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HPB-07-20-11
4 `4 °A. AGENDA 4Y HISTORIC PRESERVATION BOARD Meeting Date: July 20, 2011 Time: 6:00 P.M. Type of Meeting: Regular Meeting Location: City Commission Chambers The City shall furnish appropriate auxiliary aids and services where necessary to afford an individual with a disability an equal opportunity to participate in and enjoy the benefits of a service,program, or activity conducted by the City. Please contact Doug Smith at 243-7144 24 hours prior to the program or activity in order for the City to reasonably accommodate your request. Adaptive listening devices are available for meetings in the Commission Chambers. 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. Two or more City Commissioners may be in attendance. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF AGENDA IV. ACTION ITEMS A. 85 SE 6th Avenue, The Blank House, Individually Designated — Yellow Building, LLC, Property Owner/Applicant; Weiner& Lynne, PA, Authorized Agent. Waiver request to the required parking associated with a change of use from garage to office. Recommendation to City Commission will be made. B. 32 East Atlantic Avenue, Old School Square Historic District — Bright Horizons, LLC, Property Owner/Applicant; George Brewer, Authorized Agent. Certificate of Appropriateness and Class V Site Plan Application (2010-218) for additions and alterations on the front elevation; Waiver requests to LDR Section 4.4.13(F)(4), which requires a minimum front setback of five feet (5'), and LDR Section 4.4.13(F)(8), which permits balconies to encroach up to four feet (4') into the front setback VII. REPORTS AND COMMENTS ■ Public Comments • Board Members • Staff VIII. ADJOURN a'""' attuvivz Amy E. Alvarez Historic Preservation Planner Posted on: July 14, 2011 AGENDA vgY 4,..P HISTORIC PRESERVATION BOARD Meeting Date: July 20, 2011 Time: 6:00 P.M. Type of Meeting: Regular Meeting Location: City Commission Chambers The City shall furnish appropriate auxiliary aids and services where necessary to afford an individual with a disability an equal opportunity to participate in and enjoy the benefits of a service,program, or activity conducted by the City. Please contact Doug Smith at 243-7144 24 hours prior to the program or activity in order for the City to reasonably accommodate your request. Adaptive listening devices are available for meetings in the Commission Chambers. 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. Two or more City Commissioners may be in attendance. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF AGENDA IV. ACTION ITEMS A. 85 SE 6th Avenue, The Blank House, Individually Designated —Yellow Building, LLC, Property Owner/Applicant; Weiner& Lynne, PA, Authorized Agent. Waiver request to the required parking associated with a change of use from garage to office. Recommendation to City Commission will be made. B. 32 East Atlantic Avenue, Old School Square Historic District— Bright Horizons, LLC, Property Owner/Applicant; George Brewer, Authorized Agent. Certificate of Appropriateness and Class V Site Plan Application (2010-218) for additions and alterations on the front elevation; Waiver requests to LDR Section 4.4.13(F)(4), which requires a minimum front setback of five feet (5'), and LDR Section 4.4.13(F)(8), which permits balconies to encroach up to four feet (4') into the front setback VII. REPORTS AND COMMENTS • Public Comments • Board Members • Staff VIII. ADJOURN a""3' LClittcvlezAmy E. Alvarez Historic Preservation Planner Posted on: July 14, 2011 CITY OF DELRAY BEACH HISTORIC PRESERVATION BOARD ORDER In Re: 32 East Atlantic Avenue, Old School Square Historic District Bright Horizons, LLC, Property Owner George Brewer, Authorized Agent ORDER Following consideration of all the evidence and testimony presented at the July 20, 2011 meeting before the Historic Preservation Board for the City of Delray Beach and Pursuant to LDR Section 2.4.6(H)(5), prior to approval, a finding must be made that any Certificate of Appropriateness which is to be approved is consistent with Historic Preservation purposes pursuant to Objective A-4 of the Land Use Element of the Comprehensive Plan and specifically with provisions of Section 4.5.1, the Delray Beach Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. The Historic Preservation Board finds that there is ample and competent substantial evidence to support its findings that the application for Consideration of a Certificate of Appropriateness (2010-218) for additions and alterations on the front elevations and Waiver requests to LDR Section 4.4.13(F)(4), which requires a minimum front setback of five feet (5'), and LDR Section 4.4.13(F)(8), which permits balconies to encroach up to four feet (4') into the front setback on the property referenced above is hereby granted denied by a vote of - . Pursuant to LDR Sections 2.4.7(E)(1) and 2.4.7(E)(3)(a), a decision of the Historic Preservation Board may be appealed to the City Commission so long as a letter of appeal is received by the City Clerk within ten (10) working days of the action being appealed. Based on the entire record before it, the Historic Pre" '• :o•. • ••• , • .•' Or.- this 20th day of July, 2011. C'c,/g - a ue T - ��, � O Choir a. - O 111"10If iZ copies to: Bright Horizons, Corp. George Brewer CITY OF DELRAY BEACH HISTORIC PRESERVATION BOARD ORDER In Re: 85 SE 6th Avenue, The Blank House Yellow Building, LLC, Property Owner/Applicant Weiner & Lynne, PA, Authorized Agent ORDER Following consideration of all the evidence and testimony presented at the July 20, 2011 meeting before the Historic Preservation Board for the City of Delray Beach and Pursuant to LDR Section 2.4.6(H), prior to approval, a finding must be made that any Certificate of Appropriateness which is to be approved is consistent with Historic Preservation purposes pursuant to Objective A-4 of the Land Use Element of the Comprehensive Plan and specifically with provisions of Section 4.5.1, the Delray Beach Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. The action before the Board is a Certificate of Appropriateness (File No. 2011-061) for a change of use from single-family residential to office, and two associated waiver requests, LDR Section 4.6.9(D)(3)(a-b), to reduce the required driveway width from 24' to 10' 4" along the north property line, based upon positive findings with respect to the LDR Section 2.4.7(B)(5), and LDR Section 4.6.16(H)(3)(d) to reduce the landscape strip along the north and east property line from 5' to 2' on the north property line, and approximately 2' 11" on the east property line, and to eliminate the terminal landscape island adjacent to the parking area, based upon positive findings with respect to LDR Section 2.4.7(B)(5) for the property located at 209 North Swinton Avenue, Old School Square Historic District, pursuant to Land Development Regulations (LDR) Section 2.4.6(H). The Historic Preservation Board finds that there is ample and competent substantial evidence to support its findings that the application for Consideration of a Certificate of Appropriateness (File No. ji- ) for installation of a sign on a contributing structure on the property referenced above is hereby granted denied by a vote of .1 - . Pursuant to LDR Sections 2.4.7(E)(1) and 2.4.7(E)(3)(a), a decision of the Historic Preservation Board may be appealed to the City Commission so long as a letter of appeal is received by the City Clerk within ten(10) working days of the action being appealed. Based on the entire record before it, the Historic Pre•ta ervaf•a B.a . ad,: •'s Order this 20h day of July 2011. �'• ', /id • Ch. r Hist ric Pre!RI; �t•. d copies to: Yellow Building, LLC I Weiner& Lynne, PA HISTORIC PRESERVATION BOARD July 20, 2011 MEETING COMMENCED: 6:00 P.M MEETING ADJOURNED: 7:45 P.M. NAME ATTEND IV.A. IV. B. 85 SE 6th Avenue 32 EAST 4 TO 0 TO COA Waiver 1 Waiver 2 Waiver 3 VOTE TABLE ITEM TO 4 TO 0 4 TO 0 4 TO 0 4 TO 0 NEXT MEETING APPROVED APPROVED DENIED APPROVED ROGER COPE P ANNETTE SMITH P SECONDED SECONDED RHONDA SEXTON P MADE MOTION MADE MOTION MADE MOTION DAN SLOAN A ANNIE ADKINS ROOF A PAM REEDER P SECONDED SECONDED MADE MOTION SECONDED MADE MOTION TOM STANLEY A HISTORIC PRESERVATION BOARD July 20, 2011 MEETING COMMENCED: 6:00 P.M MEETING ADJOURNED: P.M. NAME ATTEND IV.A. IV. B. 85 SE 6th Avenue 32 EAST .1 cct..Q COA Waiver 1 Wa. er 2 Waiver 3 VOTE O %"6a 0 44 0 . .o ROGER COPE / )/' V' -no ANNETTE SMITH / �� b �� .K,. 1l RHONDA SEXTON ' �,2 -in � "V� G y DAN SLOAN ANNIE ADKINS ROOF ) V PAM REEDER a / :Q4_ �.,_ ° � �'J TOM STANLEY ,% DELRAY BEACH AII-America City 1993 2001 SIGN IN SHEET 2001 Regular Historic Preservation Board Meeting July 20, 2011 PRINT FULL NAME ADDRESS OR ITEM NO. ORGANIZATION 4 HISTORIC PRESERVATION BOARD MEMORANDUM STAFF REPORT Property Owner/Applicant: Yellow Building, LLC Property Address: 85 SE 6th Avenue, The Blank House, Individually Designated HPB Meeting Date: July 20, 2011 File No: 2011-061 ITEM BEFORE THE BOARD The item before the Board is consideration of a waiver request to the parking requirement associated with a Class III Site Plan Modification to legally establish the conversion of a garage into office space that has already occurred on the property located at 85 SE 6th Avenue, The Blank House, Individually Designated, pursuant to LDR Section 4.5.1(E)(3)(b)2. BACKGROUND & DESCRIPTION The subject property is located at the northeast corner of SE 6th Avenue and SE 1st Street, and is individually designated on the Local Register of Historic Places as "The Blank House". The site consists of the historic 1903 two-story structure (converted to restaurant use in 1995), 1950 garage (illegally converted to office use in 1995), a 1954 carport, and a 1947 two-story apartment building with two, one bedroom apartment units and one, two bedroom apartment unit. Between 1995 and 2004, four (4) Site Plan Applications were submitted to address the office use; however, the required improvements were never installed, any approved in-lieu of parking payments were never made, and the approvals expired, and the conversion has remained illegal. \I The 2004 request was for the approval of an in-lieu of parking for six (6) spaces. The PMAB reviewed the request at the meeting of January 20, 2004 and recommended that a compromise be made to provide one (1) row of parking on the east side of the approved parking lot, and convert the remaining west portion of the lot adjacent to SE 6th Avenue to a tea garden. (Note: the tea garden was never installed, and this area has since been converted to a sidewalk café. The sidewalk café request has also not been approved.) The City Commission reviewed the request four times, ultimately asking that the applicant look at "alternative scenarios" to providing the required parking. A revised request was Kapproved on August 3, 2004 which permitted the applicant to pay for two (2) parking spaces and install the balance of required spaces on site. No further action to this approval was followed up by the applicant. i The current request is a waiver to the required parking associated with a Class III Site Plan Modification for the legal establishment of the office space within the 1,027 square foot garage. It is noted that the \ Class III Site Plan Modification is not before the Board at this time, as it is being reviewed separately, subject to a determination on the waiver request. The parking requirement for the office use within the CBD Zoning District is calculated at 1 space per 300 feet, thereby requiring four (4) parking spaces (1,027 square feet/300 = 3.42). It is noted that the calculation has been rounded up as required by the LDRs at the time of the illegal conversion. An additional two (2) spaces are also required in order to replace those being eliminated by the conversion of the garage. Therefore, the total amount of parking required is six (6) spaces. 85 SE 6Th Avenue, Blank House; 20 1 1-061 HPB Meeting July 20, 20 11; Page 2 of 3 WAIVER ANALYSIS Pursuant to LDR Section 4.5.1(E)(3)(b)2., waivers may be granted by the Historic Preservation Board for relief from the number of parking spaces required in Section 4.6.9 upon presentation of confirmation that adequate parking for a proposed use may be achieved by alternate means which are found to be in keeping with the provisions and intent of the Delray Beach Historic Preservation Design Guidelines. Therefore, the applicant has requested a waiver to the installation of the required parking spaces. STAFF COMMENT: As provided for in the referenced Section above, the applicant has requested a waiver to the provision of the six (6) required parking spaces. Pursuant to LDR Section 2.4.7(B)(5), prior to granting a waiver, the approving body shall make a finding that the granting of the waiver: (a) Shall not adversely affect the neighboring area; (b) Shall not significantly diminish the provision of public facilities; (c) Shall not create an unsafe situation; and (d) Does not result in the grant of a special privilege in that the same waiver would be granted under similar circumstances on other property for another applicant or owner. The waiver request notes the following: "Approval...will not adversely affect the neighboring area...The use of the Property has included the Office Use for over fifteen years without any adverse impact to the neighboring area...the City specifically encourages employees of businesses surrounding the Property to utilize the 76- space public parking lot to the north. Given the historical significance of the entire site, in conjunction with the lack of any actual adverse parking impacts caused by the Office Use..., it is appropriate and within the public's interest to grant the parking waiver and approve the site plan as submitted without further conditions." WAIVER ANALYSIS & STAFF COMMENT: In consideration of the criteria above, the waiver may be analyzed accordingly: (a) The granting of the waiver request will have the potential to adversely affect the neighboring area in that it will officially permit all users associated with the office to utilize parking spaces provided off-site and for others within the community, thereby impacting the neighborhood; (b) The granting of the waiver request will diminish the provision of public facilities in that the required parking will not be provided, further requiring all visitors to the subject property to utilize other parking available in the area, thereby diminishing the availability provided for others. In addition, the employees of the office will likely be parking the entire span of the work-day in a space otherwise meant to be available on a more short-term basis; (c) The potential to create an unsafe situation lies in the requirement for employees and/or visitors of the office use to walk off-site to access the building and/or return to their vehicle, whereas any provided on-site parking will provide adequate lighting and diminish the potential of an unsafe situations; (d) The granting of the waiver request will result in a special privilege in that no parking for the associated use would be provided, whereas no other property has been permitted to provide zero (0) of the required parking spaces. 85 SE 6th Avenue, Blank House; 2011-061 HPB Meeting July 20, 2011; Page 3 of 3 WAIVER ANALYSIS & STAFF COMMENT CONTINUED... In addition to the above, it should be considered that while relief may be granted to the amount of required parking spaces, the intent of this "benefit" afforded to historic properties is not to excuse the provision of all parking. Otherwise, one could conclude that all parking on historic properties converted to office use is not necessary. However, this is not accurate as there are specific provisions required which would screen or locate parking to minimize any impact on the historic character and integrity of the site. As previously mentioned, the 2004 request to provide all required parking via in-lieu of parking approval was deemed inappropriate as a revised approval permitted the applicant to pay for two (2) parking spaces and install the balance of required spaces on site. The current request, which is similar to the 2004 request, is not appropriate and the required parking should be provided in the most appropriate manner possible (i.e. providing all spaces on-site or providing a combination of spaces on-site and in- lieu of parking). Therefore, the subject request is not supported by Staff. However, should the Board find that the most appropriate manner in which to maintain the historic integrity of the site is to not physically provide any parking spaces, then Staff strongly encourages that the Board recommend the payment of all required spaces (6) be provided via the in-lieu of parking process. This alternative would be the fair approach given that other historic properties converted to commercial use have been obligated to account for their required parking through the available and appropriate options, including the in-lieu program. REVIEW BY OTHERS The Community Redevelopment Agency (CRA) considered the subject request at its March 10, 2011 meeting, where a recommendation to deny the waiver was provided. The Board also requested that the item return for further review when "a solution is worked out." The Downtown Development Authority (DDA) considered the subject request at its March 14, 2011 meeting, where the Board unanimously recommended to "decline" the request to waive all six (6) of the required spaces. Direction was given to the applicant to work out an alternative approach with Staff, and return to the DDA for further review. The Parking Management Advisory Board (PMAB) considered the subject request at its June 28, 2011 meeting, where a recommendation to deny the request as presented. The Board suggested that the applicant work with Staff and accommodate three (3) spaces on site and provide the balance either through an off-site parking agreement, or via the in-lieu of parking fee. RECOMMENDATION Recommend denial to the City Commission for the waiver request to LDR Section 4.6.9, to be relieved from the parking requirement associated with the illegally established office use, whereas six (6) parking spaces are required, based on a failure to make positive findings to LDR Section 2.4.7(B)(5). • ,K.: ,.., , .1 1j:', If 1 , a;f tiY !, 1l f t '+r ti l t. M � ,;- ' I 1 ti,�,el. ,..,40 � /.� 1-•.' >L.�i'' •„,... • _ . ,., tt , tilt Ytij<' . �� 1, j pit /i � y� , 1 lam, J YI / 7 x/Y t\ Ix�"'F f ,. ice- - � • ,� .fir a ,- ` h} . i Itll //int 5s-y� ''V v = k, {/ ., ? a _- .:..1 � /J 1 ,,,-;f 1 ! 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';'-i- ...••:., 4::_--:.'. ..:, ... - _ =----- -. • LAW OFFICES WEINER& LYNNE MICHAEL S.WEINERPROFESSIONAL ASSOCIATION TELEPHONE(561)265-2666 10 SE r AVENUE JEFFREY C.LYNNE FACSIMILE(561)272-6831 KARA C.TANIS DELRAY BEACH,FLORIDA 33444 JLYNNE@ZONELAW.COM WWW.ZONELAW.COM LAURIE A.THOMPSON,P.A. OF COUNSEL January 19, 2011 Mr. Paul Dorling Director of Planning and Zoning City of Delray Beach j 100 N.W. 1st Avenue Delray Beach, Florida 33444 Re: Parking Space Waiver Request 85 SE 6th Avenue (the "Project") Our File No.: HANB006 Dear Paul: Pursuant to Section 2.4.7(B)(2) and Section 4.5.1(E)(3)(b)(2) of the Delray Beach Land Development Regulations ("LDRs"), please accept this letter for a waiver, seeking relief from LDR Section 4.4.13(G)(1)(g) which generally requires one parking space per 300 square feet of net floor area. We are requesting to waive the required four (4) parking spaces. In relation thereto, please also find a check made payable to the City of Delray Beach in the amount of $140.00, representing the cost of the waiver request. To support a waiver, LDR Section 2.4.7(B)(5) requires that the City make a finding that granting the waiver: (A) Shall not adversely affect the neighboring area; (B) Shall not significantly diminish the provision of public facilities; (C) Shall not create an unsafe situation; and, (D) Does not result in the grant of a special privilege in that the same waiver would be granted under similar circumstances on other property for another applicant or owner. For the reasons set forth in the attached Exhibit "A" (Parking Waiver Justification Statement), the Project meets or exceeds the requirements of LDR Section 2.4.7(B)(5) and therefore, we respectfully request the waiver be granted. The City, through adoption of LDR Section 2.4.7(B) and LDR Section 4.5.1(E)(3)(b)(2), has consistently recognized that waivers are a viable tool to assist in the orderly development of parcels in the City. As such, approval of this specific waiver request will not grant the developer or the Project a special privilege not already granted to similarly situated parcels and projects and O:\HANB006\4.Applications\Letter to Dorling re Parking Spaces Waiver.Jan 19 2011.docx Mr.Paul Dorling Page 2 is otherwise consistent with the policy direction provided by the City's Historic Preservation Ordinance. Thus, we respectfully request that a positive finding be made with respect to LDR Section 2.4.7(B)(5), Waiver Findings, based upon the justifications set forth herein and that this waiver be approved. Very Truly Yours, " E JCL:aly enclosure EXHIBIT "A" PARKING WAIVER JUSTIFICATION STATEMENT 85 SE 6TH AVENUE (THE "BLANK HOUSE") • - I. BACKGROUND A. Introduction. The following is a Justification Statement for a waiver for relief from the number of parking spaces required in LDR Section 4.6.9, as authorized by LDR Section 4.5.1(E)(3)(b)2, for a previously existing garage apartment-to-office conversion (the "Office Use") on the property known as the "Blank House", located at 85 SE 6th Avenue (the "Property"). The Office Use has openly and continuously existed on the Property for over fifteen (15) years and prior to the purchase of the Property by the current owner (the "Owner"). B. Historic Designation of the Property. The subject Property is comprised of Lots 12, 13 and 14, Block 117, Town of Linton, and consists of 0.39 acres. The Property is zoned CBD (Central Business District) and is designated as an individually listed historic property. The Property contains a two- story commercial building (formerly a single family residence), an office building, (previously an apartment garage), a carport, and a two-story apartment building with two, one bedroom apartment units and one, two bedroom apartment unit. The single family house, now a restaurant, was built in 1903, remodeled in 1918 and was itself designated a historic building on June 6, 1994. In 1947, the two story apartment building (2,224 sq. ft.) containing three apartments was constructed at the southeastern portion of the site. In 1950, an apartment garage was constructed on the northeast portion of the site. A carport, between the apartment building and garage, was built in 1954. This was approved through Ordinance 26-95. On June 6, 1995, the City Commission designed the entire site historic pursuant to Ordinance 26-95 in order to "ensure that inappropriate development does not adversely affect the historic house." The designation stated that the "Adaptive reuse of the historic house can best be accomplished by utilizing the site as a whole." As a result, the entire site is considered "legal non-conforming". See Letter from City Assistant Planner, Robert G. Tefft, dated June 20, 2000, attached hereto ("Also, the site is deficient in regards to current parking requirements. These conditions are considered to be lawfully nonconforming and may continue to exist indefinitely."). C. The Office Use. In 1995, the Historic Preservation Board approved a Certificate of Appropriateness and associated site plan for the conversion of the 2,137 sq. ft. single family residence to a retail establishment, conversion of the existing 1,027 sq. ft. apartment garage, Parking Waiver Justification Statement 85 SE 6th Avenue Page 2 of 6 construction of a nine (9) space pea rock parking area at the southwest corner of the site, and installation of associated landscaping, walkways, and refuse area. Construction of the nine (9) space pea rock parking area at the southwest corner of the site did not occur. The current Owner purchased the Property in 2000. In 2004, the Owner sought to develop a "tea garden" at the southwest corner of the Property to maintain the open space and applied for a Class III Site Plan Modification, which was approved on the condition that seven (7) parking spaces be provided on-site and two (2) in-lieu parking spaces be purchased from the City. The "tea garden" was not developed and the southwest corner of the Property remains an open space. In 2010, the City's Code Enforcement Division brought an action against the Owner for failing to complete the Class III Site Plan modifications in order to provide required parking for the Office Use. Representatives of the Owner subsequently met with the City's Historic Planner to discuss limiting disruption to the historic nature of the entire Property so as to allow the Office Use to continue. D. Required Parking(Pre 2008). Pursuant to LDR Section 4.4.13 (G)(1)(a), all properties that are within that portion of the Central Business District zoning, bounded by Swinton Avenue on the west, NE 1st Street on the north, the Intracoastal Waterway on the east, and SE 1st Street on the south, are required to provide off-street parking for all non-residential uses, except restaurants, at a rate of one (1) space for each 300 sq. ft., or fraction thereof. The parking required for the creation of new floor area is also to include the replacement of any previously required parking which may be eliminated. Based upon the pre-2008 parking requirements, the two offices require four (4) additional parking spaces. The site currently contains three (3) parking spaces under a carport. Thus, a total of seven (7) parking spaces would appear to be required on the Property. Since the two spaces in the garage were converted to apartments prior to the designation of the site as "historic", and to the extent the City has identified the entire site as "legal non- conforming", these two spaces do not need to be replaced by the Owner. E. The 2008 Amendments to the City's Historic Preservation Ordinance. On February 5, 2008, the City adopted Ordinance 38-07, which implemented comprehensive changes to the City's land development regulations specifically addressing parking requirements on historic sites, which amendments were incorporated into Article 4.5, City of Delray Beach Land Development Regulations. Recognizing the disparate impact that parking requirements were having on the reuse and rehabilitation of historic sites such as the Blank House, the City Commission incorporated specific provisions, now found within LDR Section 4.5.1(E)(3)(b), which require the City to avoid excessive use of historic properties and/or properties located in O:\HANB006\4.Applications\Parking Waiver Justification Statement.docx 4 • rYELLOW PANT - NARK1N2 POSSIBLE CAS NE 71 ii tI i LOT 11 4,5,0 g�_ 7.: LEGEND: BLOCK 177 �' rri • RAVED -K •J. CCNTERUNE a.I 1 30.00' PAVED I:o= WM.RATER METER J 11.-1]WE PNIP.WRKING I u .T p�f W TER U E EH FIRE HYDRANT "dA � FIRE WOOD 'I^ 1 C']NC.m CONCRETE �uM •, / FENCE-1- 1`-, I.R..`/e'IRON R00 Y.1TH OAP LD 153 u I .>' CHIWL-Y JF LOi 7 P 0.6' o 2 - Y 12. 2 1' . 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I12,201E1E 9Ai3y ;111'1171.K 115.2 2' REVISIONS: �' SOUTH E '�ST 1 ;T ST. 1 SITE PLAN 0 )1p1m49 II SITE PLAN . -.L _CcLE ,- A-1 L HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH STAFF REPORT MEETING DATE: July 20, 2011 ITEM: 32 East Atlantic Avenue, Old School Square Historic District - Certificate of Appropriateness and Class IV Site Plan Modification for additions and alterations on the front (north) elevation. GENERAL DATA: Owner Bright Horizons 1=;= : - ,1 (_— --- —- ' '-,;"; I ii J; i :n` WlHER KIRE %. Agent. ... George Brewer - _-,- -1 - �^ y= i r�'_ Location. ... 32 East Atlantic Avenue rti Property Size. ... .15 acres - =t-- ` IT I„ Future Land Use Map:... Other Mixed Use (OMU) l - r ,. i Current Zoning. Old School Square Historic Arts --i - r -_- District (OSSHAD) !11111f 'AI - I Adjacent Zoning juilii 111 ; ATLANTICAVENUE n I I 1 "I II`ii III, di North: OSSHAD = 0 1- I _ South: OSSHAD -- East: OSSHAD __. _ - - i 1! _ West: OSSHAD 17 --- f--- 1 : -- _ ilit -- _ 5.E. :E T Existing Land Use. Restaurant I!II !III I ! Ie In !- Proposed Land Use. Restaurant - - _-- 1�1' _ _ — - Water Service. ... Existing on site _ I ! -- =_ - , ill % Sewer Service. Existing on site • e ITEM BEFORE THE BOARD The item before the Board is approval of a Certificate of Appropriateness and Class IV Site Plan Modification for additions, alterations, and associated waivers for the property located at 32 East Atlantic Avenue, Old School Square Historic District, pursuant to LDR Section 2.4.5(G). The subject property is located on the south side of East Atlantic Avenue, between South Swinton Avenue and SE 1st Avenue. BACKGROUND The subject property is located within the OSSHAD (Old School Square Historic Arts District) zoning district and consists of the West 23.33' of Lot 2, Less the South 14'; and East 21.67' of Lot 3, Less the South 14', Block 69, Town of Delray. Built in 1948, a Masonry Vernacular style structure containing simple Streamline Moderne influences is located on the property. The structure is presently classified as non-contributing in the Old School Square Historic District; however, a request for reclassification of the property to contributing has been submitted and, for purposes of this review, the property is analyzed in accordance with the Standards that are applied to contributing structures. Additional explanation of this approach is further explained below. At its February 7, 1996 meeting, the HPB reviewed a pre-application item consisting of a change of use from retail to restaurant and associated modifications which consisted of significant modifications to the front façade, a two-story addition to the rear, and other associated improvements. At that time, Staff recommended that the Board request revisions to the proposal as it did not meet the review criteria, namely the Secretary of the Interiors Standards for Rehabilitation and the Delray Beach Historic Preservation Design Guidelines. The Board, however, recommended that the applicant proceed with the proposal as presented. The site plan request was approved by the Board at its June 19, 1996 meeting. In 2007, administrative approval was granted to replace the second story casement windows on the front façade. The original design consisted of eight-light casements with a two-light transom above. The replacement windows replicated the original configuration with ten-lights in each window, but were fixed, as opposed to casement. The 2009 Old School Square Historic District Resurvey recommended that the subject property be reclassified as contributing, as the Period of Significance was being expanded to include those eligible resources constructed between 1944 and 1965. However, the owner requested that the subject property not be reclassified. Upon adoption of Ordinance 10-10 on June 1, 2010, the Period of Significance for the Old School Square Historic District was expanded to 1965, and 10 of the properties that were recommended for reclassification were not reclassified to contributing, including the subject property, because the property owners elected to "opt-out" of this process. Subsequent to the adoption of Ordinance 10-10, the subject property owner met with City and CRA Staff to discuss the benefits of historic preservation and submitted an application for the reclassification. However, the submittal materials required for the reclassification request were incomplete, and the applicant requested that the review be placed on hold. A Class IV Site Plan Modification was submitted concurrently with the aforenoted reclassification request which was initially intended to be reviewed by the HPB subsequent to the City Commission approval for reclassification. However, the site plan review continued with the classification as non- contributing, and was approved by the Board at its December 1, 2010 meeting. The three waiver requests associated with the site plan modification were approved by the City Commission at its meeting of February 15, 2011. HPB Meeting of July 20, 2011; 2010-218 32 East Atlantic Avenue; Page 2 of 16 The conditions of approval imposed by the HPB were as follows: 1. That the original openings on the second floor are not altered in width or height, but may be altered from windows to doors by removing the lower wall below each existing opening, and include the proposed muntin configuration; 2. That the middle set of French doors on the second story are removed; 3. That accessibility, which complies with ADA requirements, be provided to the second floor and proposed balcony area; 4. That the following landscape technical comments are addressed: a) That all pruning be done by a Certified Arborist and is monitored by the City of Delray Beach's Senior Landscape Planner; b) That the Senior Landscape Planner be notified three (3) days prior to the pruning of the tree; c) That the owner agrees to pay any costs associated to the damage and/or death to the tree including all replacement costs. 5. That the balcony rail either be a. Located at the end of the proposed canopy subject to approval by the City Attorney and City Staff; b. Located where proposed, with additional canopy removed; or, c. Located were proposed on property line, with proposed canopy remaining; 6. That a Hold Harmless Agreement is executed; 7. That the door with porthole window is replaced with a flush door. The aforenoted conditions of approval have been addressed with the exception of the Hold Harmless Agreement, which is required to be accepted by the City Commission prior to issuance of a Building Permit. The revised plans were certified by the Director of Planning and Zoning in June 2011. At its meeting of July 6, 201.1, the HPB considered the reclassification request. The Board expressed concerns over the aforenoted certified plans and the associated modifications, partially based on the fact that the classification was non-contributing at the time of their approval. The Board recommended approval of the reclassification subject to further review of the Class IV Site Plan Modification, with Staff directed to review the proposal as though the building were contributing, and that the review occur prior to Second Reading by the City Commission. The First Reading for the reclassification is scheduled to occur at the City Commission meeting of July 19, 2011, with the Second Reading and Public Hearing scheduled for Tuesday, August 2, 2011. Therefore, the results of this review will be reported to the City Commission meeting of August 2, 2011. The Class IV Site Plan Modification and COA of the proposed alterations to the subject property are now before the Board for consideration. PROJECT DESCRIPTION The subject proposal is primarily centered around the construction of a second-story balcony and canopy on the front (north) elevation with additional elevation changes on both the first and second stories. The proposed balcony-canopy consists of the following:: • Location: 9'8" from grade, and extends up 8"; • Measurements: o Width: 44'9" (spans entire building); o Depth: Varies - 9'10" at westernmost 30'5" of building; 7'2" above main entry; 4'4" west of door; O Encroachment into Right of Way: Varies-1'5" to 4'. HPB Meeting of July 20, 2011; 2010-218 32 East Atlantic Avenue; Page 3 of 16 • Total Area: 355 square feet; o Balcony: 241 square feet ( Located on Property, and is occupiable); o Canopy: Remainder (Extends into Right of Way) • Materials: Mud-set tiles in concrete over metal framing; • Balcony-Canopy Division: o Rail: 42" high aluminum pipe, painted silver o Location: On property line, set back 4' from canopy edge; • Support: o Columns: Painted steel o Measurements: 8" x 8" (2), 2' x 1'4" (2) o Location: 2" behind property line A waiver request has been requested for the encroachment of the balcony-canopy and support columns into the front setback area. The first floor elevation changes consist of the following: • Removal of louvered canopy; • Removal of existing fixed windows, replacement with four, two-light, mahogany bi-fold windows consisting of impact glass; • Removal of three (3) doors on westernmost area of façade, replacement with three, four-light, mahogany bi-fold doors with impact glass; • Addition of exterior counter at bi-fold windows, with three (3) perpendicular high-tops for seating extending two feet, eight inches (2'8") out from wall plane; • Addition of'h° black reveal on wall plane below bi-folding windows, throughout counter and high top area; • Replacement of entry doors with set of four-light, mahogany doors with impact glass; • Addition of arched entry feature centered on the easternmost entry doors on the first and second floors o Measurements: • Height: Twenty-two feet, eight inches (22'8"); • Width: Eight feet, six inches (8'6") at grade, increases to eleven feet, six inches (11'6") at top; o Materials: Ceramic tile over Dur-A-Roc, over metal framing; o Detail: '/2"x'h" horizontal, stainless steel bar spaced approximately twenty-two inches (22") apart. • Installation of two lighting fixtures on entry arch, flanking opening; • Relocation of existing signage onto front of overhang. The second floor elevation changes consist of the following: • Removal of existing, ten-light fixed windows, • Installation of three (3) sets of four-light, mahogany French doors; • Removal of existing stucco reveal, the spacing of which matched the window muntins, and replacement with one inch (1") wide stucco reveals, spaced to match new muntins; • Installation of lighting fixtures flanking each set of French doors; • Extension of the balcony through the entry arch to the property line. It is noted that all proposed muntins are horizontal "to match" stucco reveals on wall plane and/or stainless steel reveals on entry arch. SITE PLAN & DEVELOPMENT STANDARDS NOTE: While the Class IV Site Plan Modification has been certified, the original plans which were reviewed by the Board at the December 1, 2010 meeting have been reviewed. Therefore, any revisions HPB Meeting of July 20, 2011; 2010-218 32 East Atlantic Avenue; Page 4 of 16 requested by the Board as conditions of approval are not considered below. Both the original and certified sets of plans are provided as attachments. In addition, the waivers have been reanalyzed and will require further recommendations to the City Commission. Items identified in the Land Development Regulations shall specifically be addressed by the body taking final action on the site and development application/request. Section 4.4.24, OSSHAD, Principal Uses and Structures (B)(12) The uses allowed as permitted uses in Section 4.4.13(8) pursuant to the base district and special regulations of the Central Business District regulations shall also be allowed in OSSHAD on the subject property. Section 4.4.13, Central Business District, Principal Uses and Structures Permitted (B)(3)(a) Restaurants are a permitted use. STAFF COMMENT: The proposal is to expand the existing permitted restaurant use, which is permitted in both the OSSHAD and CBD zoning districts. Section 4.4.24, OSSHAD, Development Standards (F)(1) The subject property is subject to the development standards of the Central Core (CC) area of the CBD Zone District, excluding exemptions to height limitations provided in Section 4.3.4(J)(4). Section 4.4.13, Central Business District, Development Standards (F)(4)(a)2. The minimum front setback for buildings with nonresidential uses on the ground floor is five feet(5'). (F)(8) Balconies may encroach a maximum of four feet(4) into the setback. STAFF COMMENT: The required setback is five feet (5'), and the balcony may encroach up to four feet (4'). Regarding the balcony, the proposal exceeds the encroachable area by one foot (1') as the occupiable portion of balcony-canopy is located on the property line. Meanwhile, the canopy portion extends into the right of way, and will require a Hold Harmless Agreement. The balcony-canopy support columns and entry arch columns also encroach into the setback area as they are located two inches (2") from the property line. Additionally, the fixed high tops on the first floor encroach into the required five foot (5') setback area, as they are located approximately two feet (2') in the setback area. Therefore, a waiver to this requirement has been requested and is analyzed below. It is noted that the City Engineer has expressed support of the encroachment in the right of way. Section 4.4.24, OSSHAD, Supplemental District Regulations (G)(4)(b) Restaurants shall provide six (6) spaces per one thousand (1,000) square feet of total new or existing floor area being converted to restaurant use. STAFF COMMENT: The required amount of parking spaces for the additional 241 square feet of occupiable floor area on the balcony is 1 space, which has been accommodated via an approval of in-lieu parking spaces by the City Commission at its November 2, 2010 meeting. Therefore, this requirement has been met. HPB Meeting of July 20, 2011; 2010-218 32 East Atlantic Avenue; Page 5 of 16 Technical Review: Building Department Accessibility, which complies with ADA requirements, is to be provided to the second floor and proposed balcony area. STAFF COMMENT: While not indicated on the plans, an elevator presently exists and will continue to provide ADA compliant access to the second floor, and will also provide access to the future balcony area. Technical Review: Landscaping The design of the proposed second story balcony will cause impact to the existing oak tree. However, it appears that the impact will be minimal. Pruning of secondary lateral branches will need to be done, and the project can move forward with a few stipulations: a) That all pruning be done by a Certified Arborist and is monitored by the City of Delray Beach's Senior Landscape Planner. b) That the Senior Landscape Planner be notified three (3) days prior to the pruning of the tree. c) That the owner agrees to pay any costs associated to the damage and/or death to the tree including all replacement costs. STAFF COMMENT: Due to the significant importance of these technical comments, each has been added as a recommendation for the Board to include in their direction to the applicant. WAIVER Pursuant to LDR Section 2.4.7(B)(5), prior to granting a waiver, the approving body shall make a finding that the granting of the waiver: (a) Shall not adversely affect the neighboring area; (b) Shall not significantly diminish the provision of public facilities; (c) Shall not create an unsafe situation; and (d) Does not result in the grant of a special privilege in that the same waiver would be granted under similar circumstances on other property for another applicant or owner. Section 4.4.13, Central Business District, Development Standards (F)(4)(a)2. The minimum front setback for buildings with nonresidential uses on the ground floor is five feet(5'). (F)(8) Balconies may encroach a maximum of four feet (4) into the setback. STAFF COMMENT: As previously stated, the proposed balcony-canopy feature encroaches into the setback area as the occupiable portion on the second floor is located on the property line, and the support columns and entry arch columns are located two inches (2") from the property line. Additionally, the fixed high tops on the first floor encroach into the required five foot (5') setback area, as they are located approximately two feet (2') in the setback area. The waiver request is attached. In consideration of the criteria above, the waiver may be analyzed accordingly: (a) The encroachment of the balcony to the property line, and high tops 2' into the 5' setback area should not adversely affect the neighboring area, as the occupiable space in both cases is contained within the property. Additionally, these elements are open spaces, which will lend to more indoor HPB Meeting of July 20, 2011; 2010-218 32 East Atlantic Avenue; Page 6 of 16 WAIVER ANALYSIS CONTINUED...: outdoor interaction along the Avenue, as opposed to enclosed spaces, which would also have an impact with additional building mass on the streetscape; (b) The request will not diminish the provision of public facilities, as it is unlikely to create an impact; (c) The encroachment in both cases should not create an unsafe situation. The balcony rail meets the minimum rail height of 42", and the high tops are attached to the building, within the outdoor seating area permitted by the Sidewalk Café approval; (d) The request shouldn't result in the granting of a special privilege. First, the balcony columns, exclusive of the entry arch columns, are reminiscent of the original columns and recessed entry which were both removed during the 1996 renovation. Therefore, this element is appropriate in an attempt to reflect the earlier design. However, this is not the case for the entry feature, as it is too massive, and is considered a special privilege, as it is unlikely to be granted under similar circumstances for other contributing, or "historic", buildings. Although the encroachment of the high tops could be considered a special privilege, their function is the same as provided by the sidewalk cafe seating, and they will not create additional building mass which will negatively impact the streetscape. Should a similar proposal be submitted, the same waiver would likely be considered for the other property, as well. Based upon the above, positive findings with respect to LDR Section 2.4.7(B)(5), Waiver Findings, can be made with respect to the encroachment of the balcony and high tops into the setback area, subject to revision of the entry arch, as further described below. LDR SECTION 4.5.1, HISTORIC PRESERVATION DISTRICTS AND SITES (E) Development Standards All development regardless of use within individually designated historic properties and/or properties located within historic districts, whether contributing or noncontributing, residential or nonresidential, shall comply with the goals, objectives, and policies of the Comprehensive Plan, these regulations, the Delray Beach Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. STAFF COMMENT All applicable goals, objectives, and policies of the Comprehensive Plan, the Land Development Regulations, the Delray Beach Historic Preservation Design Guidelines, and the Secretary of the Interiors Standards for Rehabilitation have been applied to the subject proposal in order to ensure compliance with their intent. (E)(1) Exterior Architectural Features For the purpose of this Section, exterior architectural features shall include, but not be limited to the following: (a) The architectural style, scale, general design, and general arrangement of the structure's exterior; (b) The type and texture of building material; and (c) The type and style of all roofs, windows, doors, and signs. (E)(2)(c) Major and Minor development For purposes of this section, minor development standards shall be applied to all modifications to existing contributing and noncontributing structures in all historic districts on property zoned CBD and CF as well as all properties in the OSSHAD zoning district subject to the CBD Design Guidelines. HPB Meeting of July 20, 2011; 2010-218 32 East Atlantic Avenue; Page 7 of 16 STAFF COMMENT The proposal is considered Minor Development as it is zoned OSSHAD, yet subject to the CBD Design Guidelines (Development Standards). (E)(4) Alterations In considering proposals for alterations to the exterior of historic buildings and structures and in applying development and presentation standards, the documented, original design of the building may be considered, among other factors. STAFF COMMENT The original design of the subject structure has been considered, and photographs from both the 1950s and 1990s are attached. (E)(5) Standards and Guidelines. A historic site, building, structure, improvement, or appurtenance within a historic district shall only be altered, restored, preserved, repaired, relocated, demolished, or otherwise changed in accordance with the Secretary of the Interior's Standards for Rehabilitation, and the Delray Beach Historic Presentation Design Guidelines, as amended from time to time. The applicable Standards are noted as follows: A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. (Standard 1) The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. (Standard 2) Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. (Standard 3) New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. (Standard 9) New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. (Standard 10) STAFF COMMENT &ANALYSIS The applicable Standards noted above have been applied to the subject proposal as follows: Standards 1-2: The restaurant use should not impact or require changes which impact the character. While the downstairs has already been significantly impacted, the second story elevation should be maintained as much as possible to limit additional loss of integrity. This would be achieved by maintaining the original openings on the second story, or by minimally altering the original openings by only extending the opening to the floor and replacing the windows with doors. Standard 3: The proposed entry arch and reveals throughout are purely conjectural and further remove the architectural style from Masonry Vernacular. While the applicant has conveyed a relationship between the entry arch and the "Cafeteria" sign in the 1950s photo, the exaggeration of the new element eliminates the provision of a "physical record of its time and place..." The addition of an entry HPB Meeting of July 20, 2011; 2010-218 32 East Atlantic Avenue; Page 8 of 16 STAFF COMMENT &ANALYSIS CONTINUED... feature which is appropriately designed in a similar scale and style as the 1950s sign would not be contrary to the subject Standard. Standards 9-10: While the proposed work is differentiated, it is not done in an appropriate manner as it significantly detracts from the property and does not protect or unimpair the historic integrity of its environment (Atlantic Avenue). Further, the significant window alterations on the second story further destroy the original character of the building and should be maintained both in width and height; the conversion of these windows to doors would be deemed appropriate if the original openings were maintained. Based on the above, the proposal does not comply with the intent of the Secretary of the Interior's Standards for Rehabilitation, and positive findings cannot be made. The Guidelines suggest the following with respect to windows: • Windows are a preeminent character-defining feature of a building. Their placement, design and materials serve to articulate and give definition. • Any replacement design should take into consideration the features of the original, including size and shape of frame and opening; light configuration; muntin and mullion profiles and their configuration, among all other details. • Not Recommended: Cutting new openings, altering existing openings, blocking windows. STAFF COMMENT & ANALYSIS The intent of the applicable Guidelines noted above has not been met because the remaining windows and their openings, which are "character-defining features", are not being retained. Their placement and design are being significantly altered as the size or shape of frame and opening, the light configuration, muntin and mullion profiles and their configuration, as suggested in the guidelines, are not being maintained. Additionally, the guidebook recommends against "cutting new openings, altering existing openings, and blocking windows", all of which are proposed. Based on the above, positive findings cannot be made as the proposal does not comply with the intent of the guidance provided in the Delray Beach Historic Preservation Design Guidelines. (E)(8) Visual Compatibility Standards. New construction and all improvements to both contributing and noncontributing buildings, structures and appurtenances thereto within a designated historic district or on an individually designated property shall be visually compatible. In addition to the Zoning District Regulations, the Historic Preservation Board shall apply the visual compatibility standards provided for in this Section with regard to height, width, mass, scale, façade, openings, rhythm, material, color, texture, roof shape, direction, and other criteria set forth elsewhere in Section 4.5.1. Visual compatibility for minor and major development as referenced in Section 4.5.1(E)(2) shall be determined by utilizing criteria contained in (a)-(m) below. (a) Height: The height of proposed buildings or modifications shall be visually compatible in comparison or relation to the height of existing structures and buildings in a historic district for all major and minor development. (b) Front Facade Proportion: The front facade of each building or structure shall be visually compatible with and be in direct relationship to the width of the building and to the height of the front elevation of other existing structures and buildings within the subject historic district. (c) Proportion of Openings (Windows and Doors): The openings of any building within a historic district shall be visually compatible with the openings exemplified by prevailing historic architectural styles of similar buildings within the district. The relationship of the width of windows and doors to the HPB Meeting of July 20, 2011; 2010-218 32 East Atlantic Avenue; Page 9 of 16 height of windows and doors among buildings shall be visually compatible within the subject historic district. (d) Rhythm of Solids to Voids: The relationship of solids to voids of a building or structure shall be visually compatible with existing historic buildings or structures within the subject historic district for all development, with particular attention paid to the front facades. (e) Rhythm of Buildings on Streets: The relationship of buildings to open space between them and adjoining buildings shall be visually compatible with the relationship between existing historic buildings or structures within the subject historic district. (f) Rhythm of Entrance and/or Porch Projections: The relationship of entrances and porch projections to the sidewalks of a building shall be visually compatible with existing architectural styles of entrances and porch projections on existing historic buildings and structures within the subject historic district for all development. (g) Relationship of Materials, Texture, and Color: The relationship of materials, texture, and color of the facade of a building and/or hardscaping shall be visually compatible with the predominant materials used in the historic buildings and structures within the subject historic district. (i) Walls of Continuity: Walls, fences, evergreen landscape masses, or building facades, shall form cohesive walls of enclosure along a street to ensure visual compatibility with historic buildings or structures within the subject historic district and the structure to which it is visually related. (j) Scale of a Building: The size of a building and the building mass in relation to open spaces, windows, door openings, balconies, porches, and lot size shall be visually compatible with the building size and mass of historic buildings and structures within a historic district for all development. (k) Directional Expression of Front Elevation: A building shall be visually compatible with the buildings, structures, and sites within a historic district for all development with regard to its directional character, whether vertical or horizontal. (I) Architectural Style: All major and minor development shall consist of only one (1) architectural style per structure or property and not introduce elements definitive of another style. (m)Additions to Individually Designated Properties and to Contributing Structures in all Historic Districts. Visual compatibility shall be accomplished as follows: 1. Additions shall be located to the rear or least public side of a building and be as inconspicuous as possible. 2. Additions or accessory structures shall not be located in front of the established front wall plane of a historic building. 3. Characteristic features of the original building shall not be destroyed or obscured. 4. Additions shall be designed and constructed so that the basic form and character of the historic building will remain intact if the addition is ever removed. 5. Additions shall not introduce a new architectural style, mimic too closely the style of the existing building nor replicate the original design, but shall be coherent in design with the existing building. 6. Additions shall be secondary and subordinate to the main mass of the historic building and shall not overwhelm the original building. HPB Meeting of July 20, 2011; 2010-218 • 32 East Atlantic Avenue; Page 10 of 16 STAFF COMMENT &ANALYSIS The general nature of the proposal is compatible and appropriate; however, there are concerns with the details which do not meet the intent of the review criteria as follows: (a) The height of the entry feature is not compatible; this feature should be completely removed or significantly revised, in order to also meet its purpose of attracting or directing visitors to the entry, which may be achieved in a more appropriate manner. (c)-(d) While the proportion of the proposed doors and windows is generally appropriate in itself, the proportions are smaller than the original openings, and therefore, not appropriate. Meanwhile, the proposal is adding glass area to the first floor, which is more appropriate when considering the original storefront on the building. Further, the rhythm of solids to voids as originally existing has been altered and will be further altered by the subject proposal. (e)-(f) The proposed entry feature will interrupt the rhythm of buildings on the street as it is not visually compatible with other entrances of a similar style, whether deemed historic or not. (i)-(k) The front entry feature, as part of the building façade, does not ensure visual compatibility with the historic buildings or structures within the district or the structure to which it is visually related. Further, the directional expression of the front elevation is evident, and this feature should not be needed to further emphasize the obvious. (I) While the style has evolved over the years as a result of exterior modifications, the building was originally constructed in the Masonry Vernacular style with simple art modern elements and features indicative of its time. (m) While additions are typically presumed to mean roofed area such as porches and/or livable space, the proposed alterations on the front façade are also considered additions. As such, the addition of the balcony and canopy although on the front wall plane, are appropriate in that they are of the same style as the building, and do not destroy or obstruct any features or the building, are subordinate and secondary. On the contrary, the entry arch is not inconspicuous, obscures characteristic features such as the triple window opening and a portion of the eyebrow, is not coherent in design in that it is out of scale and disproportionate with the building, and most importantly, the entry feature is not secondary or subordinate to the main mass of the historic building. Further, the entry feature overwhelms the original building. Overall, the main concerns with the proposal are those which will have the most impact on the structure and its historic integrity. Based on the above, positive findings cannot be made with respect to the Visual Compatibility Standards. REQUIRED FINDINGS Pursuant to LDR Section 3.1.1, Required Findings, Prior to the approval of development applications, certain findings must be made in a form which is a part of the official record. This may be achieved through information on the application, written materials submitted by the applicant, the staff report, or minutes. Findings shall be made by the body which has the authority to approve or deny the development application. (A) FUTURE LAND USE MAP: The resulting use of land or structures must be allowed in the zoning district within which the land is situated and said zoning must be consistent with the applicable land use designation as shown on the Future Land Use Map. HPB Meeting of July 20, 2011; 2010-218 32 East Atlantic Avenue; Page 11 of 16 STAFF COMMENT The subject property has a FLUM (Future Land Use Map) designation of OMU (Other Mixed Use) and zoning designation of OSSHAD. The zoning district is consistent with the OMU Future Land Use Map designation. The existing restaurant use is permitted, and therefore, its use expansion is appropriate, as well. Thus, positive findings can be made with respect to Future Land Use Map consistency. (B) CONCURRENCY: Concurrency must be met and a determination made that the public facility needs, including public schools, of the requested land use and/or development application will not exceed the ability of the City and The School District of Palm Beach County to fund and provide, or to require the provision of, needed capital improvements in order to maintain the Levels of Service Standards established in Table CI-GOP-1 of the Comprehensive Plan. STAFF COMMENT The applicable Concurrency items are noted as follows: Streets and Traffic: The property is located within the TCEA, and therefore, a Traffic Study is not required. While there will be a slight increase in daily trips generated by the expanded use area, the increase will be minor and will not impact traffic concurrency on the adjacent roadways Solid Waste: The Solid Waste Authority has indicated that its facilities have sufficient capacity to handle all development proposals until the year 2024, thus a positive finding with respect to this level of service standard can be made (C) CONSISTENCY: A finding of overall consistency may be made even though the action will be in conflict with some individual performance standards contained within Article 3.2, provided that the approving body specifically finds that the beneficial aspects of the proposed project (hence compliance with some standards) outweighs the negative impacts of identified points of conflict. STAFF COMMENT As described in Appendix B, a positive finding of consistency can be made as it relates to Standards for Site Plan Actions, subject to compliance with the recommended direction. A review of the objectives and policies of the adopted Comprehensive Plan was conducted and the following applicable objectives or policies were noted: Future Land Use Objective A-1 Property shall be developed or redeveloped, in a manner so that the future use, intensity and density are appropriate in terms of soil, topographic, and other applicable physical considerations; encourage affordable goods and services; are complementary to and compatible with adjacent land uses; and fulfill remaining land use needs. STAFF COMMENT The further development of the existing restaurant use is appropriate and compatible as it is a permitted use, and will further enhance the Avenue, while also creating the potential to create additional foot traffic to an area not as busy as others to the east. Therefore, the proposal to expand the restaurant use on the subject property is consistent with the subject Objective. Future Land Use Objective A-4 The redevelopment of land and buildings shall provide for the preservation of historic resources. The objective shall be met through continued adherence to the City's Historic Preservation Ordinance and, where applicable, to architectural design guidelines through the following policies: HPB Meeting of July 20, 2011; 2010-218 • 32 East Atlantic Avenue; Page 12 of 16 Future Land Use Policy A-4.1 Prior to approval or recommending approval of any land use or development application for property located within a historic district or designated as a historic site, the Historic Preservation Board must make a finding that the requested action is consistent with the provisions of Section 4.5.1 of the Land Development Regulations relating to historic sites and districts and the "Delray Beach Design Guidelines". Future Land Use Policy A-4.2 In order to protect the City's historic resources, the Land Development Regulations shall include provisions for designation of historically significant buildings, structures, archaeological sites, or districts. The City shall conduct periodic neighborhood surveys to identify and evaluate potential historic resources at least once every five years. STAFF COMMENT The proposed alterations are not in keeping with the building's original architectural character, and will. further diminish any remaining details of the original front façade. Compliance with the LDRs, primarily Section 4.5.1, has not been achieved, nor has the intent of the noted Standards for Rehabilitation and Guidelines been met. Regarding the survey requirement, this was met, and a recommendation to reclassify the property as Contributing is being processed was made by the Consultant. While the property owner initially "opted out" of the reclassification process, thereby eliminating the possibility of taking advantage of those benefits afforded to contributing properties, he has since applied for the reclassification. Regarding Policy A-4.1 above, the proposal is not consistent with its intent, and therefore, positive findings cannot be made. Future Land Use Objective C-2 Economic development, with due regard for private property rights, historic preservation and character, is an essential component of the redevelopment and renewal efforts which are directed to the future of the City of Delray Beach. Specific efforts for the coordination and provision of economic development activities shall be centered in the City Administration's Development Services Management Group. Future Land Use Objective C-3 The Central Business District (CBD) and surrounding neighborhoods, including A-9-A, Seacrest and Swinton Avenue represents the essence of what is Delray Beach i.e. a "village by the sea". The continued revitalization of the CBD is essential to achieving the overall theme of the City's Comprehensive Plan by managing growth and preserving the charm. The following policies and activities shall be pursued in the achievement of this objective. STAFF COMMENT While the proposal provides for additional economic development opportunities with the expanded use area, due regard for historic preservation and character is not evident in the proposal, as the business's success and expansion does not hinge on the redevelopment as presented. The project could comply with the intent of the review criteria while experiencing the desired economic success. Regarding Objective C-2, the proposal is not consistent with its intent, and therefore, positive findings cannot be made. (D) Compliance with LDRs: Whenever an item is identified elsewhere in these Land Development Regulations (LDRs), it shall specifically be addressed by the body taking final action on a land development application/request. Such items are found in Section 2.4.5 and in special regulation portions of individual zoning district regulations. HPB Meeting of July 20, 2011; 2010-218 32 East Atlantic Avenue; Page 13 of 16 STAFF COMMENT As described throughout the report, there are many concerns with the proposal which should be addressed prior to making a positive finding of consistency with the LDRs. REVIEW BY OTHERS At its meeting of October 11, 2010, the Downtown Development Authority (DDA) reviewed the proposal and recommended approval, subject to the provision that the "tree located to the front remains in place." At its meeting of October 21, 2010, the Community Redevelopment Agency (CRA) reviewed the proposal. Staff informed the Board that the reclassification application had been submitted, and that there were concerns with the proposal, as expressed throughout this report. The Board, noting that the building was non-contributing and potentially being reclassified to contributing, agreed with Staff's concerns and recommended approval subject to compliance with those noted concerns. ASSESSMENT AND CONCLUSION Overall, the general idea of the proposed improvements is supported, and given the present architectural style of the building, the proposal is not necessarily inappropriate. However, significant changes have occurred to the building which, as pointed out by the Historic Preservation Planner in 1996, were not appropriate and have had a negative impact to the integrity of the building. Therefore, additional improvements should take those extra steps necessary, as required by the review criteria, to protect those elements which remain, as well as provide appropriate and compatible solutions to the new development. As previously stated, an application to reclassify the property from non-contributing to contributing is being processed, and, if approved, will permit the property owner to take advantage the appropriate benefits afforded to contributing properties. These benefits are not available to non-contributing properties. The benefits include a ten year tax exemption on the increased value resulting from HPB approved improvements, variances, and eligibility for the CRA Façade Easement program. Staff has informed the property owner that should the improvements be approved by the Board, as proposed, a recommendation to deny the reclassification would be provided to the City Commission at the Public Hearing scheduled on August 2, 2011, as the integrity would be further compromised. While some of the noted concerns and recommended conditions of approval were addressed in the approval granted by the HPB at its December 1, 2010 meeting, additional revisions are necessary in order to meet the intent of the review criteria and not further compromise the historic integrity of the building. Based on the analysis and concerns provided throughout the Staff Report, Staff recommends that the Board require the applicant to provide revisions accordingly, which may be achieved through the recommended conditions of approval. ALTERNATIVE ACTIONS A. Continue with direction. B. Move approval of the Certificate of Appropriateness, Site Plan Modification, and waiver requests (2010-218) for 32 East Atlantic Avenue, 32 East, Old School Square Historic District, by adopting the findings of fact and law contained in the staff report, and finding that the request, and approval thereof, meets criteria set forth in the Land Development Regulations and Comprehensive Plan, subject to conditions of approval. HPB Meeting of July 20, 2011; 2010-218 32 East Atlantic Avenue; Page 14 of 16 C. Move denial of the Certificate of Appropriateness, Site Plan Modification, and waiver requests (2010-218) for 32 East Atlantic Avenue, 32 East, Old School Square Historic District, by adopting the findings of fact and law contained in the staff report, and finding that the request, and approval thereof, does not meet criteria set forth in the Land Development Regulations and Comprehensive Plan. STAFF RECOMMENDATION 744 Recommend approval of the Certificate of Appropriateness and Site Plan Modification (2010-218) for 32 East Atlantic Avenue, 32 East, Old School Square Historic District, by adopting the findings of fact and law contained in the staff report, and finding that the request, and approval thereof, meets criteria set forth in the Land Development Regulations and Comprehensive Plan, subject to the following conditions: 1. That the original openings on the second floor are not altered in width or height, but may be altered from windows to doors by removing the lower wall below each existing opening (as achieved in the certified plans); 2. That the middle set of French doors on the second story are removed (as achieved in the certified 3. Thatl the entry arch be removed;- 4. That the following landscape technical comments are addressed (as noted and confirmed in the certified plans): a) That all pruning be done by a Certified Arborist and is monitored by the City of Delray Beach's Senior Landscape Planner; b) That the Senior Landscape Planner be notified three (3) days prior to pruning of the tree; c) That the owner agrees to pay any costs associated to the damage and/or death to the tree including all replacement costs. 5. That the horizontal reveals are removed throughout, and a smooth stucco finish is provided on the exterior; 6. That all muntin patterns replicate those of the original building or are removed where muntins did not originally exist; and, 7. That a Hold Harmless Agreement is executed prior to the issuance of a Building Permit. Waiver: LDR Section 4.4.13(F)(4)(a)2., Central Business District, Development Standards ( Recommend Approval to the City Commission of the waiver to LDR Section 4.4.13(F)(4)(a)2., to allow a �� two inch (2") setback for the balcony columns and a three foot (3') setback for the high top counter S area, where a five foot (5') setback is required, based upon positive findings of LDR Section 2.4.5(B)(5). ck Waiver: LDR ectidn 4.4.13(F)(4)()2., Central Business District, Development Standards '7 Recommend(denial to the City Commission of the waiver to LDR Section 4.4.13(F)(4)(a)2., Central v Business District, Development Standards, to allow a two-story, arched entry feature within the required 'the foot (5') setback area, based upon a failure to make positive findings of LDR Section 2.4.5(B)(5).as the granting of the request would result in an adverse affect on the neighboring area, and a special privilege not granted under similar circumstances on other historic property for another applicant or owner. �� Waiver: LDR Section 4.4.13(F)(8), Central Business District, Development Standards a� Recommend approval to the City Commission of the waiver to LDR Section 4.4.13(F)(8), Central Business District, Development Standards, to allow a five foot (5') front setback encroachment for a balcony, where a four foot (4') encroachment is permitted, based upon positive finding of LDR Section 2.4.5(B)(5). Prepared by: Amy E. Alvarez, Historic Preservation Planner Appendix A Page 1 Page 1 APPENDIX A STANDARDS FOR SITE PLAN ACTIONS 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. Does not meet intent X, Recommendations to meet the intent have been provided. B. Separation of different forms of transportation shall be encouraged. This includes pedestrians, bicyclists, and vehicles in a manner consistent with policies found under Objectives D-1 and D-2 of the Transportation Element. Not applicable X C. Open space enhancements as described in Policies found under Objective B-1 of the Open Space and Recreation Element are appropriately addressed. Not applicable X D. The City shall evaluate the effect that any street widening or traffic circulation modification may have upon an existing neighborhood. If it is determined that the widening or modification will be detrimental and result in a degradation of the neighborhood, the project shall not be permitted. Not applicable X E. Development of vacant land which is zoned for residential purposes shall be planned in a manner which is consistent with adjacent development regardless of zoning designations. Not applicable X F. Property shall be developed or redeveloped in a manner so that the future use and intensity are appropriate in terms of soil, topographic, and other applicable physical considerations; complementary to adjacent land uses; and fulfills remaining land use needs. Meets intent of standard X G. Redevelopment and the development of new land shall result in the provision of a variety of housing types which shall continue to accommodate the diverse makeup of the City's demographic profile, and meet the housing needs identified in the Housing Element. This shall be accomplished through the implementation of policies under Objective B-2 of the Housing Element. Not applicable X Appendix B Page 2 H. The City shall consider the effect that the proposal will have on the stability of nearby neighborhoods. Factors such as noise, odors, dust, traffic volumes and circulation patterns shall be reviewed in terms of their potential to negatively impact the safety, habitability and stability of residential areas. If it is determined that a proposed development will result in a degradation of any neighborhood, the project shall be modified accordingly or denied. Meets intent of standard X I. Development shall not be approved if traffic associated with such development would create a new high accident location, or exacerbate an existing situation causing it to become a high accident location, without such development taking actions to remedy the accident situation. Meets intent of standard X J. 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DELRAY BCH, FL 33483 NEIN SECOND FLOOR EXTERIOR BALCONY RESTAURANT AREA:355 SF. PHONE 561.272.7301 TOTAL BUILDING AREA, 1,924 SF. FAX. 561.272.3722 BREWERARCHITECTURE.CCAU iqC'6' ;iUIN1.Y .- IgU.d FLnr �;VI , EXISTING PARKING PROVIDED FOR 1565 SF.RESTAURANT•2 RARKING REQUIRED FOR NEW BALCONY AREA,241 SF./I PER 166.6 SF.•1.45 ,, 'II (REQUESTING IN-LIEU APPROVAL FOR I PARKING SPACES) . LUI 2, HLOCK 5 rLierav,8na1aYS ,).F . n� .. r• y � I' s i : I1 a'. nArt.,wrw~, ke V1 1 26.1 6'S:.IiVLY .1 `I J� ` d fi ?3 I Z ..6.0! FLAT ` ~ " '/ R. I L +:,r.7N, rdyl! `I C61+ Lw to:1 SEIN$, sC+.l G' N2i 1-"" 5E2 obi ;" SE:t, O P C.+ 4 Q E. G P I 1 LCI 2, k3CCK 'n9 � t i w L\11 0_ }SE3.d SI E 14 /1/ / fY L1 yy u ,_,d /'1 ` 111 r�Cll N?hN. I1;4' ' IS' '� q U_J \Ti) UI NA.L 4 VrSI Lii a LLLVAT Cf. `1.0/ it ! i' t' fi 1L i. -, _ OW N$_I_ SOI SI Sf4N51._ 5:1 , '�1 LLJ i.v,,,,, w LOCATION MAP Q 1.01 .3, HLOCK E9 ea L, cl g I— C N.T.S. N Cl) w cK Y M � `'` W ^ r 1 m Y Y s. ULSCH;PiIC1,: r- ALL CI' LCI`i IF'.RLL (3; AND 10L.ii (4; OF McGINLLY AND a GCSMAN Sl EWIVIF:ON OF BLOCK 69 C!' IF'E C•IY CI. CLLF,AY = ,. a HE.ACF:, FLCRIDA, ACC CRD,NC TO III PI.AI II,LIiEGr CN F ILL IT D n ° ° N INC OF"'CE OF 1HE CIRCU'I COURT IN AND FUN PALM BLACK LI ' u 'L -L CCUNIY, FLCRDA, RLCCROLD IN PLAI 6COK i Al PALL•13; V .� • - LESS Ill EAST 2' 6/ FEE' AND INC 501.11- FOURTEEN (S.14') _S' ., LL� CI 101 Al-IL'' iESS 1HE WLUI 26 I.E.E:I AND IF 6CUIF' o 1� SOL (S. AS '6 EASI AILANIIC AR0013954 1` •A`✓ENUL, DLIIrA( L•LACI-, I'LCIiIDA,. AND. • rc, s• ;? ` iHU WESI 2.^..`3 1E11 CF LUI 2, ANT' ,HL LA'dl 2'.6'i rni GI _ ' -- `` '��'-a—�.,o; • U - `4 i EC1 3, LAcc IMt 5C:1-TF. L PEA1, FLCCY. 69, C'.LL CI DEL RAY �+ �:IO;w 13U!Lu'IyG BLACV'., ACCC'ItL'',G C "1-L PLAI IF'LFF.CF Cr FILL " 'II C�I,Ct WI OF III C1RCL'T CCUNI N. AN.L; IOR PALM "9LACH CCUNI, • ; „ AlLANIC M PLAI ULLH 2 AI' FAGL 43 (KNOWN AS 52 hA'_'' ;,,,,,,,,,,,,,,,,;°::,,,,,,»,,,,,,,,: '¢'- A!LAh:I'C :1VLNI:L, DELIlA'r NLACI-�. ,SU 0. ~v c y s. m - -if" ;2y+ DATE: 8-24-2010 CK F9 ., t, ° In ,� PERMIT NO. i. 7 zw REVISIONS: cv we Onc ; • zsl 9-30-2010 i ,,,,,,,,,,,,,,,,,Ncc�--n. r.l nor r „ ` " fl • T' . 1 ' l ✓ O0 131Ea G riEN ■ im ARCHITECTURE • 85 SE 4TH AVENUE DELRAY BCH. FL 33483 PHONE 561.272.7301 FAX. 561.272.3722 . BREWERARCHITECTURE.COY I I ISUPFL — ( ®DN� O I -T O I 1\ I O T Q I i'. I r�y I LL' ! T FNiI Q I O Q 1 Y • I REMOVE EXIS ING IILL) LL _ DOORS ;��\ O L ■ GO Q 2 Z I L..) zit A --li I g < 11-1 < QI I`�� MOTE:EXISTING • 1 ll �d'NI 1 REMOVED,�1 017� T 1 I I 1 T ■ 1 !M BAR 1 0 �b AREA 1 I ,�� I (EXISTING) DINNING AR00I3954 PRIVATE I I I (EXISTING) i' I I / I T Li��J 1 y-- I 1 I I I I I I 1 I 1 I I I 1 I I I I I REMOVE EXISJING L_.._J L—J__J DOORS I ----'�----_j-----7---_.. r I I I DATE: 8-24-2010 PERMIT NO. REVISIONS: PROPERTY LINE EXISTING SIDN.UALK ACCESS PATH _ ` ` EXISTING FIRST FLOOR EXISTING SECOND FLOOR o Z I/4" = I'-0" I/4" = 1'-0" 0 ■ ■II ARCHITECTURE i REMOVE EXISTING FIXED WINDOWS 85 SE 4TH AVENUE • f-J DELRAY BCH,FL 33483 • PHONE 561.272.7301 FAX. 551.272.3722 BREW ERARCHITECTURE.CO M REMOVE EXIETD4C LOUVERED I �CANOPY COMPLETE I ma 1 1 1 t I t 1 I I REMOVE 70 BE IGNAGE AI [ I I LOCATED EXISTING NEON S!GNAGE En 0 • �,/,,, � REMOVE EXISTING FIXED WINDOWS FA 0 LLJ Q EXISTING PARTIAL SECTION 1fNi U o I/4" = I'_0" III. z REMOVE EXISTINT=LOUVERED U CANOPY COMPLETE F-W . ...,:: < co H. REMOVE TO BE RELOCATED N rr^^ EXISTING NEW SIGNAGE N v) W c, M �aNLL1 TOP OF PARAPET _ _ REMOVE EXISTING FIXED WINDOWS . 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I I-4" �I N COI [IP _ i _ H T o I- 1 4., , ______L_ a, 1 N / P-4 liri • e 1 1 1 i:j II I S , ,9 I .4"iTEP W o /F�i/1 Q 4 4'-2 4 ° - Hu LJi LINE OF NEW _ ; __ IIM BALCONY •= vE -a ❑ 1 r .- -1 I ZQ I • c a 4 ti I Q CC ��:% all N r.) w L i _ ��l ' PRIVATE ro U - --- DINNING • N w I- / \ f ` 4°ITEP,` (EXISTING) MzIII1/ �' �2'-e'-s I v 0 • H = 4P I � '// SBA ONY NEW ' I_ r' Q 2" � BAR N I_ F _ 1 _ I • q41-.1- m AREA I - ` ❑ f lJ ❑ 241 . ■ Q (EXISTING) LU 1 _� I I - I _. a NEW F AGONY FRENCH I AR0013954 EXISTING - I DOORS BAR 4 STEP • I is) O .0 L_J STATION/ 11- �1 - f 'F 1 / STATION - _ - �I DATE: 8-24-2010 ,� �u —ILI"• i PEWDATE: NO. L_ _ _� !-�-1- - I REVISIONS' I 2' 5 " ti /-5•_I0•-/ 5-30-2010 9'-19' / I,� �j. 1 1 5'_O• 1 I NEW 8X6 STEEL MUD SET GREY TILE OVER LGHT L'EIGHT CONC. COLUMN TO BE OVER METAL FRAMING - PAINTED PROPERTY LINE NEW ALUMNILM PIPE RAILING - EX15T1NG SIDEWALK 42'ABOVE FINISH FLOOR ACCESS PATH PANTED SILVER dill /„ ' NORTH PROPOSED FIRST FLOOR PROPOSED SECOND FLOOR 1 1/4" = 1'-0" 1/4" = I'-0` Al 1 V EXISTING CONC. PAINTED STEEL PROJECTING ALINING SUPPORT BRACKET • CERAMIC TILE OVER "-S.-B" ^ ry 0 t TOP CF PARAPET _ _ _ _ _ - - — _ a K NEW LIGHT FIXTURE DUR-A-ROC OVER METAL __ —— - EI i NN FRAMING t ._■L® EL 24--4•./- l MUD SET GREY TILE OVER LIGHT UF_IGHT CONC. -. - l OVER METAL FRAMING ARCHITECTURE 4 NEW ALUMINUM PIPE RAILING 85 SE 4TH AVENUE 42'ABOVE FINISH FLOOR - DELRAY BCH, FL 33483 PANTED SILVER E PHONE 561.272.7301 1"X}"STANLESS FAX. 561.272.3722 - STEEL BAR - BREWERARCHITECTURE.COM v 5'-10"_/. 5'-10" -/ \ / ? 06 TOP OF SECOND FLOOR ' ry�11 m ry -� �j/ / /�/ /// EL II-10 ./- 1 I i l l 1 i t 1 T _ r -, /�LIJ / //1�//L/1_C%1/U/ /� // / �/ NEW MA, LE OP TO /% - / HATCH ISTI G BAR / PP777777/ /-4'-2"-/ / f//�//i NEW EXT-- IOR�� COUNTER / 9-10" / r^ l M-9'-10" / MAHOG4N WISH WIiH;"BLACK / �I REVEALS NEW 0X3 4 TED / / • • �c t STEEL CO URNS -- / CD_ GROUND FLOOR ♦ 2. ( 2• i 1\ I I 2'-0• i /-5'-i0" / CD,k-5'-10" �. PROPERTY LINE PROPERTY LINE-�I Q PARTIAL BUILDING SECTION SHED CONC. WEST ELEVATION BASE Q o 1/4" = 1'-0" 1/4" = I'-0" U J NOTE:REPAINT BUILDING WITH I I- LL SAME COLORS(FLAT PAINT) Z = NEW}- NCH DOORS lin Q U NOTE:HORIZONTAL MULLIONS TO MATCH I"- W STUCCO REVEALS W/ d"X d"STAINLESS CLEAR IMPACT GLASS • Q m STEEL BAR EXISTING CONC, PROJECTING AWNING G AING C..1 V) CERAMIC TILE OVER NEW LIGHT FIXTURE N vl LL DUR-A-ROC OVER METAL I"WIDE STUCCO FRAMING .II'-4" 7 REVEAL CV LU O NEW ALUMINUM PIPE RAILING fv'1 42"ABOVE FINISH FLOOR 64 PANTED SILVER TOP OF PARAPET _ _ _ _ ' - 1 EXISTNCi CANOPY TO A EL. 24.-4"•/- RMAIN RELOCATED EXIST.NEON . • - __ I SIGNAGE ��-� . 3"COPPERDRIP EDGE F _ FlCI_ o . i'' -- - "• 11 I - I I AR0013954 • -_. -- -R' _. `_- --I-I-NM=I- a TOP CF SECOND FLOOR - - _ •__ '� .... �� J THIRTY TWO EAS CO- I- I f I I L.. II 2. - [ - ® ® DATEPERMIT: 0-24-2010NO.- \\, REVISIONS: O _ \ m 9-30-2010 O. GROUND FLOOR _ II_ _ \ EL 0'•0"•/- TO BE R DOCK I �, 0", k TO BE REPLACED WITH NEW BX8 PANTED NEW TO MATCH STEEL COLUMNS pppp / 9,_4. IXISTNG NO LIIOFC� SCOPE OF WORK EXISTING NO WORK \ EXSTNGSTOREFRONT - WINDOWS TO REMAIN NEW 4-LITE MAHOGANY EXISTING LIGHT ENTRY DOORS W/CLEAR U!•F:NISt-tED CONC. FIX UFES TO IZEMAM IMPACT GLASS BASE NEW MAHOGANY WOOD STACKING BI-FOLD PROPOSED NORTH ELEVATION DOOR W/CLEAR IMPACT GLASS 1 NEW EXTERIOR COUNTER 1/4" = I'-0" MAHOGANY FINISH WITH}"BLACK REVEALS .2 . NEW MAHOGANY WOOD STACKING WI-FOLD WINDOWS W/CLEAR IMPACT GLASS • 4 .111 NEW FIXED SIDELITE NEW FRENCH DOORS I ND WINDOWS TO NOTE:HORIZONTAL I O A MATCH FRENCH DOOR MULLIONS TO MATCH PANEL EXISTING OPENING WIDTH STUCCO REVEALS W/ CLEAR IMPACT GLASS .8• EltrEik i TOP OF PARAPET _ _ - - I ■ ■ r-5'-5" / 9'-2" 3'-3"-•"- '-0" 3'-0" 3'-3"-/ 9'-2" r '-1" ARCHITECTURE EXISTING OPENING WIDTH EXISTING OPENING WIDTH NEW LIGHT FIXTURE BS SE 4TH AVENUE DEI.RAY BCH, FL 33483 \� I PHDNE 561.27 FA. 56L272.3722.73012 BREW ERARCNITECTU RE.COY • I 7 F H''''.___: , • 44,TOP OF SECOND FLOOR _ mm I O m O i L• t I 0 z :I1— E _ Q NI EL.0''-0'F;OOR _ EXISTING DOOR-------.- I 1 5-44�' ` TO BE REPLACED WITH I'-b" b'-4" I'-6" ^ Q NEW VISION WINDOW W LLI C EXISTING NO WORK SCOPE OF WORK X EXISTING NO WORKO 00 yH LPL Qom . BUILDING SECTION g z w F H� 1/4„ = I.-0" Nww_ j NOTE:REPAINT BUILDING WITH NEW FRENCH DOORS W }"X}"STAINLESS SAME COLORS(FLAT PAINT) NOTE:HORIZONTAL CIOP""/'��M M�f Q MULLIONS TO MATCH STEEL BAR STUCCO REVEALS W/ GNEwLEARLicts1,4MTP)FARA:CTu GLASS C. CERAMIC TILE OVER 11'-4' / AWLNING i I DUR-A-ROC OVER METAL RE FRAMII:G^ I'WIDE STUCCO REvcAL Q�TOP OF PARAPET T EL. 24'-4"•/- - - - - I}'DIA ALUMINLLM PIPE 'aTILING T 42"ABOVE FINISH FLOOR PAINTED SILVER i CO I RELOCATED EXIST.NEON ,i AR0013954 p •■ I �' I �) MI ; IiTpEoXR01,1alriNGcATIINCONma ii Al El _ 3!GOPPEER DRIP EDGE ME ■ Ili ■ ii ■ ■ _ ® _ 11I_— —MOM MM. — O 1 TOP OF SECOND FLOOR �_—II li S.. - ! l , - _ ____ __ -� III ❑ ❑ O 1 DATE 8-24-2010 THIRTY TWO E A S T 1 r ! IPERS IOIT NS m n u 1-L .E I ' ; 1-- ---I I� 1 II I Er, ,, , ___, _. - _ 0 4-14-2011 � � —I \ ,:p O .___________ ,...H ,J ,,,,i,GROUND FLOOR _ I / �.. 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