REPORTS AND COMMENTS A. Reports form Historic District Representatives B. Board Members C. Staff VII. ADJOURN Pat Ca Historic Preservation Planner POSTED ON: November 30, 1995 file/hpb-6 MINUTES OF THE HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH DELRAY BEACH, FLORIDA PUBLIC HEARING MEETING DATE: DECEMBER 6, 1995 LOCATION: FIRST FLOOR CONFERENCE ROOM I. ROLL CALL: The meeting was called to order by the Chairman at 6:00 P.M. Upon roll call it was determined that a quorum was present. MEMBERS PRESENT: Chairman Vaughan, Buck Miller, Julie Morgan, John Johnson, Vera Farrington, Debora Turner, Pat Healy- Golembe STAFF PRESENT: Pat Cayce, Claire Graham, Diana Mund, Brian Shutt (City Attorney's Office) II. APPROVAL OF MINUTES: The Minutes for the Regular Meeting of November 15, 1995 were before the Board for consideration. Mr. Miller moved to approve the Minutes with the following revision: that the words "full time" be removed from Page 3 in Paragraph 3. The motion was seconded by Ms. Golembe and passed by a vote of 7-0. III. PUBLIC HEARING ITEMS: A. Variance Request 88-42: 114 S.E. 7th Avenue; Noncontributing Triplex; Marina Historic District; Hammock Partners, Owners; Daniel Sloan, General Partner/Authorized Agent. Item Before the Board: The action requested of the Board is that of granting a Variance from LDR Section 4.3.4(K) to allow a 283 sq.ft. addition to be constructed on the western portion of a nonconforming triplex. The building is located 10' from the south (side) property line, where a minimum setback of 15' is required. If granted, the variance will cause the nonconformity to encroach on the side property line for an additional 11.32' in length. It was moved by Ms. Golembe, seconded by Ms. Morgan and passed 7-0 to approve Variance 88-42 to LDR Section 4.3.4(K) to reduce the side setback requirement of the south property line of Lot 4, Block 118, from 15' to 10' for a distance of 11.32' to the west of the existing triplex, based upon positive findings with respect to Section 4.5.1(J)(a)(b)(c) and (d). IV. CERTIFICATES OF APPROPRIATENESS: A. COA 8-215 Continuation: Sloan Hammock Rental Complex; 114 S.E. 7th Avenue; Marina Historic District; Hammock Partner, Owners; Daniel Sloan, General Partner/Authorized Agent. Item Before the Board: The action requested of the Board is that of approving a COA for a revised site plan, landscape plan, and design elements for a swimming pool and cabana on Lot 3, plus a fountain and courtyard on Lot 2. 1. It was moved by Ms. Golembe, seconded by Mr. Johnson and denied 2-5 (Farrington, Miller, Morgan, Turner, and Vaughan dissenting) to approve COA 8-215 Continuation for the site plan for Sloan Hammock Rental Complex based upon positive findings with respect to Chapter 3 and Section 2.4.5(F)(5) of the Land Development Regulations and policies of the Comprehensive Plan. The denial was based on the existence of the cabana on the site plan. The Board felt that the cabana building further increased the density of the already limited open areas of the complex. Additionally, the cabana is located only 25' from the front property line and has a visual impact on the historic neighborhood and the streetscape. The Board also felt that it was not necessary to provide toilet facilities for the pool when all of the rental units were in such close proximity to the pool; and that the pool equipment, which was to be housed in the cabana, could be accommodated and screened in a smaller and less obtrusive manner. It was then moved by Mr. Miller, seconded by Ms. Morgan and passed 7-0 to approve COA 8-215 Continuation for the site plan for Sloan Hammock Rental Complex based upon positive findings with respect to Chapter 3 and Section 2.4.5(F)(5) of the Land Development Regulations and policies of the Comprehensive Plan, subject to the following conditions: 1. That the cabana be excluded from the site plan; 2. That prior to issuance of a building permit, the Hold Harmless and Maintenance agreements must be executed, and the Condominium documents be recorded; and, 3. That the need to provide an additional fire hydrant be resolved by the Development Services Management Group (DSMG). It was moved by Ms. Turner, seconded by Ms. Morgan and passed 7-0 to approve the landscape plan for Sloan Hammock Rental Complex based upon positive findings with respect to LDR Section 4.6.16, subject to the following conditions: -2- 12/06/95 1. That curbing be provided around the proposed landscape island within the parking tier and that the curbing be acceptable to the City Horticulturist and the City Engineer; 2. That a tree be provided within the proposed landscape island; 3. That the Community Improvement Department be provided with more complete landscape calculations; and, 4. That the pool equipment be properly screened from view. It was moved by Mr. Miller, seconded by Ms. Golembe and passed 7-0 to approve the design elements for the swimming pool, and courtyard fountain as presented (the cabana having been excluded from consideration). Ms. Cayce asked that the agenda be amended to hear Item IV.C. before Item IV.B. C. COA 8-266: 35 N.W. 1st Avenue; Old School Square Historic District; Community Redevelopment Agency (CRA),Owner; Ron Hoggard, Authorized Agent. Item Before the Board: The action requested of the Board is that of approving a COA to allow a contributing commercial building to be demolished. It was moved by Mr. Johnson, seconded by Ms. Farrington and passed 5- 2 (Golembe and Miller dissenting) to approve COA 8-266 based upon positive findings with respect to LDR Section 4.5.1(F)(1), to allow the building to be demolished due to financial hardship. The property will be used for expansion of the approved parking lot for Block 76. The plans for the parking lot expansion landscaping were not available at the meeting. The Board determined that these landscape plans could be approved by Board member Debora Turner and the City Horticulturist, without further review by the Board. B. COA 8-263 Continuation: 203 Dixie Boulevard; Del-Ida Park Historic District; Conversion of a Contributing Structure to an Architect's Office; Shane Ames, Owner. Item Before the Board: The action requested of the Board is that of approving a COA for waivers, special actions, site plan, landscape plan, exterior staircase, and exterior paint colors. It was moved by Mr. Johnson, seconded by Ms. Golembe and passed 7-0 to approve the waiver request from LDR Section 4.4.17(H)(3) to permit parking in the front yard, for COA 8-263 Continuation. -3- 12/06/95 It was moved by Mr. Johnson, seconded by Ms. Golembe and passed 7-0 to approve the waiver request from LDR Section 5.3.1 to not provide the 5' right-of-way dedication for N.E. 2nd Avenue and N.E. 6th Street, for COA 8-263 Continuation. It was moved by Mr. Johnson, seconded by Ms. Golembe and passed 7-0 to approve an adjustment to permit a 20' two-way aisle for the north parking areas, and a 12' drive aisle for parallel parking areas, for COA 8- 263 Continuation. It was moved by Mr. Johnson, seconded by Ms. Golembe and passed 7-0 to approve the use of gravel for parking spaces as illustrated on the proposed site plan, for COA 8-263 Continuation. It was moved by Mr. Johnson, seconded by Ms. Golembe and passed 7-0 to approve the site plan for COA 8-263 Continuation, based upon positive findings pursuant to Chapter 3 and Section 2.4.5(F)(5) of the Land Development Regulations, and policies of the Comprehensive Plan, subject to the following conditions: 1. That all plans (site, landscape, and engineering) be consistent with each other; and, 2. That the following two conditions be adjusted so as to be acceptable to the City Engineer: • That the shunt ends of the parallel parking spaces along the east side of the project be removed and replaced with an angled entrance and exit; and, • That a timber or concrete barrier be provided around the rock sculpture. It was moved by Ms. Turner, seconded by Mr. Johnson and passed 7-0 to table the landscape plan. It was moved by Mr. Miller, seconded by Ms. Golembe and passed 7-0 to approve the exterior staircase as presented. It was moved by Mr. Johnson, seconded by Ms. Farrington and passed 4- 3 (Golembe, Morgan, and Turner dissenting) to approve the exterior paint colors as presented on the paint chips, with the location of the colors on the building to match the approved colored rendering. -4- 12/06/95 V. DISCUSSION AND ACTION ITEMS: None VI. REPORTS AND COMMENTS: A. Reports from Historic District Representatives None B. Board Members Mr. Vaughan stated that he had an inquiry regarding the establishment of a historic district in the area of N. Swinton Avenue and N.E. 11th Street. C. Staff None VII. ADJOURNMENT: There being no further business before the Board, Ms. Turner moved to adjourn the meeting at 8:40 P.M., seconded by Ms. Golembe and passed 7-0. The undersigned is the Secretary of the Historic Preservation Board and the information provided herein is the Minutes of the meeting of said body for December 6, 1995, which were formally adopted and approved by the Board on December 20, 19957 Diana Mune7 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 - 12/06/95 STAFF REPORT HISTORIC PRESERVATION BOARD MEETING DECEMBER 6, 1995 AGENDA ITEM III-A VARIANCE REQUEST 88-42 114 S.E. 7TH AVENUE NONCONTRIBUTING TRIPLEX MARINA HISTORIC DISTRICT DANIEL SLOAN, GENERAL PARTNER, HAMMOCK PARTNERS, OWNER ITEM BEFORE THE BOARD The action requested of the Board is that of granting a Variance from LDR Section 4.3.4(K) to allow a 283 s.f. addition to be constructed on the western portion of a nonconforming triplex. The building is located 10' from the south (side) property line, where a minimum setback of 15' is required. If granted, the variance will cause the nonconformity to encroach on the side property line for an additional 11.32' in length. . BACKGROUND The triplex is associated with a proposal to develop a five unit residential rental complex on a three lot parcel in the RM zoning district. The development proposal includes the following: Lot 2 (north lot) • Renovation of an historic single family residence; and the construction of a three car garage to the rear of the residence which will be accessed off the alley. Lot 3 (vacant center lot) • Construction of a single family residence; construction of a swimming pool with a small cabana to the east of the residence. The swimming pool is for the use of all the rental complex tenants. Lot 4 (south lot) • Renovation and addition of a second story to the existing triplex. In October of 1993 the Historic Preservation Board approved the site plan, landscape plan and COA for the proposed project. (The swimming pool and Variance 88-42 HPB Meeting 12/6/95 Page 2 cabana were not part of the original site plan and will be considered during the COA review which follows the variance action). The project required variances from the rear and side setback requirements to allow the garage to be constructed and a variance to reduce the setback requirements between two residential buildings; these variances were granted at the October, 1993 meeting. On August 16 1995, the applicant sought a variance to allow an existing storage shed on the rear of Lot 4 to be enlarged. This variance request was denied. To date only the renovation of the historic house has been completed. ANALYSIS OF THE VARIANCE REQUEST The triplex is located 10' from the south property line where a 15' setback is required. While reviewing the variance request for enlarging the shed, staff discovered that the original footprint of the triplex was being enlarged 11.32' to the west. The existing triplex is 65.68' long and after the proposed renovation will be 77' in length, thus increasing the nonconformity to the south side setback requirement for a length of 11.32'. STAFF COMMENTS One of the reasons staff could not support the previously mentioned variance to enlarge the storage shed was because of its proximity to the expanded triplex. However, with the shed remaining as existing, staff finds supporting the triplex expansion reasonable and appropriate. The 11.32' expansion of the nonconformity will not be visible from the street. CRITERIA FOR GRANTING VARIANCES Pursuant to Section 4.5.1(J) Historic Preservation Board to Act on Variances; when the Board acts on variance requests it is guided by the following criteria. That a variance is necessary to maintain the historic character of the property through demonstrating that: (a) A variance would not be contrary to the public interest, safety or welfare. • Adding 11.32' to the length of the existing nonconformity will not affect public interest, safety or welfare. (b) Special conditions and circumstances exist, because of the historic setting and nature of the location which are not applicable to other lands, in the same zoning district, which have not been designated historic sites nor listed on the local Register of Historic Places. r Variance 88-42 HPB Meeting 12/6/95 Page 3 • Generally the lots throughout the Marina Historic District are substandard with respect to width. To impose the current 15' side setback threatens the character of this urban neighborhood and renders most new construction or additions impractical. (c) Literal interpretation of the existing ordinance would alter the character of the historic site to such an extent that it would not be feasible to preserve the historic character of the site. • It would be possible to locate the 11.32' addition to conform to the 15' setback. However, it would create a break in the south elevation which would be detrimental to the design of the project as a whole, and ultimately to the site itself. (d) The variance is the minimum necessary to preserve the historic character of the historic site. • This request is the minimum necessary to enlarge the footprint of the existing triplex while preserving the historic character of the historic site. ALTERNATIVE ACTION 1. Deny the variance to Section 4.3.4(K) to reduce the side setback requirement based upon a failure to make positive findings with respect to Section 4.5.1(J). 2. Approve the variance to Section 4.3.4(K) to reduce the side setback requirement based upon positive findings with respect to Section 4.5.1(J)((a)(b)(c) and (d). RECOMMENDED ACTION 1. 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Submitted by;Hammock Partners&Historic Partners, Date:5/17/1993 Property Address: 106-114 SE 7th Ave.;Delray Beach,Fl The goal of the proposed project is to create a complex that utilizes a historical structure as the focal point and incorporates a modern interpretation of Florida Vernacular Architecture in the new and renovated surrounding structures. This will create an intimate development that will retain the old florida charm in a modern day setting. The single family house that will form the focal point of the project was constructed in 1924 on' a 50'x135' lot and was designed in the Mission Style of Architecture. We propose to restore this structure to it's original character and construct a garage/guest cottage of compatible architectural style to the rear of the residence. An intimate landscaped courtyard would be created between the two structures. Through the years numerous additions and modifications were made to this property. The most unsightly was the paving of most of the front yard and side yards. As part of the restoration the paving would be completely removed and restored to' landscaped areas. The new garage would provide the necessary parking capacity and would utilize the existing paved alley for access. Because of the location of the historic residence on the site space is at a premium. Therefore, the construction of the garage will require a variance form the RM setback requirements. This project falls under the RM Development standards due to City Staff' s requirement that the three lots be combined in order to develop the site as a unified project. The lot was originally developed under the R1A Development Standards which are more appropriate for this historic district. • The RM Development Standards require a 15 ' interior side setback for both 1 and 2 story structures. The existing historical structure is located 10' from the north property .line. This will require a variance to permit the existing 10' .setback: :The proposed garage/guest cottage will be a 2 stor y and is proposed to be located 10' from the north property lin 'to keep the building line consistent with the existing historical' structure. The garage/guest cottage will require -a 'variance from the 15' side yard setback requirement. • Page 1. of 3. 78 LARIAT CIRCLE BOCA RATON, FLORIDA 33487 (407) 241 - 5597 Hammock Partrs . . . . . . • • • OOO . . . . . . • OOOOO . . . . . . • • • • • • • Property Management & Investment Statement of relationship of the proposed variance to the appropriateness requirement of Section 174.54 (B)(1)(4)(5) and (12) of the Historic'Preservation Code. Submitted by;Hammock Partners&Historic Partners, Date:5/17/1993 Property Address: 106-114 SE 7th Ave.,Delray Beach,Fl The Rear Setback for RM is 25' . Due to the location of the historical residence, the garage will be located 17' from the rear property line and approximately 19 ' from the edge of the paved alley. This will prpvide ample room to pull the vehicles off the alley while waiting to open the garage doors and should not produce a problem with traffic flow. The existing triplex will be expanded to add a second story. The existing structure, which will be retained in this renovation, is 9.5' from the south property line. Again, the RM Development Standards require a 15' interior side setback for both 1 and 2 story structures and a variance would be required to reduce the 15' setback to 9.5 feet. This project is a compilation of three existing 50' x 135 ' lots. This area originally fell under the R1A Development Standards but is now under RM Development Standards. The following chart is a comparison of the setbacks as they relate to RM, R1A, and the - quested building setback variances for this project: ZONING FRONT SIDE/INTERIOR REAR SETBACK SETBACK SETBACK RM(1 &2 story structures) 25' 15' 25' R1A(1 &2 story structures) 25' 7.5' 10' Renovated Triplex 25' 9.5' Renovated Historical Residence 10' Garage/Cottage 10' 10' (note:garage is 17'from rear property line,2nd story cottage is 10'from rear property line) • As shown on the above chart, the presently required setbacks are substantially in excess of the original R1A Development Standards. Page 2. of 3. T ARIAT CIRCLE BOCA RATON, FLORIDA 33487 (407) 241 - 5597 1111/111111 Hafiimock Parfriters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Property Management & Investment Statement of relationship of the proposed variance to the appropriateness requirement of Section 174.54 (B)(1)(4)(5) and (12) of the Historic. Preservation Code. Submitted by;Hammock Partners&Historic Partners, Date:5/17/1993 Property Address: 106-114 SE 7th Ave.,Delray Beach,Fl As per the provisions of Section 4.5.1 (H) (2) (J) (1) sections (a) (b) (c) (d) the following conclusions can be made a) Due to the fact that the requested setbacks are consistent with those present in the immediately surrounding neighborhood, this request will not be contrary to the public interest, safety, or welfare. b) The lots were originally developed as 50' wide lots under R1A Development Standards (or the precursor to) . It is virtually impossible to develop a parcel 50' wide that requires 15 ' side yard setbacks. City Staff has requested that the three lots be combined in order to develop the site as a unified project and ensure that the historical residence and the other structures are developed in an appropriate fashion. The change of zoning to RM has created.a special condition on this parcel that would greatly reduce the ability of the owners to construct the contemplated structures and renovate the existing ones due to the excessive setback requirements. c) The historical residence presently has a 10' existing setback on the north side and a 5' existing setback on the south side if the 50' lot is evaluated on a stand alone basis. A literal interpretation of the code would require 15' side yard setbacks leaving only a 20 ' wide buildable area in the center of the parcel. The existing historic residence is 34.67' wide and hence it would not be feasible to restore the residence if the RM setback requirements had to be followed. d) The variance requested is the minimum required to retain the character of the existing historical structure and have a viable project. As shown previously, the proposed setbacks are in excess of those that were originally required in the area at the time of original development (R1A Zoning) . They constitute the minimum variance from the present RM Zoning Development Standards. Therefore, this request is appropriate and the conditions for approval of this variance request are present in every instance. Page 3. of 3 78 LARIAT CIRCLE BOCA RATON, FLORIDA 33487 (407) 241 - 5597 HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT- MEETING DATE: December 6, 1995 AGENDA ITEM: IV.A. ITEM: COA 8-215 for the site plan, landscape plan, and design elements for a five unit multiple family residential development, located on the west side of SE 7th Avenue, south of SE 1st Street. ---IiTTTI[I I I I I I Il I l l I171 1 1 M,J..1_11i (1[,j�IU ll.flW l— ' E I (l III l 1 I I k i l l ATLANTIC �-�-� _ ""'� """ ®T IIIIIIII am ommn IIIIIIIII IT TrT� := - = ftwm sir - `` .._ = : ="..E ImINI 0 1111 '- 4 i 2 I gm Lora _ _:— _ J liti i. mai m a _ ��nocm■e C�C o C_C C 0--11TI/1 �nirn M Q■ - o...... :. GENERAL DATA: Owner Hammock Partners Agent Mike Covelli Caulfield and Wheeler, Inc. Location On the west side of SE 7th Avenue, south of SE 1st Street. Property Size 0.47 acres Future Land Use Map Residential Current Zoning RM (Medium Density Residential) Adjacent Zoning North: RM East: RM South: RM West: GC (General Commercial) Existing Land Use Three unit multiple family residential structure, single family residence, and a storage shed. Proposed Land Use Expansion and renovation of the three unit apartment building, renovations to the contributing single family residence (completed), addition of a second single family residence and three car garage, and associated landscaping and parking improvements. -dVater Service Existing on site. sewer Service Existing on site. I V.A. t The item before the Board is that of approval of COA-215 which incorporate the following aspects of the development proposal for Sloan Hammock Rental Compound: ❑ Site Plan; ❑ Landscape Plan; and, ❑ Design Elements; The subject property is located on the west side of S.E. 7th Avenue, approximately 50 feet south of S.E. 1st Street. The subject property consists of Lots 2, 3, and 4, Block 118, Town of Linton, which is located in the Marina Historic District. The existing single family residence located on Lot 4 was constructed in 1925, and is a contributing historical building. The architectural style is Mission Revival, which was popular in Delray Beach In the 1920s. The subject residence is one of the oldest houses in the Marina Historic District. Renovations to this structure have been completed. The triplex apartment building and shed were built in 1954 on Lots 2 and 3. The triplex is non-contributing from a historical perspective. At its meeting of October 6, 1993, the Historic Preservation Board reviewed the development proposal for Sloan Hammock, and took the following actions: ❑ Approved variances to reduce the required side and rear yard setbacks for the proposed three car garage. ❑ Approved a variance request to reduce the distance between two residential buildings within multifamily developments. ❑ Approved a waiver to reduce the right-of-way width on S.E. 7th Avenue from 60' to 40'. ❑ The Board voted to require that the sidewalk be installed along the west side of S.E. 7th Avenue from the north property line to the northernmost parking space. The request to waive the installation of the balance of the sidewalk (to the south property line) was denied, however, the Board agreed to allow payment for the costs of the improvement in lieu of the actual sidewalk construction. ❑ Approved the site plan (COA 8-215) subject to conditions, including submittal of a recorded Unity of Title, reconfiguration of back-out parking, HPB Staff Report Sloan Hammock Rental Complex- Site Plan Page 2 including revised site plan and landscape plan reflecting the new configuration, provision of landscape island between the parking spaces along SE 7th Avenue, relocation of proposed fence along east property line further west, and adequate addressing of technical items. The Board gave partial approval for the architectural design elements of COA 8-215. The applicant was asked to redesign some portions of the project so that positive findings could be made to Section 4.5.1(E), Visual Compatibility within Historic Districts. Subsequently, the Board's action was appealed by the City Commission. At its meeting of October 26, 1993, the City Commission approved the site plan for Sloan Hammock with the existing parking along S.E. 7th Avenue to remain in its current location, and subject to the other conditions as recommended by the Historic Preservation Board. On April 26, 1995, the site plan approval expired. In October 1995, the applicant resubmitted an application for COA approval for Sloan Hammock and is now before the Board for action. > : ��> ..... .�)..11.1=..C.T..........13.E..�.�G..�..1..1�. I ................ . The development proposal involves combining all the lots for a multi-family complex, which will be constructed in a single phase incorporating the following elements: ❑ Restoration of the existing historic single family residence (recently completed); ❑ Expansion and upgrading of an existing single story triplex to a two story old Florida architectural style triplex; ❑ Construction of a two story single family residence of the old Florida style architecture; ❑ Construction of a three stall garage, to be located to the rear of the historic residence; ❑ Construction of a swimming pool and a cabana bath/gazebo; and ❑ The installation of various features on the site including: - a four foot high wood picket fence along the front yard; - concrete walkways and concrete stepping stone walkways; - concrete patio and wood decking. Parking for the subject property will be accommodated through existing back- out parking along S.E. 7th Avenue, and three parking spaces are to be HPB Staff Report Sloan Hammock Rental Complex - Site Plan Page 3 provided in the proposed garage. The garage is located to the rear of the property and takes access from the alley. 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 structures must be allowed in the zoning district and the zoning must be consistent with the land use designation). The subject property has a Medium Density Residential land use plan designation, and is in the RM (Medium Density - Multiple Family Residential) zoning district. The RM zoning is consistent with the Medium Density Residential land use plan designation. Pursuant to Section 4.4.6, single family and multifamily residences are permitted uses in the RM district. The proposed development will .meet the 12-unit per acre maximum density required. Based upon the above, positive findings can be made with respect to consistency with 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 as established within the Comprehensive Plan. Water: Water is provided to .the site via a service lateral connection to an .existing six inch water main located within the alley to the rear (west side) of the property. A fire hydrant exists at the southeast corner of S.E. 1st Street and S.E. 7th Avenue, approximately 50' from the property line of the project. • The Fire Department has requested a water distribution plan showing a fire hydrant 400' south of the existing hydrant on S.E. 7th Avenue, in order to reduce substandard fire protection in this area. The Fire Department has recommended that the applicant discuss the installation of the fire hydrant as well as cost responsibilities with the Public Utilities Department. This item will be discussed further at the December 7th meeting of the Development Services Management Group (DSMG), a committee consisting of the City Manager and various Departments involved in the development review process. At this meeting a determination will be made regarding the installation of the hydrant as well as alternatives. Sewer: Sewer is provided to the site via a service lateral connection to an existing eight inch sewer main located within the alley. Based upon the above information, no upgrades or main extensions are required for this development proposal. HPB Staff Report Sloan Hammock Rental Complex- Site Plan Page 4 Drainage: Drainage will be accommodated on-site via swales, to be located throughout the site. Per the City Engineer's request, the applicant has submitted a cross section of a typical swale. There will be little impact with respect to concurrency. Streets and Traffic: Pursuant to the Palm Beach County Unified Land Development Regulations Section 7.9(I)L, residential properties located east of 1-95 are exempt from the level of service requirements of the Traffic Performance Standards. Parks: The addition of one residential unit on this site will have little impact on the City's park and recreation system. Pursuant to LDR Section 5.3.2(C), a $500.00 park impact fee will be required for the proposed single family dwelling. This fee will be collected prior to issuance of the building permit. Solid Waste: Solid waste generated each year by a single family residence is 1.99 tons. The development proposal involves the addition of one single family dwelling, and the additional 1.99 tons generated each year will have little impact with respect to this level of service standard. Consistency: Pursuant to Section 3.3.1 (Basis for Determining Consistency), the performance standards set forth in Section 3.3.3 (Standards for Site Plan Actions) and compliance with Section 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 a finding of overall consistency. The applicable performance standards of Section 3.3.3 and other policies which apply are as follows: A review of the objectives and policies of the Comprehensive Plan was conducted and there were no applicable policies noted. Standards for Site Plan Action: A) Building design, landscaping, and lighting (glare) shall be such that they do not create unwarranted distractions or blockage of visibility as I pertains to traffic circulation. (Traffic Element C-1.2) The parking for the site will back out into S.E. 7th Avenue or the alley. Therefore, the building design and lighting will not affect visibility as it pertains to traffic circulation. B) Appropriate separation of travelways is made for vehicles, bicycles, and pedestrians in a manner consistent with objective D-1 of the Traffic Element. HPB Staff Report Sloan Hammock Rental Complex- Site Plan Page 5 Internal pedestrian circulation has been provided throughout the site to connect to the S.E. 7th Avenue edge of pavement via concrete walkways and concrete stepping stone walks. Currently, there are no public sidewalks which exist adjacent to this property, however, as part of this development proposal one will be provided along the front of the historic structure (northeast corner of the site). Thus, it can be determined that this site plan standard has been met. C) Open Space requirements described in Open Space and Recreation Objective B-1. Objective B-1 promotes the retention of open space through enhancement of central focal points at entries and landscape buffers along external streets to enhance the streetscape. The proposal provides a white picket fence with associated landscaping along S.E. 7th Avenue. The development proposal retains open space and provides a buffer along S.E. 7th Avenue that will greatly enhance the streetscape. 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 north, south, and east by the RM (Medium Density Residential) zone district, and to the west by the CBD (Central Business District) zone district. To the north is a multi-family structure, to the south is a multi-family development (Fontaine Fox Cottages), to the east are single family and multi-family structures with back-out parking, and to the west (behind the alley) is a commercial building and parking lot (Plum Realty). Compatibility with the adjacent properties is not a concern. The property has been enhanced through the upgrades to the existing historic residence which was previously uninhabitable. In addition, existing and proposed landscaping will provide an extensive landscape buffer. The proposed improvements to the balance of the property (upgrades to the existing triplex, the proposed single family structure and landscaping) will be an enhancement to this area and may result in the upgrades of adjacent properties. Compliance with Land Development Regulations: Items identified in the Land Development Regulations shall specifically be addressed by the body taking final action on a land development application/request. HPB Staff Report Sloan Hammock Rental Complex- Site Plan Page 6 Parking Requirement: Pursuant to Section 4.6.9(C)(2)(c), multifamily developments are to provide two parking spaces per unit (with two or more bedrooms), and .5 space per unit for guest parking. Based on the above, 13 parking spaces are required for the five dwelling units. The proposal is to maintain the existing 10 back-out parking spaces along SE 7th Avenue, and add three parking spaces in the proposed garage, which will take access from the alley. Thus the parking requirement has been met. The back-out parking is discussed below. Back-out Parking: Pursuant to 4.6.9(D)(2), back-out parking for multi-family developments is not allowed. Presently, there are 10 parking spaces which back-out onto SE 7th Avenue. The parking spaces are 18' in length and encroach approximately eight feet into SE 7th Avenue right-of-way. On October 26, 1993, the City Commission heard an appeal regarding the Historic Preservation Board's October 6, 1993 decision on back-out parking provisions. After considering various alternatives, the Historic Preservation Board elected a design that accommodated ten spaces backing onto SE 7th Avenue with the addition of a centrally located landscape median, and relocating the existing parking six feet to the west in order to place all the parking on private property. The City Commission elected to support the back-out parking as it existed, with the condition that the owner of Sloan Hammock and the successors be responsible for the maintenance of the back- out parking area, and contingent upon an appropriate hold harmless agreement. The applicant has submitted a hold harmless agreement, which has been reviewed and approved by the City Attorney's office. The applicant proposes to execute the Hold Harmless and Maintenance agreements subsequent to approval of the site plan and variance, and prior to obtaining a building permit. Setbacks: Pursuant to Section 4.3.4(K), Development Standards Matrix, the side yard setback for a multifamily structure in the RM zone district is 15'. The existing side yard setback for the triplex building is 10', and is nonconforming. An additional 283 square feet is to be constructed on the western portion of the nonconforming triplex, increasing the length of the structure from 65.68' in length to 77' in length, and also contributing to the nonconformity, thus requiring a variance. Please refer to the Variance Staff Report for an analysis of this request. HPB Staff Report Sloan Hammock Rental Complex - Site Plan Page 7 Condominium Document The development proposal is situated on three individually platted lots. City regulations require a Unity of Title to legally combine the lots. However, it has been determined that a condominium form of ownership will satisfy this requirement with the density based upon the combined area of the lots (.46 acre). The applicant has submitted the condominium documents, which have been received by the City Attorney's office for legal sufficiency and form. Prior- . to issuance of a building permit, this document must be recorded. • The landscape plan indicates that most of the existing landscape material is to remain in place or be relocated elsewhere on site. Most of the large trees will • remain in place, and all the plant material which is located within the buffers along the north and south property lines. New landscape material is to be • provided throughout the site, which consists of a variety of landscape material. The landscape plan complies with the Landscape Code. Technical Items: .. 1. Pursuant to. LDR .Section 4.6.16(E)(3) curbing around the landscaped islands within the back-out parking area is required. Curbing is-required around the proposed landscape island within the parking tier. Curbing is not required around existing landscape islands. 2. A tree will be required to be provided within the proposed landscape island. 3. The Community Improvement Department has requested that more complete landscape calculations be provided. The swimming pool; swimming pool deck; cabana; and courtyard fountain have been added to the previously approved plans. All other design elements on the revised plans were approved by the Historic Preservation Board on October 6, 1993. Swimming pool and deck: This is an irregularly shaped in-ground pool approximately 30' X 16'. The concrete deck is also irregular in shape and extends approximately 10' from the edge of the pool. The deck finish is to be salted concrete with a brick edge border to match the brick coping on the swimming pool. The pool and deck will be screened from the street by a 4' high picket fence. The courtyard and fountain are appropriate to the site and are not visible from the street. HPB Staff Report Sloan Hammock Rental Complex- Site Plan Page 8 Cabana: The cabana is 8' square with a hip roof covered in corrugated metal with a natural finish. The siding, trim and railing will match the P&C cottage and Hammock house (the triplex). Three 12" X 12" fixed pane frosted glass windows are on the south elevation. The north elevation has a flush door with a sliding aluminum window set into the upper portion. The cabana is set back 25' from the front property line and is visible from the street, but it appears to be well buffered • from the street by landscaping and the picket fence. This is a very small • structure and reflects the same style and design elements as the P&C cottage and Hammock house, with the exception of the roof finish and the entry door on the north facade. It is recommended that the corrugated galvanized roof be • replaced with 5-V crimp galvanized metal to match the P&C cottage and the triplex. Also, the flush door with sliding window should be replaced with a paneled door to match the rest of the project: or at minimum, that the door window be framed with wood and molding be applied to create a panel effect on the balance of the door. Fountain: The fountain and courtyard will be constructed between the historic residence and the garage, and are not visible from the street. Staff has no objections to the proposed fountain. Community Redevelopment Agency The CRA reviewed this development proposal at its November 9, 1995 meeting and had no objections. Special Courtesy Notices Special Courtesy Notices were sent to the Palm Square and Marina Homeowner's Associations. Any letters of objection or support, if any, will be presented at the Historic Preservation Board meeting. The Sloan Hammock development proposal involves the restoration of a historic residence, the construction of a new single family residence and garage, and a second story expansion to the triplex. The renovation of the historic structure has been completed. As this application is a resubmittal of a previous submittal, many previous concerns have been addressed, including requested variances for setbacks for the garage, and waivers for the required • sidewalk along SE 7th Avenue, and a reduction in the right-of-way width requirement. This project will enhance the neighborhood by renovating the existing historic structure, constructing residences which are similar in the Old HPB Staff Report Sloan Hammock Rental Complex - Site Plan Page 9 Florida architectural style, and providing additional landscaping to enhance the property, complimentary to the adjacent residences. 1. Continue with direction. 2. Approve COA 8-215 for Sloan Hammock based upon positive findings with respect to Chapter 3 and Section 2.4.5(F)(5) of the Land Development Regulations and the policies of the Comprehensive Plan subject to conditions. 3. Deny COA 8-215 for Sloan Hammock with the basis stated. By Separate Motions: A. Site Plan Approve the site plan for Soan Hammock Rental Complex based upon positive findings with respect to Chapter 3 and Section 2.4.5(F)(5) of the an&`Development Regulations and policies of the Comprehensive Plan subject to the following conditions: 1. That prior to issuance of a building permit, the Hold Harmless and Maintenance agreements must be executed; and, the Condominium documents be recorded. 2. That the fire hydrant issue be resolved by the Development Services Management Group. B. Landscape Plan Approve the landscape plan for Sloan Hammock Rental Complex based upon positive findings with respect to LDR Section 4.6.16 subject to the following conditions: 1. That curbing be provided around the proposed landscape island within the parking tier; 2. That a tree be provided within the proposed landscape island. 3. The Community Improvement Department has requested that more complete landscape calculations be provided. HPB Staff Report Sloan Hammock Rental Complex - Site Plan Page 10 C. Design Elements Approve COA 8-215 Continuation based upon positive findings to Section 4.5.1(E) and the Design Guidelines with the following conditions: 1. That the corrugated galvanized roof be replaced with the 5-V crimp galvanized metal to match the P&C cottage an triplex. 2. That the flush door with ' ' g window be replaced with a paneled door to match-the rest of the project: or at minimum that the door window be framed and that molding be applied to create a panel effect on the balance of the door. Attachments: U Site Plan ❑ Landscape Plan U Location Map • / � . - — .... — �— _ _ • LMM%311114704.31) u 1.4 sm¢gstoq (30.%/,). 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SE ______. .___. 3RD ,,E .. .. _ O O tv CO I J X INN r- .r „ o SLOAN HAMMOCK — —4?— —q — —N— —N 1--1 HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT--- MEETING DATE: December 6, 1995 AGENDA ITEM: IV.B. ITEM: COA 8-2613 for the site plan, landscape plan, and design elements for conversion of an existing single family residence, located at the northeast corner of NE 2nd Avenue and Dixie Boulevard to a professional office for an architecture firm. -----' �.. = llJ/ _ - - - — --W—_ -a 8TH ST. c�oRCE —Jeus� -- eoutEvuto `i' :min: $ 4. z ��111 i , •m ¢ 1111111 , a ENE �,�CT. N.W. 6TH ^•• �.IlllltlO ._ � N.E. � NTH ST. N.E.Tri ma 6 D.. `,,♦,, -Z I- I Z ``♦��♦ 4 i& °D 0 0 ♦,♦ N.E TH TERR. *3 N N.E. Z 6TH m ST. -srLANE I N ,♦♦♦ _�111111� h �111111� ♦4- N.E. 5TH CT. Li 1 0 . _ i i ,,, GENERAL DATA: Owner/Agent Shane Ames Ames Design Group International Location Northeast corner of NE 2nd Avenue and Dixie Boulevard. Property Size 0.32 acres Future Land Use Map Transitional Current Zoning RO (Residential Office) Adjacent Zoning North: RO East: R-1-AA (Single Family Residential) South: RO J West: RO Existing Land Use Existing single family residence with associated parking and landscaping. Proposed Land Use Conversion of the single family residence to a professional office for an architecture firm, with associated landscaping and parking improvements. Water Service Existing on site. Sewer Service Existing on site. IV.B. The item before the Board is that of approval of COA 8-263 which incorporates the following aspects for Shane Ames International Design (architectural firm): ❑ Site Plan; ❑ Landscape Plan; and ❑ Design Elements. ❑ Waivers: LDR Section 4.4.17(H)(3) Parking for Nonresidential Principal Uses in.the . RO (Residential Office) Zoning District -A request to permit parking in front. • yard to accommodate required parking. LDR Section 5.3.1 Streets (Right-of-Ways) - .A request to waiver a requirement to dedicate 5' right-of-way for N.E. 2nd Avenue and N.E. 6th • Street. ❑ Internal Adjustment: LDR Sections 4.6.9(D)(4)(d) (Standard Aisle Width) and 4.6.9(D)(4)(e). (Alternative Parking Lot Designs) - A request to permit a 20' two-way aisle • for the north parking area in lieu of 24', and a 12' drive aisle for parallel parking areas. The'subject property is located at the northeast corner of N.E. 6th Street and N.E. 2nd Avenue, adjacent to Dixie Boulevard, and contains approximately .32 acre. The subject property consists of Lots 11 and 12, Block 11,- Del-Ida Park . subdivision, and is located within the Del-Ida Park Historic District. The existing single family residence is historically contributing and was constructed in 1925 in the Mission Revival style. It has two stories; is of frame construction with a stucco finish; and rests on a concrete foundation. Additions have altered its original rectangular form and most of its decorative elements have been removed. However, its original porch, though enclosed with metal • jalousies, and porte cochere remain intact. At its November 1, 1995 meeting the Historic Preservation Board approved COA 8-263 for the project which included changes to architectural elevations and building renovations. This enabled the applicant to pull building permits for • interior and exterior renovations, while the overall proposal continued through the site plan process. The changes in architectural elevations with respect to the exterior stairs for secondary fire access and exterior paint are being reviewed along with the site plan and landscape plan, which are now before the Board for action. HPB Staff Report Ames Design Group International - Site Plan Page 2 The project involves the relocation of Shane Ames Design Group (architectural firm) from Boca Raton to 203 Dixie Boulevard, Delray Beach. The development proposal consists of the following improvements: ❑ Conversion of the single family residence to an architect's office; ❑ Installation of eight gravel parking spaces and a paved handicap space with paved drive aisles; ❑ Installation of associated landscaping and refuse storage areas; ❑ Installation of a handicap ramp and fire escape. 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 structures must be allowed in the zoning • district and the zoning must be consistent with the land use designation). The subject property has a Transitional Future Land Use Map designation, and is in the RO (Residential Office) zoning district. The "Transitional" land use designation is applied to land which is developed, or is to be developed, for either residential or nonresidential uses. Thus, the RO zoning is consistent with the Transitional land use plan designation. Pursuant to Section 4.4.17, a professional office is permitted in the RO district. Based upon the above, positive findings can be made with respect to Future Land Use Map consistency. 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 as established within the Comprehensive Plan. Water and Sewer: With respect to water and sewer service, the following is noted: ❑ Water service is provided to the site via a service lateral connection to an existing 6" water main located within N.E. 2nd Avenue. ❑ Sewer service is provided to the site via a service lateral connection to an existing 8" water main located within Dixie Boulevard. HPB Staff Report Ames Design Group International - Site Plan Page 3 ❑ Adequate fire suppression will be provided via the installation of a fire hydrant at the corner of N.E. 2nd Avenue and Palm Court (Lot 10). No water or sewer main extensions or upgrading is required with this development proposal. Capacity exists to serve both the water and sewer needs of this development. Drainage: Drainage will be accommodated on-site via a swale located adjacent to the eastern property line, and a swale located adjacent to the southern property line. It is anticipated there will be little impact with respect to concurrency. Streets and Traffic: Pursuant to Palm Beach County's Traffic Performance Standards, non- residential uses that generate less than 200 gross trips are exempt from providing a traffic study. Based upon the Institute of Traffic Engineers Trip Generation Manual, professional office uses generate 34 trips/1,000 square feet of office space and single family residences generate 10 trips per day. At 2,934 square feet, the proposed office will generate 76 new ADT (Average Daily Trips) over the existing 10 trips generated by the single family residence (86 total trips). The traffic generated by this development will not have an adverse impact on the level of service standards for the surrounding roadways. Based upon the above information, a positive finding with respect to traffic concurrency can be made. Parks: Park dedication requirements do not apply for nonresidential uses. 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 office use will be 5.4 pounds per square foot (7.9 tons per year). The existing use (single family residence) generates 1.99 tons per year. The increase generated by the proposed office can be easily accommodated by the existing facilities and thus will not be significant with respect to this level of service standard. Consistency: Pursuant to Section 3.3.1 (Basis for Determining Consistency), the performance standards set forth in Section 3.3.3 (Standards for Site Plan Actions) and compliance with Section 2.4.5(F)(5) (General Compatibility and Harmony with Adjacent Properties) shall be the basis upon which a HPB Staff Report Ames Design Group International - Site Plan Page 4 finding of overall consistency is to be made. Other objectives and policies found in the adopted Comprehensive Plan may be used in making a finding of overall consistency. The applicable performance standards of Section 3.3.3 and other policies which apply are as follows: A review of the objectives and policies of the Comprehensive Plan was conducted and there were no applicable policies noted. • Standards for Site Plan Action: 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 (Traffic Element C-1.2). The existing structure will remain generally in its existing configuration and does not affect visibility as it pertains to traffic circulation. Existing and proposed landscaping will compliment the character of the building and will not create any distractions. Accent lighting (Japanese lantern style) will be located at office entrances. In addition, security lighting will be added to the structure. The building design and lighting will not affect visibility as it pertains to traffic circulation. 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 proposed use is a low volume traffic generator. A handicap accessible sloped walk is adjacent to the handicapped parking space and loading area. In addition, existing stepping stones are located at the rear of the building. 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 north, south, and east by the Residential Office (RO) zone district, and on the west by the R-1-AA (Single Family Residential) zone district. To the north, south, and west are residential uses, and to the east is Sugar Plum Tree Pre-School. Located directly south of the property is a landscaped triangular plot containing the Del-Ida Park Historic District sign. Compatibility with the adjacent residences is not a concern, as the use is not a high traffic generator. The site plan depicts a five foot landscape buffer around the perimeter of the site. An existing wooden fence (to be painted HPB Staff Report Ames Design Group International - Site Plan Page 5 yellow with mahogany posts) is located along the north, south, and west property lines. In addition, there are a number of mature existing trees on site and new trees are to be planted along the northern property line. The existing and proposed trees and landscaping will be an enhancement to subject property. The proposal will provide substantial uprgrades and adaptive re-use of any existing historic structure. Compliance with Land Development Regulations: Items identified in the Land Development Regulations shall specifically be addressed by the body taking final action on a land development application/request. Parking Requirement: Pursuant to Section 4.4.17(G)(2) one parking space per three hundred square feet is required for professional offices. The total floor area of the subject structure is 2,934 square feet. The ground floor, to be utilized as offices, comprises 2,326 square feet. The second floor, to be utilized as a storage area, has a total of 608 square feet. Utilizing ground floor area space, a total of eight parking spaces is required to be provided for the office. A total of nine gravel parking spaces are depicted on the site plan, including five regular, three compact, and one handicapped. A rock sculpture is located adjacent the regular visitor parking space nearest the entrance. The City Engineer has recommended that a timber or concrete barrier be provided around the rock sculpture. The City Engineer has requested that the shunt ends of the parallel parking spaces along the east side of the project be removed and that an angled entrance and exit be provided. This requirement will be a condition for site plan approval. Employee and visitor parking is separated with employee parking located at the rear of the building and visitor parking located in the front yard. A total of five parking spaces are provided for employees, and four parking spaces (including one handicapped) in the front yard. The front yard parking is discussed below. Front Yard Parking Pursuant to Section 4.4.17(H)(3) all parking for nonresidential principal uses in the RO zone district is not permitted in the front yard unless granted administrative relief. The applicant has submitted a letter requesting a waiver to permit parking in the front yard of the proposed offices. Visitor parking is located in front of the building, including three gravel parking spaces and one paved handicapped parking space. HPB Staff Report Ames Design Group International - Site Plan Page 6 The development of architect offices at the subject site will necessitate the addition of parking spaces to accommodate employees and visitors. Given the location of the building on the site, it is not possible to locate all of the required parking in the rear yard. As the site has a number of mature trees in the front yard, and a landscape buffer is to be provided around the perimeter of the site, the front yard parking area will not negatively impact surrounding properties. Based on the above, a waiver of the front yard parking restriction is appropriate. The City Engineer has no objection to this request. Drive Aisle Widths Pursuant to Section 4.6.9(D)(4)(d), the minimum drive aisle width is 24' for perpendicular parking. The site plan depicts a one-way 12' drive aisle within the front yard where visitor parking is located, with an entrance from Dixie Boulevard and an exit to N.E. 6th Street. The site plan also depicts a two-way 20' drive aisle in the rear yard where employee parking is located, with an entrance/exit to N.E. 2nd Avenue. The applicant has a letter requesting an internal adjustment to permit these aisle widths. The City Engineer has no objection to this request. Given the required parking needs for the proposed use, the location of the building on the site, the size of the property, and the location of existing trees on site, the 24' width requirement is not feasible. Given the relatively low number of parking spaces on site, and'the proposed use is a low volume traffic generator, the requested adjustment is in keeping with the development needs of the site. Based on the above, an internal adjustment for drive aisle widths is appropriate. Parking Surface The proposed parking spaces in the front and rear of the building will be gravel. Existing asphalt pavement will be extended to accommodate vehicular internal circulation. Pavement will also be extended to accommodate the handicapped parking space. 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. The gravel spaces will be in keeping with the historic character of the property and will not damage the roots of the existing trees. Thus, staff recommends approval of the request. Sidewalk Pursuant to Section 6.1.3(B)(1), a five foot wide sidewalk is required along N.E. 6th Street. The site plan depicts a five foot concrete serpentine walk, to be connected to existing sidewalks on N.E. 2nd Avenue and Dixie Boulevard. HPB Staff Report Ames Design Group International -Site Plan Page 7 Right of Way Dedication Currently, N.E. 2nd Avenue and N.E. 6th Street contain 50' of right-of-way. Pursuant to LDR Section 5.3.1(D)(2), local residential streets without curb and gutter are required to have 60' of right-of-way, therefore a 5' right-of-way dedication is required along both sides of N.E. 2nd Avenue and N.E. 6th Street. However, pursuant to Section 5.3.1(D)(4) (Reduction in Width), reduction in the required right-of-way may be granted by the body having the • approval authority of the associated development application. The applicant has submitted a letter requesting a waiver from this requirement. The City Engineer has determined that the existing 50' right-of-way width is acceptable • for the above roadway sections and has no objection to the waiver request. Open Space • Pursuant to Section 4.3.4(K), 25% of non-vehicular open space is required. The development proposal provides for 53.6% open space. Technical Comment: The site plan depicts the gravel parking spaces being contained with railroad ties. However, the preliminary engineering plans depict the parking spaces with landscape timbers. Also, the note on the landscape plan calls for reinforced concrete curbing. Revisions to the preliminary engineering plan and landscape plan will be required to reflect consistency. This requirement will be a condition for site plan and landscape plan approval. The landscape plan indicates Pongam and Clusia trees, existing landscaping, and a sabal palm along N.E. 6th Street. Along the north property line there will be Oak trees. Existing asphalt adjacent to the north property line will be removed to accommodate the required five foot landscape buffer. Adjacent to N.E. 2nd Street are Zill Mango and Hayden Mango trees and an Areca Palm tree. Along the eastern property line are Avacado trees, a Gumbo Limbo tree, and.a proposed Oak tree. Red Tip Coco Plum hedging is proposed along the southern half of the eastern property line, and existing landscaping is located along the northern half of the western property line. Located in the interior of the site are a Royal Poinciana tree, Eugenia trees, a Date Palm (to be moved), a Ficus tree, a Yellow Taberuia tree, and a Frangipani tree. An existing tree line and some landscaping exist along the northern half of the eastern property line. Additional landscaping is proposed along the southern - half of the eastern property line. The Community Improvement Department has stated that per code, sod or appropriate ground cover is required to cover all non-paved areas, which has HPB Staff Report Ames Design Group International - Site Plan Page 8 been attached as a condition of approval. The applicant has stated that • appropriate ground cover will be provided. Roll Out Carts (Trash Receptacles) Roll out carts will be located on the east side of the building and will be screened from adjacent properties by a proposed 5' wooden fence with fence and fence, and existing trees and landscaping along the eastern property line. The applicant has submitted a letter to Waste Management requesting • approval of roll out carts in the location. Approval of the location by Waste Management will be a condition for site plan approval. .. ........................................: With the exception of the exterior stairway and the exterior paint colors, all of the design elements for this development were approved by the Historic Preservation Board on November 1, 1995. The exterior paint colors consist of Mellow Mood, Pavillion Blue, and Victorian Mahogany. The exterior stairway will be constructed of pressure treated wood and painted Victorian Mahogany. While staff recommends approval of the stairway, the exterior color scheme is left to the Board's discretion. Community Redevelopment Agency The Community Redevelopment Agency reviewed this development proposal at its November 9, 1995 meeting and had no objections. Courtesy Notice A courtesy notice was provided to the Del-Ida Park Homeowner's Association. Any letters of objection or support, if any, will be presented at the Board's meeting. The Ames Design Group development proposal involves the renovation of a historic residence, and the conversion of the structure to an office use with accessory parking. This project will enhance the neighborhood by renovating the existing historic structure, preserving existing trees on site and providing additional landscaping and trees to enhance the site, which will be complimentary to the adjacent properties. HPB Staff Report Ames Design Group International - Site Plan Page 9 1. Continue with direction. 2. Approve COA 8-263 for Ames Design Group International architect's office based upon positive findings with respect to Chapter 3 and Section 2.4.5(F)(5) of the Land Development Regulations and policies of the Comprehensive Plan, subject to conditions. 3. Deny COA 8-263 with the basis stated. By Separate Motions A. Waivers: 1. Approve the waiver request from LDR Section 4.4.17(H)(3) to permit parking in the front yard. 2. Approve the waiver request from LDR Section 5.3.1 to not provide the 5' right-of-way dedication for N.E. 2nd Avenue and N.E. 6th Street. B. Special Actions: 1. Approve an adjustment to permit a 20' two-way aisle for the north parking area, and a 12' drive aisle for parallel parking areas. 2. Approve the use of gravel for parking spaces as illustrated on the proposed site plan. C. Site Plan: Approve the site plan based on positive findings pursuant to Chapter 3 and Section 2.4.5(F)(5) of the Land Development Regulations, and policies of the Comprehensive Plan subject to the following conditions: 1. That Waste Management provide written approval of the location of-the-roH-au: ccrts. - /.\\� That the shunt ends of the parallel parking spaces along the 1 east side of the project be removed and replaced with an angled entrance and exit. That a timber or concrete barrier be provided around the rock sculpture. HPB Staff Report Ames Design Group International - Site Plan Page 10 That all plans (Site, Landscape, Engineering) be consistent with each other. D. Landscape Plan: l ‘,-No\ Approve the landscape plan based upon positive findings pursuant to Section 4.6.16 subject to the following conditions: 1. That the notes on the landscape plan be revised to indicate railroad ties will be used. 2. That sod or appropriate ground cover be provided within all non- paved areas. 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GEORGE z a ' •-- N li W . v. __, a ,(., ., •[ Q N.E. 7TH ST. pQ9tie I z rn I i ( 47) --�. ¢v.v.•'., IMI N.E. ._ N.W. 6TH ST. O p--- �- -, �-_, 6TH ST. %%%.6- I Z Z `T7N.E.. I 'MI Dm m •= 2 ,Qy 1 H z z � .� o cn z� O N.E. 5TH . TERR. 1r I N.E. _ ! I— 2..) •WOOD LANE Z ` , � , 41. 1 , , N N.E. 5TH CT. ci N.E7. :::;‘- i z , Ika ,,,,, ...(j q.. 6s- I TRINITY N.E. STH ST. I y LUTHERAN 2 i w 1<i 1 Uj z z N.E. 4TH . \ 'r ST. n CASON METHODIST — --_ _ CHURCH 0 = I r--I I I II — 111111r, 7 N • --mmi' AMES DESIGN GROUP INTERNATIONAL PLANNING DEPARTMENT CITY OF DELRAY BEACH. FL -- DIGITAL SASE MAP SYSTEM -- • - 1a APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH, FLORIDA 100 N.W. 1ST AVENUE DELRAY BEACH, FLORIDA 33444 - The Historic Preservation Board meets on the first and third Wednesday of each month. This application must he filed 15 days prior to the next available meeting. Address of Property 203 N' /, E LU Affix One Clear Picture ✓tea a 7 . _t- 1.a. ,?• • r • I !'W46� :.Y•,xw:. I � F52-0/ STAFF REPORT HISTORIC PRESERVATION BOARD MEETING DECEMBER 6, 1995 AGENDA ITEM IV-C COA 8-266 35 N.E. 1ST AVENUE DEMOLITION, CONTRIBUTING BUILDING OLD SCHOOL SQUARE HISTORIC DISTRICT COMMUNITY REDEVELOPMENT AGENCY, RON HOGGARD, AUTHORIZED AGENT ITEM BEFORE THE BOARD The action requested of the Board is that of granting approval of COA 8-266 to allow a contributing commercial building to be demolished. BACKGROUND This vernacular storefront commercial building was built in 1938. Single story, and rectangular in plan, the building is constructed of reinforced masonry on a concrete foundation with a stucco exterior finish. It has a flat wood roof surfaced with built up composition and gravel. The primary elevation faces west with fixed glass storefront windows. The request for demolition is to allow for expansion of the Block 76 parking lot which was approved by the HPB at its meeting of November 15, 1995. At that meeting Mr. Hoggard informed the Board of the CRA's intention to request a COA for demolishing the building in order to provide additional parking. However at that time, the City Commission had not allocated funds for the expansion and the additional parking was referred to as "phase two" (site plan attached). Subsequently, the City Commission approved funding for the expansion and the CRA would like to proceed with the construction of the parking lot and the expansion at one time. If the demolition is approved the plans for the parking lot expansion will be considered as a non-impacting site plan modification and will be processed administratively. ANALYSIS OF THE DEMOLITION REQUEST Pursuant to LDR Section 4.5.1(F)(1), when the Board acts on a COA for demolition it shall consider the following guidelines before granting approval: Staff Report COA 8-266 HPB Meeting, December 6, 1995 Page 2 (a) Whether the structure is of such interest or quality that it would reasonably fulfill the criteria for designation for listing on the national register. • This structure would not be eligible for listing on the National Register of Historic of Historic Places. (b) Whether the structure is of such design, craftsmanship, or material that it could be reproduced only with great difficulty or economically nonviable expense. • The building could be reproduced at the current market rate per square foot for most single story commercial buildings. (c) Whether the structure is one of the last remaining examples of its kind in the designated historic district within the City. • This is the only example of a Depression era commercial building in the Old School Square Historic District. However, there are a number of such buildings throughout the City. (d) Whether retaining the structure would promote the general welfare of the city by providing an opportunity to study local history, architecture, and design, or by developing an understanding of the importance and value of a particular culture and heritage. • Retaining this structure would not promote any of the above. (e) Whether there are definite plans for immediate reuse of the property if the proposed demolition is carried out, and what effect those plans will have on the character of the surrounding area. • The property will be used for expansion of the approved parking lot for Block 76. The character of an historic district, and the immediate area, is always enhanced when restoration and rehabilitation is chosen as opposed to demolition. However, the CRA has identified the need for additional parking to serve Old School Square and other redevelopment projects in the area. In addition to the above guidelines, LDR Section 4.5.1(F)(2) states that no decision of the Board shall result in undue economic hardship for the property owner. The Board shall have authority to determine the existence of such hardship in accordance with the definition of undue economic found in Section 4.5.1(H)(1) and (2). Staff Report COA 8-266 HPB Meeting, December 6, 1995 Page 3 Attached is a general contractor's budget for building renovations from BAS Corporation of Boca Raton which estimates it will cost $123,000 to rehabilitate the structure. Also attached is a financial operating statement provided by the CRA which indicates an annual loss of$2,384.00 if the building is renovated at a cost of $123,000. Additionally, the Chief Building Official considers the building unsafe in its present condition and is recommending demolition. ALTERNATIVE ACTION 1. Deny COA 8-266 to allow the demolition of a contributing building based on a failure to made positive findings to Section 4.5.1(F)(1) 2. Approve COA 8-266 to allow the demolition of a contributing building based on positive findings to Section 4.5.1(F)(1). RECOMMENDED ACTION 1. Approve COA 8-266 to allow the demolition of a contributing building based on positive findings to Section 4.5.1(F)(1). file coa266sr MAu. _Yam-.-� ySI._. <`-_< 111 <� t ` ] _1 1 ”, 1111[Illlll 5 u 1 • 1111111111 .1-r--ftrum- -1111111111.=3 ATLANTIC AVENUE l I I I I I aa,cE SOUTH j J I I, I � �1I I I J 1 — OEPARTIAENT a CWNTY YI Y` ,allp --Mil" • . iF! (// /imi:i 1 t t , - 1 .. ti . . . wig `M'�g....�' �``••- .. u,..hw- ?r.. • i Y • ---` t �..� I ti •'b Vi of :^ 1, d ~� 1 It di l ti 1ti• N•. } Xi ` \ ....py ..`. y t "♦S;�. ;.,v't ', '', • !.i . R a \ `+'fit`+ •`• xl <) 'd4 - �til { cyr ` \\ St: \v \t \ ` \\,'. i Y" .. .... ..,,..„ , . ..,,,,,z.,s4,..;.?- • ,...„... ,...„,,,, ,:,;,,,.....,.N.,,;, .\-,:,,,w,,.....:, \y,,,,.. 43 .:` , .''. ' .•\.,' ..e7-v...'... „...., .....,,,\- . ' ;:,:iir."11-7*: ',s.T � gyp��, � ,. -�... .. 1 _ ,�J., L .r� tCF ,-i-0i.y+ ma • c .. .•c - • ti 1 S...h+"- .. ,' l `�``�, 1 A Mn 889.07.20.E 135.00' I 4)CO CX 7 G E 1-:-L. FUTURE ' ��Cop�� 1 r^I: PARKING LOT I;;:: }-''i• NOT IN CONTRACT 1- 1::: ' __ 11 I i I 1 I I I ((11 ' ____-1 ' I: Q.II:•11 i i I 1 1 1 1 11 1) a: I•, u I I I 1 I I i till ----1_ . 1. LL_1__I_ L 1 .1 J _L_.11 II ,. -..' 30.00' - f 11 ----i- i-=- L11 • Light Standard(typ) • I.� ,r_,__r_r—T_,__r_r--n 11 I- 1' i I I I I I I I ill _ ' H89 or20• 12400 _ I-• -I i I - I. l af�� :i or - © SR I::: ctil ,lt 0 tit , m► iwfi. 1 tmci.�• • liA. . • 071'4 ,-si \w - geffira)pi 7.111 - - 40rell •• " ‘14 I) '' < pir: ! . 0 ..611117 'MIV 1100 ittlig NW ' ' 1111111\7416 ..E I �x i. 1� - • -I map;I.oT'r I - ©�� .�%'r n Eleiy� �� As. P a y • r 91 {: I , ram. • \ '; D', f Oro 41 h:::::. , t . ii b ,,,,,,,.." .. ....... .. Z ! i iy; �• erle P.v aya I 1 : �y i'ilt /� �r >:i 1777 1iii�.1'iit tt■■�i. ••11^s �.■tlitt� 11 urv■ .moo l■ 1 ■ui .... ....... ................ ............... .C�!!11111�tO■■■• _ - ...�.i. ,.��...�—a l:- ::::. '. ....:L: .�11 w.. ... ■ '�■■■11��11 mail iv I ( I`t_ iij mum U 1/ . •© . ''Brick Parer(tYP) -•��■11•::: Mk Ckc`'u --f,.ice c'°j N89 O7 2O M sa or "ni::': t1�� ,Ire.INRik rn..a 13:1 n: 1. ►l • �j�jll{1Gi7�� tOq-%TajyVwi,ail •., I 1 - . `k.�.i� • • - V1 ,:,.,,t)).,f0 . I I . AA li ' '. tir I' . U ' '41k T5,1 • IL I h I ':I*. lis . • NOT INCLUDED �r •- 1� � PA (.7 � 8 Hu.1•.�t�1. \ 470 • i .bOiiiJl�i') :•��j i•1111•�•1•� 7. il // /lit • 3 • 0.00' /.��MII:M tr.-s7u3.5: �• Ri�•d �; - '1� I PAI ,LOT',I ' . 1 W• , A 1 g P✓ INOT INCLUDED _�---_- o i. mx 5. A !n 1. - W9.OT20'M 125.00' '16.00' N89'07'20'0 50.00' ■/1'?.•—i3 '•'I' •� ... _ �I'`. :9'074a11 85:0. ALLEY 0 ''' -..____Llpl.t SI.nd.rd (typ) 11/13/B5 14: 41 rA_L 4(1 362 U441 1:5SA CORPORATION Q1002 C RCA GENERAL CONTRACTORS ISO A November 13, 1995 11111T 1 : Mr. Chris Brown Community Redevelopment Agency City of Delray Beach 24 N. Swinton Avenue Delray Beach, FL 33444 RE: CRA Property 35 NE 1st Avenue Dear Chris, At your request, we have completed our budget for renovations to the • above reference project per my meeting with Ron last week. Based on the scope of work listed below, we anticipate construction running approximately $123,000. Assumptions: • 1) We include interior demolition of existing tenant improvements. 2) We include a new floor layout for two separate tenants, with appropriate fire separations between them. 3) We include a new roof. 4) We include new storefront glazing and doors at entrances. 5) We include painted drywall walls, typical. 6) We include patching and painting the existing stucco only. 7) We include new carpet on interior floors, except that bathrooms will have vinyl flooring. 8) We include 4" vinyl base, typical. 9) We include 2'x4' acoustical ceilings typical. 200 W. Camlr.o Real I. Boca Raton. FL 33432 an (407) 362-0262 din Fax (407) 362-9431 11/13:93 14:41 FAX 407 362 9431 BSA CORPORATION , 003 Mr. Chris Brown November 13, 1995 Page 2 10) We include bathroom facilities in accordance with code requirements for each tenant bay. Plumbing to be run to 5' outside the building and is assumed to be connected to an adequately sized service line. 11) We include new split system air conditioning units for each tenant bay. 12) We include electrical work, installed in accordance with code requirements for retail space. Lighting to be 2x4 lay-in fixtures with acrylic lenses. Receptacles to be spaced per code. 13) We exclude cost of builder's risk insurance. 14) We exclude the removal of materials classified as hazardous or special waste. 15) We exclude utility company fees of any kind. To assist you in your analysis, I've also enclosed a breakdown of our cost estimate for your review. Please contact me if you have any questions regarding this budget. Sincerely yours, Bill Branning President Enclosure . 1J iJ, .a 14:41 rAA. -u. JO4 43J o,A 'UL UL!!ua u 004 • 2acG/R22 ' G\#3: . Relies 242E Ni 137 AI&: CE «»R! 3&: «E 1152; £27 » ;: f2/e«542aG3l32,&\ Odwg£ \ : . 2\56 2, g5 11 Tog gy222! #Sete LAM TOTAL 56J5 200 1Ce229: a6R23 &3E IR2: Cleaning 25 3 C J: 5023 2E:1 Rental Cz 0 C k. y26 3 Misc. Expenses 500 0 0 500 50.69 P•ct Closeout 0 u 1,500 1,500 3.16 she 3 0 §g S lesion 0 0 2J2 »JG $ \\ Temp. 2 G£ 250 0 0 35 50.24 12 T . Utilities 8C 0 0 a! &J2 14 irs Removz1 1,000 0 . 1,000 2.36 7400 200 5!TE R 52CS6 21 Demolition jig 0 0 7,400 51.17 32 600 '00 & PLASTICS 503' 1 Rough Ggae9 iDQ 0 0 2,100 #j4 3Common Labor 450 0 0 450 50.26 4 Millwork ga 0 0 g§ 50.10 § Rough Hardware . 0 300 0 300 53.64 1400 700 «EIGEPQIGQa lQ9ia3a£= be! 11,000 0 . 0 2:\ g\\ 5a6£5 400 0 0 400 52.40 520 she Naa, W\2b, GLASS 422 1 Finish Hardware 0 400 0 400 51a4 6 Glass & Gads 7,000 0 0 7,000 50 J4 5 .iMirrors 120 0 0 120 . $7.60 2800 900FINISHES Ga| lyagl 7j00 0 0 7,e0 $0.80 2 Stucco Repair 2,500 0 0 2,500 $0.26 4 Vinyl Tile I, ;£■ . gO 0 0 gQ . 6 GQ9a 4,000 0 0 4,000 50.16 7 Floor Prep 500 0 0 500 G.21 0 Painting $800 0 0 3,600 $1.50 S Acoustic Ceilings 4,700 0 0 4,700 $ /& 530 1000 SPECIALTIES 50a5 2 Fire Extinguishers 150 0 0 150 $0.11 SToga Accessories 20 0 0 350 56.55 2500 eon MECHANICAL gj3 1 H.V.A.C. 2J00 0 0 2J00 52.71 2Ae5P @Jon 0 0 8,500 54.15 13000 !G| EQ meE $4.15 Ibeceb£ 13,000 0 0 gRk 0 524.78 9299E 90,945 700 11,500 103,545 103,545 0.00 Qeal2ggb■# 452! 5,355 5 S 10.24 !ev 3@ (GaEiy) Egt 740 30.74 &lids Permit 2.00 2,4 QD 0 . ems@ $3E@ ;gQDL 112.106 gse OVERHEAD & PROFIT 2a0% 11J2 - 0 ____._,..... .-.-. ..,. _19.39 g£a BID AMOUNT 123,317 Financial Proforma Operating Statement 35 N.E. 1st Avenue Description Amount Details 1. Gross Income $32,820.00 3,282 s.f. @ $10.00/s.f. 2. Vacancy Rate ($3,282.00) 10% 3. Effective Gross Income $29,538.00 Gross income less vacancy rate 4. Expenses a. Taxes $2,172.00 $0.66/s.f b. Insurance $1,500.00 $0.46/s.f c. Maintenance $6,814.00 $2.08/s.f Subtotal $10,486.00 $3.19/s.f. 5. Net Operating Income $19,052.00 Effective Gross Income Less Expenses 6. Project Cost $238,317.00 Acquisition&Remodeling 7. Mortgage Amount $178,737.00 75% of Project Cost 8. Equity Investment $59,579.00 25%of Project Cost 9. Debt Service $21,436.00 8.75%rate, 15 year term, $178,737 Mortgage,k= .1199340 10. Cash Flow(loss) ($2,384.00) Net Operating Income less debt service 11. Return on Investment (4%) Cash Flow divided by equity investment Conclusion: The project is not financially feasible as illustrated in the Financial Proforma since S123,317 will have to be spent on improvements in order to bring the property up to current leasable standards. The improvement costs together with acquisition costs of S115,000 and a projected optimal leasing rate of S10.00 per sgft.produces an annual loss of$2,384.00