HPB 03-02-16 AGENDA
HISTORIC PRESERVATION BOARD
Meeting Date: March 2, 2016 Time: 6:00 P.M.
Type of Meeting: Regular Meeting
Location: City Commission Chambers, City Hall, 100 NW i 'Avenue
I. CALLTO ORDER
II. ROLL CALL
III. APPROVAL OF AGENDA
IV. SWEARING IN OF THE PUBLIC
V. COMMENTS FROM THE PUBLIC
(NOTE:Comments on items that are NOT on the Agenda will be taken immediately prior to Public Hearing Items.)
Speakers will be limited to 3 minutes.
VI. ACTION ITEMS
A. Certificate of Appropriateness (2016-075): Exterior elevation alterations to a non-
contributing structure.
Address: 799 NE 2d Avenue, Del-Ida Park Historic District
Applicant/Agent: Peggy Gotte; 561 777-5240; ivaccess@comcast.net
Planner: Lynn Van Duyne, Historic Preservation Planner; (561) 243-7048;
vanduynemydeIraybeach.com
B. Certificate of Appropriateness, Class V Site Plan, Landscape Plan, Architectural
Elevation, and Waiver(2015-169): Demolition of an existing duplex, and new construction
of a three-story mixed-use building containing medical office and a residential unit, and
provision of associated site improvements such as parking, lighting, and landscaping.
Address: 226 Palm Court, Del-Ida Park Historic District
Agent: GE Architecture, Inc; (561) 276-6011; qary@eliarch.com
Planner: Amy Alvarez, Senior Planner; (561) 243-7284; Alvarezmvdelraybeach.com
VII REPORTS AND COMMENTS
Board Members
Staff
IX. ADJOURN
Ly .vVc.+vVuyvt.&
Lynn Van Duyne, LEED Green Associate
Senior Historic Preservation Planner Posted on: February 23, 2016
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 the City Manager at 243-701024 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.
Historic Preservati Board-Voting Sheet
VI.A VII.B
HPB MEETING
HELD: ATTEND 799 NE 2nd 226 Palm
March 2, 2016 Avenue Court
COA COA
Attorney: VOTE to VOTE to
Stephanie Spritz Approve Approve
4-2 Denial
5-1
Price Patton P Y Y
Rhonda Sexton A A A
Andrea Sherman P NO NO
Bill Bathurst P Y Y
Andrea Harden P NO Y
Angela Budano P Y Y
John Miller P Y Y
***with additional conditions added by the Board
Page 1
ADJOURNED: 8:00PM
DELRAY BEACH
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March 2, 2016
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HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH STAFF REPORT
MEETING DATE: March 2, 2016
ITEM: 799 NE 2 Avenue, Del-Ida Park Historic District-Certificate of Appropriateness,
(2016-075) for exterior elevation alterations.
1' f IL) LII 11
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GENERAL DATA - I .—
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Owner Peggy Gotte j . I i I . 1 i .
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Agent Peggy Gotte 1
Location 799 NE 2nd Avenue I
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PropertySize .42Acres I I I
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Current Zoning RD (Residential Office)
Adjacent Zoning I F
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South: RL F ' ...- N
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Proposed LandUse Office 1I _
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HISTORIC PRESERVATION BOARD
MEMORANDUM STAFF REPORT
Property Owners/Agent: Pegy Gotte
Project Location: 799 NE 2 Avenue, Del-Ida Park Historic District
HPB Meeting Date: March 2, 2016 File: C0A2016-075
ITEM BEFORE THE BOARD
The item before the Board is the consideration of a Certificate of Appropriateness (COA)
associated with exterior elevation alterations to a non-contributing structure located at 799 NE
Avenue, Del-Ida Park Historic District, pursuant to Land Development Regulations (LDR) Section
2.4.6(H)(5).
BACKGROUND & PROJECT DESCRIPTION
The large corner property consists of Lots 1 & 2, Block 12, Del-Ida Park and is situated between
NE 2nd Avenue, Palm Court and George Bush Boulevard. The structure is a 2,000 square foot
(single story) masonry vernacular style structure completed in September 1950 according to the
City Property cards. It is considered a non-contributing dwelling within the Del-Ida Park Historic
District. The property is zoned RO (Residential Office) and is currently in use as an orthodontics
office.
Per the city's property card and original drawings and elevations (attached to this report) the
subject property contained a residential building constructed of (CBS) concrete block and steel,
covered in a stucco finish. The drawings illustrate that the building had circular vents on the front
elevation and a small section of vertical wood board trim at the upper gable ends. The current
vertical wood siding has a "remodeled" look and has covered (or removed) several significant
original architectural details.
Past history of Property (permits and COA's)
In June 1985, a request was submitted to remodel the building by replacing the existing cement
roof tiles with cedar shakes, and to apply vertical rough-cut cedar siding to the fascia, overhangs,
and stucco walls. This request was prior to Del Ida Park becoming a designated historic district in
March 1988.
In January 2005, the Historic Preservation Board reconsidered (COA-044) and approved the
replacement of the wood shake roof with metal roofing, subject to the condition that the metal be a
chromatic color within a recommended palette.
In August 2015, a class 1 site plan modification (2015-233), for a temporary construction trailer
located on the property was approved with conditions;
1. The temporary construction trailer will be located on site for no longer than 90 days.
2. The temporary construction trailer will be used solely for the purpose of construction
activity, not temporary office space.
In June 2015 a permit came in for new windows and was approved, and mirrored (reflective)
windows were installed.
799 NE 2nd Avenue;COA 2016-075
HPB Meeting February 3,2016
Page 2of4
The current request (COA 2016-075), is for the installation of horizontal Hardie Board plank siding
to the exterior of the structure. This request is now before the Board for consideration.
DESIGN ELEMENTS ANALYSIS
Pursuant to LDR Section 2.4.6(H)(5), Prior to approval, a finding must be made that any
Certificate of Appropriateness 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, and the Secretary of the Interior's Standards for Rehabilitation.
Pursuant to LDR Section 4.5.1(E)(4), (E)(5), (E)(7), and (E)(8) "Development Standards" provides
guidelines in evaluating alterations or additions of exterior architectural features. The guidelines
are as follows:
(E)(4) Alterations. In considering proposals for alterations to the exterior of historic buildings and
structures and in applying development and preservation standards, the documented, original
design of the building may be considered, among other factors.
(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.
(E)(7) 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.
(E)(8) All improvements to buildings, structures, and appurtenances within a designated historic
district shall be visually compatible. Visual compatibility shall be determined in terms of
the following criteria:
(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) 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.
The applicable Secretary of Interior Standards for Rehabilitation are noted below:
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).
799 NE 2nd Avenue;COA 2016-075
HPB Meeting February 3,2016
Page 3 of 4
Each property shall be recognized as a physical record of its time, place, and use. The removal of
historic materials or alteration of features and spaces that characterize a property shall be avoided
(Standard#3).
Distinctive features, finishes, and construction techniques or examples of craftsmanship that
characterize a historic property shall be preserved. (Standard #5)
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).
STAFF COMMENT:
The proposed exterior siding (Hardie board plank) alterations are not in keeping with the
architectural style or exterior finishes of the existing 1950 structure nor do they meet the intent of
the applicable review criteria as noted above.
While classified as non-contributing, the structure is in a prominent location when entering Del-Ida
Park Historic District. The masonry vernacular architectural style is simple in its form and yet
distinctive in its original modest details, particularly that of the CBS construction, stucco exterior
finish, circular vents and vertical wood board trims at the upper gable ends. CBS construction of
this time era was almost always covered in a masonry or stucco finish.
The Secretary of the Interior Standard # 2 states removal of historic materials or alteration of
features and spaces that characterize a property shall be avoided. Hardie plank siding is not a
recommended exterior finish for this subject structure and staff feels that it would result in loss of
the historic character of the building. As noted, the current vertical wood siding has a "remodeled"
look and has covered (or removed) several significant original architectural details. Standard # I
states that 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. This
former residence now being used as office space should have minimal change to its original
exterior skin, which was one of the most evident architectural details associated with the structure.
Since alterations are being proposed to the building's exterior, it is an opportune time to restore
and preserve its original exterior finish. Per staff's site photograph illustrating a cut out section of
wood siding near the utilities on the south elevation, the original stucco finish appears to be in
good condition. In addition, distinctive features, finishes, and construction techniques or examples
of craftsmanship that characterize a historic property shall be preserved and this is stated in
Standard #5.
LDR Section (E)(8)(l) states; not to introduce elements definitive of another architectural style,
therefore finding the proposed synthetic horizontal siding applied to the building's exterior visually
incompatible and not a typical siding material found on a 1950's CBS structure. The most
appropriate solution would be to remove the (1985) vertical wood siding and to repair and restore
the building's original smooth stucco finish and this is a condition found in the recommendation
section of this report.
Based on this analysis, positive findings can be made with respect to LDR Sections 2.4.6(H)(5),
4.5.1(E)(4), (E)(5), (E)(7), (E)(8)(g)(l), the Secretary of the Interiors Standards for Rehabilitation
subject to conditions listed in the recommendation section of this report.
799 NE 2nd Avenue;COA 2016-075
HPB Meeting February 3.2016
Page 40f4
ALTERNATIVE ACTIONS
A. Continue with direction
B. Move approval of COA 2016-075) for elevation changes to the non-contributing structure at 799
NE 2 Avenue, Del Ida Park Historic District, by adopting the findings of fact and law
contained in the staff report, and finding that the request and approval thereof meets the criteria
set forth in the Land Development Regulations 2.4.6(H)(5), 4.5.1(E)(4), (E)(5), (E)(7),
(E)(8)(g)(l), and the Secretary of the Interior's Standards for Rehabilitation.
C. Move denial of the Certificate of Appropriateness (2016-075) for elevation changes to the non-
contributing structure at 799 NE 2nd Avenue, Del Ida Park Historic District, based upon a
failure to make positive findings with respect to Land Development Regulations 2.4.6(H)(5),
4.5.1(E)(4), (E)(5), (E)(7), (E)(8)(g)(l), and the Secretary of the Interiors Standards for
Rehabilitation.
RECOMMENDATION
Move approval of the Amendment to Certificate of Appropriateness (2016-075) for elevation
changes to the non-contributing dwelling at 799 NE 2nd Avenue, Del Ida Park Historic District,
by adopting the findings of fact and law contained in the staff report, and finding that the request
and approval thereof meets the criteria set forth in the Land Development Regulations 2.4.6(H)(5),
4.5.1(E)(4),(E)(5),(E)(7),(E)(8)(g)(l), and the Secretary of the Interior's Standards for Rehabilitation
subject to the following conditions:
1. That the existing exterior vertical wood siding be removed and repair and restore the
building's original smooth stucco finish OR;
2. That the existing exterior vertical wood siding remains intact.
Attachments:
Photographs
Site Plan
Hardie Plank Manufacturer cut sheets
Prepared by Lynn Van Duyne,
Senior Planner, Historic Preservation
HISTORIC PRESERVATION BOARD
CITY OF DELRAY BEACH ---STAFF REPORT---
MEETING DATE: March 2, 2016
ITEM: Class V Site Plan (2015-169) for the new construction of a three-story building
consisting of medical office and residential uses on the property located at 226
Palm Court, Del-Ida Park Historic District.
RECOMMENDATION: Approve with conditions.
GENERAL DATA: N.E. 10TH ST.
Owner/Applicant S & E Holdings, Inc.
Agent GE Architecture, Inc.
I
Location Southeast corner of George
Bush Boulevard and Palm N.E. 9TH ST.
Court.
z
Property Size 0.32 Acres —
ruture Land Use Map TRN (Transitional)
urrent Zoning RO (Residential / Office)
4 7 NI ., . / GEORGE BUSH BLVD
I- 4JacenLLoning JOuLu. IesiuenLia , 1ice1 -
East RO (Residential / Office)
South: RO (Residential / Office)
'I
West: RO (Residential I Office)
Existing Land Use Duplex -\ 4 %
Proposed Land Use Medical Office & Residential
Water Service Existing on site. 1< '1
Sewer Service Existing on site. i
L7 44 . I
/
-..., N.E. 5TH TERR.
ui
NE 5TH CT
ITEM BEFORE THE BOARD
The action before the Board is approval of a Certificate of Appropriateness, Class V Site Plan,
Landscape Plan, and Architectural Elevations for the property located at 226 Palm Court, Del-Ida Park
Historic District, pursuant to LDR Section 2.4.5(F).
BACKGROUND
The subject property consists of Lots 2 & 3, Block 11, Del-Ida Park and is located on the southeast
corner of Palm Court and George Bush Boulevard. A Masonry Vernacular duplex constructed in 1958 is
located on the property and is considered non-contributing as part of the Del-Ida Park Historic District.
A second duplex which previously existed on the subject property was demolished per the HPB
approval noted below.
At its meeting of July 16, 2003 the Historic Preservation Board (HPB) approved a COA, Class V site
plan, and landscape plan, and design elements to convert the existing duplex to an office building and
demolish a second duplex. However, the approved development expired prior to completion of the
project, aside from the demolition.
A similar project to the aforenoted approved Class V Site Plan was approved by the HPB at its meeting
of July 2, 2008. The approval also expired prior to the commencement of the project.
At its meeting of November 3, 2015, the Board reviewed a Concept Plan Review for the subject
proposal and noted concerns primarily associated with the style and its appropriateness to the Del-Ida
Park Historic District. The applicant subsequently submitted the subject proposal which has been
revised since this non-binding review.
PROJECT DESCRIPTION
A new Class V Site Plan request has been submitted which includes the following:
• Demolition of the existing and vacant non-contributing, one-story duplex;
• Construction of a three-story, mixed-use building with a total of 15,055 square feet under roof.
o First Floor consists of covered parking for 12 spaces, and a lobby space with elevator
access to the second floor.
o Second Floor consists of 5,052 total square feet of medical office, including two
balconies.
o Third Floor consists of a single-residential unit with three bedrooms consisting of 4,493
total square feet, including a porch and open terrace.
• Installation of four parking spaces at the front of the building including a loading/delivery space,
and one handicap space.
• Landscaping improvements throughout the property.
A waiver to LDR Section 4.4.17(H)(3) has been submitted to permit the four parking spaces in the area
between the street and the structure.
The Class V Site Plan, Landscape Plan, Architectural Elevations, and waiver request are now before
the Board for consideration.
SITE PLAN ANALYSIS
Pursuant. to LDR Section 2.4.5(F)(5), Findings, in addition to provisions of Chapter Three, the
approving body must make a finding that the development of the property pursuant to the site plan will
226 Palm Court;2015-169
HPB Meeting March 2,2016
2/2
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.
Pursuant to LDR Section 4.4.17(F), Development Standards, the development standards as set forth,
for the RO District, in Section 4.3.4(K) apply, as illustrated in the chart below
Standard I Proposed
Lot Coverage (Maximum) 40% 39.6% I
Height (Maximum) I 35' I 35'
Setbacks I
Front (Northwest/North) 25' 52.4
Side Interior(Northeast/North) ! 7'6" I 8'3" - 17'5"
Side Interior (Southwest/South) 10' 1 7'7"-16'3"
Rear (Southeast/South) 10' 107"
Open Space (Minimum) 25% 40.2%
Pursuant to LDR Section 4.4.17(G), Supplemental District Regulations, supplemental district
regulations as set forth in Article 4.6 are applicable.
Pursuant to LDR 4.4.17(G)(2), parking required for business, medical, and professional offices shall be
at the standard of one space per three hundred square feet of net floor area (1/300). However, this
requirement may be reduced to 1/400, or at least by one parking space, when there is a mix of
residential and office use in the same structure or for an existing structure on a property located within
a designated historic district or an individually designated historic site.
The proposed net floor area for the medical use consists of approximately 4,694 square feet. With the
residential unit added to the development, the applicable parking calculation is 1 space / 400 square
feet. Additionally, the residential unit requires two parking spaces, plus .5 guest spaces. Therefore, the
total required amount of parking spaces is 14 (11.735 �2.5 = 14.24). The proposed parking includes 15
spaces consisting of one space for loading, two handicap spaces, five compact, and seven standard
spaces.
Pursuant to LDR Section 4.4.17 (H), Special Regulations, the following apply:
(1) All buildings and structures shall appear to be residential in character regardless of the actual
use therein, shall be kept in a sound and attractive condition, and in established neighborhoods
shall be generally compatible in architectural style and scale with the surrounding area.
(2) A building or structure in the RO District may contain either a residential use, an office use, or a
mix of uses.
(3) All parking for nonresidential principal uses and conditional uses shall be located in the side or
rear yard or adjacent to a rear alley. No parking shall be located in the area between any street
and the structure (building). Where there are existing buildings, administrative relief [Section
2.4.7(D)] may be sought from this subsection (3) provided it is determined that compliance with
these provisions is not feasible and that the residential character of the area will be maintained
and that such parking area shall be substantially screened from off-premises view by, at least, a
four-foot high hedge.
The proposed building has a generally residential character, moreso found with multi-family residential
structures which are not permitted in the RO zoning district, as opposed to single-family, which are
permitted in the RO zoning district. The multi-family character primarily stems from the multi-story
height and central vehicular access to the covered parking. Nonetheless, the requirement is that the
character be of a residential nature, which has been provided. Architecturally, the proposal is
compatible; the style is historically found in the district even though it is not a predominant style. The
scale, however, is generally larger than the overall historic scale of the Del-Ida Park Historic District
226 Palm Court;2015-169
HPB Meeting March 2,2016
3/3
which is made up of one and two-story structures of a smaller scale. The newer structures in the district
are inherently of a larger scale and predominantly two-story. Additional analysis regarding the scale is
provided under the Architectural Elevations review of this report.
As provided above, the RO district permits a mix of office and residential uses, which has been
proposed. The parking for these uses, however, has been provided both below the structure, and
between the structure and Palm Court. Administrative relief to this requirement is not permitted as it is
new construction, therefore, a waiver has been requested to permit the location of five spaces at the
front of the property.
Article 4.6, Supplemental District Regulations
Pursuant to LDR Section 4.6.8, Lighting, all developments/redevelopments are encouraged to utilize
energy efficiency lighting.
Pursuant to LDR Section 4.6.8(A)(1), General Requirements, Luminaries Height, the maximum
height for luminaires on buildings and structures is 25' or eave overhang, whichever is lower, and 25'
for a parking lot.
The proposed lighting consists of two freestanding fixtures with a concrete pole at the front of the
property in front of the proposed parking spaces; the parking area will be lit with ceiling mounted
fixtures. The freestanding fixtures measure 16'4" in height with the bottom of the luminaire measuring
13' from grade.
Pursuant to LDR Section 4.6.8(A)(2), Cutoff Luminaire Required, all perimeter exterior lighting shall
be full cutoff luminaries to minimize spillover on adjacent properties. In order to decrease urban glow,
no luminaries shall be directed upwards.
Pursuant to LDR Section 4.6.8(A)(3), Illumination Standards, the applicable illumination standards
are as follows:
Foot Candles
Max Permitted Mm . Permitted Provided
Commercial Parking Lot 12 1.0 I 12- 1.0
Building Entrance I 10 1.0 2.5 - 1.4
Parking Garage/Structure
I Day 500 50 52.7 - 5.0
Night 10 1.0 9.6 - 1.0
The proposed lighting levels are appropriate at the front of the property as they are within the permitted
range with the average lighting level in the middle. The garage parking levels indicated are those for the
daylight hours as brighter light is needed and the natural light into this area will be limited. The lighting
levels at night will be much lower as they will be automatically dimmed by a sensor to adjust with the
darker surroundings. The garage lighting will still provide sufficient lighting for security purposes in the
evening, and the spillover is eliminated which will not impact adjacent properties.
Pursuant to Section 4.6.9(C)(1)(c)(3), Number of Parking Spaces Required, General Provisions,
Bicycle Parking, bicycle parking facilities shall be provided in a designated area and by a fixed or
stationary bike rack for any non-residential use within the City's TCEA which, through the development
review process, is determined to generate a demand.
The subject location is not located within the TCEA; however, a bike rack has been provided at the front
of the building, adjacent to the entry lobby entrance, It is noted that there are bike lanes planned to be
constructed along NE 2' Avenue/Seacrest Boulevard and George Bush Boulevard in the coming
years. Therefore, the provision of the bike rack is appropriate and provides an alternative
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Pursuant to LDR Section 4.6.9(D)(3)(b), the point of access to a street or alley shall not be less than
24' for a normal two-way private street or parking lot driveway aisle. Access to the property is provided
by a 24' driveway from Palm Court, which is compliant with the subject requirement.
Pursuant to LDR Section 5.3.1(D)(2), and the Transportation Element of the City's Comprehensive
Plan, the required right-of-way width for George Bush Boulevard is 80', whereas 50' of right of way
presently exists. The Development Services Management Group (DSMG) has reviewed the right of way
for George Bush Boulevard determined that 60' of right of way is sufficient. Therefore, a 5' dedication
(half the distance of the difference) is required. Installation of a 5' sidewalk is not required as it exists
and spans the entire frontage of the property. The existing right of way for Palm Court is 50', and no
additional right of way is needed as it is a Local Road. It is noted that the dedication for George Bush
Boulevard will be required via the plat process, or may be provided via separate instrument prior to the
plat being reviewed and approved. The required 5' dedication has been accommodated with the
development proposal.
Pursuant to LDR Section 5.1.3(A), Plat Required, a plat is required for the dedication of any street for
public use. Therefore, the applicant will be required to plat the property, and have it recorded prior to
the issuance of the Certificate of Occupancy by the Chief Building Official.
Refuse Container Area
The proposed refuse container storage area is located within a reserved and gated area along the
southwest side of the building. Roll-out bins for both the trash and recycles will be provided. A separate
trash room within the covered parking area is proposed for the residential unit; trash will arrive by a
chute from the third floor.
WAIVER REVIEW AND ANALYSIS
Pursuant to LDR Section 2.4.7(B)(5), Procedures for Obtaining Relief From Compliance With
Portions of the Land Development Regulations, Waivers, 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.
Pursuant to LDR Section 4.4.17 (H)(3), Special Regulations, all parking for nonresidential principal
uses and conditional uses shall be located in the side or rear yard or adjacent to a rear alley. No
parking shall be located in the area between any street and the structure (building).
In consideration of the criteria, the provision of parking between the building and the street is not
permitted in the RO zoning district as a means of maintaining the residential character in the
neighborhood by eliminating commercial parking areas adjacent to the street. However, many of the
parking areas within this area of the historic district are located between the street and the building, and
therefore, the granting of the waiver may not adversely affect the neighboring area as the property is
surrounded by other RO zoned properties with parking between the street and the structure. In addition,
the amount of parking forward of the structure is minimal, and less likely to be utilized, as patrons would
likely prefer the covered parking area. The provision of public facilities will not be impacted, and an
unsafe situation should not be created as a result of the parking at the front. Additionally, the loading
space is located at the front which permits deliveries to occur on-site, as opposed to parking in the right
of way, thereby eliminating the potential for an unsafe situation. With respect to the granting of the
waiver request resulting in a special privilege, the development is going to occur on an empty lot once
the duplex is demolished and therefore, compliance with the subject requirement should be provided as
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there are no existing conditions prohibiting compliance. However, the proposed building is significantly
setback from the front property line in order to meet the technical requirements of LDR Section 4.5.1,
thereby not permitting the parking in front to be included within the covered area, while providing less
building mass. Given the requirement to balance the LDRs while meeting the additional technical
requirements for buildings in the historic districts, it can be considered that the waiver is not a special
privilege, as it is preferred to meet the historic district standards and seek relief for a rule that is
applicable city-wide if it does not result in a negative impact on the neighborhood. As previously noted,
there are other properties in the vicinity with parking located between the structure and the right of way.
For example, there is a large parking area between the structure at 251 Dixie Boulevard and George
Bush Boulevard. The property, which was developed in 2008, has access from both George Bush
Boulevard and Dixie Boulevard.
Given the above, the subject waiver can be supported as positive findings can be made.
LANDSCAPE PLAN ANALYSIS
Pursuant to LDR Section 4.6.16(A), Landscape Regulations, Purpose, the objective of this article is
to improve the appearance of setback and yard areas in conjunction with the development of
commercial, industrial, and residential properties, including off-street vehicular parking and open-lot
sales and service areas in the City, and to protect and preserve the appearance, character and value of
the surrounding neighborhoods and thereby promote the general welfare by providing minimum
standards for the installation and maintenance of landscaping.
The City's Senior Landscape Planner has reviewed the proposed landscaping improvements and
determined that they are in compliance with LDR Section 4.6.16. Two existing Sabal Palms will be
removed from the site. Proposed improvements include Montgomery Palms along the side (northeast
and southwest) property lines, with five Silver Buttonwoods providing a buffer along the rear property
line. Snake Palms will be located in front of the building, with additional Montgomery Palms between
the parking area and Palm Court. A podocarpus hedge will be planted adjacent to the foremost parking
spaces to assist in screening them from the right of way. As compliance with the requirements have
been made, positive findings can be made to approve the proposed Landscape Plan. However, the
Board should consider additional screening for the front parking spaces with additional hedges
provided.
ARCHITECTURAL ELEVATIONS
SECTION 4.5.1, HISTORIC PRESERVATION DISTRICTS AND SITES
Pursuant to LDR Section 2.4.6(H)(5), Procedures for Obtaining Permits and Approvals, Certificate
of Appropriateness for Individually Designated Historic Structures and all Properties Located
within Historic Districts, Findings, 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, and the Secretary of the Interior's Standards for Rehabilitation.
Pursuant to LDR Section 4.5.1(E), Historic Preservation Sites and Districts, 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, and the Secretary of the Interior's Standards for Rehabilitation.
Pursuant to LDR Section 4.5.1(E)(2)(b)1., Major and Minor development, the subject proposal is
classified as Major Development as it is new construction in a historic district.
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Pursuant to LDR Section 4.5.1(E)(3)(b)1., Buildings, Structures, Appurtenances and Parking,
Parking, parking areas shall strive to contribute to the historic nature of the properties/districts in which
they are located by use of creative design and landscape elements to buffer parking areas from
adjacent historic structures. At a minimum, the following criteria shall be considered:
a. Locate parking adjacent to the building or in the rear.
b. Screen parking that can be viewed from a public right-of-way with fencing, landscaping, or a
combination of the two.
c. Utilize existing alleys to provide vehicular access to sites.
d. Construct new curb cuts and street side driveways only in areas where they are appropriate or
existed historically.
e. Use appropriate materials for driveways.
f. Driveway type and design should convey the historic character of the district and the property.
The proposed parking is primarily located within the ground floor of the building, while four spaces are
located in front of the building. Parking adjacent to the building or in the rear of the property is not
possible, given the proposed placement of the building. A majority of the parking is covered, with a
minimal amount located at the front. Screening has been provided with a hedge, however, as
previously noted, the Board may want to consider the provision of additional screening of these spaces.
The proposed material for the driveway is brick in a herringbone pattern, which is appropriate for the
historic district. The driveway type, which leads into the property and to the covered garage is also
appropriate, in that it is akin to a residential driveway leading directly to the garage or carport.
Pursuant to LDR Section 4.5.1(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 Preservation Design Guidelines, as
amended from time to time.
Standards
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)
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)
In consideration of the applicable Standards above, the property, which originally contained two, one-
story duplexes, will significantly change the low-scale characteristic of the site and surrounding
environment by its inherently larger scale and mass notable in new construction. The proposed new
construction is clearly influenced by Del-Ida Park's prime example of the streamline design located at
503 NE 2 Avenue which will differentiate it from the balance of new construction in the district which
primarily consists of a mix of vernacular and Spanish influenced styles. The integrity of the district will
not be compromised or negatively impacted, and if removed in the future the area would be unimpaired.
Therefore, the proposal is generally in keeping with the applicable Standards, with the exception of the
proposed new use which is proposing significant change to the site and environment.
Pursuant to LDR Section 4.5.1(E)(7), Demolition, demolition of historic or archaeological sites, or
buildings, structures, improvements, and appurtenances within historic districts shall be regulated by
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the Historic Preservation Board in the manner described in Section 4.5.1(F). Demolition of any
structure, whether contributing or non-contributing, shall not occur until a building permit has been
issued for the HPB approved redevelopment. All structures approved for demolition and awaiting
issuance of a building permit for the redevelopment shall be maintained in a manner similar to that in
which it existed at time of application unless the Chief Building Official determines that an unsafe
building condition exists in accordance with Section 4.5.1(G). The subject property contains a non-
contributing duplex; however, the duplex cannot be demolished until the building permits for both the
demolition and the new construction are issued. This is noted as a reminder to the property owner
and/or agent in order to eliminate an issue if the demolition permit is submitted but is subsequently held
from issuance.
Pursuant to LDR Section 4.5.1(E)(8)(a-m), 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. For major development, visual compatibility with respect to the
height of residential structures shall also be determined through application of the Building
Height Plane, First Floor Maximum Height, and Upper Story Height(s).
(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
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.
(h) Roof Shapes: The roof shape, including type and slope, of a building or structure shall be
visually compatible with the roof shape of existing historic buildings or structures within the subject
historic district. The roof shape shall be consistent with the architectural style of the building.
(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
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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.
The height of the proposed building measures 35' which is the maximum permitted in the RO zoning
district. Visual Compatibility with respect to height requires compliance with respect to the Building
Height Plan, First Floor Maximum Height of 14', and the Upper Story Height maximum of 12'. The
Building Height Plane requires the additional setback of upperstories from the front setback line in order
to mitigate an impact on the streetscape. The proposed building is situated 52'4" from the front property
line, and the proposal has also provided balconies on the front façade, which permits the Building
Height Plane ratio to increase. As a result, the proposed building is in compliance with the requirement.
Additionally, the first floor height measures approximately 13', which is less than the maximum 14'
permitted, and the upper story heights measure 12' each, which is also permitted.
The front façade width is generally proportionate with the lot width, which would be best suited at that
measurement for a one-story building in this district. The upper stories emphasize the width and overall
massing of the building, which is larger than the historic buildings in the district, and thereby potentially
highlighting an incompatibility with respect to proportion.
The proportion of openings is appropriate for the style of building, and the overall rhythm of solids and
voids is compatible. This is evident in each façade. The rhythm of the entrance and the upper story
porch projections are appropriate, as well. While the entrance is significantly setback from the front, the
entire building is setback more than double the minimum setback required, which assists in the
mitigating an impact on the streetscape by the upper stories. However, in looking solely at the entrance,
this is not necessarily visually compatible due to its distance from the street which cuts its relationship
with the street. The upper story porch projections are appropriate for the building and are not
incompatible for the historic district. These projections also assist in breaking up the front façade and
creating additional visual interest.
The relationship of materials, primarily stucco and glass, is appropriate, with colors to accent the
building details and overall architectural style. The flat roof shape is also appropriate to the style, and is
compatible for the district. In consideration of the compatibility of the wall of continuity standard, there
are no fences or walls proposed along the street-side of the property. There is landscaping proposed,
and hedging within the front yard area adjacent to parking, which are compatible with respect to
continuity.
In consideration of the building's scale and mass, buildings wider than 60% of the property width shall
be setback an additional 7' for a portion of the front, which has been achieved by the additional 27'
setback for the entire building. While the LDRs indicate that the appropriateness of the proposed scale
is determined by this additional setback, concerns remain given the surrounding buildings of a
smaller scale with the exception any new construction in the vicinity, such as 251 Dixie Boulevard,
which was developed in 2008 as a two-story office building. Staff also expressed concerns
regarding that building's scale, mass, and height; the noted height for that building is 25' (mean)
and 31'9" to the gable ridge. Nonetheless, the proposal meets the technical requirement for
determining the appropriateness of the proposed scale.
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The directional expression of the front elevation is clear and evident in the design, and is thereby
compatible with the district. The architectural style, while minimal in the district, is nonetheless
found within the district and is not introducing a new style to the district.
Given the above, positive findings can generally be made with respect to the Visual Compatibility
Standards.
REQUIRED FINDINGS
Pursuant to Section 3.1.1, Required Findings, prior to the approval of development applications,
certain findings must be made in a form which is part of the official record. This may be achieved
through information on the application, written materials submitted by the applicant, the staff report, or
minutes. Findings shall be made by the body, which has the authority to approve or deny the
development application. These findings relate to consistency with the Future Land Use Map,
Concurrency, Comprehensive Plan Consistency, and Compliance with the Land Development
Regulations.
Section 3.1.1(A) - Future Land Use Map:
The subject property has a Future Land Use Map designation of Transitional (TRN) and a zoning
designation of Residential Office (RO). Pursuant to LDR Section 4.4.17(B)(3), within the RO zoning
district, a single residential units, and medical offices are listed as permitted uses. Based upon the
above, it is appropriate to make a positive finding with respect to LDR Section 3.1.1(A), Future Land
Use Map Consistency.
Section 3.1.1(B) - Concurrency: Concurrency as defined pursuant to Objective B-2 of the Future Land
Use Element of the Comprehensive Plan must be met and a determination made that the public facility
needs of the requested land use and/or development application will not exceed the ability of the City to
fund and provide, or to require the provision of, needed capital improvements for the following areas:
Water and Sewer: Water service will be provided by an extension into the existing 6" water main along
George Bush Boulevard. Sewer service exists via a service lateral connection to an 8" sewer main
along Palm Court. Adequate fire suppression is provided via an existing fire hydrant on the corner of
Palm Court and George Bush Boulevard. Pursuant to the City's Comprehensive Plan, treatment
capacity is available at the City's Water Treatment Plant and the South Central County Waste Water
Treatment Plant for the City at build-out. Based upon the above, positive findings can be made with
respect to this level of service standards.
Drainage: A preliminary drainage plan has been submitted indicating that drainage will be
accommodated on-site via a 15" underground perforated pipe trench.
Streets and Traffic: A traffic study was submitted indicating that the proposed office use will generate
130 net new external daily trips, with 17 net new AM peak hour trips, and 14 net new external PM peak
hour trips. The gross daily trips is calculated to be 144.
Schools: A duplex unit has existed on the site since 1958. The two existing units will be removed, with
just one unit remaining on site within the new development. Therefore, the project is grandfathered and
thereby exempt from School Concurrency.
Parks and Recreation Facilities: The Open Space and Recreation Element of the City's
Comprehensive Plan indicates in its conclusion that "the City will have sufficient recreation facilities at
build-out to meet the adopted standards". A park impact fee is collected to offset any impacts that the
project may have on the City's recreational facilities. Pursuant to LDR Section 5.3.2, a park impact fee
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of $500.00 per dwelling unit will be collected prior to issuance of a building permit for each unit. As two
units presently exist on site, whereas just one is proposed, a fee will not be required.
Solid Waste: The proposal calls for the demolition of a duplex, which has sat vacant for many years,
and the construction of a mixed-use building. Trash generated each year by the proposed 4,912 square
foot office (gross under-air) will be 13.3 tons of solid waste per year (4,912 x 5.4 - 2,000 = 13.3) plus
the trash for the residential unit (1.99 tons/year) is 15.29. The Solid Waste Authority indicates in its
annual report that the established level of service standards for solid waste will be met for all
developments until 2047.
Section 3.1.1 (C)—Consistency, Standards for Site Plan Actions:
As described in Appendix A, a positive finding of consistency can be made as it relates to Standards for
Site Plan Actions.
Section 3.1.1 (D) - Compliance with the Land Development Regulations:
As described under the Site Plan Analysis of this report, a positive finding of compliance with the LDRs
can be made, subject to compliance with the noted conditions of approval.
COMPREHENSIVE PLAN POLICIES: 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-I 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.
The proposed development of the site is of an appropriate intensity and density for the site as the
Development Standards for the RO zoning district have been met and the proposed uses (medical
office and residential) are permitted. These two uses are also complementary with adjacent land uses
and will be compatible with the area.
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:
Future Land Use Policy A-4.I: 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 "Deiray Beach Design Guidelines".
The proposed development provides for the redevelopment of a non-historic site within the Del-Ida Park
Historic District, thereby not directing impacting the preservation of historic resources. A complete
review of LDR Section 4.5.1 has been conducted and positive findings were generally made, as all
technical items are in compliance with respect to height and scale. However, Staff has remaining
concerns regarding the proposed scale and mass of the building.
Housing Element Policy A-I1.3: In evaluating proposals for new development or redevelopment, 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
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shall be modified accordingly or denied.
The proposal, with respect to the uses and overall site design, should not have a negative effect on the
stability of the nearby neighborhoods which include the Del-Ida Park Historic District, within which it is
located, and the Seacrest/Dell Park Neighborhood to the north. There will be an increase of traffic to
the area, but this is to be expected in an area permitted for non-residential use. Additionally, the
stability of adjacent residential areas, inclusive of the remaining residential properties within the RO
district, will not be impacted, thereby not resulting in the degradation of the neighborhood.
In addition to the above, the conversion of the duplex is consistent with the 'Business Development"
Section of the Seacrest/Del-Ida Neighborhood Plan which encourages commercial redevelopment
through the conversion of existing single family homes and duplexes within the Residential Office (RO)
zoning district.
ASSESSMENT AND CONCLUSION
The subject proposal is for the demolition of a vacant, one-story duplex and new construction of a
three-story mixed-use building on a visible location within the Del-Ida Park Historic District. The area is
deemed transitional between the adjacent single-family neighborhoods to the north and west and the
CBD and heavily utilized North Federal Highway to the east.
In consideration of the site plan aspects of the proposal, the proposal has met the requirements for
concurrency, and substantially complies with the Performance Standards. Given careful consideration,
the positive findings can be made as the proposal is consistent with the Comprehensive Plan and
meets the criteria set forth in the Land Development Regulations with the exception of the parking
provided between the structure and the right of way. While the scale and mass are of concern, the
technical requirements provided in the Visual Compatibility Standards of Section 4.5.1 have been met
which determine the compatibility and appropriateness of height and scale.
REVIEW BY OTHERS
The Community Redevelopment Agency (CRA) reviewed the subject proposal at its meeting of
February 11, 2016, where the consensus was to support the proposal.
Courtesy notices were sent to the following organizations: Del-Ida Park Homeowners Association,
Seacrest Homeowner's Association, and the Delray Citizen's Coalition. Any letters of support or
concern for the project will be provided to the Board if submitted.
ALTERNATIVE ACTIONS
A. Continue with direction.
B. Move approval of the Certificate of Appropriateness, Class V Site Plan, Architectural Elevations,
Landscape Plan, and Waiver request (2015-169) for 226 Palm Court, Del-Ida Park Historic
District, by adopting the findings of fact and law contained in the staff report, and finding that the
request and approval thereof is consistent with the Comprehensive Plan and meets the criteria set
forth in LDR Sections 2.4.5(F)(5), 2.4.6(H)(5), and 2.4.7(B)(5).
C. Move denial of the Certificate of Appropriateness, Class V Site Plan, Architectural Elevations,
Landscape Plan, and Waiver request (2015-169) for 226 Palm Court, Del-Ida Park Historic
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District, by adopting the findings of fact and law contained in the staff report, and finding that the
request and approval thereof is not consistent with the Comprehensive Plan and does not meet the
criteria set forth in LDR Sections 2.4.5(F)(5), 2.4.6(H)(5), and 2.4.7(B)(5).
STAFF RECOMMENDATION
By Separate Motions:
Waiver
Approve the waiver request to LDR Section 4.4.17(H)(3), to permit parking between the building and
right of way, based upon positive findings with respect to LDR Section 2.4.7(B)(5).
COA and Site Plan
Approve the Certificate of Appropriateness and Class V Site Plan (2015-169) for 226 Palm Court, Del-
Ida Park Historic District, by adopting the findings of fact and law contained in the staff report, and
finding that the request and approval thereof is consistent with the Comprehensive Plan and meets the
criteria set forth in LDR Sections 2.4.5(F)(5) and 2.4.6(H)(5), subject to the following conditions:
1. That a five foot right of way dedication for the portion adjacent to George Bush Boulevard be
approved by the City Commission prior to issuance of a building permit; and,
2. That a Plat be recorded prior to the issuance of a Certificate of Occupancy for the development.
Landscape Plan
Approve the Landscape Plan (2015-169) for 226 Palm Court, Del-Ida Park Historic District, by
adopting the findings of fact and law contained in the staff report, and finding that the request and
approval thereof is consistent with the Comprehensive Plan and meets the criteria set forth in LDR
Section 4.6.16.
Architectural Elevations
Approve the Architectural Elevation (2015-169) for 226 Palm Court, Del-Ida Park Historic District, by
adopting the findings of fact and law contained in the staff report, and finding that the request and
approval thereof is consistent with the Comprehensive Plan and meets the criteria set forth in LDR
Section 4.5.1(E)(8).
Report prepared by: Amy Alvarez, AlCP, Senior Planner
226 Palm Court;2015-169
HPB Meeting March 2,2016
13/13
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.
Not applicable
Meets intent of standard X
Does not meet intent
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 0-1 and D-2 of the Transportation Element.
Not applicable
Meets intent of standard X
Does not meet intent
C. Open space enhancements as described in Policies found under Objective B-I of the Open
Space and Recreation Element are appropriately addressed.
Not applicable X
Meets intent of standard
Does not meet intent
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
Meets intent of standard
Does not meet intent
E. Development of vacant land which is zoned for residential purposes shall be planned in a
manner which is consistent with adjacent development regardless of zoning designations.
Not applicable X
Meets intent of standard
Does not meet intent
F. 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.
Not applicable
Meets intent of standard X
Does not meet intent
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
• 226 Palm Court;2015-169
HPB Meeting March 2,2016
14/14
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
Meets intent of standard X
Does not meet intent
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.
Not applicable
Meets intent of standard X
Does not meet intent
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.
Not applicable
Meets intent of standard X
Does not meet intent
J. Tot lots and recreational areas, serving children from toddler to teens, shall be a feature of
all new housing developments as part of the design to accommodate households having a
range of ages. This requirement may be waived or modified for residential developments
located in the downtown area, and for infill projects having fewer than 25 units.
Not applicable X
Meets intent of standard
Does not meet intent
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GENERAL NOTES
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APPLICABLE CODES MEDICAL OFFICE /
2014 FLORIDA DUILDIT1O cob MIXED USE BUILDING
CEDE (RFPA 70 226 PALM COURT OFAREA
2012 FLORIDA FIRE PREVENTION CODE 251, DITbRR-
FLORIDA SPECIFIC RFPA-I. •'I *0Vl WI* *022ll
EDIDDFPAIOI:FEOAFETTCUDE FLORIDA SUBMITTAL ALLOWABLE HEIGHT
LEGAL DESCRIPTION '°
OCCUPANCY CLASSIFICATION TYPE OF CONSTRUCTION ZONING I
GROUP 2'(LOW 1100010)PARIIINC GARAGE TYPE IT NO(AI500RIC OEL.IOA1 ACCODDITACTO'BLOCK Il,OF DEL-IDA PADIR, oo
GROUP 2 OUSIIIEUU IN PLOT 20011 A PACE SC,OF TIlE PUDUC RI R'CV SB 0040 .AVA400•0 V34,44OV. 2
GROUP'RE'RESIDENTIAL Y2PUb1 RECORDS OP FAtAl DEACII COUNTY,FLORIDA. "I
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2 PAVING I DRAINAGE DETAILS L2 PROPOSED PLANTING PLAN : '- SB
ARCOITECTURAL 2 PAVTIG I DRAINAGE DETAILS LO PLANTING SPEC'S ANt)DETAILS NA
"' A100 PROFOUED RITE PLAN 4 PAVING A DRAINAGE DETAILS 'A 55400.34.: 00 04034000305240330
ANTI TYPICAL RITE DETAILS S WATER WASTEWATER DCTAILS ELECTRICAL PI-1OTOT'T TRIC S
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1 0 *000Aos0 *0 ADOI PROPOOED SECOND FLOOR PLAN POLLUTION PREVENTION PLAIN 30 0050
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A3.W0 PROPOSED ELEVATIONS 03000
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:: = 40) 401 T*O *0IBR3400*030.0 01 300 0303400340
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PAViNG, GRADING AND DRAINAGE NOTES GENERAL NOTES
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COUROERDA 000A0000 SHALL RO 000TOCTRO HAN kNELT TOO 000014 STRENGTH OR CREATOR 1.10010 EOTCA HAN PLANS.COAST I EATOHACTE SHALL 2. CONTRACTOR SHALL ST 005POISTLE ROT THE PAOT0000AO OH ALL C005HE A HEALTH AOL000IOARIOTO(004*)TECCAENTT RULE THE SO/Ely Ar THO
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00,0 L000ENI.HA ITO TOO ACTARIAL. TORTE HPPLI000LE. S. SHOP CR00505 SHALL RE SUTLOTTOD TA THE ENGINEER FOR REHER PRIOR TO
COEASR000TIOI AR RLOTALLET100L TO RATERACO AT RAIL E00000T OR PA THE II, TOT REMOVAL OH ANY 1000 ON TOO STE IS P1004401100 ATHOUT ICE REONL000
A. LELOR000 BlAt SAAALL RE EONSTNUCROO RN*000000000 OTTO ROEHOI 000 01 OR. CRATE ELRAORIOLS RARER TA TOE FLOTT,RIE ON TOT DOOR!. ATTRONNARC OOLORCI0000000ES PARLORS cc
LATEST 501041.TAD TATOHHST RI TOO LIOAEOOI lANA SAEOLL 544 05 SCHEEA AN IT. CROONS 000111 000 TFLI500A CROOKS. F. COOTRAHROR SHALL 00 OOSHOAWRLE TA 500100*010 POE FAA.01 HO 000T1ONAL OR. ALL ALOTOTIAL.S 000 0005RAUCHON AARON TOE 0001 AIOER-01-OAT KNOLL
TAO OETHLEO ARANR0440 HOC SHALL RD 000RAETED TO A 000NRR 01*11,01 TOO COST TA THE 000CR.AU 0000SSARH PARLORS,FOES 00110 UOAASES, AOHAOTA TO THE FOHT E0500 SRACOAROO FOR OANCA.0010THUOR1ON.
OHROWL CONNER AS OATEI10010 RI*004TH IROH IS. LIHIAHA ROOK CROON CLEVOT1ON 011401 RE EL TAO'S.C.00. OAEIT0000000 URN UTSJTT OTOTAROIS ON 100 STATE 000001 SYSTOA(LATEST S
N COHUT000TOR SHALL CE ROAHONSALT FOR NASA RHO TAAJTAD AOT1CAS 000 CA.). c21
S 01000 ACO POOR-A'MUON 000/OR PCAR ATE R000UFORAROO A THE R000 OR AR. RTHITOTCAO CONCRETE PIPE-RCA PI'*SHALL 000TOIA 0TH TOO R00004000RS ETELTC000 0TH ALL PORNO(S)000011005. 5
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SET000 RHO CONE 0 PO4.00001 AJAR 1000.544 S005EA.LCO TARN*00000400 THC TONI.OLOT OF PITH 0*100100 OR LOAIT5000R0000LA OR ANLAT SHALL CO S. 0011000100 SHELL 50 RTSHONDRLA TO 00000AORO OLO POT FOR THE 00.0100 AT SAM-AID.MONDAY-TAROT EAO.UDDA SHII000400TAE.000000S. 0001000000 s' INo
LATERAL EAHHTAN IS EUHNITITTTAA WI TIC SROLC ARAA.IT OLE TCLHLOO TA CROPPED 5000 TOTAl PAROlE PET TOOT RPECRIEATONS. AT 014.01 UOLITV PILES OCRING CONSITUC000 AT 00 0000ONAL COST TO 010 AT 100/OH SHALL RE FROURDEA RU ACEOROAHUCA OATH 50000 RIO AT OHIO P0*1 ER
000TH AT TOO TEAT AR ROT(ROLE PIHSTT NILE 50.1100000 INTO ORANUT.M 001100, OESHI STAHNAAPAS(LATEST ED.)
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