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HPB 06-16-1993 * AGENDA HISTORIC PRESERVATION BOARD MEETING CITY OF DELRAY BEACH Meeting Date: Wednesday, June 16, 1993 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 June 2, 1993 III . PUBLIC HEARING ITEMS None IV. CERTIFICATES OF APPROPRIATENESS A. COA 8-176-A, 334 N.E. 1st Avenue, Tony Keller, Owner. Contribution Building, Old School Square Historic District. Approval for the construction of a two car garage and boat storage enclosure. B. COA 8-208, 124 N. Swinton Avenue, Thomas & Darlene Duggan, Owner. Contribution Guest Cottage (Vernacular Style) , Old School Square Historic District. Historic Preservation Board Agenda June 16, 1993 Page 2 C. COA 8-206, 124 N. Swinton Avenue, Thomas & Darlene Duggan, Owner. Contributing Building, Old School Square Historic District. 1. Approval of site plan and associated landscaping. 2. Approval of COA 8-206. V. DISCUSSION AND ACTIONS ITEMS A. Consensus by the Board to be forwarded to Nancy Davila as to the canopy trees on the Swinton Avenue Beautification Plans . B. Recommend to the City Commission that additional funds be provided for the Swinton Avenue Beautification Plans to allow the continuation of landscaping and design elements from N.E. 4th Street to N.E. 8th Street (Del-Ida Park Historic District) in Priority Area #1. VI . REPORTS AND COMMENTS A. Reports from Historic District Representatives B. Board Members C. Staff VII . ADJOURN POSTED ON: June 10, 1993 at Cayce, -Historic Preservation Planner MINUTES OF THE HISTORIC PRESERVATION BOARD PUBLIC HEARING WEDNESDAY, JUNE 16, 1993 Location: 1st Floor Conference Room 100 N.W. 1st Avenue Delray Beach, FL 33444 I . ROLL CALL: The Chairperson called the meeting to order at 6 :00 P.M. Board Members: Christine Bull Present Margie Miller Absent Daniel Carter (Vice Chair) Present Sandy Jamison Absent Pat Healy-Golembe Absent Buck Miller (2nd Vice Chair) Present Rose Sloan (Chair) Present Staff Members Present: Jeff Costello, Planning & Zoning Department Diana Mund, Planning & Zoning Department Nancy Davils, Community Improvement II . APPROVAL OF MINUTES: June 2, 1993 Meeting Buck Miller moved for approval of the minutes for the June 2, 1993 meeting, seconded by Christine Bull. The vote was as follows: Christine Bull - Yes; Daniel Carter - Yes; Buck Miller - Yes; Rose Sloan - Yes. Said motion passed 4-0 . III . PUBLIC HEARING ITEMS: None. IV. CERTIFICATES OF APPROPRIATENESS: A. COA 8-176-A: 334 N.E. 1st Avenue; Old School Square Historic District; Tony Keller, Owner. The Board moved to approve COA 8-176-A for the construction of a two car garage and boat storage enclosure based upon positive findings with respect to Section 4.5. 1(E) (7) (New Construction in Historic Districts) , with the following condition: * That a hedge 3 ' high at the time of planting be provided along the north side of the boat enclosure. Daniel Carter moved for approval of COA 8-176-A, seconded by Buck Miller. The vote was as follows: Christine Bull - Yes; Daniel Carter - Yes; Buck Miller - Yes; Rose Sloan - Yes. Said motion passed 4-0. B. COA 8-208: Nanny's Attic; 124 N. Swinton Avenue; Old School Square Historic District; Thomas & Darlene Duggan, Owner. The Board moved to approve COA 8-208 to allow the demolition of a contributing cottage located to the rear of 124 N. Swinton Avenue based upon a failure to make positive findings with respect to Section 4 .5. 1(F) ( 1) (Restrictions on Demolition) with the following condition: * That demolition be delayed until mid August, 1993, and during the delay period that staff and the applicant continue to search for an individual or group who would relocate the cottage. Christine Bull moved for approval of COA 8-208, seconded by Daniel Carter. The vote was as follows: Christine Bull - Yes; Daniel Carter - Yes; Buck Miller - Yes; Rose Sloan - Yes. Said motion passed 4-0. C. COA 8-206 : Nanny's Attic; 124 N. Swinton Avenue; Old School Square Historic District; Thomas & Darlene Duggan, Owner. The Board moved to recommend approval of COA 8-206 (Site Plan) for Nanny's Attic based upon positive findings with respect to Chapter 3 (Performance Standards) of the Land Development Regulations, policies of the Comprehensive Plan and Section 2 .4 .5(F) (5) subject to the following conditions : 1. That revised plans be submitted addressing Site Plan Technical Items 1-6 of the Staff Report. 2 . That a walkway be provided from the rear parking area to the west side of the garage door. 3. That an agreement be reached between the applicant and City Staff for the occupation of the premises prior to completion of the alley improvements, subject to conditions as deemed appropriate by staff. - 2 - 6/16/93 4 . Prior to issuance of a building permit, an affidavit must be provided stating that the building will be occupied by a single tenant and a floor plan must be provided showing an office on the first floor. AND The Board moved to recommend approval of COA 8-206 (Landscape Plan) for Nanny's Attic based upon positive findings with respect to Section 4 .6 . 16 subject to the condition that a landscape plan be provided addressing the following: 1. That the landscape island between the northernmost back-out parking space and the one-way drive (exit) be at a minimum 5 ' wide exclusive of required curbing. 2 . That two (2) additional shade trees along with hedging be provided within the landscape area on the north and south sides of the back-out parking spaces. 3. That a shade tree be provided within each of the landscape areas on the north side of the accessway. 4 . That hedging be provided on the east and west sides of the parallel spaces on the north side of the accessway. 5. That foundation plantings be provided along the west side of the garage. Daniel Carter moved for approval of COA 8-206 (Site Plan & Landscape Plan) , seconded by Christine Bull. The vote was as follows: Christine Bull - Yes; Daniel Carter - Yes; Buck Miller - Yes; Rose Sloan - Yes. Said motion passed 4-0 . The Board moved to recommend to the City Commission approval of the waiver request to Section 4 .6. 16 (H) (3) (d) (Perimeter Landscaping) , to reduce the required 5 ' wide landscape strip to 1' along the north property line adjacent to the parking spaces, and waiving a requirement for trees within said area for COA 8-206 for Nanny's Attic. Christine Bull moved for approval of COA 8-206 (Waiver) , seconded by Buck Miller. The vote was as follows: Christine Bull - Yes; Daniel Carter - Yes; Buck Miller - Yes; Rose Sloan - Yes. Said motion passed 4-0. The Board moved to approve COA 8-206 (Design Elements) for Nanny's Attic based upon positive findings with respect to Section 4 .5. 1 subject to the following condition: * That the fence be continued westward adjacent to the driveway until the fence meets the pavers. - 3 - 6/16/93 Buck Miller moved for approval of COA 8-206 (Design Element) , seconded by Christine Bull. The vote was as follows: Christine Bull - Yes; Daniel Carter - Yes; Buck Miller - Yes; Rose Sloan - Yes. Said motion passed 4-0. V. DISCUSSION AND ACTION ITEMS: A. After some discussion with Nancy Davila, City Horticulturist regarding the proposed landscaping on Swinton Avenue, the Board recommended that the plans be revised to attain more of a residential character with large canopy trees. Between South 3rd Street and Atlantic Avenue, the plans should be revised to have Coconut Palms accent the ends of the block with shade or flowering trees mid-block. B. After some discussion the Board recommended that a letter be sent to the City Commission stating that if additional funds become available for the Swinton Avenue Project that the design elements designated for the priority Area #1 be extended from N.E. 4th Street to N.E. 8th Street (Del-Ida Park Historic District) . VI . REPORTS AND COMMENTS: A. Reports from Historic District Representatives: None. B. Board Members: None. C. Staff: None. VII . ADJOURNMENT: Buck Miller moved for adjournment at 7 :00 P.M. , seconded by Christine Bull. The vote was as follows: Christine Bull - Yes; Daniel Carter - Yes; Buck Miller - Yes; Rose Sloan - Yes. Said motion passed 4-0. The next meeting is scheduled for July 7, 1993. - 4 - 6/16/93 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 June 16 , 1993 which were formally adopted and approved by the Board on July 7, 1993 . Di na Mund If the Minutes that you have received are not completed as indicated above, then this means that these are not the Official Minutes . They will become so after review and approval, which may involve some changes . - 5 - 6/16/93 STAFF REPORT HISTORIC PRESERVATION BOARD MEETING JUNE 16, 1993 AGENDA ITEM IV-A COA 8-176-A 334 N.E. 1ST AVENUE TONY KELLER, OWNER CONSTRUCTION OF A GARAGE AND BOAT STORAGE ENCLOSURE TO THE REAR OF A CONTRIBUTING SINGLE FAMILY HOME, OLD SCHOOL SQUARE HISTORIC DISTRICT. ITEM BEFORE THE BOARD The action before the Board is that of granting approval of COA 8-176-A to allow a garage and boat storage enclosure to be constructed to the rear of 334 N. E. 1st Avenue. BACKGROUND The property consists of a restored contributing single family residence constructed in 1907 in the vernacular style. -In the 1920 's a •garage was built on the rear of the lot adjacent to the alley. The garage was demolished in the 1950 's. On June 3, 1992 the HPB granted approval for the construction of a garage with a guest apartment above; this project was abandoned and the garage/apartment was not constructed. The applicant has submitted a revised garage plan which eliminates the second floor guest apartment, and adds a boat storage enclosure to the north side of the garage. ANALYSIS DESIGN COMPONENTS The two car garage is to be wood frame construction with a gable roof and horizontal wood siding. The garage doors are to be wood. The boat house, which shares the north wall of the garage, is an open structure resembling a carport, with wood and lattice columns supporting a gable roof. The roof is slightly elevated above the garage roof and incorporates an interesting secondary gable running the length of the structure (see plans) . The garage is to be painted yellow to match the house; the lattice of the boat house and the trim of the garage are to be white; the roofing will match the residence. COMPLIANCE WITH THE LDRs A review of the Land Development Regulations was conducted and the following are the applicable regulations as they relate to this proposal. Iv.• . HPB Staff Report COA 8-176-A Page 2 Building Setbacks The project is in compliance with Section 4 .3.4(K) with respect to the setback requirements in the OSSHAD zone district. Permissible Parking 1. Pursuant to Section 4 .6 . 13(B) (2) , a boat and boat trailer must be effectively screened on three sides and no portion of the boat, or trailer may extend beyond the roof line. 2 . Section 4.6. 13(B) (3) states that the boat and trailer shall be effectively screened against direct view from abutting properties in the following manner: by a masonry wall, ornamental fence, or dense hedge, six feet high. If a hedge is used it should be three feet at the time of planting and should be of a variety which can reasonably be expected to reach the required height within two years. This regulation is not to be construed as requiring screening from direct view from the street in front of the plot. With respect to the above items, the garage wall will screen the boat on the south side and the proposed boat storage roof will address the roof line requirement. The west side will be screened by an existing wood fence located along the west property line. The applicant is proposing to screen the north side with hedging. If the applicant desires fencing instead of hedging, the fence design will be presented at the meeting. Boat storage areas are not required to be screened from the street entrance (east) . However, staff has suggested that the applicant consider installing lattice gates across the front of the boat house. This would certainly be an attractive addition and one which would enhance the historic nature of the restored house. New Construction In Historic Districts Section 4 .5. 1(E) (7) requires that new buildings be compatible in form, proportion, building material and mass configuration to historic structures. It is staff's opinion that this project meets all of the conditions of above requirement. Positioning the garage behind the house is appropriate. The boat house roof line echoes the steep gable of the residence and the open lattice trim is in keeping with the age of the house. Because of its visibility from the street, staff is recommending the addition of lattice gates across the east facade of the boat house. HPB Staff Report COA 8-176-A Page 3 ALTERNATIVE ACTIONS A. Approve COA 8-176-A as presented. B. Approve COA 8-176-A with conditions . C. Deny COA 8-176-A, based upon a failure to make positive findings with respect to Section 4 . 5 . 1 (E) ( 7 ) (New construction in historic districts) . RECOMMENDED ACTION Approve COA 8-176-A based upon positive findings with respect to Section 4 . 5 . 1 (E) ( 7) (New construction in historic districts) , with the following conditions : 1. That a hedge 3 ' high at the time of planting be provided along the north side of the boat enclosure. -a�s.-71 aCr7r_i' --��= .���1��• • " - Attachment: * Site Plan * Garage Elevations PC/#5/KELLER2 .DOC • . .. • I . . I. i ....., . • AI — — I 151.,221 _ .. ._ - - . .' . .. . 1- --.....---7.--wew 13.e.M1".1. DICWV. ---_-&-- , 11 . • • .. :4 Navy coveFerv. _---.. I ......**\\ le.a.AT tIrnr-irC-.M ill r 111 — _..o._:r__Hioto., . :,s....0... . .. ai' swi ("fr" Tete....-erovs •..1 1 . • M xivriuG 2. brzy 2 tI7T.ImaNi n ------ c-iwoLe FAMILY / rteenp-el,JC..E. 3i 0 A ti ew •:: .r...;= p • ts , I a. 1 ••., _ f---... 1 t it• I . i• i` • I -?t•i . r tl, • _., IP i tll - .-- -..--- -"C- . - 72 I I IV•001 . i I I . •. I . ' . . SIT E- F I__ 6__ t--1 , -E-=•";.L.-:- r. 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STAFF REPORT HISTORIC PRESERVATION BOARD MEETING JUNE 16, 1993 AGENDA ITEM IV-B COA 8-208 124 N. SWINTON AVENUE TOM & DARLENE DUGGAN, OWNERS DEMOLITION OF A CONTRIBUTING COTTAGE, OLD SCHOOL SQUARE HISTORIC DISTRICT ITEM BEFORE THE BOARD The action before the Board is that of approval of COA 8-208 to allow the demolition of a contributing cottage located to the rear of 124 N. Swinton Avenue. BACKGROUND • The subject property is located in Block 59 which has an unimproved alley running north and south. The alley is scheduled for improvement (paving, etc. ) in September of this year. The cottage encroaches into the alley right-of-way by 2 ' on the south and by 1' on the north. The structure must be relocated or demolished. The building is a small (22.3 ' x 24 .4 ' ) frame vernacular cottage built in 1925 and is contributing from a historical perspective. It is situated to the rear of the contributing (c. 1910) main house located at 124 N. Swinton Avenue. The cottage has a single gable roof with exposed rafters. It is set on a pier foundation and is clad in vertical bead wood siding; it retains some of its original wood windows. The window detailing is difficult to ascertain as most of the openings are boarded up. The structure looks to be in fairly good condition and has an unaltered appearance. The interior partitions are in poor condition but do not appear to be bearing walls. There are no City building permit records available regarding the cottage. There are 3 buildings located on the lot; the main house which faces N. Swinton Avenue; a 24 ' x 40 ' garage which was built in 1985, located directly behind the main house; and the cottage which is behind the garage (see survey for explanation) . The property has recently been purchased by Mr & Mrs Tom Duggan who are in the process of site plan review to convert the main house from a single family residence to a retail establishment. IV.B. HPB Staff Report COA 8-208 - Guest Cottage Demolition Page 2 ANALYSIS There is insufficient room on the lot to relocate the cottage on-site and still provide parking and traffic circulation which the retail development requires. The only alternative to demolishing the cottage is to demolish the noncontributing garage and relocate the cottage closer to the house. If the cottage were connected to the house by means of a breezeway or loggia it could provide additional retail space. Though this presents an interesting and attractive alternative for the cottage, and the site in general, it would involve additional expenses to the applicant. Staff has discussed this proposal with the owners and they are not receptive to the idea. Section 4.5. 1(F) (Restrictions on Demolitions) (see attachment) provides guidelines by which to evaluate demolition requests. The structure does not meet the criteria for denying the request for demolition. Staff has made an attempt to find someone interested in relocating the cottage. Thus far, only Yesteryear Village at the County Fairground has indicated any interest, and that is tenuous at this point. ALTERNATIVE ACT I O N A. Continue with direction. B. Approve COA 8-208 to demolish the guest cottage at 124 N. Swinton Avenue. C. Deny COA 8-208 to demolish the guest cottage at 124 . N. Swinton Avenue with the basis stated. RECOMMENDED ACT I O N Approve COA 8-208 based upon a failure to make positive findings with respect to Section 4.5. 1(F) (1) (Restrictions on Demolition) with the following condition: That demolition be delayed until mid August 1993, and during the delay period that staff and the applicant continue to search for an individual or group who would relocate the cottage. Attachments: * Survey * LDR Section 4 .5. 1(F) 1201 2 0.02 - . ...... 26.... 75•0' t^ 337 c 1 2 ( k' A;7htk 21.6•Aornol 4 eccz . ( 1 own tC\ a a14- alrA M 4414 r°Yex ' ^D�C cc. 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II C Mono. ton. ,,,r--- Z. )Gan. lion. l u A I 1 6 \( is.Z 0.-lo-i- fANiec) Jection 4.5. 1 (F) Restrictions on Demolitions: No structure within a Historic District or on a Historic Site shall be demolished without first receiving a Certificate of Appropriateness for that purpose. The Historic Preservation Board shall be guided by the following in considering such a request. (1) The Historic Preservation Board upon a request for demolition by a property owner, shall consider the following guidelines in evaluating applications for a certificate of appropriateness for demolition of designated historic sites, historic interiors, or buildings, structures, or appurtenances within designated historic districts; (a) Whether the structure is of such interest or quality that it would reasonably fulfill • criteria for designation for listing on the national register. (b) Whether the structure is of such design, craftsmanship, or material that it could be • reproduced' only with great difficulty or economically nonviable expense. (c) Whether the structure is one of the last remaining examples of its kind in the designated historic district •within 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. (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. (2) 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 hardship found in Subsection (H) . (3) The Board's refusal to grant a Certificate of Appropriateness requested by a property owner for the purpose of demolition will be supported by a written statement describing the public interest that the Board seeks to preserve. (4) The Board may grant a certificate of appropriateness as requested by a property owner, for demolition which may provide for a delayed effective date. The effective date of the certificate will be determined by the Board based on the relative significance of the structure and the probable time required to arrange a possible alternative to demolition. The Board may delay the demolition of designated historic sites and contributing buildings within historic districts for up to six months while demolition of non-contributing buildings within the historic district may be delayed for up to three months . . (5) During the demolition delay period, the Board may take such steps as it deems necessary to preserve the structure concerned. Such steps may include, but are not limited to, consultation with community groups, public agencies, and interested citizens, recommendations for acquisition of property by public or private bodies, or agencies, and exploration of the possibility of moving one or more structures or" other features. (6) The Board may, with the consent of the property owner, request that the owner, at the owner's expense, salvage and preserve specified classes ' of building materials, architectural details and ornaments, fixtures, and the like for reuse in the restoration of the other historic properties. The Board may, with the consent of the property owner, request that the Delray Beach Historical Society, or the owner, at the owner's expense, record the architectural details for archival purposes prior to demolition. The recording may include, but shall not be limited to photographs, documents, and scaled architectural drawings. At the Board's option, and with the, property owner's consent, the Board or the Delray Beach Historical Society may salvage and preserve building materials, architectural details, and ornaments, textures, and the like at their expense, respectively. sHISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH --- STAFF REPORT --- MEETING DATE: June 16, 1993 AGENDA ITEM: N.C. ITEM: COA 8-206 - 124 N. Swinton Avenue - Nanny's Attic am =—=_,1 ---' t_ r, ,, _— _,__ _ ___ _ _.,__ ..____ Z T = ,� .. �a" ... — �=-- e—> tea-- - s,- ::: == :iiim R 0= Z '- 3 le P ._°-----111.1101111- if -ter s- l coWWWW z- - _ N II -III- y 4: _ dLNERAL DATA: Owner Thomas and Darlene Duggan Applicant Same as above. Location West side of N. Swinton Avenue, between NW 1st Street and NW 2nd Street. Property Size 0 22 acres City Land Use Plan Mixed Use City Zoning OSSHAD (Old School Square Historic Arts District) Adjacent Zoning North: OSSHAD East: OSSHAD South: OSSHAD West: OSSHAD Existing Land Use Single family residence and guest cottage. Proposed Land Use Establish retail arts and crafts/ gift shop, with attendant parking and landscaping, in the existing structures . Water Service Existing on site. IV.C. Sewer Service Existing on site. ITEM BEFORE THE B O A R D : The action before the Board is that of approval of COA 8-206 which incorporates the following aspects of the development proposal for Nanny' s Attic ( 124 N. Swinton Avenue) : * Site Plan; * Landscape Plan; and * Design Elements The subject property is located on the west side of N. Swinton Avenue, between N.W. 1st Street and N.W. 2nd Street, approximately 250 ' south of N.W. 2nd Street. BACKGROUND : The subject property consists of the north 70 .5 ' of Lot 12 and the south 4 .5 ' of Lot 11, Block 59, Town of Linton, which is located within the Old School Square Historic District. The two story single family residence was constructed c. 1910 and the guest cottage was constructed in 1925. Both structures have a vernacular architectural style and •are contributing from a historical perspective. In 1979, aluminum siding was installed over the existing residence. In 1985, an old one car garage located along the north property line was demolished and a new garage was constructed, between the residence and the guest cottage. On April 20, 1993, a request for Certificate Of Appropriateness approval for Nanny's Attic (craft shop) was submitted. At its meeting of May 5, 1993, the Board reviewed and approved a portion of this COA (8-206) with respect to the restoration of the front porch and the exterior paint colors. The balance of the COA is • now before the Board for action. PROJECT DESCRIPTION : The project involves the establishment of a craft shop for Nanny' s Attic at 124 N. Swinton Avenue. The development proposal incorporates the following: * Conversion of the single family residence to a craft shop; * Utilization of a portion of the garage for storage; * Construction of a parking area along the north side of the property which will be paved and consist of 5 parallel spaces along with the associated driveway (one-way) ; * Installation of 4 paved back-out parking spaces adjacent to the alley; HPB Staff Report Nanny' s Attic ( 124 N. Swinton Avenue) - Site Plan Approval Page 2 * Construction of a handicapped ramp and fire escape; * Installation of associated landscaping; * Installation of a 3 ' high aluminum rod fence along the east side of the property (adjacent to Swinton Ave. ) ; and * Installation of a pole mounted sign. Demolition/relocation of the guest cottage to accommodate construction of the alley along with the back-out parking spaces has been processed under COA 8-208. 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 plan designation and an OSSHAD (Old School Square Historic Arts District) zoning designation. The OSSHAD is consistent with the Mixed Use land use plan designation. Pursuant to Section 4 .4 .24(B) (5) , within the OSSHAD zone district, craft shops 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: * Water service is provided to the site via a service lateral connection to the existing 2" water main located within the alley to the rear (west side) of the property. HPB Staff Report Nanny' s Attic ( 124 N. Swinton Avenue) - Site Plan Approval Page 3 * Sewer service is provided to the site via a service lateral connection to an existing 8" sewer main located within the alley. * Adequate fire suppression is provided via an existing fire hydrant located at the southeast corner of Swinton Avenue and N.E. 2nd Street. The conversion from a single family residence to a craft shop (commercial use) requires the installation of a commercial backflow preventer, which has been indicated on the plans . 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 property. At this time, _there are no problems • anticipated with the proposed system. • Streets and Traffic: A Traffic Impact Study was prepared by the City's Traffic Engineer indicating that the proposed retail use will generate 35 new trips per day over and above the existing 10 trips generated by the single family residence (45 total trips) . The traffic generated by this development will not have an adverse impact on the level of service standards. Based upon the above, a positive finding with respect to traffic concurrency can be made. Parks and Open Space: Park dedication requirements do not apply to 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 retail use will be 10.2 pounds per square foot. The previous use (single family residence and guest cottage) generated 3.2 pounds per year. The increase can be easily accommodated by the existing facilities and thus, will not be significant with respect to level of service standards. 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. , HPB Staff Report Nanny's Attic ( 124 N. Swinton Avenue) - Site Plan Approval Page 4 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 back-out parking onto the alley within this block (Block 59) , which is scheduled for construction in September of this year. 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. Except for the removal/demolition of the guest cottage, the buildings will remain generally in their 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. B) Appropriate separation of travelways is made for vehicles, bicycles, and pedestrians in a manner consistent with Objective D-1 of the Traffic Element. Most pedestrians in this area utilize the existing sidewalk that is provided along Swinton Avenue. The parking for this use will be located along the north and west sides of the building, and no conflicts are anticipated. However, it may be appropriate to provide a walkway or stepping stones from the rear parking area to the west side of the garage door. This can be accommodated by moving the rear parking spaces 3 ' to 4 ' further to the south. 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. HPB Staff Report Nanny's Attic ( 124 N. Swinton Avenue) - Site Plan Approval Page 5 The subject property is bordered on the north, south, east and west by the OSSHAD (Old School Square Historic Arts District) zone district. North are the landscape architect offices of A. Grant Thornbrough and Associates; west is a vacant lot; south and east are single family residences. Less than one block west of the adjacent residences is the City Hall Complex and to the southeast is the Cason Cottage Museum. The proposed use of a craft shop is appropriate in a mixed use district. The use will be compatible with the adjacent landscape architect- offices. Compatibility with the adjacent residence to the south will be enhanced by the provision of landscaping which presently does not exist between the properties. The site is separated from the residential properties to the east by Swinton Avenue, and to the west by the proposed alley way. 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. The development proposal retains . the residential character that is sought with developments within the OSSHAD zone district. 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. Alley Improvement As stated previously, the alley adjacent to the property is unimproved. Pursuant to Section 5 .3. 1(E) (2) (Improvement Obligations) , a development that utilizes an alleyway for access and parking purposes is required to improve the alley from the nearest improved street to the furthest property line. However, this alley (within Block 59) has been scheduled for construction in September 1993 with funds from the "Decade of Excellence" General Obligation Bond Program, therefore participation in the costs of the alley improvement is not required. Parking Requirement Pursuant to Section 4.4 .24(G) (4) , within the OSSHAD, retail uses shall provide 1 parking space for every 300 sq. ft. of floor area. The single family residence contains 2, 165 sq. ft. and the garage will contain 384 sq. ft. of storage area, for a total of 2,549 sq. ft. which requires a total of 9 parking spaces. The guest cottage will be • HPB Staff Report Nanny' s Attic ( 124 N. Swinton Avenue) - Site Plan Approval Page 6 removed from the site therefore it is not included in the calculations for parking purposes . The site plan provides 5 parallel parking spaces with a one-way drive (east to west) along the north side of the property along with 2 garage parking spaces and 4 back-out parking spaces adjacent to the alley ( 11 total) . The garage spaces will be designated for owner/employee use only. The back-out parking spaces will be constructed by the City concurrent with the alley improvement in exchange for the owner's removal of the encroaching guest cottage. The site plan indicates utilization of the alley for parking and access purposes. Technically, in order to occupy the craft shop all of the improvements as indicated on the plan must be installed and the alley constructed. However, the alley and associated parking improvements will not be made until September. The applicant expects to have the other site improvements completed before then, and wishes to open for business once those improvements are made. In order to temporarily accommodate the applicant until such time as the alley and the rear parking area are constructed, staff suggests that the one-way drive along the north side of the property be used for two-way traffic with a turn around area to be provided immediately west of the garage. Also, customers may park at the Cason Cottage parking area, which is located approximately 150 ' south of the property. The details of the temporary parking situation should be coordinated between staff and the applicant. Back-Out Parking Spaces Pursuant to Section 4 .6. 9(D) (2) (b) , parking spaces which back-out onto an alley must be 10 ' wide X 25 ' deep. The plan provides the standard 9 ' X 18 ' spaces. As previously stated, the• back-out spaces will be constructed by the City with the alley improvement in exchange for the removal of the guest cottage. The spaces will be constructed at the required size. The site plan must be revised to indicate the same. Site Lighting The applicant has indicated soffit lights will be provided, the details of which have not been submitted. As there are parking spaces adjacent to the alley, it is appropriate to provide some lighting in the rear for security purposes . There are security lights adjacent to the north property line which should adequately illuminate the north side of the property. Site lighting must be installed in accordance with Section 4 .6.8 (Lighting) . It is noted that the site lighting shall be directed away from adjacent properties. The lighting fixtures shall not exceed 25 ' in height and must be equipped with sharp cutoff luminaries, which will confine the lighting to the site. HPB Staff Report Nanny's Attic ( 124 N. Swinton Avenue) - Site Plan Approval Page 7 Trash Receptacles Trash receptacles will be located within the garage. A letter from Waste Management has been submitted indicating that the use of roll-out carts is acceptable for this craft shop. The carts will need to placed curbside (along Swinton Avenue) by 6:00 a.m. on the collection day. Open Space Pursuant to Section 4 .3 .4(K) , 25% of non-vehicular open space is required. The development proposal provides for 32 .5% open space. Technical Items The following are items that do not require specific action of the Board however, the items must be addressed with the submittal of revised plans. 1. Landscape plan and building elevations must be revised to show fire escape continuing to the west side. of the building. 2 . Dimension the distance between the fire escape and the south property line on the site and landscape plans. 3. Entrance drive within Swinton Avenue right-of-way to be asphalt paving in accordance with City specifications . 4 . Provide curb cuts (weep holes) at low points to allow drainage to flow into the swale areas. 5. The site/drainage and landscape plans must be revised to show the parking spaces adjacent to the alley as 10 ' X 25 ' . 6 . The site/drainage and landscape plans must be consistent. The following technical item must be addressed with the plans submitted for building permit review. * An approved smoke detection system must be installed on both levels and be interconnected. LAND S CAPE PLAN ANALYSIS : The landscape plan provides an interesting entry feature along Swinton Avenue, which should complement the improvements being made on the site. The code requires the provision of two (2) additional shade trees along with hedging within the landscape areas on the north and south sides of the back-out parking spaces . Within each of the landscape areas on the north side of the accessway, a shade tree must be provided. In addition, hedging must be provided on the east and west sides of the parallel spaces north of the accessway. HPB Staff Report • Nanny' s Attic ( 124 N. Swinton Avenue) - Site Plan Approval Page 8 Foundation Planting Foundation plantings have been provided for the areas visible from Swinton Avenue, however no foundation plantings have been provided along the west side of the garage, which is visible from the alley. The Board may want to suggest that some plantings within the area along the west side of the garage. Perimeter Landscaping Pursuant to Section 4 .6 . 16(H) (3) (d) , a 5 ' landscape strip must be provided between the off-street parking area and the abutting property. Along the north property line, the landscape strip is only 1 ' wide. The applicant has requested that this requirement be waived, in order to accommodate required parking. In addition, trees are required every 30 ' . Trees cannot be accommodated within the 1 ' wide strip therefore the request also includes a waiver of the requirement to provide trees along the north property line. Along the south side of the adjacent • property to the north there is an existing mature hedge. The adjacent property also has its driveway and parking area along with a garage abutting the hedge. The existing hedge acts as a separation between the two parking areas, and provides adequate buffering. Taking into account the physical constraints of the site, and the need to work the parking areas around the existing buildings, it is appropriate to grant a waiver to this requirement. • Landscape Island Pursuant to Section 4 .6 . 16(H) (3) (j ) , each row of parking spaces must end with a 5 ' wide landscape island exclusive of required curbing. The landscape island between the northernmost back-out parking space and the one-way drive (exit) is 5 ' wide including required curbing. The plan must be revised accordingly to show the island as 5 ' wide exclusive of curbing. DESIGN ELEMENTS ANALYSIS : The development proposal includes the following design elements (exterior alterations) which require analysis with respect to compatibility with the existing structure. Signage Sign details have been provided however, the applicant anticipates modifying the sign somewhat. Therefore, the signage is not before the Board for action. Once the revised details have been provided, the signage will be scheduled for the next available Board meeting. HPB Staff Report Nanny's Attic ( 124 N. Swinton Avenue) - Site Plan Approval Page 9 Handicapped Ramp A handicapped ramp is proposed along the west side of the single family structure. A vertical railing will be provided, which is appropriate to maintain the residential character. The impact of the ramp is minimal as it is not visible from Swinton Avenue. Fire Escape The fire escape will lead from the south facade of the building and continue around the west facade of the building, which will then connect to the landing of the handicapped ramp. The fire escape will be wood and have vertical railings. This design is appropriate as it will not detract from the residence and is not very visible from Swinton Avenue. Aluminum Rod Fence A black aluminum rod fence, which will be 3 ' high on 5 ' centers, with decorative finials is proposed along Swinton Avenue. The fence is appropriate in relation to the architectural style of the single family structure. In order to alleviate a potential dead-end appearance, the fence should be continued westward adjacent to the driveway until the fence meets the pavers. OTHER I T E M S : Guest Cottage The applicants have requested that in the future, when funds become available, they would like to rebuild the guest cottage utilizing the building setbacks from that era. Staff is not supportive of this request as the number and size of buildings would be too intense for a property of this size. In addition, locating an additional building on this property would eliminate required parking spaces . However, staff is supportive of demolishing the garage instead of the guest cottage and moving the cottage to the garage location. Handicapped Accessibility Requirements The floor plan shows the provision of an office on the second floor and no offices on the first floor. Pursuant to the Florida Handicapped Accessibility Requirements Manual, in order for the second story of this building to be deemed to be in compliance; an office must be located on the first floor; the items to be displayed must be arranged to be available to the public on both floors; and, an affidavit must be provided stating that the building will be occupied HPB Staff Report Nanny's Attic ( 124 N. Swinton Avenue) - Site Plan Approval Page 10 by a single tenant. The affidavit must be maintained on file with the certificate of use and occupancy for the building. Otherwise, an elevator or wheelchair lift must be installed, or a waiver to the requirements must be obtained by the Florida Board of Building Codes and Standards . Utility Pole Relocation There is an existing utility pole located within the proposed accessway along Swinton Avenue. The applicant must coordinate with Florida Power & Light for the relocation of the utility pole. REVIEW BY O T H E R S : Community Redevelopment Agency: At its meeting of June 10, 1993, the Community Redevelopment Agency reviewed the request and recommended approval of the development proposal. Neighborhood Notice: Special Notice was provided to the Old School Square Homeowner' s Association. Letters of objection, if any, will be presented at the HPB meeting. ASSESSMENT AND CONCLUSIONS : The proposed use is consistent with the policies of the Comprehensive Plan and Chapter 3 of the Land Development Regulations. As the site is physically constrained by existing buildings, a waiver is requested along the north property line to accommodate required parking. Staff is supportive of an acceptable temporary parking situation to allow the applicant to open for business prior to the City' s construction of the alley and required back-out parking spaces. The development proposal retains the residential character and allows the adaptive re-use that is sought with developments within the OSSHAD zone district. ALTERNATIVE ACT I O N S : 1. Continue with direction. 2 . Approve COA 8-206 and the associated site plan, landscape plan and design elements for Nanny's Attic ( 124 N. Swinton Avenue) . 3. Deny approval of COA 8-206 and the associated site plan, landscape plan and design elements for Nanny' s Attic ( 124 N. Swinton Avenue) with basis stated. HPB Staff Report Nanny' s Attic ( 124 N. Swinton Avenue) - Site Plan Approval Page 11 RECOMMENDED ACT I O N : A. Waivers Recommend to the City Commission approval of the waiver request to Section 4 .6 . 16(H) (3) (d) (Perimeter Landscaping) , to reduce the required 5 ' wide landscape strip to 1 ' along the north property line adjacent to the parking spaces, and waiving a requirement for trees within said area. B. Site Plan Approve COA 8-206 for the site plan for Nanny's Attic ( 124 N. Swinton 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 conditions : 1. That a revised plans be submitted addressing Site Plan Technical Items 1 - 6 of the Staff Report. 2 . That a walkway be provided from the rear parking area to the west side of the garage door. 3. That an agreement be reached between the applicant and City staff for the occupation of the premises prior to completion of the alley improvements, subject to conditions as deemed appropriate by staff. 4 . Prior to issuance of a building permit, an affidavit must be provided stating that the building will be occupied by a single tenant and a floor plan must be • provided showing an office on the first floor. C. Landscape Plan Approve COA 8-206 for the landscape plan for Nanny' s Attic ( 124 N. Swinton Avenue) based upon positive findings with respect to Section 4 .6 . 16 subject to the condition that a landscape plan be provided addressing the following: 1. That the landscape island between the northernmost back-out parking space and the one-way drive (exit) be at a minimum 5 ' wide exclusive of required curbing. 2 . That two (2) additional shade trees along with hedging be provided within the landscape area on the north and south sides of the back-out parking spaces. 3. That a shade tree be provided within each of the landscape areas on the north side of the accessway. HPB Staff Report i Nanny' s Attic ( 124 N. Swinton Avenue) - Site Plan Approval Page 12 4 . That hedging be provided on the east and west sides of the parallel spaces on the north side of the accessway. 5. That foundation plantings be provided along the west side of the garage. D. Design Elements Approve COA 8-206 for the design elements for Nanny' s Attic ( 124 N. Swinton Avenue) based upon positive findings with respect to Section 4 .5. 1 subject to the following condition: 1. That the fence be continued westward adjacent to the driveway until the fence meets the pavers. Attachments: * Site/Drainage Plan * Landscape Plan • * Picket Fence Details Report prepared by: Jeff Costello, Planning Technician II Reviewed by Diane Dominguez on: JC/Y:HPBDUGAN.DOC 161 ALLEYS '50 MATCH Er/S.,' . — EX/5T GRADE�'Po/ice 2T - ------I zG .-t •-cv sr.l�gnr' �PRofns�sj �cE ( 9� 3 � r 1 I IAI, j6r s' / >4 I / Iti \ 1 yl'� ID I~ I I t I I ap 0 ---- vsv T . CB) h1 $p,F/A I /o'x/O' I- I—rRA5H I STORAGE IN a - I� � r/za' tt . • — • Er/Sr /5./y.3/d W 9. ti d F.F. 20.OS I • STORAGE I Pmaie G ram/ U Q• I r EY/I. 40, 1 m. '` NANO/cAPPEO 5 "306 .' t� RAMP 'La ./0 ;\ 6•-• I f)O•rf I .:..•. ' "--'• F/RE ESCAPE In' N L_- EV3+.Chimney i 5 s i_ 9:t PIM .- . w \ / ,,4 \ f 3T3'to m Er/r 2 sty.S/d9. /.51 '! A F.12./3 - i" a, G F. 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