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HPB 12-19-17
4110 AGENDA HISTORIC PRESERVATION BOARD 4rSP Meeting Date: December 19, 2017 Time: 6:00 P.M. Type of Meeting: Special Meeting Location: City Commission Chambers, City Hall, 100 NW 1st Avenue I. CALL TO 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, Class V Site Plan, Relocations & Demolitions (2017-284): Consideration of applications for Certificate of Appropriateness, Class V Site Plan, Relocations and Demolitions associated with the Midtown Delray project, which includes 39,396 square feet of retail; 11,117 square feet of restaurant; 55,218 square feet of office; 45 dwelling units; and 39 residential-type inn units. Location: The subject property is located on the south side of West Atlantic Avenue between SW 1st Avenue and Swinton Avenue and north of SW 1st Street. The development also includes the Sundy House property on the south side of SW 1st Street, between Swinton Avenue and SW 1st Avenue. The property also includes the property on the south side of SE 1st Street, between Swinton Avenue and SE 1st Avenue and at the northwest corner of SE 1st Avenue and SE 1st Street. Applicant/Property Owner: Atlantic Avenue Development, LLC and MGM Sundy House, LLC Agent: Bonnie Miskel, Esq, (561) 405-3321; bmiskel(a dmbblaw.com Planner: Scott Pape, Principal Planner; (561) 243-7040 ext. 6215; pape(a�mydelraybeach.com VII. REPORTS AND COMMENTS ❖ Staff ❖ Board Members VIII. ADJOURN ' AckpA 1371,01//—k_ Michelle Hoyland Historic Principal Planner; HPB Board Liaison Posted on: December 11, 2017 (561) 243-7040 ext. 6221; hoylandm@mydelraybeach.com 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 243-7010 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. 42-A // 7 LJ/9.-c-ccfi //e-E-1;/1 i/0/ ( 4ca aP/D (0--tukeirsS� !'ici.lrc. — Hunt_445-161C Jfitt."/ �an�S-10041 - J9— Yit-Pf f�/ / C� /ni e) �T / P Pi) V-A-10 b is `. 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(cecaccvo€_. 1,.i.t.a. 4.T4€40.0„J Vief '° 40.4u1 sc /(C. — ?vv d / oc) /CLI4 juc-Pi &1;'I4 £ r - oio d iLkcE_ 4/al ,C3,u :)tx. — ,8/ f 3 b / i3 /6Ra-it cuL ocut /31 4 I Q � 3 V PP_ u /7titri, (0-(facc92A___, _ /113/ ?P O' b 1A707( 6767ALT16-it___ ek: fittffilFp 3 1 1 dy / ;� Sid? 3 DELRAY BEACH katkat' All-America City 1 I 1993 2001 SIGN IN SHEET 2001 Historic Preservation Board December 19, 2017 SPECIAL MEETING MIDTOWN DELRAY PRINT ADDRESS OR ITEM NO. ORGANIZATION FULL NAME VV,p1 4-7-7 q c-t ,tr13 to/Pao 5u V/ A DQkr v vJ© q- vi ►'lPeccAt �� N �l j S vl A ',rQ C-CiNr d r/l G�T Y /o2� /��a f r �.Y V i / U__ 0 S- sT ✓ r fl-- 1,1r 0le ters . s �..� �� � -e(7 froloitS. G is itqrkek, l 118 C06.0 4 VI /fic1 ia c_, r,,,,p-AgnoV�4 b ✓(i-J(LLIAA GLENN / /1 (2 t' .Z " b6t- ' DE BEACH LRAY s t o � All-America City r F� 1993 2001 SIGN IN SHEET 2 001 Historic Preservation Board December 19, 2017 SPECIAL MEETING MIDTOWN DELRAY PRINT ADDRESS OR ITEM NO. ORGANIZATION FULL NAME DELRAY BEACH L O R t U T All-America City 1 I 2001 SIGN IN SHEET Historic Preservation Board December 19, 2017 SPECIAL MEETING MIDTOWN DELRAY PRINT ADDRESS OR ITEM NO. ORGANIZATION FULL NAME ke((y /24) r 6ac.sor--1._ CLoa: (VLA /GO 0(44A (it_ k) /tic ,,,fir Historic Preservatiu board-Voting Sheet III VI.A VI.A VIA VI.A VI.A HPB MEETING Agenda Midtown Midtown Midtown Midtown Midtown HELD: ATTEND Delray Delray Delray Delray Delray Dec. 19, 2017 Class 5 Class 5 FAILED FAILED FAILED COA COA Waiver Waiver#2 Site Plan FAILED FAILED Bldg. #3 Bldg. #1 Mod. Landscape Elevation Attorney: VOTE to VOTE to VOTE to VOTE to VOTE to VOTE to Lynn Gelin Approve Approve to Approve Approve Approve Approve CC AIF 0-7 3-4 0-7 0-7 0-7 Bill Bathurst P Y NO Y NO NO NO John Klein P Y NO Y NO NO NO Andrea Sherman P Y NO Y NO NO NO Angela Budano A720P A NO NO NO NO NO Andrea Harden P Y NO NO NO NO NO Price Patton P Y NO NO NO NO NO John Miller P Y NO NO NO NO NO Page 1 ***with additional conditions added by the Board Historic Preservatir board-Voting Sheet VI.A VI.A VI.A VI.A VI.A HPB MEETING Midtown Midtown Midtown Midtown Midtown HELD: ATTEND Delray Delray Delray Delray Delray Dec. 19, 2017 Class 5 COA COA COA COA COA 20 W. Atlantic 22 S Swinton 38 S Swinton 40 S Swinton 14 S.Swinton Block 70 Block 70 Block 61 Bldg. F Block 61 Bldg. B Bldg. C Bldg. E Peach House Bldg. A Rectory Cathcart Rectory House Exhibit 1 Exbibit 2 Exhibit 3 Exhibit 5 Exhibit 6 FAILED FAILED FAILED FAILED FAILED Attorney: VOTE to VOTE to VOTE to VOTE to VOTE to Lynn Gelin Approve Approve Approve Approve Approve 2-5 2-5 2-5 3-4 2-5 Bill Bathurst P Y Y Y Y Y John Klein P Y Y Y Y Y Andrea Sherman P NO NO NO Y NO Angela Budano P NO NO NO NO NO Andrea Harden P NO NO NO NO NO Price Patton P NO NO NO NO NO John Miller P NO NO NO NO NO Page 2 ***with additional conditions added by the Board Historic Preservatic board-Voting Sheet VI.A VI.A HPB MEETING Midtown Midtown HELD: ATTEND Delray Delray Dec. 19, 2017 COA COA 38-1/2 S 44-1/2 S Swinton Ave Swinton Bldg. E-1 Bldg. G-ACC Exhibit 9 Exhibit 10 FAILED FAILED DEMOLITION DEMOLITION Attorney: VOTE to VOTE to Lynn Gelin Approve Approve 3-4 2-5 Bill Bathurst P Y Y John Klein P Y Y Andrea Sherman P Y NO Angela Budano P NO NO Andrea Harden P NO NO Price Patton P NO NO John Miller P NO NO Page 3 ***with additional conditions added by the Board 4 ADJOURNED : 10PM Historic Preservati 3oard-Voting S eet (ciet\ivz , ict,i, ,A0 [Avid/ III VI.A VI.A VI.A VI.A HPB MEETING Agenda Midtown Midtown Midtown Midtown (A)-7:-ThA) HELD: ATTEND Delray Delray Delray Delray #.?j ., Dec. 19, 2017 6�1 Class 5 Class 5 .� COA COA l� l Or Waiver Site Plan p Bldg. #3 Mod. Landscape Elevation Attorney: VOTE to VOTE to VOTE to VOTE to VOTE to Lynn Gelin Approve Approve to Approve Approve Approve 60 Bill Bathurst ✓ ✓ in n on n John Klein ✓ n n n n / ,/ ✓ Andrea Sherman / 7 il n n n Angela Budano A 13-0? A on /I n n on Andrea Harden r ✓ n 4 n n n Price Patton / — /I il n 4 il John Miller X V 1 4 n n al Page 1 ***with additional conditions added by the Board Historic Pres rvati o,�jd-Voting Skeet �,. & �� fr At. ' 'Pl4 „ ,,,,,,\kx .,(d I.A VIA VIA VI.A VIA HPB MEETING Midtown Midtown Midtown Midtown Midtown HELD: ATTEND Delray Delray Delray Delray Delray Dec. 19, 2017 Class 5 COA COA COA COA COA 20 W. Atlantic 22 S Swinton 38 S Swinton 40 S Swinton 14 S.Swinton Block 70 Block 70 Block 61 Bldg. F Block 61 Bldg. B Bldg. C Bldg. E Peach House Bldg. A Rectory Cathcart Rectory House Exhibit 1 Exbibit 2 Exhibit 3 Exhibit 5 Exhibit 6 RELOCATION Attorney: VOTE to VOTE to VOTE to VOTE to VOTE to Lynn Gelin Approve Approve/ Approve' Approv Approve Bill Bathurst ✓ / / / I/ John Klein ✓ , l/ Andrea Sherman n oil on Angela Budano oil on j1 o Andrea Harden /I ol on n Price Patton 0 on 4 .1 /1 John Miller n 4 Page 2 ***with additional conditions added by the Board Historic Preservati®•43oard-Voting Sheet VI.A VI.A HPB MEETING Midtown Midtown HELD: ATTEND Delray Delray Dec. 19, 2017 COA COA 38-1/2 S 44-1/2 S Swinton Ave Swinton Bldg. E-1 Bldg. G-ACC Exhibit 9 Exhibit 10 DEMOLITION DEMOLITION Attorney: VOTE to VOTE to Lynn Gelin Approve Approve 3 Bill Bathurst / John Klein / Andrea Sherman Angela Budano Andrea Harden Price Patton 4 John Miller AD '1 Page 3 ***with additional conditions added by the Board 4 ADJOURNED CITY OF DELRAY BEACH HISTORIC PRESERVATION BOARD BOARD ORDER Project Name: Midtown Delray - Demolition Address: 441/2 South Swinton Avenue, Old School Square Historic District File Number: 2016-061 (Rectory, Building `G-ACC') ORDER Following consideration of all the evidence and testimony presented at the December 19, 2017 meeting before the Historic Preservation Board for the City of Delray Beach and pursuant to the respective Section(s) of the Land Development Regulations of the City of Delray Beach, the Historic Preservation Board finds that there is ample and competent substantial evidence to support the findings, as applicable, for the referenced projects. Request&LDR Section Approved Approved with Denied** Conditions* CERTIFICATE OF APPROPRIATENESS 2.4.6(H)(5) *Conditions of Approval are attached as Exhibit A. **For a denial, the list of findings not supported by the Board are attached as Exhibit B. g/// Chaff H' toric Preservatio oard U Return Original to: Dunay, Miskel, and Backman, LLP Bonnie Miskel 14 SE 4th Street Boca Raton, Florida 33432 CITY OF DELRAY BEACH HISTORIC PRESERVATION BOARD BOARD ORDER Project Name: Midtown Delray - Demolition Address: 381/2 South Swinton Avenue, Old School Square Historic District File Number: 2016-064 (Rectory, Building `E-1') ORDER Following consideration of all the evidence and testimony presented at the December 19, 2017 meeting before the Historic Preservation Board for the City of Delray Beach and pursuant to the respective Section(s) of the Land Development Regulations of the City of Delray Beach, the Historic Preservation Board finds that there is ample and competent substantial evidence to support the findings, as applicable, for the referenced projects. Request&LDR Section Approved Approved with I Denied** Conditions" CERTIFICATE OF APPROPRIATENESS �/ 2.4.6(H)(5) '/ *Conditions of Approval are attached as Exhibit A. **For a denial, the list of findings not supported by the Board are attached as Exhibit B. C • 'static Preservation)3oard Return Original to: Dunay, Miskel, and Backman, LLP Bonnie Miskel 14 SE 4th Street Boca Raton, Florida 33432 CITY OF DELRAY BEACH HISTORIC PRESERVATION BOARD BOARD ORDER Project Name: Midtown Delray - Relocation Address: 40 South Swinton Avenue, Old School Square Historic District File Number: 2016-060 (Rectory, Building 'F') ORDER Following consideration of all the evidence and testimony presented at the December 19, 2017 meeting before the Historic Preservation Board for the City of Delray Beach and pursuant to the respective Section(s) of the Land Development Regulations of the City of Delray Beach, the Historic Preservation Board finds that there is ample and competent substantial evidence to support the findings, as applicable, for the referenced projects. Request&LDR Section Approved Approved with Denied''" Conditions" CERTIFICATE OF APPROPRIATENESS 2.4.6(H)(5) *Conditions of Approval are attached as Exhibit A. **For a denial, the list of findings not supported by the Board are attached as Exhibit B. ..„7. ././ ChAr istonc Preservation Board Return Original to: Dunay, Miskel, and Backman, LLP Bonnie Miskel 14 SE 4th Street Boca Raton, Florida 33432 CITY OF DEL RAY BEACH HISTORIC PRESERVATION BOARD BOARD ORDER Project Name: Midtown Delray - Relocation Address: 38 South Swinton Avenue, Old School Square Historic District File Number: 2016-063 (Rectory, Building `E') ORDER Following consideration of all the evidence and testimony presented at the December 19, 2017 meeting before the Historic Preservation Board for the City of Delray Beach and pursuant to the respective Section(s) of the Land Development Regulations of the City of Delray Beach, the Historic Preservation Board finds that there is ample and competent substantial evidence to support the findings, as applicable, for the referenced projects. Request&LDR Section Approved Approved with Denied** Conditions* CERTIFICATE OF APPROPRIATENESS 2.4.6(H(5) *Conditions of Approval are attached as Exhibit A. **For a denial, the list of findings not supported by the Board are attached as Exhibit B. Chair Hi oric Preservation Boar 'V Return Original to: Dunay, Miskel, and Backman, LLP Bonnie Ivliskel 14 SE 4th Street Boca Raton, Florida 33432 CITY OF DEFRAY BEACH HISTORIC PRESERVATION BOARD BOARD ORDER Project Name: Midtown Delray - Relocation Address: 22 South Swinton Avenue, Old School Square Historic District File Number: 2016-071 (Rectory, Building 'C') ORDER Following consideration of all the evidence and testimony presented at the December 19, 2017 meeting before the Historic Preservation Board for the City of Delray Beach and pursuant to the respective Section(s) of the Land Development Regulations of the City of Delray Beach, the Historic Preservation Board finds that there is ample and competent substantial evidence to support the findings, as applicable, for the referenced projects. Request&LDR Section Approved Approved with Denied** Conditions CERTIFICATE OF APPROPRIATENESS 2.4.6(H)(5) *Conditions of Approval are attached as Exhibit A. **For a denial, the list of findings not supported by the Board are attached as Exhibit B. Ch H storic Preservation Board Return Original to: Dunay, Miskel, and Backman, LLP Bonnie Miskel 14 SE 4th Street Boca Raton, Florida 33432 CITY OF DELRAY BEACH HISTORIC PRESERVATION BOARD BOARD ORDER Project Name: Midtown Delray - Relocation Address: 20 West Atlantic Avenue, Old School Square Historic District File Number: 2016-070 (Rectory, Building `B') ORDER Following consideration of all the evidence and testimony presented at the December 19, 2017 meeting before the Historic Preservation Board for the City of Delray Beach and pursuant to the respective Section(s) of the Land Development Regulations of the City of Delray Beach, the Historic Preservation Board finds that there is ample and competent substantial evidence to support the findings, as applicable, for the referenced projects. Request&LDR Section Approved Approved with Denied** Conditions" CERTIFICATE OF APPROPRIATENESS 2.4.6(H)(5) *Conditions of Approval are attached as Exhibit A. **For a denial, the list of findings not supported by the Board are attached as Exhibit B. L(>7 C it istoric Preservation Boar Return Original to: Dunay, Miskel, and Backman, LLP Bonnie Miskel 14 SE 4th Street Boca Raton, Florida 33432 CITY OF DELRAY BEACH HISTORIC PRESERVATION BOARD BOARD ORDER Project Name: Midtown Delray - Relocation Address: 14 South Swinton Avenue, Old School Square Historic District File Number: 2016-069 (Rectory, Building 'A') ORDER Following consideration of all the evidence and testimony presented at the December 19, 2017 meeting before the Historic Preservation Board for the City of Delray Beach and pursuant to the respective Section(s) of the Land Development Regulations of the City of Delray Beach, the Historic Preservation Board finds that there is ample and competent substantial evidence to support the findings, as applicable, for the referenced projects. Request&LDR Section Approved Approved with Denied** Conditions' CERTIFICATE OF APPROPRIATENESS 2.4.6(FI)(5) *Conditions of Approval are attached as Exhibit A. **For a denial, the list of findings not supported by the Board are attached as Exhibit B. OAK Y,11 /. Ch L /toric Preservation Board Return Original to: Dunay, Miskel, and Backman, LLP Bonnie Miskel 14 SE 4th Street Boca Raton, Florida 33432 CITY OF DELRAY BEACH HISTORIC QRIC PRESERVATION BOARD BOARD ORDER Project Name: Midtown Delray File Number: 2017-284 ORDER Following consideration of all the evidence and testimony presented at the December 19, 2017 meeting before the Historic Preservation Board for the City of Delray Beach and pursuant to the respective Section(s) of the Land Development Regulations of the City of Delray Beach, the Historic Preservation Board finds that there is ample and competent substantial evidence to support the findings, as applicable, for the referenced projects. Request&LDR Section Approved Approved with Denied :, Conditions* SITE PLAN 2.4.5(F)(5),Class V CERTIFICATE OF APPROPRIATENESS 2.4.6(11)(5) LANDSCAPE PLAN 2.4.5(H)(5) and 4.6.16 'i ARCHITECTURAL ELEVATIONS 2.4.5(I)(5)and 4.6.18 *Conditions of Approval are attached as Exhibit A. **For a denial, the list of findings not supported by the Board are attached as Exhibit B. Arg ?" Chair v 7 H. oric Preservation Board Return Original to: Dunay, Miskel, and Backman, LLP Bonnie Miskel 14 SE 4th Street Boca Raton, Florida 33432 HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT--- MEETING DATE: December 19, 2017 ITEM: Midtown Delray (2017-284): A Class V site plan application for Midtown Delray that includes 39,396 square feet of retail; 11,117 square feet of restaurant; 55,218 square feet of office; 45 dwelling units; and 39 residential-type inn units. The project also includes the relocation of seven of the existing contributing buildings, reconstruction of one existing building, and demolition of two buildings. The relocation of six of the contributing buildings will occur on Block 61 along Swinton Avenue. Another contributing building will be relocated from Block 61 to the Sundy House property. RECOMMENDATION: Approval GENERAL DATA: Applicant MGM Sundy House LLC Agent Bonnie Miskel, Esq. - Dunay, Miskel and �,,�, Backman LLP `� o t,+ ,. „ L L. Location Block 61, portions of Block 69, 70 and Sundy °44r 0o. 'gym. •• -, :�w' Block '�-' '_'11a' ' -� ` m .,. i fC i Q K� r, 1t� `2 i g AiR ,m Property Size 6.44 acres 'z sw•r ;Z - -j Future Land Use Map. Other Mixed Use(OMU) ,- r ;. , in Current Zoning OSSHAD WAtlantcAve z EAtlantic'Ave--'" i.0 (Old School Square Historic Arts District) I :t.rt kic mr, R nil 141-- - r RP.4A, Adjacent Zoning - ``� j North: OSSHAD & OSSHAD w/CBD (Central " - , .s Business District)Overlay ,,.. East: OSSHAD &CBD K . 0 South: CF (Community Facilities) &OSSHAD r i s aWest: RM (Medium Density Residential), &CF , _ . r lam_ POW { ' Existing Land Use Block 61 - vacant land, storage, retail, office, a . 1 `ME and financial service. Several contributing swistst SE1stSt -_- buildings such as the Rectory Park building ' " 3�... ' ."'' I FA; . and the Cathcart House. Nc . >` . t ,.is - -, Q +. Sundy Block - Sundy House-Restaurant with ijt o t x,s. 1t M Residential-Type Inn and associated office _W y y`"�' y s space. i-- to-..,, ,parr, y..li; E,1i _ -,-4,,'-'-.,'4 -3101 '> Block 69-residential „ .per' IC Block 70-Parking lot&Vacant Single-Family . , .. '" ' %. .. ' , Residences. arm sw2nd st;.., ""—%SE 2nd St - .i :.—may-(Al; Proposed Land Use.... Mixed use development consisting of s - _I . € .I I; IC I Residential-type Inn, residential, hotel, retail, k 1s-'11 4- '• Ilk rr . „ office, and restaurant uses. «si ;'�:: r I �,, ** , . . _ . Water Service Existing on-site. ,..--i a-.. ` • ti 'En' tr ; ' , ',8NORTH i Sewer Service Existing on-site. ITEM BEFORE THE BOARD The action before the Board is approval of COA 2017-284-SPM-HPB-CLV, which incorporates the following aspects of the development proposal for Midtown Delray, pursuant to LDR Section 2.4.5(F): • Class V Site Plan • Landscape Plan • Architectural Elevations • Waiver • Structure Relocations • Structure Demolitions The subject property is located on the south side of West Atlantic Avenue between SW 1st Avenue and Swinton Avenue and north of SW 1st Street. The development also includes the Sundy House property on the south side of SW 1st Street, between Swinton Avenue and SW 1st Avenue. The property also includes that area on the south side of SE 1st Street, between Swinton Avenue and SE 1st Avenue and at the northwest corner of SE 1st Avenue and SE 1st Street. BACKGROUND The properties associated with the subject development proposal are zoned Old School Square Historic Arts District (OSSHAD) and located within the Old School Square Historic District. That portion of the project that fronts on West Atlantic Avenue and the proposed condominium that front on SE 1st Avenue are subject to the development standards of the Central Business District(CBD). In 1998, the original conditional use request was approved by the City Commission for Sundy House (Lots 1-3, Sundy Estates Subdivision) and included 11 Residential-Type Inn units. The Class V Site Plan for the Sundy House and Inn was approved by the HPB on March 18, 1998. The Sundy House property is listed on the National Register of Historic Places, while Lots 4-20 within Block 61, contains seven (7) contributing structures, and Lots 15-20, within Block 70, contains four(4) contributing structures. At its April 4, 2007 meeting, the Board considered the conditional use request to expand the residential-type inn use within the Sundy House property located on Block 62, and establish the residential-type inn use within Blocks 61 and 70, located to the north and east, respectively. The request would have placed a total of 87 units within the development. The City Commission approved the request at its meeting of May 1, 2007. However, the units were never built and the approval has expired. It is important to note that throughout the Spring of 2006, the Treasure Coast Regional Planning Council (TCRPC) analyzed the existing conditions of the South Swinton Avenue corridor. After multiple public meetings, a final presentation was made to the City Commission where the TCRPC's final recommendations were submitted. The applicant has taken those recommendations and used them as the template for the subject proposal. The property (31 SE 1st Avenue) that is north of the northwest corner of SE 1st Avenue and SE 1st Street contains an eleven space surface parking lot constructed in 2005. Prior to construction of the surface parking lot, the property contained a contributing 1,075 square foot mission style single-family dwelling constructed in 1925, and a detached studio apartment Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 constructed in 1977. At its meeting of February 2, 2005, the HPB granted approval to demolish the structures and replace them with a surface parking lot that included two landscape waivers. The original structure at 36 SE 1st Avenue was classified as contributing to the Old School Square Historic District; in 2010 it was approved for relocation to the West Settlers Historic District where it was designated as The Harvel House. The reuse of this building in its location at 36 SE 1st Avenue was deemed to have been compromised by development pressures; therefore, the Delray Beach CRA has purchased the structure and relocated it to 186 NW 5th. The relocation was initially necessitated by the 2008 approval of an appeal request to the City Commission to overturn the Historic Preservation Board's denial of a Class V Site Plan application which included the relocation of the subject structure and subsequent redevelopment of the property. While the redevelopment has since expired, the CRA was prepared to take and reuse the structure rather than leave it to fall into disrepair. The property at 48 SE 1st Avenue contains an existing two-story contributing 4,107 square foot building built in 1955 and designed by Sam Ogren, Jr. At its meeting of July 10, 1984, the City Commission approved a conditional use application for an Adult Living Facility for Mariposa subject to conditions including that a lease agreement and stabilized sod parking spaces be provided off-site on the adjacent property to the north. An off-site parking agreement was executed to allow nine sod parking spaces on the adjacent property. At its meeting of June 27, 2017, the Historic Preservation Board denied the Class V site plan approval for the Swinton Commons project. The Swinton Commons project consist of 35,049 square feet of retail, 22,525 square feet of restaurant, 21,872 square feet of office, 44 dwelling unit, 39 residential-type in units, and 109 hotel rooms. The action now before the Board is approval of a site plan, landscape plan, architectural elevations, and waivers for a revised project. PROJECT DESCRIPTION The development proposal incorporates the following: > Construction of 39,396 square feet of retail; 11,117 square feet of restaurant; 55,218 square feet of office; 45 dwelling units; and 39 residential-type inn units. > The development proposal includes the relocation of seven of the existing contributing buildings and reconstruction of one existing building. Relocation of six of the contributing buildings will occur on Block 61 along Swinton Avenue; and another contributing building will be relocated from Block 61 to the Sundy House property. The material of the structure to be reconstructed on the Sundy House property will be taken from the existing building on Block 70. > Demolition of two structures. The remaining seven structures were approved by the HPB on June 26, 2017. > Block 61 will include a wide pedestrian plaza that is in the location of the alley (to be abandoned) in the Block. > Block 61 includes a valet queue at the north end of the block. The majority of parking for the project is located in a subgrade parking lot on Block 61 that will utilized by valet and self- parking. The condominium on Block 69 also includes a subgrade parking garage. 2/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 ➢ The condominium buildings on Block 69 and Block 70 also include mechanical parking lifts. ➢ The primary loading and trash compound is located along SW 1st Avenue. The development proposal includes waivers to the following sections of the Land Development Regulations: 1. A waiver to LDR Section 4.4.24(F)(4), which allows a maximum width of a building fronting a street shall be limited to 60', where 164', 156' 4", and 81' 4" respectively are proposed. SITE PLAN ANALYSIS COMPLIANCE WITH THE LAND DEVELOPMENT REGULATIONS: Items identified in the Land Development Regulations shall specifically be addressed by the body taking final action on the site and development application/request. Building Setbacks: The following tables indicate that the proposal complies with LDR Section 4.4.24[Old School Square Historic Arts District] and Section 4.4.13 [Central Business District (CBD)] zoning district. Central Business District Standard: Provided: Minimum Lot Area 2,000 sq.ft. 72,470.53 sq.ft. Minimum Lot Width 20' 254' Block 61 150' Block 69 135' Block 70 220' Block Sundy Building Height: 4 stories & 54' 4 stories & 54' maximum maximum Building Setbacks: Front 10' SW 1st Av. 10' Atlantic Av. 10' min/15' max 11.5' Swinton Av. 12' SE 1st Av. 15' SE 1st Street Front above 3rd story 22' Block 61 20' 22' Block 69 22' Block 70 Rear 10' 10' Block 69 24.7' Block 70 Density 12 du/ac 9.64 du/ac Civic Open Space: 5% of area>20,000 Block 61 1,557 sq.ft. 699 sq.ft Block 69 251 sq.ft. 202 sq.ft. Old School Square Historic Arts District Standard: Provided: Minimum Lot Area 8,000 sq.ft. 209,562 sq.ft. 3/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 Minimum Lot Width 80' 557.46' Block 61 135.02 Block 70 Minimum Lot Depth 100' 266.03 Block 61 138' Block 70 Max. Lot Coverage 40% 26% Minimum Open Space 25% 29% Building Height: 35' maximum 34' Block 70 35' Block 61 Building Setbacks: Front 25' Block 61 25' 25' Block 70 25' Sundy Block Side Street 15' 15' Block 61 33' Block 70 Side Interior 7.5' 15' Block 70 59' Sundy Block Central Business District (CBD) & Old School Square Historic Arts District (OSSHAD) Regulations: Parking Requirements: Per LDR Section 4.4.13(1), within the CBD zoning district, the parking required for the condominium is 90.75 parking spaces. The required parking for the office use is one space per 300 square feet of net floor. The parking requirement for retail and commercial uses is one space per 500 square feet of net floor area. The required parking for the restaurant is six spaces per 1,000 square feet of gross floor area. Per LDR Section 4.4.24(G)(4), within the OSSHAD zoning district, all non-residential uses, with the exception of restaurants, and business and professional offices, shall provide one parking space per 300 sq.ft. of total new or existing gross floor area being converted to non-residential use. This requirement may be reduced to one parking space per 400 sq.ft. of gross floor area, or by at least one space, where there is a mix of residential and non-residential use in the same structure. Restaurants shall provide six spaces per one thousand square feet of total new or existing floor area being converted to restaurant use. Residential-type inns shall provide one parking space per guest room/unit. Business and professional offices shall provide one space per 300 sq. ft. of total new or existing net floor area being converted to office use. This requirement may be reduced to one parking space per 400 sq.ft. of net floor area, or by at least one space, where there is a mix of residential and office use in the same structure. The required alternative fuel parking is three parking spaces and five alternative fuel parking spaces are provided. Based on the above, the required parking for the proposed development is a total of 379 spaces and 379 spaces are provided. Thus, the development has met the City's parking requirements. The site plan incorrectly indicates that 368 parking spaces are required. A condition of approval is attached that the site plan be revised to correctly note the required parking of 379 parking spaces prior to certification of the site plan. OTHER ITEMS: Auxiliary Power Generator: Per LDR Section 4.3.3(00), the condominiums are required to provide an auxiliary power generator for all interior corridor lighting and exit signs and at least one public elevator. Further, the generator needs to be designed and equipped to operate the full capacity of the equipment 4/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 being served for a period not less than 120 hours. The multi-story building along Atlantic Avenue also requires an auxiliary power generator. A condition of approval is attached that the location of these generators are provided on the plans together with the source of fuel prior to certification of the site plan. Photometrics: A photometric plan has been submitted that demonstrates compliance with the illumination standards of LDR Section 4.6.8. Bicycle Parking: Per LDR Section 4.4.13(I)(4), a minimum of 65 bicycle parking spaces are required. The development proposal complies with this requirement since 69 bicycle parking spaces are provided on the property. 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. Building Width: Per LDR Section 4.4.24(F)(4), the maximum width of a building fronting a street shall be limited to 60' and shall have a minimum separation of 15' between buildings fronting a street in a development site that contains more than one structure. The two Residential-type Inn buildings along SW 1st Avenue, the Inn building along Swinton Avenue (building #3), and the Inn building at the southeast corner of Swinton Avenue and SE 1st Street exceed the 60-foot maximum. The applicant has submitted the following verbatim narrative in support of the waiver: `Maximum Building Width—LDR Section 4.4.24(F)(4) LDR Section 4.4.24(F)(4) provides that the maximum width of a building fronting a street shall be limited to sixty (60) feet and shall have a minimum separation of fifteen (15) feet between buildings fronting a street in a development site that contain more than one structure, except for properties identified in Sections 4.4.24(F)(1) and (2) and the Old School Square Cultural Arts Complex. Specifically, the Midtown Delray Project requires the following waivers: MaximBlock Building Pinitted Building Width Proposed Building lMdth 61 2 60 feet 71 feet 7 inches 61 8 60 feet 136 feet along S.W. First Avenue 100 feet along S.W. First Street 5/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 61 9 60 feet 164 feet along SW Fast Avenue 104 feet 4 inches along SE 1 st Street 70 6/7 60 feet 81 feet 7 inches along S Swinton Avenue Block 61, Building 2 requires an additional eleven (11) feet and seven (7) inches in building width only to serve a first-floor connection to Building 1 in order to compensate for the usable retail space which was removed (yellow area) to create the main entry breezeway honoring Old School Square by virtue of its alignment. The breezeway is more than three times the area of the first connection (red area), which is part of the waiver. Also, the recess between Buildings 2 and 3 has been deepened to emphasize the separation in the facades. This first floor area connecting building 2 and 3 is similar to the type of permitted first connections between residential type inn buildings and will create the same visual separation for the remaining upper levels. Li Ist FLOOR WAIL-2,951 50.FT. r_.---. 2ra FLCOR CFF,C_(GCNT:D RCN BLDG 1) 3ro FLOOR:OFFCE f CC4;"D FROM ELOG I; .S►G 3 4ti•FLOOR CFICE(CC 'ID FR01 ELLOC I) I5t FLOOR REST.- 4.900 53 FT. TOTAL- 2,e51 SQ.FT. 2ro F.,COR.OF- -- 3332 SQ FT- TOTAL- 5232 50 FT, CbD' -• rf issiissWis 1.551 SQ.FT. r ' �' -__. .2D.OVG.Y�EA �; t� lc i .."/aili 1 g - ��' ui =1RST EI4U ' FLOOR I 1: '" "" 5f., ri.... -cLEv :a% I FIRST 144514ELE FLOOR *visa Fr RE= � 'i.... f,. a./. -' - •'✓D. I f av_D'-D. chZ 5PACE I III Or; /,; "(:,a DC6 51L1K}i �j�i ,. (2 PF.JF3T%AI. - I.;imaes n • 1 q I r• A -- 1, 11 ;Rirah rim cum f idTr ue►.ra • \ • �' f/ 4.; i I A � 4 whTu. .\ ' • I '4 all C FIRST I-L ITASLE FLOOR I 5 '' = • (l./ 1 -' " ► I' '.1 ' -7.'D' -?...: I. Ell I , �'' --a - `JAI CT nano.." -74,4. Block 61, Building 8 provides many of the necessary functional aspects of the Midtown Delray Project, which necessitates an additional seventy-six (76) feet in building width along S.W. First Avenue and forty (40) feet along S.W. First Street. Twelve (12) residential inn units comprise Building 8. It also houses a receiving, loading, and air conditioned and acoustically isolated solid waste area that has direct access to SW 1 Sr 6/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 Avenue and whose street frontage consumes fifty (50) feet and three (3) inches. A recycling area consumes an additional twenty-one (21) feet and one (1) inch of street frontage. These project logistics have resulted in a façade that is broken up to reduce the continuous length and relieve the visual length the actual dimension suggests. Similarly, the overhead FPL electric lines that run through the center of the property will be reworked to underground facilities, which requires an electrical vault that is shown within Building 8 on Sheet A1.02 of the site plan. '! — i d Nt nit Tvf ii ,_'•_ r. I i. yl 1; —VV--� aitT.�k 146d=R.•- ) ;. tenitito tuz..0 I 'I ;. i i 1 "II I ; FF'L V41LT ` 75' ----1- t .O 914Y LC4DIHG1 i t r Ai tlTLI Y TR.1541 PC14P 4. 1 Gtill ligl ?:t ' . 01#_. V_II il 1 11 I; i�uu F. '— ` 1 ' L �CYCL NG ' • .1= I V tO) 1 rxraan 1 ht'FLOM 5 n5.14•Y z346 5Q FT. veeLn' I}y F CO2 3 IEs.W:11.524 50 F-7 1° — J;rd P-om 2 F£S T'N:6315 sa FT FIRST FLOOR- BLOCK 61 1 TCTe.L.12.s.INN UNTT5•213;4E5 sa.FT. Block 61, Building 9 requires an additional one hundred and four (104) feet in building width in order to provide first floor retail and an additional twelve (12) residential inn units. In order to create a more visual separation in the facade, an additional fifteen (15) foot recess and nearly a twenty (20) foot gap has been added to the middle of Building 9 with landscaping buffers. The main central entry has been eliminated in favor of two entries in the north and south wings. These sixty-five foot wings are connected by the elevator and stairway elements that are stepped back even more on the second and third floors to accommodate upper story planted roofs and a green-wall system. The roof line changes from a sloped roof to a flat roof above the center connection core that further presents the building as two connected facades rather than one long façade. 7/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 II Ty ____74......E.:iL,:,,AL.,—_, _ 4-— ' tl% 44 ::: ,. S 1 'V ! { ` ' j i_ 1 --;;. 0 1.4--. 19'-4" :i , . ;: ;i!i Wit• 1 ,,, ",cv..,r t4:, ?'�'• a P;^..Y) x:.MPUP 64'-7 _F 64'-7,,, ;sl�i; w TO `gr• V + _ - ;;'•,' \G'JURTTtJ�.' * 7'r :is �O f 1 :: ',- .7.%.. 1 1 ( I 11 --r-r L -rl rl--r — — + — �� $ q„ 1 TY LINEJ 7— .,21 "k? 1 / e11ILDINYa 5 erg rwm ac b F.t .CCR:RTAIL-1Li°A SQ FT. WE WOG . , 2rld FLOCK 6 R°5.INN:.NITS•11056 5Q FT. • -- r�F' r 5.;NN uN S•S 6 5Q FT S.W.FIRST AVENUE TOTAL-12 RE5.M1 INIT5- 21562 53 FT. Block 70, Building 6/7 requires an additional forty-four (44) feet and four(4) inches in building width along SE First Street and twenty-one (21) feet and seven (7) inches along South Swinton Avenue in order to accommodate fourteen (14) residential inn units and to integrate the building with the Sundy House. The extension of the overall building beyond the sixty (60) foot façade lengths compensates for the reduction of the permitted three-story building along South Swinton Avenue down to two stories to better transition with the residential along the street and the Sundy House to the west. This is further emphasized with the zoning of the masses separated by the entry facing SE First Street and the stair entry facing South Swinton Avenue. 8/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 SaTILMLIVT.,ARM — — - - - - --I 1F _ YTL EI t y ' —1t' r ' wli. r e ' t II let=LOOR: 5 FES.Lti'4 lNiT9-1,484 BQ=�. ,ij i '; I FLOOQ,5 RES.NV WITS-1,484 5Q FT. j,/ \'-c, I I1 I Irci F_CO2 4 fES.I%WITS-3,144 SQ,FT, i` we i 1f � TOTAL-14!ES.RN 1P1lT5• t8108 SQ.FT t3 —Y11: t; . E FLOCK t IR v/ I v) 'I . . {i L4) I 39 '— If , ,Iec l Xao It eroc i1 L _ _ i ._... -_ ...iIf— — N . .5/ _ _ = = -- - - ,, ,, , , 4 , — —; 44./ t ' 3 C PQCPERf7 LINE k �_ I J k �' (Continued on next page) Minimum Rear Setback—LDR Section 4.6.4(A)(1)(a)(ii) LDR Section 4.6.4(A)(1)is applicable to properties subject to the development standards of the CBD. In this case, Buildings 1 and 2 on Block 61 are subject to the development standards of the CBD and abut an OSSHAD zoned district. LDR Section 4.6.4(A)(1)(a)(ii)requires a minimum thirty (30) foot rear setback if the property abuts a zoning district with a height limitation of thirty-five (35) feet and if the building exceeds three (3) staies in height. Here, Buildings 1 and 2 abut OSSHAD, which limits building heights to thirty-five (35) feet, and Building 1 exceeds three (3)stories in height. Therefore, this code provision requires a thirty(30)foot rear setback fix Building 1. Additionally, LDR Section 4.6.4(A)(1)(a)(ii)also provides that the rear setback is measured from the property line to the top of the third stay. The Applicant proposes the following:(see illustrations below) Block BuildingMinimum Rear Proposed Rear Setback Setback Required 19 feet fora portion of Building 1 from the top of the third floor to the property line only(Approx. 138 feet 61 1 30 feet onl) The remainder of Building 1 complies with the 30 foot minimum rear setback 9/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 ®JLLD►d5 3 Pitr,06 A-Ft-ctccr pJLLDAG c CBD. flextP _• _ • ID P •°- e% -L I. I 1 --1 -' ,I . _ ,i i, ---i _ _ l _ -—— t L iiii-1-.1 III •... t I Al __ -37 f! i — Rr } 30' f1a - ■i x5,, � '— k t` IIUIiIIIU `$ �. i�!llllll = E. 4 4:war 6F. J:-4 ii s ... 6b4 GO66 BF. iE :?% r 1 J I u ii A024.43‘14+----,1/41 ui GRIM ALAI MIA*MD t QI La ! > III h i ' il - mime- is u 41 ,IIL_ ! I i " IV ❑❑❑❑❑ _ —_ ❑❑ � - t >EOfeet - ❑❑❑❑❑ = • e ❑ ❑ t 111I + i j u � _-- � p: i ii _ II & fp ci inn C. �_ r _—y ---_--- --- --- iat — c . 3 Fa ilcnle t7v9CLAY OSSILID. E3 a-- — The intent of this code provision is to create a visual separation between the height differentials of the CBD and OSSHAD zoning districts. The Applicant still meets the intent of the Code despite the proposed waiver request. On the southwest façade of Building 1, there is a significant distance separation (approximately over eighty (80) feet) between Building 1 in CBD and Building 9 in OSSHAD, which achieves the visual separation in excess of the minimum required. On the southeastern portion of the façade, there is a distance separation (approximately thirty-seven (37) feet and nine (9) inches) between Building 1 in CBD and Building 3 in OSSHAD, which also achieves the visual separation in excess of the minimum required. It is also important to note that the areas of Building 1 that do comply with the minimum rear setback are also the areas that are most visible from the adjacent right-of-ways. Therefore, the maximum amount of visual separation is achieved if the requested waiver is granted. Finally, the requested waiver is the minimum necessary to achieve the best site design and reasonable use of the property while balancing the interests of the community. As such, the Applicant respectfully requests that the waiver be granted because the proposed site design still meets the intent of this code provision. 10/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 Below, the Applicant will demonstrate that there are sufficient findings that justify granting the requested waivers. Pursuant to LDR Section 2.4.7(B), prior to granting a waiver, the granting body shall make findings that the granting of the waiver: (a) Shall not adversely affect the neighboring area; Applicant's requested waivers will not adversely affect the neighboring area. LDR Section 4.4.24 was amended in October 2004 to regulate development size, massing, and scale in OSSHAD ("2004 Amendment") for each individual parcel. In particular, LDR Section 4.4.24(F)(1) was amended to limit the building width to sixty (60) feet and provide a minimum fifteen (15) foot separation between buildings fronting a street for a development site that contained more than one structure. At the time of the 2004 Amendment, these specific dimensions were selected to reflect the average lot width of seventy-five (75) feet and required side setbacks of seven and a half(7.5) feet. While these provisions were intended to regulate the development of individual lots within OSSHAD, the 2004 Amendment did not contemplate the redevelopment of an entire block within OSSHAD as proposed by Applicant. The redevelopment of Block 61 was chosen for the Midtown Delray Project because of the predominance of open vacant field and surface parking lots which offer little historical relevance to the overall block. In addition to all of Block 61, Applicant is proposing redevelopment of portions of neighboring blocks, such as the Sundy Block, Lot 69, and Lot 70. Therefore, Applicant is in a unique position and has the unique ability to layout an efficient site plan that results in sensible development size, massing, and scale and efficient integration of the neighboring area. Additionally, as mentioned above, the Applicant still meets the intent of LDR Section 4.6.4(A)(1)(a)(ii) by creating visual separations between building heights in CBD and in OSSHAD on the southwestern and southeastern portions of the facade for Building 1, which are most visible from the adjacent right-of-ways. Furthermore, the 2004 Amendment did not envision a mix of OSSHAD and CBD. Strict application of the LDR would impede the Applicant from proposing reasonable transitions between OSSHAD and CBD and from proposing a site plan that integrates not only all the lots located in Block 61, but also the redevelopment of three additional neighboring blocks in OSSHAD. Granting the requested waivers meets the original intent of LDR Section 4.4.24(F)(1) and gives the Applicant the flexibility to propose a site plan that efficiently lays out the Project's mixed uses that enhance the historic district, increase the pedestrian scale of the area, and integrate neighboring areas. (b)Shall not significantly diminish the provision of public facilities; Applicant's requested waivers will not significantly diminish the provision of public facilities. In fact, granting this waiver will result in the consolidation and protection of public facilities. Additionally, important provisions for parking access and loading/delivery areas necessitate a wider building than permitted by the City's LDR. The requested waiver is necessary to allow for functional site elements related to loading, delivery, parking, and utilities. (c) Shall not create an unsafe situation; and 11/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Defray COA 2017-284-SPM-HPB-CL5 Applicant's requested waivers do not create an unsafe situation. In fact, the Midtown Delray Project creates a safer environment by increasing pedestrian activity and visibility. Presently, the area is greatly in need of redevelopment with little pedestrian activity and visibility. There is a predominance of open vacant field and surface parking lots that are hidden behind buildings, landscaping, and other parking lots. Applicant proposes a site plan that intentionally creates an attractive landscaped courtyard inviting pedestrian activity and visibility within and throughout the Midtown Delray Project. A valet drop-off available during all business hours is located within the development to provide an assisted option for patrons, residents and workers to have their vehicle parked in the underground parking facility. After hours security gates will be card or scan activated for all patrons and emergency personnel. Pedestrian walkways are available on the north, south, east and west side of the development. First floor retail and restaurants throughout the development will increase pedestrian traffic and activity; thus, providing for more visibility and security from other pedestrians, neighboring businesses, and on-site residents. (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. Applicant's requested waivers will not result in the grant of a special privilege and the same waiver could be granted under similar circumstances on other property for another applicant or owner. The requested waivers are necessary to meet the intent of OSSHAD, which is to provide for mixed uses of residential, office, and commercial activities to stimulate the preservation of historic structures. Another applicant or owner facing similar circumstances would have the opportunity to apply, justify, and request the same waivers for a project with similar lot areas and overall project scale. The proposed waiver will have no meaningful impact on the neighboring area. The subject buildings border on SW ist Avenue, which are located across from the library, surface parking lot, and the Palm Beach County parking garage. The streetscape of the library and parking garage will not be impacted by allowing buildings wider than 60'. The wider buildings will have no impact on the provision of public facilities and will not create an unsafe situation. Given the surrounding use of land, the waiver will not grant a special privilege and would be supported for other properties with similar circumstances." The proposed waiver will have no meaningful impact on the neighboring area. The subject buildings border on SW 1st Avenue, which are located across from the library, surface parking lot, and the Palm Beach County parking garage. The streetscape of the library and parking garage will not be impacted by allowing buildings wider than 60'. The wider buildings will have no impact on the provision of public facilities and will not create an unsafe situation. Given the surrounding use of land, the waiver will not grant a special privilege and would be supported for other properties with similar circumstances. LANDSCAPE ANALYSIS On the Midtown Delray Tree Disposition Plans, as stated on the "Tree Disposition Summary", 105 trees are to be removed. There are 486 inches of DBH (Diameter at Breast Height)for trees greater than or equal to a 50% condition rating. There are 940 inches of DBH (Diameter at 12/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 Breast Height) for trees between 26% and 49% condition rating. The trees being removed include older Southern Live Oak, Mahogany, Gumbo Limbo and many larger fruit trees, such as Mango, Avocado, Lychee, Starfruit and Sapodilla. On the "Tree Disposition Summary", it is stated that 35 trees will be relocated within the project. The relocated trees include Live Oaks, Gumbo Limbo trees, Lycence trees and Sapodillas. The proposal includes the removal of 62 palms. The palms that are being removed, include Sabal, Coconut, Royal and Christmas palms. On the Tree Disposition Plans, as stated on the "Tree Mitigation Summary", of the 1,426 inches required to be replaced for trees greater than eight inch DBH, 405 inches are being provided on the Landscape Plans. On the "Tree Mitigation Summary", of the 90 inches required to be replaced for trees between four and eight inch DBH, none are being provided for on the Landscape Plans. Also on the "Tree Mitigation Summary", it is stated that the 62 palms being removed will be replaced with 124 palms on the Landscape Plans. As stated on the "Tree Mitigation Summary", the remainder of the DBH will be replaced by a payment of$139,800 into the City of Delray Beach Trust Fund. The site planning of the buildings and hardscape areas, was conducted with an attempt to preserve some of the larger"historical" Banyan trees, that are located on the Swinton Commons properties. On the Landscape Plans, the "Plant Schedule" includes Trees: Gumbo Limbo, Silver Buttonwood, Sea Grape, Natchez Crape Myrtle, Guiana Chestnut, Bay Rum, Mast tree, Pigeon Plum, Vera Wood, Japanese Fern tree, Spanish Stopper, and Southern Live Oaks; Palm Trees: Christmas Palms, Satakentia Palms, Green Malayan Coconut Palms, Medjool Date Palms, Florida Thatch Palms, Florida Royal Palms, Montgomery Palms and Foxtail Palms; Shrubs: Raspberry and Fireball Bromeliads, Seabreeze Bamboo, Gold dust Croton, Auntie Lou Ti Plants, Small Leaf Clusia, Red-Tip Cocoplum, `Queen Emma' Crinum Lily, Spanish Stopper, Green Island Ficus, Firebush, Myers Foxtail Ferns, Pink Muhly Grass, Burle Marx Philodendron, Slit Leaf Philodendron, Rojo Congo Philodendrum, Xanadu Philodendren, Wild Coffee, Lobster Claw Heliconia, Variegated Shellginger, and Dwarf Fakahatchee Grass; Ground Covers: Blueberry Flax Lily, Kawaii Pink Madagascar Periwinkle, Dwarf Yaupon, Emerald Goddess Liriope, White Pentas and ground covers. The street trees along Swinton Avenue, S.W. 1st Avenue and S.E. 1st Avenue are indicated to be Southern Live Oaks. The street trees along Atlantic Avenue, S.E. 1st Street, between S.E. 1st Avenue and Swinton Avenue are indicated to be Royal Palms. The street trees along S.E. 1st Street, between Swinton Avenue and S.W. 1st Avenue, are indicated to be Natchez Crape Myrtles. Along Swinton Avenue, the existing landscape nodes were indicated on the Tree Disposition Plans to have the existing Southern Live Oak trees replaced with Montgomery Palms. The existing Southern Live Oak trees are being over-pruned, due to the existing overhead utility lines that are on the west side of Swinton Avenue. The replacement with palm trees was to alleviate this required over-pruned condition on the Southern Live Oak trees. If those utility lines are to be placed underground, then in the opinion of the City Planning staff, the replacement and plant palette for those landscape nodes should be revisited. It is the desire of staff to retain the shade trees or at least retain the existing plant species that are within the landscape nodes, located along the Swinton Avenue corridor: Southern Live Oaks and Sabal Palms. The overall Landscape Plans have been designed to create detailed planting and a central hardscape "common" connecting the various structures and land uses throughout the Swinton Commons properties. Although the "common" is designed in fairly detailed manner, it is the opinion of staff that the landscape design, around some of the "historic buildings", once their final use is determined, should be increased and detailed to fit these residential scale structures. ARCHITECTURAL ELEVATIONS SECTION 4.5.1, HISTORIC PRESERVATION DISTRICTS AND SITES 13/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 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 both Major and Minor Development. The portion of the property that is zoned OSSHAD and contains both contributing and non-contributing structures that is being modified by more than 25% is classified as Major development. The portion of the property which is zoned OSSHAD and is subject to CBD Overlay regulations is classified as Minor development. Pursuant to LDR Section 4.5.1(E)(3)(b)(1), Buildings, Structures, Appurtenances and 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. As previously noted, the project includes two types of parking areas, "underground" parking and surface parking. The "underground" parking is within two parking garages, Mechanical lift parking spaces are proposed within the Block 69 garage. Two surface parking areas are proposed, one area behind each of the proposed condominium buildings located in Block 69 and 70. Access to these parking areas is provided from the adjacent alleyways to the rear of these buildings. Mechanical parking lifts are proposed for the parking area to the rear of Block 69 and to the rear of Block 70. These parking areas meet the intent of this code section as they are screened from adjacent rights-of-way. This creative design allows the parking areas to contribute to the historic nature of the properties and the district as a whole meeting the required criteria of this code section. Pursuant to LDR Section 4.5.1(E)(4), Alterations, in considering proposals for alterations to the exterior of historic buildings and structures and in applying development and 14/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 preservation standards, the documented, original design of the building may be considered, among other factors. Secretary of the Interior's Standards for Rehabilitation According to the Secretary of the Interior, these Standards are for rehabilitation projects and are applied to projects in a reasonable manner, taking into consideration economic and technical feasibility. The Standards apply to historic buildings of all periods, styles, types, materials and sizes. They apply to both the exterior and the interior of historic buildings. The Standards also encompass related landscape features and the building's site and environment as well as attached, adjacent or related new construction. 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. Standard 1 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 2 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 3 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 4 Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. Standard 5 Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved. Standard 6 Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. Standard 7 Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible. Standard 8 15/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. Standard 9 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 10 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. Existing Historic Component These standards are to be applied to the existing historic structures within the scope of the overall subject development project. Several existing contributing structures are proposed for minor relocation and renovation, one structure is proposed to be reconstructed at a new location in the project and there are several new buildings proposed for construction. Further review and discussion of the new buildings is provided later in this analysis. The existing structures are proposed to be placed in a new commercial use, which is common in OSSHAD as it is a mixed-use zoning district. The main changes to a majority of the structures involves their relocation within the block, which will not negatively affect the defining characteristics of each building. While the adaptive reuse of the properties requires changes, the necessary changes are not deemed to negatively impact the historic integrity of each of the structures. Changes to the individual structures that have acquired historic significance are planned to be retained and the proposal does not include changes, which add conjectural features or architectural elements to the structures. Preserving the structures within the west side of South Swinton Avenue retains the original development pattern of the block and allows for the adaptive reuse of the structures while maintaining defining and distinctive characteristics of each structure. Historically, the structures involved in this block of South Swinton Avenue have not experienced a successful adaptive reuse. It is anticipated that the new construction will bolster the project affording success overall and attract businesses to South Swinton Avenue; thus, helping to protect the integrity of the structures, the property and the environment. It is not anticipated that significant archeological resources exist on the subject property; however, should such resources be revealed during .development of the project, mitigation measures shall be undertaken. Chemical or physical treatments are inappropriate and should not be used. New additions, exterior alterations, or related new construction is not proposed for the individual contributing structures. Overall, the proposal can be found to be in compliance with the intent of the Standards. New Construction Component In consideration of the Standards noted above and given the fact that the property contains many contributing principal and accessory structures as well as non-contributing structures such as the Rectory Office Building and the Check Cashing Store, the low-scale characteristic of the site and surrounding environment to the south and east will significantly change by the 16/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 proposed new construction. This is based upon its inherently larger scale and mass, which is notable in new construction. The related new construction is proposed to not destroy historic materials that characterize the property through the site design. The scale of the new construction is larger than the context of the existing historic properties and is primarily situated around the perimeter of the site, which is on the edge of the OSSHAD historic district and adjacent to existing larger scale projects such as the Delray Beach Public Library, the Worthing Place Development and the Federspiel Parking Garage. This configuration provides for the desired buffer and transition between the adjacent larger scale CBD zoned properties and the existing smaller scale historic properties. Also, the site configuration provides for large separations between the existing structures and the new buildings with the design of the new common area in the center of the project. The new construction is clearly influenced by the Vernacular and Spanish influenced architectural styles of OSSHAD as well as complimentary architectural styles such as Anglo- Caribbean and Art Deco, which are identified as acceptable styles for the area by the Delray Beach CBD Architectural Design Guidelines. The proposed commercial buildings that face Atlantic Avenue, Swinton Avenue and SW 1st Avenue (Buildings 1, 3, 4 & 9) incorporate a storefront design and courtyards on the first floor. The North and South condominium Buildings in Block 69 & 70, respectively, features planters and forecourts on the first floor. The Residence-Inn Building (Building 6/7) features loggias and courtyard areas on the first floor. Storefronts, planters, forecourts, loggias and courtyards are all common features of commercial buildings along Atlantic Avenue and in the downtown. The new commercial buildings and the proposed layout of the overall site will better engage pedestrian traffic along the historic Swinton Avenue corridor and adjacent streets creating an improved opportunity for walkability. Further, the proposed design of the structure situated at the intersection of Swinton and Atlantic Avenues completes the needed connection to West Atlantic Avenue beginning with the Delray Beach Public Library; thus, improving the pedestrian connection between East and West Atlantic Avenue. The proposed architectural styles of the new construction coupled with the site design is compatible and distinguished within the Old School Square Historic District. The new construction in and of itself will not impact the district, because if these lots were vacant said construction would be permitted. Should the new construction be removed in the future the area would be unimpaired; therefore, the proposal is generally in keeping with the applicable Standards. Further analysis is provided below with the Visual Compatibility Standards review section. Pursuant to LDR Section 4.5.1(E)(6), Relocation, an individual analysis of each of the 8 individual properties proposed for Relocation has been provided and are attached as exhibits to this staff report. Pursuant to LDR Section 4.5.1(E)(7)(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 17/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 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 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 Contributing Structures in all Historic Districts. 18/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 The height of the proposed structures range from one-story to four-story buildings. The site has been designed to place a bulk of the taller buildings around the perimeter of the project boundary adjacent to larger scale CBD zoned properties such as the Delray Beach Public Library, the Worthing Place Development and the Federspeil Parking Garage. Visual Compatibility for the OSSHAD zoned properties requires compliance with respect to the Building Height Plane, First Floor Maximum Height of 14', and the Upper Story Height maximum of 12'. The Building Height Plane requires the additional setback of upper stories from the front setback line to mitigate an impact on the streetscape. The proposal meets these requirements. The portion of the property that is zoned OSSHAD but is subject to the CBD Overlay is exempt from the requirement for Building Height Plane, First Floor Maximum Height of 14', and the Upper Story Height maximum of 12'. Aside from the Waiver request for Buildings 3, 6/7, 8, and 9 in relation to maximum building width, as required by LDR Section 4.4.24(F)(4), the front façade proportion for the existing contributing buildings in combination with the new construction is generally proportionate with the overall width of the development site which spans an entire city block. The site is designed with the larger building mass fronting Atlantic Avenue and the smaller buildings "stepping down" in scale along South Swinton Avenue, and SE & SW 1st Streets. Open spaces, courtyards and civic spaces are proposed throughout the project and between each individual contributing structure as well as through the center of Block 61. The new lot formation and proposed overall development will have a substantial impact on the rhythm of buildings on street and it can be demonstrated that the proposal is an improvement to what currently exists along some of the existing road frontages, which include several surface parking lots. The proposal also includes new subterranean parking for the storage of automobiles, which subordinates the importance of the automobile in a physical way. Also, the existing above ground utility lines are proposed to be placed underground, which will have an impact upon the existing environments. The variety of proposed architectural styles in relation to the proportion of newly arranged open space areas demonstrates the proposals' compliance with visual compatibility in the context of Rhythm of Buildings on Streets. The historic relationship of entrances and porch projections to the sidewalks of the newly relocated contributing structures will be re-established through the shifting of the structures within the block. The new construction has been designed to be generally in context with this historic relationship of entrances/porch projections to sidewalks through the use of arcades, storefronts, planters, loggias and courtyards. The proportion of openings is appropriate for the different styles of each of the new buildings, 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 projections are appropriate, as well 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, siding and glass, is appropriate, with colors and textures to accent the building details and overall variety of architectural styles. Proposed roof shapes have been designed to be compatible with the shape of existing structures and buildings within the Old School Square Historic District and with the architectural style of each building. In consideration of the compatibility of the wall of continuity standard: while there are retaining walls proposed along portions of the street-side of the property, these walls are in response to the drastic grade change that occurs on the property. The design of the retaining walls are pedestrian in scale and landscaping is proposed to soften their edges, which is compatible with respect to continuity. 19/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 The directional expression of the front elevations of all structures (existing and proposed) and is clear and evident in the design, and is thereby compatible with the district. The proposed architectural style is consistent with the built environment and does not introduce a new style to the district. The proposal does not include additions to any of the existing contributing structures. Given the above, positive findings can be made with respect to the Visual Compatibility Standards. Pursuant to LDR Section 4.5.1(F), Demolition, demolition of historic or archaeological sites, or buildings, structures, improvements and appurtenances within historic districts shall be regulated by the Historic Preservation Board and shall be subject to requirements. An individual analysis of each of the two individual properties proposed for Demolition has been provided and are attached as exhibits to this staff report. ARCHITECTURAL ELEVATIONS (CBD) OSSHAD with Central Business District(CBD) Overlay Four new buildings are located within the OSSHAD with CBD Overlay: Building 1, Building 2, North condominium, and South condominium. LDR Section 4.4.13(F), "Architectural Standards," sets forth regulations for buildings in the downtown area, which apply to all buildings in the CBD and in the OSSHAD with CBD Overlay. The regulations intend to ensure high quality design through standards related to facade composition and the use of appropriate architectural style(s). Pursuant to LDR Section 4.4.13(F)(2)(a), Buildings articulations that respond to the site's unique urban condition, such as but limited to, locations on corners, near public open spaces, terminating the visual axis of a street, and/or that emphasize main building entries, shall be clearly expressed in the design. 1. Building articulations in the form of a change in building height and building placement shall be incorporated so that building facade proportions do not exceed height to width ratios of 3:1 or 1:3 (Figure 4.4.13-29). 2. Building articulations shall be reinforced by changes in roof design, fenestration patterns, or architectural elements. Pursuant to LDR Section 4.4.13(F)(2)(b) Tripartite Composition (Base, Middle, Top), all buildings shall have a clearly expressed base, middle, and top in the facade design. Pursuant to LDR Section 4.4.13(F)(3) Appropriate Architectural Styles. The "Delray Beach Central Business District Architectural Design Guidelines", adopted by Ordinance 28-15 on December 8, 2015, identifies seven architectural styles as appropriate for downtown Delray Beach based on historical precedent, climate, and building scale. Defining characteristics and character examples are provided for each of the styles as guidance. The seven architectural styles are described and illustrated in the Central Business District Architectural Design Guidelines (the "Guidelines"): Florida Vernacular, Anglo-Caribbean, Mediterranean Revival, Classical Tradition, Art Deco, Masonry Modern, and Main Street Vernacular. Mixing elements of various styles together is not permitted; however, projects 20/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 comprised of multiple buildings may use more than one style (one per building), and portions of facades on long buildings may be designed using different styles, provided one style per portion is used. In addition to architectural style, Section 4.4.13 regulates frontage standards. Pursuant to LDR Section 4.4.13(E) Frontage Standards. Frontage Standards define architecture and design components for the entrance(s) to buildings and the area between building facades and streets. Building setbacks and other development standards are coordinated with street cross-sections to ensure a superior public realm results, improving both the overall visual appearance and multi-modal uses of downtown streets. Frontage Standards are comprised of Streetscape Standards [LDR Section 4.4.13(E)(2)] and Frontage Types [LDR Section 4.4.13(E)(4)]. Streetscape Standards regulate minimum curb zone, pedestrian clear zone, and landscaping, including the provision of street trees. Frontage Types provides seven distinct options for detailing the main entry to a building: porch, stoop, bracketed balcony, forecourt, storefront, arcade, or lobby entry. As previously noted, since these four buildings are entirely new construction within the OSSHAD with CBD overlay, they are classified as minor development. As such, they are evaluated pursuant to the criteria in LDR Section 4.4.13 and Section 4.6.18(E) as set forth below. If the following criteria are not met, the application shall be disapproved. 1. The plan or the proposed structure is in conformity with good taste, good design, and in general contributes to the image of the City as a place of beauty, spaciousness, harmony, taste, fitness, broad vistas, and high quality. 2. The proposed structure, or project, is in its exterior design and appearance of quality such as not to cause the nature of the local environment or evolving environment to materially depreciate in appearance and value. 3. The proposed structure, or project, is in harmony with the proposed developments in the general area, with the Comprehensive Plan, and with the supplemental criteria which may be set forth for the Board from time to time. Building 1 Building Articulation Building 1 is the largest building in the project, extending 205'-1" along Atlantic Avenue. The proposed building is four stories tall. The most significant building articulation is achieved by the civic open space located on the corner of Atlantic Avenue and Swinton Avenue. Building 1 and Building 2 are positioned to frame the plaza. An open-air breezeway between the two buildings connects the plaza to an internalized pedestrian walkway and is physically denoted with a tower element. Extending from the plaza westward, the façade has articulations generally consistent with the intent of the code. These articulations are achieved by slight shifts in building façade location and differing roof lines. Changes in fenestration shape and pattern, detailing material, and the use of balconies are used to distinguish different portions of the facade. Tripartite Composition (Base, Middle, Top) The building has a base, middle, and top generally consistent with the intent of the code. The base of the building is the first story, which is defined by storefronts with awnings. The middle is the upper stories of the building. The building sets back at the top of the second story, which reduces the scale of the building, but also divides the middle portion of the building. In some 21/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 instances, windows change in size and shape on the fourth story, which distinguishes the top floor. The roof line detailing denotes the top of the building. Architectural Style Building 1 uses three of the approved CBD Architectural Styles. Mediterranean Revival is used on the easternmost portion of the façade at the corner of Swinton Avenue; Anglo Caribbean is used in the central portion of the building; and Art Deco is the style at the corner of SW First Ave. The Mediterranean Revival portion of the building has the following defining characteristics identified in the guidelines: smooth stucco finish with minimal window surrounds, attached arcade elements, wood brackets and corbels supporting balconies and overhangs, metal railings, and concrete "S" tile roofs. A tower element provides a variation in height and massing, which is consistent with the style. The Anglo Caribbean portion of the façade has the following defining characteristics identified in the guidelines: smooth stucco finish, a sculptural parapet element, symmetrical façade composition, standing seam metal roof with brackets supporting the overhang, and metal railings. The Art Deco building has simple geometries in a traditional, rather than streamline modern execution of the style. The Art Deco portion of the building has the following defining characteristics identified in the guidelines: smooth stucco finish with geometric motif stucco adornments, cantilevered balconies, metal railings, and flat roof with parapet. Cantilevered eyebrows are provided on the west façade. Frontage Standards Building 1 uses the Storefront frontage type along the entire base of the building with an arcade element on the east side of the north facade. Dimensional requirements for the required streetscape components and the Storefront and Arcade frontage types are analyzed in the table below. Frontage Standards Required Provided SW 1st Avenue: 4'-0" Curb Zone 4 feet min. Atlantic Avenue: 4'-2 1/2" S Swinton Avenue: 8'-0" SW 1st Avenue: 8'-3%z"" Pedestrian Clear Zone 6 feet min. Atlantic Avenue: 6'-11 'h" S Swinton Avenue: 10'-0" SW 1st Avenue: 4 trees SW 1st Ave: 6 Montgomery Palms Street Trees (30 feet o.c.) Atlantic Avenue: 7 trees Atlantic Avenue: 5 Royal Palms S Swinton Avenue: 3 trees S Swinton Ave: 5 Montgomery Palms Storefront Frontage Type* Required Provided Store Width on Req. Retail Street 75 feet max. 40 feet—53 feet _ Storefront Base 9 inches min. /3 feet max. 9 inches Glazing Height 8 feet min. 10 feet Required Openings 80% min. 84% Arcade Frontage Type* Required Provided Arcade Depth 10 feet min./20 feet max. 10 feet Arcade Height 10 feet min./20 feet max. 10 to 14 feet Column to Face of Curb 2 feet min./4 feet max. N/A(Not in Public ROW)* _ Column Width and Depth 1 foot min. 1 foot 22/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 *It is important to note that grading and finished floor elevation requirements result in a site design configuration where the finished floor elevation is at the sidewalk level at the corner of Atlantic Avenue and South Swinton Avenue, but gradually slopes to an elevation of approximately 2'-4 '/z" at the corner of Atlantic Avenue and SW 1st Avenue. The site plan design provides the required curb and pedestrian clear zones within the public right-of-way and also establishes a parallel pedestrian route with landscaping along the front of the building. Storefront and Arcade frontage types are used at the sidewalk level. Despite the grade changes, the site design is consistent with the intent of the code. As designed, the project meets the streetscape standards, except for the provision of street trees along Atlantic Avenue. At a maximum spacing of 30 feet on center, the block should be planted with at least 7 trees; 5 trees are provided. The species is Royal Palm, which is established along the corridor though used in conjunction with oak trees. Prior to certification, the site plan and landscape plan shall be revised to incorporate at least two more trees of an oak species in the Atlantic Avenue streetscape and this is attached as a condition of approval. Building 2 Building Articulation Building 2 is a Mediterranean Revival style building located on the corner of Atlantic Avenue and South Swinton Avenue. The proposed building is four stories tall. Building articulation is achieved by an arcade element facing South Swinton Avenue and building setbacks above the second story. An open-air breezeway between Building 1 and 2 that connects the adjacent plaza to an internalized pedestrian walkway is physically denoted with a tower element. The overall façade compositions are asymmetrical, which is consistent with the style. Tripartite Composition (Base, Middle, Top) The building has a base, middle, and top generally consistent with the intent of the code. The base of the building is the first story, which is defined by storefronts with awnings facing the civic open space and an arcade element with storefronts facing South Swinton Avenue. The middle is the upper stories of the building. The building sets back at the top of the second story, which reduces the scale of the building, but also divides the middle portion of the building. The fourth story balcony element and roof line detailing denotes the top of the building. Architectural Style The building has the following defining characteristics of Mediterranean Revival as identified in the guidelines: smooth stucco finish with minimal window surrounds, an attached arcade element, wood brackets and corbels supporting balconies and overhangs, metal railings, and concrete "S" tile roofs. The tower element provides a variation in height and massing, which is consistent with the style. Frontage Standards Building 2 uses the arcade frontage type on the east facade. Dimensional requirements for the required streetscape components and Arcade frontage type are analyzed in the table below. Frontage Standards Required Provided Curb Zone 4 feet min. 8'-0" Pedestrian Clear Zone 6 feet min. 10'-0" Street Trees(30 feet o.c. max) 3 trees 5 Montgomery Palms Arcade Frontage Type* Required Provided Arcade Depth 10 feet min./20 feet max. 10 feet 23/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 Arcade Height 10 feet min./20 feet max. 10 to 14 feet Column to Face of Curb 2 feet min./4 feet max. N/A(Not in Public ROW)* Column Width and Depth 1 foot min. 1 foot The project meets the minimum standards for the streetscape and frontage type standards. North Condominium Building Articulation North condominium is designed using the Classical Tradition style. The building is located on the northwest corner of Southeast 1st Street and Southeast 1st Avenue. The proposed building is four stories tall. The facades are generally symmetrical, composed using a vertically proportioned bay spacing, which is consistent with the style. Building articulation is provided by distinctions in the façade defined by pediments punctuating the hipped roof line and changes in the fenestration pattern. Tripartite Composition (Base, Middle, Top) The building has a base, middle, and top generally consistent with the intent of the code. The base of the building is the first story, which is defined by a series of arched openings and a cornice line. The middle is the second and third stories of the building. The recessed fourth story defines the top, with a balcony element and pediments. Architectural Style The building has the following defining characteristics of Classical Tradition as identified in the guidelines: a rational and symmetrical arrangement of elements, simplified classical detailing (moldings and cornices), thickened corners with quoining, a limited palette of window and door sizes, and a hipped roof line with pediments. Frontage Standards A Forecourt frontage type is the main entry of the North Condominium facing Southeast 1st Street. Stoop Frontage type provides access from Southeast 1st Avenue. Dimensional requirements for the required streetscape components and Forecourt and Stoop frontage types are analyzed in the table below. Frontage Standards Required Provided SE 1st Avenue: 4'-6'h" Curb Zone 4 feet min. SE 1st Street: 4'-1 %2" Pedestrian Clear Zone 6 feet min. SE 1 Avenue: 6'-0" SE 1st Street: 7'-1/2" SE 1st Avenue: 6 trees SE 1st Avenue: 6 Live Oak Street Trees (30 feet o.c. max) SE 1st Street: 3 trees SE 1st Street: 2 Jatropha&2 Silver Buttonwood Forecourt Frontage Type Required Provided Depth 10 feet min./20 feet max. 19'-2" Width 20 feet min./50% of Façade max. 32 feet Elevation 3 feet max. 2'-8" Stoop Frontage Type Required Provided Depth 5 feet min./8 feet max. 8 feet Width 4 feet min. 10 feet Elevation 1 foot min./4 feet max. 3'-9" The building meets the required streetscape and frontage type standards. The remaining set back area not used for required streetscape components is proposed to be landscaped; 24/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 however, the change in grade between the sidewalk and building is not resolved in the landscape design. The slope is too steep from the building towards the street to be viable over time. Prior to site plan certification, the proposed landscaping in the front setback areas shall be redesigned to terrace the slope to prevent run off on the sidewalk and erosion and this is attached as a condition of approval. South Condominium Building Articulation The south condominiumis designed using the Classical Tradition style. The building is located on the southwest corner of Southeast 1st Street and Southeast 1st Avenue. The proposed building is four stories tall. The building has a corner lobby entrance. The remaining portion of the north façade is composed of vertically proportioned bays with symmetrical elements, which is consistent with the style. The remaining portion of the east elevation is symmetrical in design (with the exception of one ground floor door) which is generally consistent with the style. Building articulation is provided by distinctions in the façade defined by the corner lobby entry and pediments punctuating the hipped roof line and changes in the fenestration pattern. Tripartite Composition (Base, Middle, Top) The building has a base, middle, and top generally consistent with the intent of the code. The base of the building is the first story, which is defined by a series of arched openings. The middle is the second and third stories of the building. The recessed fourth story defines the top with the roofline and pediments. Architectural Style The building has the following defining characteristics of Classical Tradition as identified in the guidelines: a rational and symmetrical arrangement of elements, simplified classical detailing (moldings and cornices), thickened corners with quoining, a limited palette of window and door sizes, and a hipped roof line with pediments. Frontage Standards A Lobby frontage type is the main entry of the South Condominium facing Southeast 1st Street. The Lobby frontage type is an architectural feature than emphasizes the main entry to the building. Dimensional requirements for the required streetscape components and the Lobby frontage types are analyzed in the table below. Frontage Standards Required Provided Curb Zone 4 feet min. SE 1st Avenue: 4'-0" SE 1st Street: 4'-0" Pedestrian Clear Zone 6 feet min. SE 1st Avenue: 6;0" SE 1st Street: 6-0 SE 1st Avenue:4 trees SE 1st Avenue: 4 Live Oak Street Trees (30 feet o.c.) SE 1st Street: 4 trees SE 1st Street: 5 Royal Palms & 1 Silver Buttonwood Lobby Frontage Type* Required Provided Depth 10 feet min./20 feet max. 19'-2" Width 20 feet min./50%of Façade max. 32 feet 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 25/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 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 the Future Land Use Map and Comprehensive Plan Consistency, Concurrency, and Compliance with the Land Development Regulations. At its meeting of May 7, 2002, the City Commission made positive findings with respect to the Future Land Use Map, Comprehensive Plan Consistency, and Concurrency provided conditions of approval are addressed. However, the following is provided: Section 3.1.1 (A) - Future Land Use Map: That subject property has a FLUM (Future Land Use Map) designation of OMU (Other Mixed Use) and zoning designation of OSSHAD. That portion of the property that fronts on West Atlantic Avenue and at the northwest and southwest corners of SE 1st Avenue and SE 1st Street are subject to the development regulations of the CBD (Central Business District). The OSSHAD zoning district is consistent with the OMU FLUM designation. Thus, positive findings can be made with respect to Future Land Use Map consistency. Section 3.1.1 (B) - Concurrency: As described in Appendix A, a positive finding of concurrency can be made as it relates to water, sewer, streets and traffic, drainage, parks and recreation, open space, schools, and solid waste. Section 3.1.1 (C) - Consistency (Standards for Site Plan Actions): As described in Appendix B, 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, provided that all outstanding items attached as conditions of approval are addressed. 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 Element Objective A-1 - Property shall be developed or redeveloped in a manner so that the future use and intensity is appropriate and complies in terms of soil, topographic, and other applicable physical considerations, is complimentary to adjacent land uses, and fulfills remaining land use needs. The residents of the condominiums will provide a customer base for the surrounding businesses. These quests will provide economic stability for businesses in the area, particularly with respect to the restaurant and entertainment sectors. This is also true of the office portion of the development. The office employees will provide a day-time customer base for area businesses with a particular emphasis on restaurants together with the residents and customers of the Residential-type Inns. 26/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 Transportation Element Policy D-2.2 — Bicycle parking and facilities shall be required on all new development and redevelopment. Particular emphasis is to be placed on development within the TCEA Area. Bicycle parking is provided throughout the project. Section 2.4.5 (F)(5) - Compatibility(Site Plan Findings): The approving body must make a finding that development of the property pursuant to the site plan will be compatible and harmonious with adjacent and nearby properties and the City as a whole, so as not to cause substantial depreciation of property values. The subject property is bordered to the north and east by the OSSHAD zoning district and to west by CF, CBD, RO, and RM zoning districts and to the south by CF and OSSHAD zoning districts. The adjacent land uses include: to the north across Atlantic Avenue by restaurant uses, to the south by a church and residential, to the east by restaurant uses and multiple family, and to the west by a library and multiple family residential. The proposed redevelopment will provide year-round customer and employment base for the nearby commercial redevelopment along West Atlantic Avenue as well as new opportunities for businesses. The stability of the downtown area will be enhanced by the addition of the hotel Residential-type Inn guests that will patronize area businesses and contribute to the long term revitalization of this redevelopment area together with employment base of the commercial uses. REVIEW BY OTHERS The development proposal is located in an area which requires review by the WARC (West Atlantic Redevelopment Coalition, the CRA (Community Redevelopment Agency), and the DDA (Downtown Development Authority). Community Redevelopment Agency (CRA) At its meeting of December 14, 2017, the CRA reviewed the revised development proposal and there was no consensus regarding the project. Downtown Development Authority(DDA) DDA reviewed the proposal at its meeting of December 14, 2017 and recommended approval. West Atlantic Redevelopment Coalition (WARC) The project will be considered by WARC at its meeting of January 4, 2018. The consensus of the WARC will be reported to the City Commission. Courtesy Notice: Courtesy notices have been provided to the following homeowner's associations, which have requested notice of developments in their areas: • Chamber of Commerce • Southwest Neighborhood Any letters of support or objection will be presented at the Historic Preservation Board meeting. ASSESSMENT AND CONCLUSION 27/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 The mixed-use development will further enhance the vibrancy of the historic district, the downtown area and the continued redevelopment of the Atlantic Avenue area. The proposed uses are consistent with the policies of the Comprehensive Plan and Chapter 3 of the Land Development Regulations. Positive findings can be made with respect to Section 2.4.5(F)(5) and 2.4.6(H)(5) regarding compatibility of the proposed development with surrounding properties. Positive findings can be made with respect to compliance with the Land Development Regulations provided the conditions of approval are addressed. ALTERNATIVE ACTIONS A. Postpone with direction. B. Move approval of COA 2017-284-SPM-HPB-CL-5, associated waiver, Class V site plan, landscape plan, design elements for Midtown Delray, 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 Chapter 3, Section 2.4.5(F)(5), 2.4.6(H)(5), 2.4.5(H)(5), 2.4.5(1)(5), and Section 2.4.7(B)(5) of the Land Development Regulations and Comprehensive Plan, subject to conditions of approval. C. Move denial of COA 2017-284-SPM-HPB-CL-5, associated Class V site plan modification, landscape plan, design elements, and waivers for Midtown Delray, by finding that the request, and approval thereof, does not meet criteria set forth in Chapter 3, Section 2.4.5(F)(5), 2.4.6(H)(5), 2.4.5(H)(5), 2.4.5(I)(5), and Section 2.4.7(B)(5) of the Land Development Regulations and Comprehensive Plan. STAFF RECOMMENDATION By Separate Motions: Waiver: Recommend approval to the City Commission of the waiver to LDR Section 4.4.24(F)(4), the maximum width of a building fronting a street shall be limited to 60' and shall have a minimum separation of 15' between buildings fronting a street in a development site that contains more than one structure. The two Residential-type Inn buildings along SW 1st Avenue, the Inn building along Swinton Avenue (building #3), and the Inn building at the southeast corner of Swinton Avenue and SE 1st Street exceed the 60-foot maximum, based on a positive finding with respect to LDR Section 2.4.7(B)(5). Site Plan Modification: Approve COA 2017-284-SPM-HPB-CL5 and associated Class V site plan for Midtown Derlay, 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 Chapter 3, Section 2.4.5(F)(5), and Section 2.4.6(H)(5) of the Land Development Regulations and Comprehensive Plan, subject to the following conditions of approval. 1. That the locations of the generators are provided on the plans together with the source of fuel prior to certification of the site plan. 28/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 2. That the site plan be revised to correctly note the required parking of 379 parking spaces prior to certification of the site plan. Landscape Plan: Approve COA 2017-284-SPM-HPB-CL5 and associated landscape plan for Midtown Delray, based on positive findings with respect to LDR Section 4.6.16 and Section 2.4.5(H)(5), subject to the condition that a payment of $139,800 to the Delray Beach Tree Trust Fund for remediation of the trees to be removed. Elevations: Approve COA-2017-284-SPM-HPB-CL5 and associated design elements for Midtown Delray, based on positive findings with respect to LDR Section 4.6.18 and Section 2.4.5(1)(5). Relocations: Exhibit 1 Move approval of COA 2016-069 (Rectory, Building `A'), 14 S. South Swinton for the relocation of the contributing structure on the property located at 20 W Atlantic Avenue, Block 61 to the property located at further south on Block 61 fronting on South Swinton Avenue (address to be determined) OSSHAD 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. Exhibit 2 Move approval of COA 2016-070 (Rectory, Building 'B') for the relocation of the contributing structure on the property located at 20 W Atlantic Avenue, OSSHAD to the property located at southwest section of Block 70 (address to be determined) OSSHAD 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. Exhibit 3 Move approval of COA 2016-071 (Building 'C') for the relocation of the contributing structure on the property located at 22 South Swinton Avenue, OSSHAD to the property located at north section of Block 70 (address to be determined) OSSHAD 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. Exhibit 5 Move approval of COA 2016-063 (Building `E'), a.k.a. Cathcart House for the relocation of the contributing structure on the property located at 38 South Swinton Avenue, OSSHAD to the property located approximately 20 feet south of its existing location on Block 61 (address to be determined) OSSHAD 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. 29/34 Historic Preservation Board Meeting of December 19, 2017 Midtown Delray COA 2017-284-SPM-HPB-CL5 Exhibit 6 Move approval of COA 2016-060 (Building 'F'), a.k.a. Peach House for the relocation of the contributing structure on the property located at 40 South Swinton Avenue, OSSHAD to property located on the Sundy Block, OSSHAD (address to be determined) 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. Demolitions: Exhibit 9 Move approval of COA 2016-064 (Building `E-1') for the demolition of a contributing structure located at 381/2 South Swinton Avenue, Old School Square Historic District, by adopting the findings of fact and law contained in the staff report and finding that the request is consistent with LDR Sections 4.5.1 (E)(5) and 4.5.1(F), Comprehensive Plan and meets the criteria set forth in the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. Exhibit 10 Move approval of the COA 2016-061 (Building `G-ACC') for the demolition of a (contributing structure/accessory structure secondary building to Building `G' a contributing structure) located at 44' South Swinton Avenue, Old School Square Historic District, by adopting the findings of fact and law contained in the staff report and finding that the request is consistent with LDR Sections 4.5.1 (E)(5) and 4.5.1(F). Attachments: • Appendix A • Appendix B • Site Plan • Architectural Elevations • Landscape Plan • Exhibit 1 (14 South Swinton Avenue—Relocation) • Exhibit 2 (20 West Atlantic Avenue—Relocation) • Exhibit 3 ( 22 South Swinton Avenue—Relocation) • Exhibit 5(38 South Swinton Avenue—Relocation) • Exhibit 6 (40 South Swinton Avenue—Relocation) • Exhibit 9(38 1/2 South Swinton Avenue—Demolition) • Exhibit 10 (44 South Swinton Avenue—Demolition) Report prepared by: Scott D. Pape, AICP, Principal Planner 30/34 Appendix A Page 1 APPENDIX A CONCURRENCY FINDINGS Pursuant to Section 3.1.1(B) Concurrency as defined pursuant to Objective B-2 of the 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: With respect to water and sewer service, the following is noted: > Water service will be available to the site via lateral connection to a proposed 18" main along SW 1st Avenue. > Sewer service exists to the site via an 8" sewer main located along Swinton Avenue. 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 these levels of service standards. Streets and Traffic: The subject property is located in the City's TCEA (Traffic Concurrency Exception Area), which encompasses the CBD, CBD-RC, and OSSHAD zoning districts, as well as the West Atlantic Avenue corridor. The TCEA was established in December, 1995 to aid in the revitalization of downtown, with a purpose of reducing the adverse impacts of transportation concurrency requirements on urban infill development and redevelopment. These revitalization efforts are achieved by exempting development within the TCEA from the requirements of traffic concurrency. The project will generate 3,399 average daily trips, 171 a.m. peak trips, and 301 p.m. peak trips. Therefore, a positive finding can be made with respect to traffic concurrency. > Construction of 39,396 square feet of retail; 11,117 square feet of restaurant; 55,218 square feet of office; 45 dwelling units; and 39 residential-type inn units. Parks and Recreation Facilities: The 84 condominium units and residential-type units will not have a significant impact with respect to level of service standards for parks and recreation facilities. However, pursuant to LDR Section 5.3.2(C), Impact Fee Required, whenever a development is proposed upon land which is not designated for park purposes in the Comprehensive Plan, a impact fee of $500.00 per dwelling unit will be collected prior to issuance of building permits for each unit. Thus, an impact fee of$42,500 will be required of this development. Solid Waste: Trash generated each year by the mixed use project is 664 tons. The Solid Waste Authority has indicated that its facilities have sufficient capacity to handle all development proposals until the year 2048, thus a positive finding with respect to this level of service standard can be made. Drainage: Appendix A Page 2 Preliminary drainage plans were submitted which indicate that drainage will be accommodated via sheet flow to culverts that will direct storm water to exfiltration trenches. Based on the above, positive findings with respect to this level of service standard can be made. 32/34 Appendix B Page 1 Page 1 APPENDIX B 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 D-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-1 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 Meets intent of standard X 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 (Subject to Conditions of approval) 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 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 Meets intent of standard 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 (Subject to Conditions of approval) 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. 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K (�...PPP . l— L `1 m......aa.m.romp .. I N. GE,PT.)*uvD o U i 1 AKRAGE CRO.N 6 ROAD I CLASSICAL i TRADITIONAL SIDE(SOUTH)ELEVATION N SCNL 1/e'*t•.p' 0 CI b I I I I I I I III I .F,.�. yI,.—.,a..F,,« O I II .E,. . I. ELEV..,I'-t'NwVD. TYP.WALL SCONCE,;::2. 0 ffia 1 ' ' S y r , r ,. 1' •r ---- T� - -�-- 1- MAX Ws),•IDIER ❑w aC g I I ■n ��),5-,.(r. 'f?n I I I (LESS TNNI LID'REOVE AM CDR) eWEMOIY[ Q G -- - t , ' ' l _ ELEV..11-D•NAVD.O ' -- - '-( FLAN 1EEA1f.SOF If.GABLE COFMCES I FrixDIW M I '�---a- F ALL I ■ ....—■��A1 O �G�� ® el III "I III I ° I I I (LESS THAN 6/D'ABOK AKaL MN"V17'RmOR FLAT ROCe 1-,c, T EC1OI FROM FACE ^ I ■ !/... �Am O�Il�i�l .I li O I I 1 1 I I (NU.SURFACE 1O NAVE TD R' ` I f .11 11I fO ® I ELEV.♦■'•e'NAVD. LOP OF 1HI1®THIRD F DECK YI— ° e m e ° ■ —y per— Y pB'MDFTM flFLOJR) • - I, I ,, ,III : I - I ► c I I0 -1 1 T TOP of LEv FLOOR DECK Col) I^� ° ° ■ ® ° �9`, 1 I MO'AIN.SECOND FLOOR) I 4;n - glII . RR 141113 i 14:1 El ,,E—, a 1 i ill 1 —I—— `—I ? i ■-_._..---------_..- --- OP ' FLIX)ROEOC FY calm I '^/ y� , / \ ,_ : - r fNe'AEOrF FIRST FLOOR) © N I ell enl o ' 1 1 ' e� - , FLOOR l _ IIII I ELEV.Sl'.p'NAvD. — I FIRST F .� _—_—_ _ I c -I ,Yf� Ey I CLASSICAL/TRADITIONALmoon f SIDE(WEST)ELEVATION EV b'-rNlvD 0 .� �� ' H w AKRKaECN1N6MAD 1 SCALE Ve•.1'NY 1 C,-i',.,"Ill a Selo AS NOTED • 0.bb No• MAMMAL LEONNG, W Date nec..nl Duo De■l u1001 WM 01[®m V MOM. >.Sheet. • cl .- 'PM.CO.nAww�..Lw1011MC.. IF7 E Ape' r..K ewl MI P.K Q x. lWx' l eadeFu[m lCt GS merRbtrnomv q DOM..tO MOM "�,[o 4uwn unrl Kwt [�] ��/(/////��/� 1 4Ql 11D MTIFD[OLLn MCP! ,y l�o L� y`Wj ,Wi.F,aK un NOV MUD Ru.. Z ■.em■unm w,R,r■,Fa,lvR.K.w,.r K.Lunen e.m.oeru.MM..N a IaAYMI CI MOWN,PANG Mr... SOUTH CONDO A = • DOCA • I airwx I.marwvs,reAc.1 m tiµ � -/ .MaTOrSE,9AG -t ... aEt ,ElriF R iv� irc _ ELEv..L'•I'NAVD N �E: 11VI�- R 11i 1 (S`) I rfl AL. I Lii —_LI : AvDimJ _ arar.r..v�rA ,_r, r� .'NAVD._ -�ldlYEO - - _ r f I • e m ° !;I rI1111 11 0■ 0 1111 i■ 111 1■ - u, m m I I OR FLAT ROCP d `I. I P7. I Ii f I - 1 (LESS THAN SId APOVE AKG COW �I W E �1�1 ill! ,l_ I �Ri:.l 111111 1111cg11 111111 . I� v���� I■ ,,, 1 1 ; D�I��_ ! �� �■ �;�;ji ..I_. ® I I I�,I� E mill • ELEV.A.'-.'NAND. M I ... L•au,I, a i l C —� -� - Toe ccrHSDtoaixx0 iPiLl 0-►� m—m 11j f o !.p ^ 1;; �II�.. �I �� -r~ mmemve rH�aDiLoow KEY PLAN.. �J�JL �o o■ .o o. ■o o■ _ F _ if �IhI ° rlh : w � i :a 71 m 1 g __ - 0 _' I I ' 4 I "''1 i J ,n/ /., 4,I:•. 1 I _-.I MATERONS PAINT `nr+i r m ■�_ UI `^ . TOP OFFTHIRDFLFLODII DEl S O w u, 11 11 11 10 ... _ 4 SPECIFICATIONS-BLOCK 70 1 Fill 11 IIY ■ C'� I.} NO 0 x S fad ABOVE Secao FLOORI WOO.= O 11 1 • 1 11 11 11 11 11 ■ IC/ 11I _ _ r TOP CO SECOO FLOOR E0EuTO Q L - o /��m ���� ii ,-•�\��0�� .- 1 IRS'AeovEFRS7FLOM/ •a. E 1 3 0.7 ,A_�- I I ELEV•77'O'NA.vD� roMao.wo..Iva1'6 O d I . -T, — '� — — �L—_ I FIRST FLOOR --1 —C _ \ moo. ...... F W I LEv NAVD a aa N..•R._" AKRYOELeJN OROAD i CLASSICAL/TRADITIONAL FRONT(NORTH)ELEVATION 1 SCALE.ve•.I-0 a L'� I I 6 N ,ram I r I S11RtX I.rNa,D,r.,e<Nr m e I D 011SIC.,SEr,.�. MOWN TO fr FL i 5 --I _-1—_—r_ _ _ __ ELEv.Mr,NA VD.v. 8 I .7....11...Egli,017" ."_...T.....\...............,Ira7 1— (LESS iNAV.Id AegE 4KA CORI • I 1. 1 m —�—.I, m i,l Id�� I e I oR FLAT Rxr n n n ► i1 m I ESA THAN S/d ACO E AK CDR Q 1 I e •�it is it I11IIL:I ill I,i ,�(11IIIIR 7 S Y pp ,',;,, ' I I' _ II ��'�� I �_ Ihr..r,�;_ I,nl•_\O :, I ELEv FLORDEC.e-E1I e I -1----- -—r-—_.I_-- I0D CO AAeTMOvvEE THIFLOOR) M.NISTR 0 HAvE A it B 1�I1 I I n7nnnrimTenKR FROM FACE GO ��� ° �o� m I rzfACE,"_but D — — — „1;6 I y w L I op ELEV w/.•NAND. W _T—_—I I _ ° —�`. �._. '- —m— `-. m _ 1_ I - —�_ Yi i IpIo ABOVE SECONDo LOOIL ►►►���yyyjjj II -� Ia. _ I:E (�oli ��r — m hI i i m I R -- '1I— I �� I I I I lii Fit:��ILv I ELEA...Hr'..'NAVO. '` 10 I I1� `. C'�- _ =�Zy —'- r- TOP CO EECGD FLOOR DECK 0 V yy .¢¢} H Om / 'ImUNI i11 Iri1d1 - 1 I aIlt IrrI..11 --- Ild IKEII II:� i1III ,il ,l I I - III II -• 1 M / NW FLOOR 0 I FRONT(EAST)ELEVATION N ELEv A'.S•NAVD 0 C%4 •. I CLASSICAL/TRADITIONAL I A ERAGE cRcur o mAD sCN.E ve r-0• I .1 I i I 1 Ey _ 5 - ?1,s9 T__ tt -__J ' I T i N E I I ,( I (f��((= J - pa' I ill' Iil ,,to �'., l' TI{ yryy�I T{ .�/r - Y 11 'ciT W I IIII.�' i: lkI jz. �µ�� NRt - T jA��il r gin 't{ S 1 1 �� i- 'n t 0 Job No.1- 4---IE ( / naTEmu VINO w��m II j �.,ir :,�ir T- ,'�O 1:Ail ;:T I;''i iI;'FjE, i �.J( J � Bea areaml ...MA eeL UEceoaa .01266601 ��illlllllll� - r 1,�► p 0 i _ -IA r .. -- 7 7Fri.-- Rm�W came., aAr.•r.,.uNL w,rw rD.�Ec.w+�.�unurwa W Y. ,4 .�- 7(r j T• T I_ F. �i I - '�il �_. 1�i _-Ski ow tr.'" y i Rewa. arrt root r.isrw..m�ma MOTTO,.rowom �ATIO DOOR KAMM RIM Q -! n„_J JY Il 11 hill !' IY Ir C A ..WIZ... acW aWm 12 1 i_ 1 fix 41 I I T I P"41e1"-Ilh: �:i�, S:'i.( ] , s r '_ -- Cz7 u I� I A,u I I FRONT(NORTH)ELEVATION FRONT(EAST)ELEVATION SOUTH CONDO c e g A SCALE NOT TO SCALE SCALE.NOT 10 SCALE SED..c. Li510a4E164rzI DM S 1 _ ELEV.NI7'-e'NG.VD __-_.._. _i - �. I1(I' I I M.c R1D .,rl arrw eL,scN F at,Iuu l 11Ak PG 0 •i. •h--- 8 9 Ail;' 1 15 ,55, rrr, o£e iI'I 1 b NNW le. — I (LESS b.d AEO E AK CDR) I e I II P j; . z orb II,I,I Il 4�1 I J�J)4111 2 I �_ — I�il(6�^9 ilibil -—- - - L I. 1, F-,b , ELEv..,f.E•NGYD. __ 3' y i - - 1- - 1542 IEIGVIr f taro.war 1� OR FLAT ROC, Irmo I I o' o g ILII1 (LESS THAN SS.D'ABOVE AVG GDR) D C1��mQo M, MOCK I-1/Pi 4 j MY m M. p m in in s l�l�7 6A 1L*J I,3:=i. •Ill 1/III(311 a 311 3111 311 �-,�/ 11[ HE a I e t I Mil ID 1!1 se J" III 111 KEY PLAN - I III 111 Ill Ill 311 11[ IIE 'gipdoo, F uu':pnwi( O — _G _ _ _-^^--_ _----- -—_-.�.. �r _ ELEV.62.J•NG.vD,88 ll Ili l(t[uj [y Iti TOP a'MIRTH Florae DECK IMTERVIL E.PAINT m� "1\ I -- b b • - —' Mt ABOVE iNA1D FLOOR, -' � ,�/ a M SPECIFICATIONS•BLOCK 691.211.202 ,� I 111 1[il a IM r- Ill Ill 111 MI IMI IMI - _ I:I:I:I:,il:::: _ _ ELEV.AS..J•NG.vD. w°`u"'.r^"a' q I-_ `_ I '- - ~ _ tor a 7NI1®FLNR DECK n.ino"urn d �1- `V ,A (lto'ABOVE SEEOC FLOORI Z O� I Ili 1!i El a III 1!Y HI ill w 1^Y...-+' _} LOAM O 8 I! C•� 11[ 311 31i1III /�' 3II IIE IIE NE III - I' I i i lit III 1!1 I{1 111 III WI HP ,R.o+.. I _—_ - I - _ :I:in Hill: FLEA...J1'-J'Nava -, TOP OF SECOND FLOOR DECKS cam sm. �� p MD'ABOVE FIRST FLOOR/ SE IST FFEi I r' En ei m I t ALLEY ter. M.S. N"m STREET II[ 3n m. o DEMO III Ii1 SUMO,,,, ELEV J7vNG.vD.� aye-,�y]1 N d _ — — .� — I M.wFu.e / FnEJ,FLwR mm w...umrr �IU I' 1-1 i— .-.-.-i AVERAGE CR WI R�/.DD la I Ko_ _ _—_ _—_ _ _ _ _ _ _ _ - ELEv!-J•NG.VD.1 N€ CLASSICAL/TRAPITIONAL l.t22 FRO'for a FIRSGARAT FLOOR,S' $Pg SIDE(NORTH)ELEVATION SCALE.Cr-rU' 4 eErarx I.,n8.1 sE,D.�.I . w"D0L.De u'iiiiiid�.. - - -— I,r 1,o'SE,D..0—u.'r...--I--- Fuviir�",I•(DER O iS { } 1 I �����RR�2�- t ..umRIR a .aiOle.Rnr..r.ui. a , , (LESS THAN..D'ABOVE AVG. O a ❑uJ riiiliiiiiiuuiiiouiii�ii�uv"r ii S"i iirS'ii o�iiiiii�iiiiljiioiliiiu�iir�i iiiiiiiiiiii%r� �iiiiiiiir' I ❑ 8 I lii ilia:?).iliiiilioiiiiiii�� �u iilitiii�rii i i�fiiiuriuii�iri�ilii�ii�r►iriai i�uuiiiiii i�ri�I I C. .0011�rrrruR�l 1•11RRrRiIrR�r11•IRI / Iir�rlliI111111•11311�1n�11���i".�I�litl•u�� I•13RiRi: / \- VR�rR�CAI ' .__..0 ii ii Ii 8 a „" 9 In I1Y a II 1[Y a •. i FLIR NEIG MOVE RFLATAB1 OR FBA.R0..F P ■ !1/ p : I /1E66 iwN WV ABOVE AK..LOJZ! o — I° nn r�r n I..�I�. p III a III V I Rif • _ ll U,i 11 I.I. I] �:::I Inc 3M _ — g. I t' i����� — gyp/ �.ml 1 oP LF EF aNF wJRo�a Y ABOVE,wFm Ftoow °I■ Y°.... ® ill 1!Y ► a 6 a I® I fin O . .,_II..L.I MF MM C.IC.I ° III �`�' If"II"p I"ll'•I p roil a I!Y IN IIY Cal.�l ; •M) - , CC -- ___ __ _. -_. ELEV.MJ.!•NG.vD., ¢ I� a a Q, rile' 6 p ® _�_ ®. - - _..® , -—'- ' IOP GL ivaD FLOOR pELK 2 1I ■■41Ir __ H .I1I�i1 (.,' ,I� I ■Il..11. mi II Il.�lf��lli . �1�� 4 0 ABO£SELDDFLOOR) I■ . „.. M; 1!Y ..a .A a .i.1 1!Y cM I rai .I' a 11' a • 111 11 -- p - , ai�Mo: 1 - TOP OF&COED fL DEO� © ei It �_T�i iI I .(OD'ABO.£FIRST FLOOR/ [� 1. m'O rwc I4._ LOAPMC] m I I c STREET L '11 c —a AREA �• a MECHANICAL '.' � a I Dr,Enl l v.a1'J•NGv.., �_ IFT 4jiOflhi IIII Fnn,FLoaR T SIDE(WEST)ELEVATION a 4- AurnA.EwA lows note Job No. SCALE:1/S•-1'A• OIMIE nV ERA LEGEND W TF.F All DANCES F ItiIEDIwS N OW�m ...rut-mix. ew aimWS Iwo Itt uf®la (R�III 1"M'FN,IRIC.IIDNAYEA '�;`weor• II. FM ,wDWnu,.n�et..R;,mrue oR..R, •n RI w K H,Lnn 7•ACE ATI7ICN FR0,I FACE a Du,<e cn ro rm A - .. .-...... YNLLb$ACE AIIAUFO]32 re a'runnA.mR.rr,Nr lnD wa.upi..orr.n...e NrrvD.raeu,D"m I..,o.c.n u 11N'.11I (� 0 II L7o L� ?Rum nos n„ MVP,1:r�D OEN ' 11, TYP.WALL SCONCE SCALE NONE NORTH CONDO A sE�inacv ..x slo20.0- .c. nF'� Euw.alru Nal., :x.a �av ELev.a1vD. - .. 6 mwmzwu..m Finara.ac. --I:malom sEr.sR1'3EiWtR---I- F�C��RO I _- �_- m_- {t�lll s .RwO° .`Gn � l-R1 __.__ I am pod. O I I I (LESS THAN Y,O AEO.fAw CDw DEg I`II L MILOCK iill N 1 • -,'- ---�-u y ElEv..W-C NGYD. -_ •I 1 I e ® e I aeFurFOR u • ICU ( 1� �'�^ - IfII'' PE»THAN)LC AECVE Aw cow 1 1-I I m ° al b� cel I 4p aI ., a'a VIIR ° ■• ° Ill Ill I\IIIIII III F 111 ■ ° 7 (�_ 1 z 1 ,SOW g �_° III ul Ill ■ , I - ,!Ill _ s.,,'h�gl—i_ 8 . miI!i ' — ■ t _ C3'—. n- ° -ICI °_ ° r ufI111l1I11 Ili ■ 0��Iln:i —it 1C,of OCH FLCOR DECK 0 KEY PLAN�,� — ° ■ -,I Ip� raa AGOVE MIPO FLCOR) i g °i::o i11 I:111I r 7 1 I"II"I� a' (IIIIIIII ■ Ilf° 17I II l� G , e S M fMTER Or S PBLO �WWE E 3 ��III __.■ __ _ ■ _.., SPECIFlGTIOfIS-BLOCK 69 6=3 kk O ° ^ �. I...I'�. I: iii:::.■ „,. I: .. ■ IiI ELlV..t)'.)'NGVD. urnruo. .... E IIE ° .°� O O ; O C ~1 - TOP a THIRD FLOOR DECK II/C AEDve EECOO F/DEE)0 ULM MO•,rm.p �� o PI II111111I RM. oa.. .w.a....., WINO Iu'I' ■ ul lullu I w II �I9 'y .�IIll II .... :1.a IIE I u 111 ■ e i pi El COLO MD 1.. HOPa DECKa N ALLEY � 4i i�h /1\ ,�\ rN ° ►' ° fill . :II .....A.....". ." �$E IBTvrAeovEFrn,FLOM Cl)Gap%pony t ° I®I1IU1■�1■.IIe1''1iel' ljeil 11111rdt■1!1111 1 `I..a.m.�E_IST va'•)•N ....p er a -- I- .. .. -3'� ICI - --.1II�611. SO II 1 111�MEMNI•`!�.7 _ _ FIRM PODR rm.r-r..rmipwl I i 1 ems. ..{ -.,j �. ..I —_ -- -- - _ 1 - .. ..A.d. m�p........ra... -i--- i w I`"LA I w I ,OO ..:w l,luwv Y,1uwa FLEv.Y4C ROAD IIAvf RAGE CROJN a EGAD CLASSICAL/TRADITIONALI 0 Au cdFlilyd3,taionraM —-—- - -—- - _ - _ _ _ ELEv.S`S•N6 vD„♦, rPO'RISTRY.T TO NAK A F.A GAUGE Y PRIMP PPOJECTICP FRCP FACE a FRONT(SOUTH)ELEVATION r-0)'FRCP 10Pa{IRl,F ors uWLEIPfACEAT/PatI IQ • yI SCALE 1/e•-1.-0• 3 ELEv.AY-A.N4vD°'�LNsEv:L 1 ),an,E.e cvI I-:f2- KAN wart Y TCEa. �I ° -.•iieii:ii.. ° ....mil am.. O I ILEO THAN 64 E AKa COW I uiiiira�iii���•% �■\Nn:lim ! •n mri:is.��•••••fifiroli rotes j -' •T• ATAT TNTAINTATie• T i�i1. Ir. 0} I 1 u.Rvi■iu —_�_ I�.si.:..11 /� \�...N���Y..1Y. i..1�:i111Y1.. 1.Y11�Y1Y..\Y..r11.� �\\11.1......1.111111.111111.1..�1 — I^ _ 1_ _.._ /i' q�oouu�uuoouu.uuw. MU ELEy.uff.area Q RP Ca 8• } __ __.. CR FLAT 1 O I ® ,• ° °- . __ .--0 --_ -__.. - ---. _ (LESS THAN NC AOOrE AKaCDR'F1E 1 ° ■ 111 t!Y r `— •11 m ° u1 1l1fC" In IeY ° 3. III�Iu' ^ �I . " I!a 111u1 1: ll _ui III — g ° -_,"'.'°- �. Il Ill tt1 Oil II •. O in -I I I [MN --� 11iE 111- °._ ri1 I'I IN 11 Mill Ill ■ r ELEV AY'-)•N4VD. -� ■ A IIE 111 j�lllll (IIIIIIII I 1�II o ■il► I II�. : IYI IU .1 — II I II I --Igo TO.a FORTH FLCCR DECK. > n ! I o ■ II ■ 11 II 11 111 II 1/ II 11; _ ill 11Y Plain O or• - IEDAEO.R HARD FLOOR •,. ,.■ ■ �^ ° IIE 71! 1' 1 IIIq o _��E 111 ��11 • I ■ Ia_� ■ .a I. I.e 111 ll II IIF ]Il w ° I' iri --—- ■ I„11 ' - r III III f„II I �IIIIGa IIE' Ill IlY ... L.�I� .I G: ° iE1�� : 0—Y 'I Mr I ■I °■ ELEv.Y-)•NivO. i ® ® ® ° m■ 10P CF TIRO POOR DECX ® u u p na AEO.E SECCSD FLOOR) ?fill 6 °�EI r �::: : ► �1 �.. �� n �..1 'Mull .1.1 ° ..rr1. ill 1l1 . L � C�,61 "� ° P. ■ - —""_ .:,:� Pull'''.1111 111IIt I ' ,11[ 111-- i III � I11II111 111 ��1,_..� ° ['� Y __ _. I ■ r�1T ° I1 1I nI YII !Y II, ■ 1 nl _ � u 10P a SECOD FLOOR DEO<0 6 TnINCI-7114r-lirigialli COP'AEONS FIAT FLOOR) � � �17�ia. °'�T�T�____ �T relir-11111111111 711 1 . 5E IST �a.00 I 1e El l�a 11 U Il 11 Il i!1 iSTREET r. 1�Ilt�ttlal■IL lI1I(III I lI O . 1l O .■1l 71—IIE ' v ara•Nr.... 0O a e1-1-eI I1 11 11 YI 11 11 IE IYI Y1 —I FIRST POOR ' vAC—_ ,��� 1— .IME111���1�MIMM LI lll1 11 11 11 O �I1 I 11� - ■ r/999111 .� }"' --�wd-" .Rw-----_—vac--- 'F�.�.�_. .. . - ____—..._... -Y�yua-- E'F.iwL -41941 1 I I Y... CM I I AVERAGE CROW a ROAD • 5 �1.L.nrv.m>. CLASSICAL/TRADITIONAL FE t i FRONT(EAST)ELEVATION 5E))/ORT `� I L 1 ) I E r-Os'FRCM rOPaFIRli FLCOW 7 :T ..( - — L ,.. .e - Y -.,-4 k .r 1--- SCALE lir-POI LL I -ir- I ..,F F i Fitt� 'i.,� tul 4�d 1 '1 `—GY M r:r .i .T L ,,�jT r4. MATERIAL LEGEhe W�® i(7 li"1 �-1.}`T�`t �tin I J r, I 14.t--J__--f,.I �wL mcmiW oi< .raur rs- WA uracra �'•. "3 i� / ,) Ac. • 1 �{}nFi,�r...1 1T111_ I. RI r s I% v`FI Pl.,Vt 1 m u reEN,.:.00ggfOODARIVIIIMMO. ,1 A i � f'P fro L-1 f Pl r�f I 1 r. "''fl 1 ors I ..11) 11 r precut L NAM?0.00 1. ice, 1'I l l `�'if �I+.G.�� .e�.�.� IJlyS����]t I_I 1I r1�'r� !� CT'l �"'I�;!� C�'1 � �I ��ate..,11.011.1.NEwsF.n■� r..�no von» Q.F.E. .au.w.cu,.,... �4461 z /•//////�J/� 1I/����/�/ g W.1 - Ii� Jc` ?. f~ as --= %� I:f I I, 1 i r,pjLjl �C I:) ,, I pY(II.Iw1YFIM..IMw 1nYEl V.OiWMAlA4NRMIYpCGICMOwGN.NMMOM.. r L. V W 1 E 4 � NORTH CONDO rA `� =-_ 'ill° r o£8° !IlVi e —� STOREFRONT ! IIi[rII ' _Ib = fl, . -..1... . a.� .. ..1 liili 1. TRAWSOM '11 _ '!. I j Da mi :711..L.h..L..L.1..1 :fi..fl,a..■..1....1Q ��1 YL A.�' —__ E 'lilt ' It STORcFRONT 11irr,.r r r-.Y IIY1 c ity �, i lO I .. ___ ,Y urr .. r y i . ...K ly WIDOW - KEY PLAN .,,,,. OVERALL(SOUTH)ELEVATION Mairrorr WWI*„� .o E. FFE. SCALE 1:IB 1 OWEM.nm wron...om�, — ® 1 g TYP 'CBD'STOREFRONT SECTION ' MAT�' I j I .I41 v7:1- v '—7ff II IIIIIIIIIIIIIII11111111!Ikl!!f4MIWIMIII!II' ' LA Xt ,i scA�:are•.r-0• . I I �� ...-.. --., i '--I 1 I - i O �' .�, Tn^rr.;;r7� MI IM y a r1 a H 5 i •:. 6Y '1�.•.. _. . • _ _ ..,Ill \ \ - III I I it In vJ p a.1Ar. ih 'Tor Q raRni MOOR OEa �— %,r % t NB'ABOVE TH MOPE rrrd ....1....1 .�L.J Ji F �A �idEN� a�_ ; illi MITERW.BVNMT .a .. —tI f llllll VII�II;CIII sIII'IIIIIIIIIIII, C11!'JIIi u_�a' �'L' 1411 yU LI III I 111 �' 6VEOf1GTIONs•BLOCK 61 TDr Q TIIIO 0.a'16 DEIX _____s•._ rr.yu�.. ..ruw 1Q'A6D.L 6ELLW 0..ODIU 1 II g I'11s i i `�' 1 t altlw� a€ _ _w ro OF 6Eaiortmeoeo -— 1 =-r '--1 = g (6'ACD.iwarRDw I 'I m) t� v v 111111 IF v TZ � .€ E F •��•.•�"• 'FIRST gaDRK'DIRT )DECK A _ _I 'III! �� 77 :,l ,E O811 ■ 6 f _111 .Aaf1Wf a6aV1 Q READ ` .. —_•— ,+ .. C DYm!r WORM GARAGE DECKw.:::•t.....,oaf _II _ _ f `- f•1-0•RACM TQQRR610.WIV :]';'y_ O;..1.faQNAO _ _ —_ _ ' swo w.o IIIr�I!11111 !" r�T :-.._ ..' m —- I --- .a _U i il-i lit � I1ll111)1u11>;<Ulli liTh U LJ • _ --• -- 1 . ram+ -'-!—_ ` _ . , a a ® , d bl' b d d �I I7AXKYI P KAT16JOE ZO ® � I Q, 6asB•fYELE'• —MI-- MIA! �;� _ I - - b Q '- mil_11 1�1 ill �� !li �� I _ I IIGI ,a •. . II uuu iiui �` v a 191 & ® ' ® * ® 1 ® * -— ° b — b d d — f6.�,E7Y�aaa6, Ell ! Yrlr Ir _■�1 ..� ... _"r`— ��,1 6w .rr r v I I Wy —711 I I 111 III I _ !__!_ 11111 .;:;;IIIIIIN 11111 II IIII I II!11111111hIimu11111�pIhVIII 1711111111111111111111i111111111111M1111111111 I —___ ',•RGYP,A 0" ` _ 1 djiliii b b b bM b �- 8 I Ta•Q71maaDeoEx y I /O•AGO.E',ECM ROOK/ I �M' !+•aloe 41) _ _ ' tl 11- tl a ill I b I y - ' 1 1:; 1 17- , I I IIII,iIIPI,IIIIIIJIllIII111111IIll IIIIIIIViimlilllllllll ! _ -—- Y . ra•Q6EfYW k.Ga6DE« r rP �� TTh j _�jNi 1I malt (6'AO E MN 0.fXW z _ 1 li I� I k ELDN.SUM Ira /�//%%/-- / — I e AveNUE NNW ilaRraR rA o i E«'• Q Soak Job No. A6 no rD a --- - — --_— _ W o.. CUM MIDA MAMMAL LEWD1 !__.__._ tzl _..,._. . AQAff CROW Q ROAD• .,� Ca O.0 r� maeax Ar m®or Blt m®m 1— .�--- ,a ::'.. , Men\'61f16mt11 NIm011M AOoocatiowlalfuoloowlwro.wu '' nu:o Aw.rawru..wl f•R-0•RCM TOf•Qw161-.. `LN�i."o ll�ll,v' 0 MOM111. m ,. 1.,6.�.m.....A6�...R.. RIGHT(SOUTH)ELEVATI I Q V �.Il.m Y Ctoru.Arm M.r RUM/4lfsrw 7��slb..ss1�I.IL� sfoDSA1t41NArAoln.Yss �AplOtuYMrmr..11s _AAPIRlcrial Mr s M RREAMI#WREERK r ucnB.Mom MRPlow Mrw fx Lx_Aml P 6.rorc EAMA.O..n n tlwOnsnoOlso•r WIMP SCALE.1/6•.I'-0- pril MATERIAL LEGEND II ihilll 1 T DESCRI ai AL1L QESCRIPIIDN •35%DESCRP7IDN TARS DEXRIPIIa1 VMS DESCRIPTIW Li_ 114 i+1 .DJCRliC'!'STYLE IYYF TILE PRECAST 5TO DLAOOT, POIDERCOp7ED ALInINF+SWTIERLONERED PANEL OD FOR 3EL AEEK WRAPPED COLI!'Na SEE C0.a!PALETTE-0� CO CREt!TILE GUNBORAIL bFILL.NDTE.COKSTI6ICT __ � _ '�11�_ 1 1+r�� TOR SELECTIDIy SD TOOT A•SPEERE SDR L S OT PAS}, STANDNG SEAM METAL ROa !�PRECAST b1GNE TRvt PAN7E0 WOOD 6RACKETLKCRBEl6AOUTRYLER! q5 MECNANIGL EOIIPhENi DETOND.RELEbSED N RNP q1 COYREIE'S'STYLE ROOF TILE AUNNi R bt10p7R bWLO FNIbH fFE LIOR PALErtE FOR •^•ER COATED ALIF76IA-PLi7CFY>�iETE�ki7CtiE�- `. MANSARD OR CPKELAlD E7 VIEW AYAC. `.. yt� j l�r ._. _F�1 ;I+iS 0'10 FAORIC AANIFYa qA SMCOtN bNCCO G9F!WATER tAOL!/.SEE CaoR PRECAST COLII'W 7 s i SELEGTIDR CCROTRUCTED 50 MAT A'SPHERE SHALL NOT PASS. PAlET7C FDR SELECTIQy -Y mti a 9 iIIIi P' SEE COLOR SELECTION SHEET N MS 5E7 FOR t3CRE IFCR+ATKH E+PKT REbIbiANI LLiFLOYI DR DOOR REFER 10 MOOR—01 !MOTH STUCCO aIDINa SEE COLOR PALETTE FOR 06 STUCCO TRITE/DETAIL 06 DECORATIVE LOYREtE tLE DETAIL — Iy p,�yr;, + AND DOOR ECNEDILES OWL SELECTIfM _ KEY PLAN a N sir 1 1 .911331 I I 1 IN i 1 0L Kp°e"wrm R.LYA Rr du- r. U0. 'IP / aM _ RI IJIyy • 0 i ®® { Ei I (�, 0 ®A. ELEV.M'-I VI'NGVD.O t 1 I \ u1 ■ -1 rEi uu __ 1 `'\ ����■�"J' I I_ Q ISSD'A6W£-N FCOR �. ._ _ _-�_ _ -I CAI• 1QA'YTa1\ ■■ _ •���■■■■�� - _ _ _ -" ELEV.31'-0•NGVD. n O TOPa“IRO RCCR TI ISEAM e'wTFnv.L S PAINT I I f I\ 21:- /I /0 S Fv'MOM THIRD FLOOR/ 61 y b �unons•eLocit a+ - II IIIIIII�9Ilu ._ _—_ _ I it�ll IIIIIII�I,_ I amp I�� I II I I,IIIiII_ill a ®_ _ ELEV.N)'.N NGVD. .�.W:::. 0... - .. - ra'or rHIRD FLOOR DECK U I IrEiuG YAD __ _ - S` �+W,a E v.ar.•�.. _ = FIRSTRWWf4dEIYARD DECK u DECK r O ffi BLDG 9-ANGLO-CARRIBEAN A`ERACZ CROW OF ROAD - - - - -- - - - - - - -—- - - - - - - - - - v.IC.3.NOV. GARAGE DECK RIGHT(SOUTH)ELEVATION f-10 FIRM70e a FIRST FLOOR/ P SCALE,/9'.I-0 I 1 .17 I I • ...� I I z N r r t PAW R,MDr ii. g �/t ^ 1 .w m 1 rl ElEv�blel NIYRFO _ _ RIT,Y141S" ■II'■ ■■I I��-L_ 1 _—_ r»n ABOVE AK..DOA H ■ ■ ■■■■ _ ELEV.3)'-1•NGVD. r.UH \ .. ...: / �/''� OP a tuITA FLOOR TIE MAD w W ® IIIII f 1 ;'� 4• ..�- 1 vJ ` g I ' r+a ADORE MAD RaRI W 53 —- - - - (IIIII IU III i - 11111 II I1��. ��II. III IIII I ELEV KI'-e•NGVD. �Oy vl - v® - - - r -- Ora THIRD FLOOR DECK • . 91 0 i cirri ,� 1.' ® ; DOS M012 5ECOFD FLOOR) 0 . rl 1 1 _ - _ IIIII ��IIpp.11 I- _ __�_ ELEV.3J'-0•NGVD., _.'�9 '1IJ t�. _4 TOP aEECao RocR DECK Cam_ I{1p^��I1 - - - - - - I 51ll FIRST MIA Am+eMwr FLOOR/ H •� TARP, I P rJ (� . 1 : AVENUE w 0 `,Irr I �F 1 FIRST R00R.YOIRLYAIA DECK �b N Aa NOTED ORu. BLDG9-ANGLO-CARRIBEAN FrarDAo w _ LEV..10--•-:A-•Ls. �F////�/� R LEFT(NORTH)ELEVATION F.Il FRC.1 70POF • OORA • z ^ SCALE;Ur-1•-0' n + i N a .;•,.i. • 0 10rvE pnere.. ii i!!1i�` ,m [NEo1. Dean !•° I''IFIIIS rrwmsi STOVE CORM curexwEE v:new a.„.A.7.%w+a 1"'I'e1 ,cEeP"°,`xe`R°NCa°erEon em[., `^ nw,r.RSR 01.Topsnp.Rol ii°t l nn�w, wOoo RAIL AND ,Ir nr,1VR sc"•..� u2FittiV "'igE 65,10(11 a1 `[1•,![ MOVER 6.6,Eu eEareOe yew 'i !11 — CSOm__ r''I ''1 I I Y 111n11 I " "." 1I I I -\ r s i I[•e ww\110. t' ,[iI1111_ '��IIIIIiII�,II��I1ty11��1I�4NN111i11d1[IIII'��II�II{�II�III�IIII,,,,, w-.--& 16 I(.•iltl I ise , 4 0' 6r�de ¢ i.. !Il'1.hi[ mro]aowm l[D, !iq,-1 ,ell, a ii i 4: 11 ■ LI ci.i1, VI 1I611111m1 •— o ., I_I ® _—® IIIII'11111_-� „ _ [ _Mil! NNW rr i■ + l u i rig ire?" lei l {l ❑ LU )�" X 6 ,ft — air w,ro ii 0I d f111,� I 1/,ill !1!Yj-4.-1/r ` i li + PIN p .- c - 0 8off�o■■ t 4IMM D ■■ Y 01I IIItIVAIIi Ibill+i.3l meie! �■ _ m E.! 5 0 :.,1.Om'9 C.,) ' 8 WM,RATED `i gwl,m n,TrA,I w I ww+wwr Tr' ' Rn Of y 7 South(Alley)Elevation 11904TO" TAa da� FF& I/8"=1'-0" U 101 TWO,SLOPED ..."a ;Ir.,mxe" I.ECK•WAL CAST VOW �rw a Illl a Itt. um E,nuiro uwOum sots wwow.rm ,E0 [ec,w.cw WELL Or-Top Slope Root 11701,7.,, WELL 1W6.V0 ROD( Orv,o,ro w-Top Slope Roo'„ `^w2mo[ann.rnn uer erdt —- [0 w.r•.cr[ i 151 6' Mnau,N oco a,rn[ 65'.10 d8" 4 YnOwim 65.10 de' sv nF N SCREENED ♦ Od0]BI00 HN Z A^e l III IM I IYlll'i IIII 111 I dli 11 I(f'Y• 'Viil'il Illllt lW I I III I 'i�4fA r'-°•a _� " IYT e c•is i I lid Y 01 I'WYF k °d°]■a'o O g ._._ u 1 it - i I u I I i i 111 a s:u 1 f0011 ii_i -! —` I, 6 5 CAST STEM :__■ I gglllll Ili!111III Ipl I�1 14= I Illlu t IIII"�A1111' I 1 1 III IIII,IIIP14`-—- ua Ere" '— 1 �,-- rIfl1U• I gglh II . . - -- -- _ —. --``_ � wig 11 I YIYI I Yt :111 hw w.16re=� 2 E fd aO.wrER /IP.lr-I ] 7 1 1 Y n s ffi nnuu .11 i �� �� ®� P 6Be de'• 4 ,1 III ':1' I I� 6r-1 de' It�II �N1,rvF ..-_—_—_ IIII,,,,,, �� -1_ 9— �IIIIIII{III!P�IIIIIIIIIIII� p r L T - —_ III Illlf �s6s.i,si,a� — n u u rin 1 nln II f �I+ 1 0 g /\ QI 6 a — —0 al F' Fr—'1 .x.de" II{!Ili!III� A Intl u1{Ildlnnlllln ,r.�n p Z a°%Mwa ; fir Tsai( !•il II 0 - i r x 4 ems, I�Y I� i F *CODRA...e,E" 01 — .. _. n ■G , K.arerR•. Ii . i1 Ali iam, imam■ e ti d Amok cRe co 00' .. ii lei ii " + ', �i �, ° tin 1 A SAS TA, _ �'. �.~1110PN i■ .I ��. 01 xl-0tR xwrow RoxalO S ,. ,•.: .. .. -,. ._. •a .,y,q,,..:',.....«,U+.,.: +':n.Aq.down of —� . ....u, -,. ,... ^�f. ■ [�' O II i 1/0 u I-o sa on .,. Wcst(Swlnlon Avc)Elevation •rR+uroWOODTMERCM ,aa � ,=eva„ „ra "• I/8" 1'-0" 1 rm SOTOxy Rao[ Elf Ron v..we,RE AY •11°"[[ ,DOC 01-Top Sbp.Roof EST. ART cn.,crex5 ewE["[n INET1 BLENDED COnCRETE OR _ N KOOVA:i::%IA • frantg1.1 6,10 de" ' " an.."-[,lulul I+ 1 i‹- L oaoTaaoHa ,,, [[„[ -———_ j t[II[1� 11100111IIIL°II hIt Id3Y u.1 f'1"IITt•'I I'I . t_ T.—�( .1,0"1� ,uir•us 11. roe[ ,7 I. II IIII 6Y I.N. 061 1 nai [ SYSTE i 1 1 _� 11 i IIII•. ® dil16111AuuuupuIIIIulIbb ii,. F SIJ SIe" .„„y5 Been RR 14011 11h1'Illl _ 5i {II _ � ,jryq A..nn' N 'TRIM ((p_ f ..< +�'!� 1111 10 le Q 0 t1 11111ar r9■e uiiu a ♦- 81,♦tia-w56ai x oaan 10 6 s°4 Z F'I,,,i„6. R � � Y It!�T l'1 � ��It ,� x w = A■ Y / lit 1 I ni, e..r !� . ASIR ara de Mal C=11 Job lb. O 1p W b' .h .d��. 1-._� ` I If It 1 :of It. 1■■aill, b ,J Oo,o �® ^(- r n l 1 1 n■Y 1 e 1■.i l w ® 1' IA Il 1 _ _-rt. on 2E0Mt� $i —_—_—_ ,eiuiiii—_ - _—_gtzvar- rDT6C-—__1 —_ � efrZ63iu2o - �- y'W-AW ClIg Z r�/ ^J i RwC Z 11L.r.OI North(SE list Street)Elevation oa d°" Z ©1/8„=I,_Q., .F.a[R E,nR.r.[grp mum In,MALMIte.e,["w„"a,rz,e, wwaw rm r[0 rrmR � 0 MEALSL O PAiNT SPECIFlUITiIONS-BLOCK 61 iI } a g ::.: : I1 I ...r � .. ■ I1 i III I IJ_ I I I I I I 1 i Li1�'a _ 1111R 'i. �:•'.."'r.ur.....w , •• II R ill• p ' � I r Illia{II■ a{IiIY�■u all ■III!'ula Y1 u�et; _ � _ I � LI°•' :�.�... mar a .a `I E JIl a I 1 '1•:r I t I-I 1'lll I IIII Ilrill _A'� ]IIi,III IA I II{illl T A _ ` IIllil�d I 1 I �a :,... W® IIIIIIIIIIIIII ' I Y,�. - IMP ' AI iii I �.. - .1 a•Fi a iii rr r„r r . +=r �' y t �l�_�s(��}��^ 4 In ,._r..•.•. ., — _ iv li foul . F r I!I a Imlldg 111,1./II�111i1 111 h11 tl11IId LIU I�Ilimll 1_ $ ` ?t 1,6. 1 Q ! Tidy'! W /MTERIAL D PAIFFT . OVERALL(EAST)COURTYARD ELEVATION KEY PLAN SPECIFICATIONS-BLOCK 61page SCALE:1:20 .. rr{ ••-• MATERIAL LEGEND ,� [e$DE•lRWTID! CAM DESCRIPTION DDD EIPTIM! (]ASS DE6LRIPIIDN Dg®(DEECRPTIDIy La u r•... ed XECJEEIf'!'STILE RCp TILE ;y PRECAST SIGN[CLAWINS POOEICOATED ALIl1Na1[vUTi[RhOWERED PANEL &VOTH AIEK URAITEO COLIf I&SEC COLOR PALETTE/ COCREI[TILE fiIA *AIL SPIlI.TOTE,CONSTRICT }Ey�l�.1'•• /8 f0R SELF AL C ED CONCRETE A•SPNERL SNALL FTt PA6e S1AbWi SEAR METAL ROCf PRECAST SIGNS TRH PANTED WOO Tvar,a1EXOI®ELS'OJTRYGERS Q MECHANICAL E011R1ENT BEYOND.RECESSED N ROCf pT CONCRETE'S'STYLE ROOF TILE&Na i IS1ICO N SRCEO FNISH SEE C0.0R PALETTE FCR ^■. '•1'••FEZNYMELPI RAILW,S.NOTE,RAIL NS3-- MANSARD OII CO ASE 15410ED TA LE)SE O o n ...r�rwSELECTION LONSIRYTED SO THA1 a•6F'NERS 54ULL N01 PASS. 0nfMA6FnOM 6N0000 eA6E fuYTER IADLEI.SEE COLOR d■ PRECAST COLVN9 8 r SEE COLOR SELECTION SHEET N TAB SET POR H'1RE aFORTAFICR ,FTZ HF'ACT RESNTANT WIWOIE OR DOCK REFER TO WNDOW EG E1100TH STLICCO SONG.SEE COLOR PALETTE'CO • DECO ATFVE CONCRETE TILE DETAIL 'AVD DLOR SCHE WLES 17DD.A 9ELECTIOI STUCCO TRH I DETAIL OIS rA n f I I ��{{ PWaPL�A w 11 1 y I O % ® ® ® ELEV.M'1 Vl'NGVD. EM •... — -_ xI® ..ZL\ M•...o a as: d9 MB'AeOvf AK.CD* 1 1 g ,1 '�-/ .1 .. / \ ...: .. ELCv..N'.Y NfivD N ■.B■ ■n n■ ■I\■ ■I.e■ F ■I\• TOP Cr HOED FLOOR TIf LRAM _ ir 1I Ill rR ■RR■■n M•fPkirrirdirlfili U n■■I a' © 6 I I 1 1�IIIIIIIIIIIIIi IIIIIIIIIIIIII ,.,I !illlli �l.,.,,ll m IM101111uuu1111w" - - -—{ I III, I I IIII Jlllilllllllilllllllltl.,.I.,,Pill _ 1 LOOR DEM 1 1 . ® ■I.\■ ■I„■I ■... t, �1 A ■K MI fa•-■R.\■'OM •' ■R•B■ • a.a'■I.\■ b.— YB ABOVf EFLOD FLOOR/ Z SW FIRST ® V in,nn�■n n■I■n �.. V •'In.11■\III .0 In■II■Rlluulln■II■nII R.nR nnll■n ®.• 1 II �STREET®I M II I III 'a I I� ■I�Illllla_® G © IP'll, p6 II IIII pl I IC ■■ ■s ■■ ,■■I . —Mull ®,tom I IIII► „►'Id{ I © III llllll lil�® I1- ® 0-_ ..... ^— 0 . —- .. N.:. . TOP Q SECEC NN iLO R RA ❑ e. . ■R B■ ■ ■ u v r '! jf , �AYFa ::.. 1111111111151 I iII !�i ® ® ® ® ® ® ® In' ® 0 ® uu ® l V. '.1 •NG.D. 1SSr1.IIy.,,',�\� I' - AVERAGE CROLN O ROAD _L 1_ BLDG 8-MEDITERRANEAN REVIVAL PARTIAL(LEFT)EAST COURTYARD F.neFROMTOPU"GARAGE CKC S y SCALE:VS.•1'A' 1 ® rm.uc f................0 . Ra'.t. /� __ _ i° a L _ __ IJI 1),m ABM AK.CDR h'Y F_r_ r ■ �� 1 r� ‘r — r■a�i ■u L r ■ 1Ir+SO —- - - _ �, Li1■1�r11 1111Ru� "144 —:,�i a�hL•.,...t '-- A e 111112 ii 11u. _ 11111.1'_ / EIEv.N'.Y•NGV� 0PPP���^ 4 ,Ili�,j���''����I11I +1I 'L/ 11r ♦•� [': {11 'jr1�I'r■%I iI�Ta1I 11l ILPR iNFiD iLLCRa it BEM !f'J ?9f ® ®�®��I�'■II- I: ,��illrlil��ly���fc ` .*;4s.,>i*wtl'I �Iwl�ll� lll�l� l-i■ILi�ll; ��+ HD'ABTt WRD FIODRI O ;11:,, N __ _ _ _ IIIIIIII 01!IIIIII IL,IIIIII'II) a all!III41..,11,..1IIIIIIII m'i,IIIIJ,,,�IIIIILIIi u�I o 11111PI,I,I,IIIIII''III Ya1 IIIIIII'I,,,II,„JIIIIII III II rillIlllil..l�llliiiIi uIlllilll %� ® ELEV.NP.■•NGVD. �� ��al �� ■■p1,' 17I �'�I W•THIRD FLLQL DECK ® •�® I�IYII■ILYYI�I ® II�� =1 ®I�I�II //�� ini O �I■,/I�1© ��,J,.,�;��p1E ®IRItIIIEJGI:! ti/�'�:. ; p OD,ABWf EECOD FEDORA I�rll IRII�■ I p c i II,II,,,,,III®I L .,I Ialur,IL,\I,,,,iill1111111111111001 - III; I 111;.,1ill 1,,.11,1 I...I 1,IIII1,,illl� m ELEV...3,'-.•NEiD. 3 I� .•••...I • • L - T!--Q • V1a TOP aThEccto Rom ID AB0.2 FIRST FLODIE/0 w g T fl:2:... -I R ■ in --ili / 11 ...-:I 522 : _L lag + PRQPEOFF a ScN.: AS NOTED I— I 1��I � 1:11ill_ii-litilliii ��-`���� I 1 �� I�� ��® ` A: • ELEv.41'�.•NGV,e, O bb No. , w FIRST FLCOR/COIRITARO DECK J Dala' a■MItl Dun e le e 0 0-1- CO 0 C.-t- 0 CD 0 CD 0 0 i Lu AV£RAGEVCRWN O v. .i• >f1 J '\L� O V 1„BLDG9-ANGLO-CARRIBEAN ftEv.WY-1... "i"'I S J 4401 ice( PARTIAL(RIGHT)EAST COURTYARD 1-II■'FROITO•pFRSTI•y,' SCAMS I/S•.I'-0. 0 I 4!'I:I b 8 i hill; MINI 'If all. I Nil g T.,-.y. Ia.Ile rrM �I�I'aEll.r, I I I I i i e E lib if tf llff/ Ifl 11'll iIfi If 11 I '� I - et E—"111,I - 1Il l! }�ELEV.V'-I N'NGYD .. I I• I OVERALL ES C ¢ . �ltl'1• Y I E YFNK FErin a: VD r,.GABLE / —Al:- - - IJ—{Fy(.. COURTYARD ELEVATION l;iG! a FLAT RLVF j I IE} • SCALE 1:2o .. li — y t. j1 Ii 1 _ �— _ IImam aj 1iFt EY9P•YNG VD .__ ter Lrar tll ..DUX .- ! DI b L _ _ _ _ - 1- _ L ELEV.M'-I VP N4vDd Y�ANY // R 14 ! T k aHEIC.Ht CF. FLAT ROOF tEA4 ROOF V YY+V mil. i 5 R FI Fv N6'-6'N/YD A pp S TOP OF THIRD FLOM DECK //////////////// A i I; , r f . I!:�0�, N U Fe MOW SECPD ELCORI TY ` DOER DEIvELCTORENT I :II I ' ! 5 ! I _e ELEr NCP CN v� KEY PLAN a fb5'ADfriE FIRST FLWIPI ELEY•14'd'NG VD /j /i e I li i.e : , _ pDF- �rDP R 6EfLI WILD PECK r/IIY.4711n1-111171017 mI�rtII i1 IMTIRNL L PARlT IT' N [y�� •!if6'ABOVE FIRSt FLOOR! u II I1P11121!! riFiliii i -11� 1181_IIII SPE.CFICATIONS.BLOCK 61 T VOP Fba I1FT ^1 1 I s _ �.--*ElE1-6'Nr.VII1 _ FIFY Ar-e'NGYDA kll � )III FR511LCOR�CORTTARD DELK I FEW FLOOR.COLRFEARD DECK V _ 1 I - 0ELKV n-I N'NGYD IX � LERAGECROWOFIECAD I I I _- - t FyFvn•tN•NOYD�F REcroR ForiE-nDGa ��� -, RAGE CRCs N OFROAD, F LEFT(WEST)ELEVATION i' -O 'GGARva6E DELI,vD _ _ _ I. -I-1- _ _ _ _ _J__ FI Ev Cf'ND6YDECK1'-0• >.. a . SCALE 1/e'. ' GARK.E (-II AP FRDH TOP DF FIRST FLOOR/ i f-F'-B'FRtXt TOP Of FIRST FLOOR) TTATFRIAI I Er.al2 0 117 yP BR(YA06pIDI VIR fY1=0121 Vs GIOGIpI Vs O!flf11DI Q xv IQ 1.r1 pSGK q.11MP.a Pa*lna to NM.81 `.x... rm P nwnxumMa..Ra rw ra w.nrf rra rrrtx N. km�nrrolr.RU Ne raarren!. E. cwn..AawnMaC&IO,!Mora }{, .am at tl.wr:unmaans .WPaze kne.uw kr ma rune !P. � K rturna MM.wIx ' nucrtonnu1.•nas wnI Nn ruL tJ mum 0ra iG -� ELEV.M'-I N'NGVD� ett LOAN MICI NRR1Fa?IxR NURuWO)RF lSCIaNMIY.a1Fa I.].WNW.a=Allis a VsICVL PM.MO.M.1 ..rlu.r.eIDrrr..mn..0 urv. t—— Lp rxn CF: FLAt—R'ADf .:.�$q3�� Q K MAN RDOF HEGH1 f S#t t +v +}' - I , -- - .., !nil f IIII Xt tKt H 0P6FBF�� IIIIIIIIIIIII �4 II i Ile:. ,.'.,•_Y..- 7 fb5'MOTEF %FLOOR) �' _ 4 -, :1111 -UII IIII SOUTH SWINTON 0 g - TH SWIMON I .....� T.t !:il AD .. -��`yyy" AUE BEYOND )_- �— —r =1 1RI ... I :: t �-1• T �' I• EvP-N'NGYD d RFGiDRV NOISE•PLDG A BAIQRY f15E �DGC I i,1VERAf,E 1,1I Of RDAD skein MIDDLE(WEST)ELEVATION I It FSi ills SCAT E I/6'.PCPi 2 kT B Ip I Z :...,.......•I SOUTH SWINTON SOUTH SWINTON -\'itt isad NOTED NeD 1 AVENUE BEYOND /=\ a a yr I O Job No __ III _ •• 1111.1111 r:: I STREET '-f --- .K11216E-BLDG F DLDG2 I I _:. .L:W:.�....'.u.�::..... 1 20 O v RIGHT(WEST)ELEVATION SCALE:Ire'.1'-0' ^ lalii 3 .=.ear.e.a.--_ a.c Iol t 3— iiii _ 111���1__ � . ;,i1;i� lii'Mai 41 i_ ill iii,I±lii E I `III -li l'� ' . il11 ilili I OVERALL(SOUTH)ELEVATION < 'mil °�1 in roil,,e1 II '-'. SCALE I:M - - E KEY PLAN .ri■ j I I .0 71 I I r...er.o ELEv M•-I v!•wGYD. I ,I N*OHaulmm 1utilElill.tgAN ROaF.3 ]]EM1ryry"'lll•;; f350 ABOE AKa CDR M11FRWLF'N11T __._ - _ _ : iln;lnt 1. \.' p�*:i :.riLi t� ii�� L. O _ r srECLFlunons-aLoc»aL � _�yr �ii _.TE•t:i iF� \!:t •.•% ..� e..�., _ ,.t.E. - - - ELEv..■•�.•rm.vn._0 E.{ � I- 1 TOP a THIRD FLCCF21ff NAM -mow .�w�.n ( I ft ii:E ii:: 1111 i ii :E i■ :i:: NOV ,i:: f90'ADORE SECOND FLOOR/ �hn lci 1IIIIIII 111111II .I... I„I—II _!' I IIII, 11, III I I _I ® . ,,,,•,IIIIIIII — I II ELEv.wl'.G•RGVDo.,� Q r5 E ,. •-��^•�• r LOADING/TRASH �. n ��..� �s .�- u ■ •�w■�o- n •■ -—- fen A«e lA E�Ec�a+o FLOOR:COR ACE '-' PICK-UP AREA lira lnl eln■ r1, ,�ri 11i■Inlfil I ■ Kr + • W "' `""� I i_IIIIIIII(iiIIIIIIIIIIII!II FiIIllIIIIIlI III...,.I.,. II,,,.,.II II,.I,, IIIIIIIIIIIIIIIIIiIIIIIIIIIIIIIIIIIIIIIIII _ ELEA.H'-0•R4rb. ! r_ « ray I Jl II II II ••• a U n v u tCr Q SECDrD FLOOR DECK .. :: �l\ 1I Ilir �\ I�\ CI.AGO.EFIRMFLOAR) N'I I ,, 111111111A '® NI 1E,WfQ,� ..----I-�� if,:q, �I� �8'l'I�_��u -- - -- FWTFLA'ncn RfTAI®DECK I.. .. nwp I •ur _ I N•RG.VD.0I g BLDG B-MEDITERRANEAN REVIVAL AVERAGE CRD.W 6 ROAD ]>" �, L__ LEFT(SOUTH)ELEVATION _ SCALE 1/r-I'O' GARAGE DECK 4 fIIO FRD1 iCPpFIRST FLOOR/ Q 3 1141/ HAIFRIAL LEGEND 0 8 -fLICAnt101 ]FR fLLIfJp10l 71R OE•fJIQ1Y MC 0[dfJODI GIt SCALE nrw ilmw w no Aurwn r mary u.n«,a,m rl rauran» rt. wwawr.•uu�io ra»ucr _� r.wr r.w ra nu.om,.rnnrn,rnwen»m.,r rulrowm nr.m.mnl w.n I. •^•ry• ..n ooa.r�wuFrr.oA Ymr A,IPLILrOYf rA. NI �••• enoi rwmlru - ro WWI 4 1.WlI NAL WEnun.�NUlFY WWI fAUM .µx RF f6allwLrW wlrwr.rrlramr ro•vua auw rl rctw r.ilin Nil r,l caio•n�lF q�K R TIP.WALL SCONCE ',Zj SCAIE NONE w r »'� wrrW X IF Ur I r r 11. ar U H rare.••• ...•.n,•,,..•:;..,. .•,•u,•,••.••:...•;.�.. a...•,,,.,..,.r•,.. •..,, ........ •..•.........•• u•na,•ra✓n„•.r••.rr;.. l:ttytL __III_! IIIIIIII I L__I 1 II I I _I 1 „,,,,IIIIIIII — 4 __IIIIIIIIIIII III IIIIIu IIIIIII II III l..I. ,II.,.II..,,II _ u_ '1..,••,I••••,II,,,•.I.....11PIIIIUIII II IIIVPIIIIIIIIIIIIIIIII I _ 'C1 ~ — II I I I � -Alit �L z --� .tpI /�'` BEYOND I w•I I1...hi Scala AS NOTED ..�. 11: �\ e �' �\if �, rr �.v - -— COUP TYAD I _ �_ Ill�i I :Il�l�i•illl, O bb No. ! TTT Y` al•: eew4.. •et Tr. •n.c_. - M".g.... r......;,. ----- II ,..i _ _...�5.-".."".r.. .11L, BLDG B sn«Il: w .. MEDITERRANEAN REVIVAL BLDG Br BLDG G 0 n — RIGHT(SOUTH)ELEVATION J/ /a SCALE:Lr-I'-o (n w ' LLL�LL a 5 PROP. PROP. PROP. I 1 I 1.061 I 1.661 I 120.1 1 • II" P:":i. I■_cI - I 111III! 1 _ I �+T-YI rt Wild 1r qR �--�1p F 1 ig .as;u.Lhs;ld NR�a .rural II;IIFI.&lfiN. �y <� _' �T i _ 1 1 1 1 1 1 1 1 1 1I' III I I I '1L 1 -'did 1' I i I, n! Ir. I 1 I i 1 I I I I 1111111 1 F I�aMa sat �Nya'aa' a ■a a�r _ 11111111 11 111i11I IU11I Iml 11,111 A eeee •i.. l 1 1 1 .3r• �� E1 !dlr. g - i i' i iG 1"El y h ___ __`_..�� 1 1I,-1= ., 1 , 1 �� _I I ill "111 1 1 tl_ r `� ii.1 1 1 �I .Ll ;-., p a'n" I � �1 E - " I') E 1, ' 'WI I 1 I 1 g- 111t11' r , I. 1 1 I I ..I . 1 hlil i ui Ili I clpi, g I I ROP.1�__�.. .�._...,._..-.�.L._.._✓. I I 1 �-1_..._._._ -.. �._. -._.. _.__.__._. .-. _ .. __.��� I L PROP 'STORE' PFIOP.1]2:1 �OORRE I OVERALL SW 1ST AVE. .,'�-. I FTRDM 1 6TOAEFROM 1 SCALE 1.20 -- ;�a.�,VEi.. "yliy MATFR'RAL LEGEND I;�aiw — CL ��� I-:f3� Ei MATERIAL PAINT '_ 11111 SPECIFICATIONS-BLOCK'S] (�,,:oQ.rrtr<emne ,.m.n.00.a rzo uP.1>.w1...we,.o PRn ©R„x,v,w1•.+•Oo ra....e wo.ruu. n.isF w�1•o•`r;"""cne�, c.Nba...,4.n ...,.1,.. .o.a�.«ao.... O «.�r:NLo.� :F..a �T1 a.n,+.''''.n....aa1P.u,.w, ©. , .. .Qa ►g..>„ ea �I� ;� ■ ..�.I..aa.ft1,1 ..1,R,...a.,., �,.1".„ ,m. .R.”....G MT', .eb.......�.1R.. p F.�..,,T.,., p MOWN<WOWS MI.., a .I a .4 0 ~ -iiii `L � ? t. •rr rt i IA1• r• P1' -KEY PLAN S.a.A.:—�—1 m .MI m o i vv ® ® -0 O 0 ® `.A,,.ra cIA.S0 * -0 L{� ® ® 0 ELEV.M'-1 N'NGVD. Irol/- •etw qa J■,r_—___ _ -• "If ■■■ 9 MCI 1-1 ■ '■ -____ ® m ® -„-- '- I I - ___-_ • Mt ABOVE AvG CDR 6 _i-I �� IJ 1�f.,y--y-_=� _ - _ Y. 1N■F�■■I.-I' �■ ■ / ELEV a2'.a'NGvD w MATERW.LPNNF--.- - _ E • a.. ■�■ _ \ ��J �I ~~- _ - . IOPR iHIELEv aSR T1,14VD RO SPECRTCATbNS-BLOCK 61 I. 1. Illlllllllll 1111111111 II - - - _ «- .0 HwyI ® _ uull! �I!IIII„f..11111��I��III��� IIL�I �LIIIII II 1111111'© c ® I�'�III��IIIII!���ll �lllllllll �IIIIII��I��_ ® ti �D'.��TN�FL gl i f _ _ 1111111hm_IIIIII ® ELEv.tl-a'NGVD N ® -- _ ..�.. ■ � ® 'p���,�� ... II■,��—�111;■., ® ... Ice c.THII®FlouR DECK 0 ...�«• �.• M� ® 1_litriltil-c) . k �11111 _ ® N.1II� .-411 �iI•lI.F.■I I1I'- ® li■1il�'is �•. !CD'AEPhlEC01D DECK w. cCRT ® ® ®®i„,;il I ! n■ . ®®® ® ®® '®®®III I I 11►g IL I 1 ;, III o ® 1EES 1 ��j�I1 1r��pl II{r^�II : 1L. & o..v_ I - ;i � I�I 1 , 1 ... 11I I�I •,)` - -•�� �... •!I . F66r FLDORC nA1�DECK� wC — I - -- - _ f--I--- — �_ �!! — _ / g �.L -/may-�� i{:.k_- -._Y1_--_ b¢_F.�1w. _.. _-.._\::0-x.i. ,;;.- --..-�.. _- —_y*J • _-_•___.. - -.�... � —0- —__, E}EV9'-IN'NG.vD} ia. _._ &IMO —0- ® °i ® .....r.....10. AVERAGE cRaw a la2An BLDG 9-ANGLO-CARRIBEAN ELDV.1e'•a'NavDK.PARTIAL SW 1ST AVE. GARAGE oEc SCALE 16E•.1•0. r•M'FROi TOP 0i F.Ps a•.1 I I ...,...r\Itrb, Z M.i.t - • 1 'll MUMS.CUQ4.0 it Fi N .,♦, .ro,IM.O aY. C•.I Y I I e • +S I ��: ®-, r]SD AEOrF AKa LOA Gi —_ _ _ - _ - ... / ,.\ .....:':/ \ ..,r� -iv--- ELEv.dl a•NGVD� Cl�p In 4 TOR OFTNRJFLOGRTIEBEM 4.1 Ili R■■R P■a■ iii t 05 ® �I -• ' , ■■ _VI®i �I1" I14 alai, 'OIIPi.t 0 p,1 4 MD AllO.E EErcw FLmU ©O g —_—_ 11116111111111111fIIIIIIIIIIIIIIIIIIIIIIIIIIIII1IIIIIIIIIIIIIIIIIIIIIIVIIIJIIIlIIIIIII!IIIIIIIIIIIIIIIIIIIIIIIIII�II.IIIIII,IIIIIIIIIIII,llllllllll: II Jill...II..rIIIIIIIIIIIIIIIII�I _ I�I IVIII`Ilillll®IIIII ELEv 0.a•N4VD E" 1 t I I I n. t ■.\■ .I\■ ,■I.\■ ■I ■ - TOP 6r.I�FLOOR OM Y -- OL BEYOND fV ABOVE EELRO FLOORT — J lal�l a I�I'I `i:I■R R■IIaR1�' ■I■■'. ��, ®I I A i •.. co __ LOADING/TRAS- - III I III In, b •.I IIIIII IIII IIIIII IIIIIIIIIIIIIIIIIIIIIJ _ ELEV,s]'-n•NGVD -_ ® b b ov9.:. ® 1 ow-2 �,■r•�I■c a■I Ail ITOP OF SEGOND FLOOR oEc T F- •••• ••o ••••••,, DOS' FLOOR) z Q .Y I `® f'JCK-LF'AF�A ire ■... �► b //l b�■lilf■\1� II `■ .... I} w _ 11� 1 11 I ,I ���. F IIII �� PLI—`11l�.�j .' �� 1• L V.I •NGV. o_Scde: A,NOTEC 11,FIII��IIII �I_�„L. _ FI DES a Joh S aaa.�.a�V � :IF nRl■I n/"IR 11--_I ^ ---_I '1� '-'" O OWE R...nl.N. - Y _.,__-.._ a.._ _._ 11411 _ ._:.: .__.. :.�... --- r Flrt1■.'TREET sl..m: a •- ® f..M.1au �«m ® ® ® F,.,. -"®' ® � ® ® * I ..SS I •- AVERAGEC 1OF ROAD'' W F II BLDG 8-MEDITERRANEAN REVIVVil. A // 1�� -- - -- I _—�_ EIEV■r-a•N6vD 1L�uV3 1 f-En'FARM TOP OE FFLOOM z g PARTIAL SW]STAVE. _� SCALE 1N'.I'd' w 0 MATERIAL LEGEND -ei,,.K. og,a I111!}I+I. a RAFAL•RF,RIPB(d! nhAK DEBCRPrIDN Az D met tem DEELmai tax DEYBEMS II ± l};:ilf (i OD.ONLREtE'!'SITU ROC"TEE PRECAST STOVE CLADDING POu.DERG0ATE0 ALLP1MP1lWtTERAOUVEREO PANEL /@R WOODS AEFN MAPPED LOLV W.SEE COLOR PALETTE/Oli CVAVPFTE T6E GIlAlDRA,L STILL.WIE.CONSTRICT ""A M1 S . \ \ °R ruAl.•SPuERE BHAIi NTE PASS, 1�'" bT.VDSO SEAM METAL NVCF PRECAST lidE ARM PARTED WOOD CRACKEil.GORCELBNSIiRGfiERS OD TELHOJICAL EGlllp^ENt CEYpD.RELE66ED N ROOF <Of1 CDiCREfE'B•8ttL!IYCOF TILE AWJlYa ,+ -LE. _�rt�N i•�...... �111(I� N CFT SWAG,REGBIANT WNDDWpE DOM.REFER 10 WNDGW SMOOTH STUCCO SIOWA BEE COLOR PALET E FOR (@IB STUCCO iRM/DETAtl. qS :� II�A ' 4}�e f Ii'I1I @ x\EnOO1N ltICCO TEARS SEE COLOR PALETTE FOR /_\POLDER COA(LO AUf'DLH RAILWGS,NOTL�IRAENGB MANSARD(>R O SAS AED 0T VIEW E)SEE G J 6E4ECTKN '(�CDIl1RHCTED BO iNAt A•6PUERC BULL NOl PA6A OIY fACRG AWKa OH BHW1H STUCCO CARE(LATER tACLE1.6EE COLOR 00 PRECAST CLAIMS I-r !!lfff ! `jam' PALETTE FOR SELECTION _ ° 'gill!AT1 _..tits-:-1 R 6 ,.;ilE SEE COLOR SELECTYM SHEET El THIS SET FOR HOE fiCR+ATIOR DECORATIVE CONCRETE TILL DETAIL o cm R) S II,II,! ■ AID COON SCREW-ES(T.0D-L BELECTIp1 �I F ¢i H R I.11�_ mum 11,.- um! 3 NO.lbol MGM. NAPO P , I ADELEV.U'd Vl•NG VD - - - irN. -ICI�H'd.! III IiW] 14-'h Tlll SOTS 161 I1, flt. _ I —_ . YEtAN HEIfM u fl.AT CAKE i ��� •� , ;� �� :F —I- I-- N 'ITOIRF'FRnNT 1 PGEND, 5P 15T AVFNIIP CTOREFRONTL FLAT ROOFI 1 I ►�/� �p\/�\ f1•.ara HDTV . e e a NY ] ,1 1 : I T., I ri r iiav - ..� �� ; mY,IWI a.RY1F:P.E .YRR I+ II r.r hod O �p G•Ariwi...w DOOM oPCr eNw![awL . A •�••� I I I III I• II"'., au.M 1 r.e.rn 1 _ _ _— 4 fI FV#@'-S'NfiVD ....�0yl ■i.l. l 02 \Pow ,7) 1 ■ I I III T 71 �i i (0 AA VE TURD R/ .i.\/- %0 I I / En I IE f0'ACOYE tuRD FLOOR/ I r..� r ... t �, S I� .f,I k')�Y`" ■ Idi L I L d` L.! 1 . w'I. I F ig .i0 .JiELEY.04.NG VD Y 4l I VITAL I IIII1•111.1Y WPOOIII .YfrY •tO 1..AEro�.. ISPON.®...1►.■......!! � 11 I� YY R LOPCFvE SE ROCK DECK - �F� OI'i iD� (♦ �. �•-�_ —..._- -- 1?-1 3(@•ACOTI PIX ROOK) QII__ ' • u I'k a III I �u 1. b n Ij{ t�] �; �_-_ r _ alas s ilavolI�II'Imi Imo . 9 I� ! �ELFV•]i'i'NGVD III I',I�. i� - iii n n _- _-_ 1__ ANTF1tNL G PAIN TOP CF SEL010 FLOOR DECK \ \ \ \ \ -- - SPECIFICATIONS-BLOCK 61 ill.ACOVE MIT RCOIRI III4III 1111111111 C° 1 " . ATLANTIC !I I:.JL iiillii iiiiiii MI fil Sii iiiiiii Mini iii ii Milli iiii ►, 1I I i .', r — AVENUE I I ® P� 7 pYE .�$ ROE WU I I$l0 rlld: IIh i# 111 al rla I� iA ii i15. I 11 1 ( } 11 v. r. Wwy •.�..r CLR _ r� I `—u u.0 .uw�� FIFY IY.I C NAvd; Al -YjHy T .. .... ' ....�. Q Craz• r_W �..... �AVERKE CRO N OP FDAD I 1 _� _ _.. Nyy. I V—n ul. i-L—NA WTiIB-• g I_ 1 BLDG1-ART DECO } + I A...� I ......�. D�v�-v NGVD � 1 —( DECK (P.w R 155 CS FORT PARTIAL(RIGHT)ELEVATION SCALE INV.P.O. •• . 1 .06R!.a I s ►1P! io..RA F�1 8 0 - ' A ny p O' ® 50ELE AOSf'A E COLED.- C§ I i i 1A.L - - - - - ® 1® ®/� • / DSO'ACOrL AKa COA ' \ • / \ -i _ _ _ _ ELfv Al'-i•NGVD.O c r .. �II.■ • Y �■ .I ■ °' TOP CS'4WD FLOOR 11E 0l.Y1 - ® MM -�- �--() ;yy .-.�..-. 0 ■� ��� 11 � I_' ® la �1/' ® • f]O'ACOrL'ICOND FLOORS E.46 2 7 S W IIIIIIIIIIII111111Illllulllill ....1 10114llI1 ....,1....,111111 Ip1111111 Ild111111111111 W .P 11611_IIIIIIIIIUIIIIIIIIIIIIIIIIVIIIIIIIIIIIIIq 111IIIIIII I„„„ IIIV ELEY.0•.Y NGYD. TYP.WALL SCONCE !� _[� I I A - 1CParNIRDFLOORDEoc0 Q SCALE.HONE COURT I . I IWPry �I+{ b I■■ b ® 'L - �I I1 A rna AmvE lEca.DRoow3 YARD ® • i 541 FIRST aOA LEI ® ® J LOADING!TRASH AVENUE CC - ELEv.lt 0,14v -• -—- -� .i,,- - -— elf—'- PICK-UP ASRE-� !CPC 6E-COES MCA v CRST D�oRCKi5' ,,.. $ MATER/AL G PAINT I .1• I I \■ Aik © I (''' I BEYCadD s •uaL CATIOtLS-BLOCN 61 "' !It III I-MIRYL I ® 1 �o FIRST ROORCDYl1YA10 DELK0 — 1 ® ® 0 0 ® 1 ..O 1 a�� ELEV.9'-I N•NG.vD, Job No. ""'" BLDG 8-MEDITERRANEAN REVIVAL AVERAGE cROWv o amp0 0®® ELEv.IOLA:N4v4 13213•11:11111 ' - -—- - - I— I GARAGE DECK Y 1•10 TRW TOP OF FORT EL••. ^ •-- 7--� LEFT(NORTH)ELEVATION ,,..lq., F SCALE I,IA'.I ,p �{p//)/� p/u)) Q A (=l OVERALL(EAST)ELEVATION w.EIA ' 111"1 •- •.SI oed' II i ' SCALE:1:20 • ''-"' IIIII�•�1I�II .InAllllllllllln6.:• ,nlllllllllllllw. - rl I �� Y (I' , II II,II■ - I I 1 1,1 II rll11166!Iiii V14116Y14 I R, Y 1 11..� L.L:r. I � 1 iS;II l;'"'x.a1 II.. 1.1 I ��.0 • , _I :��_ 1 PPP+® 1. a Q 1'11I�I C- .gym . 7Y1 IYIII1!!I!j�w1IfI��IYI`Y RIII� RY' pp■Y JYII..�ril -AYti IR- _ ¢�4k (IEI` I = of i OW 15T SET 1 O �oURTYArrm Ali 7 ...... I I -- ---- ----- BEYOND 111.,=i�1 s I Cl �_ i p Si =IMMIIIMI — s '� I fJ, 'i 4 7ELI aw RARE-BLDG a KEY PLAN�W a LEFT(EAST)ELEVATION I I �I[•OL06F YFB.� — — 5 a SCALD V6'.I'A' I I INVdtru'1 AYFHE MTOREFIB]NT1 MAIFRNl.c PARR MATERIAL 6 PAPfT ..AH A•n'-R• SPECIFICATIOMS-BLOCK 61 SPECIFICATIONS-BLOCK 61 r 6 1MTEFNL C PAINT Ei SPECIFICATIONS-BLOCK 61 .MY 7:41.•11 u !Y�.F.:7A3.T Ti:T0:a.7: GO OF MAW A ...... GTOIREPRONT LEGENDI _ _ ��yy �• .mow - A.nnnro 0TC ..o . I to MLR T&roe 7TEIGAI U - — n•RTAt MAq FYJM1I •^ K•S-SO 1Y.OcoR a nS'M'S w. �... r-•.•+' it��FN�EY.6f.I N•NGYD. - chi 2 '-•' REti:. . 1 an' V17lI N[Gllf� RAT YDQ _ 'y v.-•.e... MAN ROO,1EI6M �_._, w _ Rnlllllllllllll , fi — I fr3'ABOoRMrr. 3} Iillajl il10l11 ll8l1 l a I 11-� I' !II O ffi I I I S OURTYARD >_ COURTYARD 111I 1111 _1111 I'11. . , ,. 1.,.,1' ... _V a p W € � III �'---I u u DEMO N r_.i�- aeroriv .dlIMII■M���.,m tRSRD g 0 III II=© ® II II I r nr #1ao lwr1el11 I I11 I YI ... 11I:II Ill YOND 1 9 ._I® ill �_ �® _ pas gi �� s�1iRf111a — 7, _ 'nmrtioclocGRn-aiooEac ., a.�.._..._. ._.._...:_:._.._.._._...__ AI�__ _... _.. �.Iarrm GINGYR ltnilME. eL E AWRY Ng1Y•ELDG 4 "'* n m A 'E AKIG G[C�il'.Wi•I C•: W • MIDDLE(EAST)ELEVATIONar QFY v'-I n'N4YDA �(SCALE1/e'=1'-0• n`l''- . -—- - - - - IIAY IEY1lT OF M}0IFLMAL MARKS A PA TA. IAA- MCA.At 0 MOO MAW. _ � 11 1 1,7 I ., � _ __ .. F.wre.ko.. _ •Navn o Y II(( I ++7Trr �I tLFv.v'.I n AA Y� j •'1i' •1._ yX . I-- -I rim 7ElGrt or, IQ17f.G.EIEY [, �FtlF1 I I I I RAT ROOF H LV= 1 ill ° -r + il- li L—I _ 19h'II 11:1. Nl!!!Ii,liii�"" 111111li9lilllll_ IIIIiII •L_ _ tJ I---- _ [LEY 664•NOYD, �E�•.1 f' 1 •G�• 1�� TOP Q[CV61N ILao110[GCY vJ G itwi a�riw II OR NErM �_ - - - - -— I� - �f, do as W ILJ _ I m AEO.E Term ROORI — 4. go t IIIII IIIUI WINS r "" I I. [u I .i9' JIII�IIIIIIIIIIIIIIIII illllllllllllIIIIIIIIIIIII IIIIilllllllll� ul IIIIIIIilllliII - - 1►\ + TQ•of TN10 RDOR CfQ g m[lrVMI•-M NGYD R1 I I IIR _.. Y1 I I _ 11 1 k (0'AEOR[EUTO ROM Iz71 fa TDFaar MD'Aeoc MIT RAW' 1 I — _ _ I Ys MM r m I4 �i11" IIIII L Ill 4 L VIL— o•®�1 I II:II I i��# �11_q.t..I� I I I _ - . W _ rQ e a L..y m II�� Im �F pEYOND Y 1 'w.._.1 II! Ilia I 1 1 �----� "`' -ii : •AAstiiiII 11 A �1 'E RR�6r=RO;OR.CARlas'DRAy DE& .111 1 N a I I I li a till I U l■ i ii I it e I r'I .— .1[..'� III N III III I RR6T•..'`�a.�y'r�:'�'•7 'y �[�p._ �� I ►� /J /J �� im ii I -km- {' {' VAIryR 1@•N6YD I sum I DG]•YFINACI AR I I nBn7•PRDITIPL4,1 ti GHT(EAST)ELEVA •N--- --- r) Y AKR/K CRAWQ I AK RC iC ROAD I I I I REYIYdL RE1m'eL 6UIE:va•.L-0� I I AvF/TKf CRLW LF ROAD' MATERIAL G PAINT SPECFTUTID/LS.BLOCK 61 �y JI IPROFORTKk11:1 TqN 1:1 1 PROPORTION I 36J• DON 1:1.]S1 PROPORTION 1:1 OS I III- 9 , H • „1., ,iiii „ 7 7 ...1''''''T-- aLs. ---i-74. 1 rA,,,._--.t. f.'‘,K ;MN § 11111' ! 1 1, 11 1 t o I it u 1 I 1 1• -■ ■ 11-IN nF� ,,�_. {- - till Y ® -' I �I 1 •. ®'an E. [I �I EE Al E :. 111110111111111 ,lrilr �I LL�I�d1 h,1:511•01.1 A. .:._ x�@e@ f� ll�;�� t7 �. �.._._�. -—} e !, N q �! e! Rw �.RPqu!I!I!!!1 , e! !I!!!I!INR!! -m. �►� -� r•1.•N1 uI:all 1I 1 Rr[ooc a S x hill d 33 ■■■■ IT latl ,, 3 al �[,Y. :Illf�l x u..._wu .•. —` __ru-. i .1JN=RII„Ira! — ..'!i_I`Tt �i-.I-:I--.�1_jiil.:�Y [s. .ak Y L d9 aINIr1_.'�.�11rIYr�,..ILo I Kr a;�l �rwill��' `.a�.. w. - - .. .w n•.e — I isaw `�- ---_.---t-- =••-�-'- •.•-, BRACKET DETAIL KEY PLAN "� g ELF,+RI Pr NGVD _ EREINTAI-1F IY' I_ STORFFRQNT A._.,..FR T __r_!RJOREFRONT_ 'TOREFRONT, -5T0REFRO1T ,y - SCALE IB--1'-0- - -—_ -— :?S MAX LEW CP AACNITECTRAL FEATURES' - __ yyjl h OVERALL(NORTH)ELEVATION I SCALE:1:20 ' Li �HAEC ME CO I IT VSSRFn.cAa.E - - - - - - I —- -—I--•• -" `".•• ��-- MR 71 N 0, FLATROOF I r _�=.,irn11u4�1�l1arn1l'���� � 8.1 t. .TOREF �I{` L - it _ U!+ '� lai * * flT'fl1 -n I'II IJIIIIi I'III �1/1 M-iI.II - J..•I III _ - -_ — 1 RV ADOvE THIRD PAODR/ •i.e•61.e+ O ti I I _ L..R 4 -- I' 'I`�y' I 1611 K i ATI ANTIC AVFNI:E STOREFRONT S _ ram. _ YY''.1! _IY !r.r .:�it II Yb(� III.�.�., A IN f ! P 2I IIi llllllllll• W T = i;� Illi�lllii ii i IIIIIIIIIIIIIIV I IIIIIIIiIIIIJI1„1111111�11 IIIIIIII IIIIII II II'a-�III�a �I:.. 1¢ - Om"a ove E�Ecftallo F oaR y ' i e::; - F_ • ill II _ 1 1 _ g 9 J °r Ili,"11. IIus.. ��� '.11.R__ 1 n1 1n,i�ji!, — Ii Nr .A.aI III1 IL,,,I pt , _ t YTOP CF BECPO FLCgt DECK _ _ _ 1 r&ABO.E FIRST RCOR1 I _ NDibYM opanv A -t [8 A I SUINTON /�all��I itA4% llAk t/44 .//AU II11� �//6 116 7/1 V illiiiIi'IIIILili �fdk ,. 5. AVENUE !dvl7 _ - -. ... f ..�'i� �.f._- jA.Zgp` ��_ + ` �t. z ElFV.11-i•NG VD I , SRN... w I w W r•. I = �.. I 1 FIRST FLOORK0.PNTARO DECK �y 1 - - ' y I Mill '��virguleIdE�ii fir, 1_- `" _'" IAII 11 el IR, Ifni; i 1- ,I CTRM'.1 N'NI.vO 4 gL1Y 1-rPORFRRHMAN RFVIVN 00E0 PLA4TER!A D RETANEG WILL! NR,y ... Y AYERKf CIB�WI Cf R7AD I ORIONTO LTA DRAWFG! F'�Q01.1FORFRRWAN RFVY{I• .uus y -"'l-F- �•. I I i CLGYiI.bGLOLESSZEATI LIA cARAaE DECK ILJ [ F f/" a. A AC - / .[ ,wlWo�m 1 y.n`/: SULE:uB 1,0 i�H/ELEVATION V I — YS r.n•.a Flaw to'a FIRST FLOOR) = J/ -_ LEFT(NORT 61;'1 III I.11�iifiil My AY-1 m•NGVD _ _I L J i. r! I Max REIGN/OF, IF• R%PETT iS rtl'TN''3-A4 ®J ,P nNnn r MOISTEN FRCP.FxE cP5 0 5 ..,..... i.l-iII II II_ _ 6 1/1 . LI 7.ri ,._ IN ,i� III. - . r._ _ am `:1, i ,r, 1 as t FI Ev+n.•Ncvn C`) I1 _ I ., �\ i°1 1 TL0OFO.RRII FLOOR DECX� 1I 'A I ��1 '1 A .� .,.. A I I ft AEOvE TNIRO FLOOR/ STOREFRONT - +.I� Ad 1 ik i i.1.1ypI Ir vE a•.. '"••, "It I.J..I I ot l►W' , �I it I . VArz,pi •Q ry TRANSOM 1-_1 I iII -:II --I_ - _ g a - III !II _I DEC .11Ra■a■■i�.alal mailli aR__a IV,I I ;12 1? - WV W'.,-NGYDv�, ?{ II IL 1 �� _ .i I fa'ADWE YCRD FLOOR/ STOREFRONT I t -t t- - - - �Fili �� ��- __ ------ - 1_ _ FI E8.A1•NGvn .._:! A A A A i II'''ll l' Ili I * Tar LP SECOND FLOCK DECK .....t. i # WINDOW /�A11� ./.����. ,6fil��� ' kiI . •• Illl nvABOVE I00T F000R1 I-. .� = 1=--=� t :- iiif< li mini iiiiiil _ _ e sw SST z Ca i 1 yrr .�.r F ,..., I = AVENUE W ITI 0 FFE. �U� �L■, �I191 ^,l ; ���` _� NI rli III III Mil� I III I I FI EV.11'-•'NRY!)A Ri CO®III.i:YY� ' v FIRSIFLOCRV O TYP.'CBD'STOREFRONT SECTION —_,_--- Nam--+--x----••- ..'- • -�- ..}� _ � -1 -— �® MLDa I.AN.LO LARIIx]EAV I x[IF - n T. ELFY n'.I N-NM1VO A SCALE:YB-.I'-0' IL I N oL_J=D A7�_ eY�I ART OFf2 RAISED PLANTERS NO RETAPIPG WiLL!• A Avf RALE[RDA fi RCaOT /W1 MATFRIAL LEO FO REFER 10 L6A DFAWN'd I - A a&C/Oetlat MC OpCQip1 ANL Worn. d6 W[SIIR[ - '_ ti' ��h„ 1 L7 V a *MU MP 1U Ian W[111A[dP10�aura I... I.Ir.0 fRLMTor'OF Oal V .1MRW1.11V nccOpl.IN. Llj m.�,."R„[,nn,,.N,N.LRANAL0/La. 0 FRrm 1 .R..N...d•w1,[N. RIGHT(NORTH)ELEVATION ' ' ' r...1 u "1°7d n d nuln rd :: •,•nu[1RR IOTA' •[F.aa[w..•g1 F.1. a NR nm .car1.[Nm[OR .cIJ°'AI. snu..p''''"— I rcNA Fc1d SCALE.I/B'•1'-0- I9 fp ca.MuchaWWII Id MEd raw Nd,.11.r[..MY.Mc.W.Wldix.E NOR1.11Wd.0d1d0WIdEd,,PM...NAY '"'":-..[.Aw[NIr,OG:TrF K a.'a 9iim1'�ul� • L PLANT SCHEDULE CBD RIGHT-OF-WAY SIGHT . I I i I 1 Ski NTON AVE 11 1 1 S'HT BOULDER WALL. —1N TREES• H CP_TMON.NAME VISIBILITT TRIANGLE(TYP) .. REUSE EXISTING BOULDERS 'J K • D Baobab _ MA s L` I i; I� \• i 1 I I Al, s\ II- BA Vmau,00a 2 0 n7/ /• AN Bs Ganba Limes TrR..oIR,� I1// 11/ 11/ o 4 I'\ .\ III V V 1 I I V V \ V liu BSR 4aneo Limbo ^� l 1'� \/`� /\ I/ / _ ! I ��• ' I 11 I I .,cyR: i 1 I • CD Pigeon Plum TI / 5. ry l7— ....� ........ _ .\ -_ _ � f _ C5 Saw,Battawlaod I 1I it 1 r• r;Y�A�tl� _fly (i47(Iy �,• _' / 1 cu 5.a craw �I : P V �q ��) 'el �1,i Gu •-t, - • -�� •'�'wz- a i RIB. Ag wg.0 EU Som:ch Blwwf • CI 4. �I /. '; VD. 086 / �My' :1 ., fD JaP>+u Fern Tree Q r I I / ��"" ''• /i/ I '`. I/Y.'i\•fit �` ` V Q �BU ILDING 2]/ye ,/ f • LCR Litchi Transplant P) WASrE ',041, „ v CURVE Al AY aAF �, 1t• 0 V, _ /(, V�I,� •• �1'// v ' : RECEPTKLE IRON B DG ✓ •• \ I f LI Ratchet Gow Myrtle (A)BENCHES \ '�II .:i.�(,\/� -BICYCLE RACK ' CK MG Dear/SoutNm Magnolia , ` DRINKING FOUNTAN ® '� k�IBLDGI� C J MZR Sapodilla I � STATION * I�' ff -� - �D t.. _ L !E G 1 I 1 , [BUILDING 3I �i B�ARR ER PLAZA O .,, j. PA Won Chestnut y !, " , I ..1_ p • PL Maet Tree 1 e /. ^ -:' r.-. . �.( LSJ.I� I(BL AREA Co 3 PR Bay Ram Tree (I''" %' '4gar /x, II In7377 j45 I / 'F V I 1 � ^ vaiy''' w Saalbem Live Oak I ? 5R�9 wR Live Oa TrmAFlme I }. �J;� ` i\:� /i �Y' BLDG \ '_ •ram \0 •� ttC ZB PALM TREES ,nm,rN NAME 1 t �y/ /�� A !� .' Y1 PD Med)aol Dole Palm 1 /' GARAGC�NEAN ' K• PE Alexander Palm I / IN,. I ® `` . \Q•!Ik RE Lady Palm I I ti kl ..._ -..... _.._. ..'®�' __ _. 1 kV \ tfit x RR Fim do RoyalPolm •I I., I V - 'o Pair 51- Rota ntia Prmevlmt 1 `'. _ 1 lie;.. •' 0 F 6n TR Da Thatcholm V I'. ,I W 5P Sabot Palm I' Y VM Smote Plontaonery Palm I Z I 0 ( - ~O 1 ' 1 O Il I /A". • '1,K N§ .A ' Vn5 Triple nmtaomery Palm _I I j I / e r• L If t, • • ,,:. . 7 byo NB Foeta Palm I I(1 III e - ``a ^�U i 1 1) PTV sZ li I .I . ® .:. �, i NOTE SEE SHEET L 20G FOR FULL 1 1I BUILDING ql I, 11J PLANTING SCHEDULE 1 I 1 EY I 1 1 N - II r /. ® • ` I.._f NATUAING® I V L�L Ifj,_ ® antra or / �� / 1 • �.r// ". SUBTERRANEAN Jfr GARAGE BICYCLE W I RACKY.,', Q co 1 y``, v (' I d Z >T o rc • Ott, 'P `b I- OF I-I 1 AVE /C z • L_ ' -y' -`!-- FOOT SINDEX SAL SIGHT PER (ALL SWEARS TOR SIGHT I BE TRIANGLES IS V V 1ST H V f� (ALL SHRUBS TO I BE TRIANGLES J • �I- ""'TSS"""zzz (ALL SHRUBS TO BE MAINTAINED AT IS'HT WITHIN MAINTAINED AT IS'HT WITHIN O '.6 II I MAINTAINED AT IS'HT WITHIN CLEAR SIGHT TRIANGLES) CLEAR SIGHT TRIANGLES) Q LP.J I� 1 I LIMITS OF CLEAR SIGHT) Q f.e'.r r 1 YC.A. a Z 1 y II I Y'li DO' l{{)44TF Ik"111r 10— a� iH SHEET I "I )II \ f N)I 10 G: I I �„�1 ' ----.-?I p,A rw FCE,O NOTE L.;:''. m l AND GROUND AIR CONDITIONING UNITS AND ALL OTHER ABODE GROUND UTILITIES SIICCt NV1.15CR SHALL BE SCREENED PER DETAIL A/I.205 200 • 01 -'1 SWINTON AVE PLANT SCHEDULE w � / / _ iorES NAv ID 1 \ 0 } � I D j I 0 1' 10 j .,1 BA Va a aad ttl I / / N • 'i—a—t_ \ / \ I \J B5 Gunba Lvnba Trm.olmt la . r /'_ �. I % / -_.-_._.__--_�_1-._.____.;�.�..._.__--_.__.... .�....._ --.,. __ _ • B5R GMnbo Lmbo nI . t I 1�'.t... 4 � 1 I 'iI ti / co Pipun Plus 2 Z — 4.11111 J- r\ 1 • \ C5 Savor BattanuoW 1f CU Sea Grape J \ f—', CBD R GHT-OF-NAT SIGHT VISB4TY TRANGLE(TYP i� V. f— nPLL PLANTS TO Df ) I �I/' � EU Span Stapvor 1 ® ; I I -• I P NTP HT) t I 4 �1�'n.. I FD .bpmvw Earn Tru s NED AT S' 1 I -IBLDG • BLDG 'l cR Mum.Imt t rr p n 'I�L F_J'ii �l G ._._ I 1` u NaKI»,aaF.nr 1. " I .'� C), , t / ii �� nG Du.,Southern nampua .,rt Di. L .� I 1 I --- I FUR 5aH'G,la ..L� P #.. E SItifir/; ' 1 • -At +n\ .. ?N 11T • �__ t .. .I �_.- PR y ,.nTru Q . a: PA G 1 ._`' �,�BLDG B1,i I `-'_"I : Dv saatn.m Lra oats x D tBe R � I _ I ��® I I el CNN Lrra Oa4Trmaalmt •�. ¢J \ a f \ L._ .. — AM THEE3 CM-atmae Palm R I PALM Gg7<y�y��E .:, I j __I .. PO MWUaol Do.Po. Pom y MS' }\"-WfJS SI l Yin ..\ ..._._. .\ i RE Plavmear Palm g �e 1, L u u II 1H .—. :— .....\ \ (/ I _____-_ _ . — Lady Palm {— �I RR Fimida Royal Palm _. -' IM �e_., , 1 �--BICTCL RACK 1 -. .. - 0.RR Royal PalmTrm.Plmt j� J 3 v ' f I_..'1 - 9L 9otakmt a PoYn A I l —\f\ SP 9abol Palm O — 6y /�It III _ j O I I I . ` TR Florida Thatch Palm tr it F 1 m a '�� I. A �/ .' /� VM 9vya MmtQomory Palm °p � ; V L \ Vn3 Tr pla Mmtgamary Palm B b i)T I _-- Vi /t hB fovlall Pam >< k BUILDING 8 ar. - W Er / '-'r-L—{�/..'�/� ItV NOTES SEE SHEET L 10L FOR FULL � `/ 'I �+ PLANTING SCHEDULE s re.-1 l Z 1 1 Q � 'J I 41 .1 CBD R G T OF T SIGHT I I. fI1 U a I 5 B LITT TRIANGLETO (TTP) _- _— _ ALL PLANTS TO BE z I fit) ir / t y I D r W 1ST A V E 1 4Jar no•Ir.rgr .W.. '1 ttg 6 \ \; 1 t)i {�CI I .•N 3 SHEET I 6:O L) . I _._ i ft FE SHALL BE SCREENED PER DETAIL A/L 2CS L 201 L .. ,,. ..:: COD RIGHT-Of-WAY SiLHT PUBLIC ART C . VISIBILITY TRIANGLE(Tyr) . • • (SHRUBS E )MAINTAINED PLANTSCHEDULE (SH BS TO BE MINT D AT HT A / ... .. i .® 6.o / TREF, NAnF 1� 11 O L--t ( /COL--'. AD T BA Vera... N. • 555 �^�5j�• i j d {� �' I. ~` I es GLmloo Lmeo Tro»plmt r 4 , ;'7 i"; j - i,r�, ,. Jr. 1� 1. / ''`; ,I -1- MR Lvnba Limbo CD Pigeon Pltnn ® a i�/ -I'll' 2]V I CS 5/Ivor Buttonwood ® BICYCLE RACK 1..t1`� ® WATER FEATURE t HATCHING CU Sea Grope `A" HASTE RECEPTACLE---.-. 1 t I" EU Somien Sbpper R !I DRINKING FOUNTAIN----___ (/Y�-� I DOG STATION T-�__--ram. �(/ ® ' '� fD Jalmew Fern Tree NORTH CONDO BENCH- �L/ r/'. 'I-- UI Uav,vl,a �, WATER FEATURE\ 1 DR VEwAY TGNT O C sg BICYCLE RACK \ _ TTP) RIANLLE LCR LIt h:Trmeplmt 411 F� g �1, , 1 ' LI Na.het Erato n I OMEg .I 4. Tom. � �., � '; SOUTH CONDO _ u [ vrte S tlx Vlslelur $t I C ' '.'_ i;. i / WHEELCHAIR L FT MG Dwarf Southern Haryulla A, ;:..i R' i-1/ i I11 BICYCLE RACK 1 � f4R GOaadilla ^ iy` • I PA Luton Chestnut /�)eeIG I / I,� /•r't_!1 /` / l�]I..± :1 ]�j" .._ ((, ._ `/ `I' " OVR Live Oa4Trmep mt aR V fi `�_ '1I PALM TRift rortrielr Chr etrnoeNPolm AI� _ 1 jij - A' 1111 • CN Gm e Malayan a Cocwt Palm Y ... Il) I I )I I_-ROOT BARRIER PO ncaloal Date Palm S 1I n o DRIVEWAY SIGHT OVERHEAD WIRES--...„,,,,. PE Alexatlar Polm a Gb\ RCOT PARR ER f 5 VISIBILITY TRIANGLE ',' '/ V 1 RE Lady Palm F p J .__ (TTP) C I �7 I �) V RR Honda Royal Palm i�" �/ --' -® : RRR Royal PalmTrmoplmt I I 'GII / 5L Salakmt a Palm 1� fe: _U: SP Saba]Palm 6 k e. , EXISTING PIOUS TREE TO - t I _ III TR flmalo TblcN Palm i DRIVEWAY SIGHT VISIBILITY 'r / IBL.OG b�71 / I VW S:ple Montgomery Palm Y OD 6 C TRIANGLE(SNRUSN TO PE IPI `, G_ I I�. I' VH3 Trifle Hmtpmicry Palm a W HAINTA NED AT S O I (IV I to f I.` �� 1 1 :-A WE Folded Polm W ® ',{t ' v ; �\ t{(frf�SEC WCCT L 10L FOR FULL W � ��+`Iely PLANTING SCHEDULE ^ •V 1 la. � 1\ r(*- ��‘, r Z ' \- .11 .. / 16' • VT), II A"." ) _ . THIS SHEET-- I �..I' t y E // \ I 0 • lam " .J .__IZ � S ( , �Sa W op I 11 VP(4~ 9 . 1!a ti I o wo --- ' I z GRAPHIC SCALE H rtE I _ t.rt..J ^ -`ai p a F I - Sw,SAV - • - O Q NOTE,. ABOVE GROUND AIR CONDITIONING UNITS AND ALL OTHER ABOVE GROUND UTILITIES VIM HINDER SHALL BE SCREENED PER DETAIL A/L 205 202 CBD RIGHT-CW-WAY SIGNT I! I!! SWINTON AVE 1Il PLANT SCHEDULE vISIBIurY rRIANGLE(rTP) I III , I 1 I REULL CXSTwG BOULDERS n Rung rrx,nrxr NAnv / _ c caFP.rNor I . • a /yl� //' \\ 11 / \� d w Ae Cost .a.,Plant Q , ( () o () SI ® I u_ -rAN CFwlla Plmt •A \ \I'� . BICYCL ���� f�J W'� /!. / ✓/ \ .4 _ ACtK�1' / / I `CWAP Red G'�none ,//.--"•• _ ) ''-.]I_. e•••l FB .. ' •••• •• •�•R• ,. ___ R a e•• • • _ __. C LJ .. !!••ill t1, a•o •o• ••• »•�• AR Raepbery Bra.,eum / 1 ; Q' O J••O ,I l, ! I O•i •,• e l it•YO••• 4:ute•a a....... ti AV Vat pot• sr• G:y.r I �� r V - - (JQO� o A •a•o a •e• ti. ill x Oa,:r Iwdm Delay Combos "/" o I + ^♦11610;• r�(a. V� I (� ���}y - -�i On s.obr••:•m.,boo / ^ism,. ,AA..k•3 :. .I-..I� i' ilk 0 1 1114 I0ltIIl11�I1pL'y ,1 p/I• rr J••W'' LP•'M v Ir14I I •0 4 1 PN uno /,1 !d . �7• �� ,,4 s �s: A soi•e•pi5'e' F CB Black Flopic r; 1 i 'I. •��l •1•p!l�,.,ljf!♦� p�• -. ,y \ 3 �.• F �•IBUILDiNG PI or:, 1 . . ra'•r,.l.fl .,.3��•., (� 4 s�t vT� -` Ai _J c1 4 4 cE Block EI•pNmt Ear I ® V I• 3/..Set !^!t%!•,•`,, 'R,, A r1/�n' L.'_4 4... V� ®Fi►� E I WASTE RECEP1''411,., ' �^ cP A,nta Los Ti FV 7 U)BENCUE9 m " o �• e!• e� to V , • - • gib ` FT7 i BICYCLE RACK II �• i�• = e • ••e�• 1/ `.y.3-. '•y L �( -CG Smal Leo1<I.,.e 0 ® /i'--DNINKING PWNTAIN {•7:0 1• the•�QS��14 m '1;f`�•..a-% 0•..... •• I• `Q ® •• • Y;ye{p$ CI RW T'p CewPlvn _�-- CKG STATION !BUILDING 3 1^ 04 gee*JO e� �i.UV '.e. \ m' ,�/�I`\oN (�• = pM^$ co 'a.��..no•oe,�.., I\�/I ��—(�,'� \'.; I IB I I.' '00' � ..rig%eee i t 1 �.43:04"c' %/'., V� ��1 ,—,_ %8 \; !a I o o„Ay I o�/S�i F•7i vi ® � !,'.� ® V �o - CC Gold wa Golan -.� o R.•1 {n�\e • V Io VQj r.'17 �� m- /'\ ::.I 1 �� . �'( i $ oo .liV. .�`+`'"�Q« ► 'I P. n 1 �L7 R\ / d_ 0 '-7 S �`, 9'`1 EP Spanish Stopper a�', �" 1'• �__-_ Fc Green'Nora Fmu• I I.II ': >\ f I °0 1:. �+o°4).,••to y° ya Ft7 �, i9 f77 J` %� �. 1. /. o /,, fSJ/.0°•!� 1`*'V,i���`'�,/ APA VQi La••1� r�• .IT1• Q� a HL Lab•tr Clan wr�a,ie 1 � -7 Y/ ./-.I O ':1 4•f �Ti1i i" WA rn• LlAi741� 1r '�R1 '1 / G-'9 I-LDG AIV o •J'J•�'Ps it,�Fj/%'•tY V ' � \� G �-. HP er.B�,.n .•, � .: f I . ...L. W u FCC °ot f !4.,k,li� off I/1o0'io"3 X• as e,, il, r� nu BFIn L.w Pmlod.wm \ .._.._.._ J Il•/4•r� •�J•iJ r •3�j�`... m' oX Lnl LTA �a �i/�/ •2 z••e. oo r a' qq NB Fireball Brwnsllod /.-. • T5 OF )\ I \ • i • ts:4.4.03414.1y,: a'aj, � �/ � d'�� x Ra;a ca,Qa Pin Waldron ' I I GARAGERANPIJI 'l` I -./'•..� ®o- • I a f�4 �j• �/` ji ;[:• E® / ` a `Y PN wad tort.. 1i •� \ F171 I�'••1?ky��'► 4 � �/`,`♦r ���3 �i LL trAtVA '>R Bed Of Pradiu 11 - __._ _ P� . �\ //pp (.f•\ v _ __ Cra ��'�\-). ♦ t� 1`_•• •_ 1 ! __ ,C\`_' / Q1 \ t *.V��f!% ,,l i'it/�t f t6s 2"i r. _ s Ft7 (�— • \� / ° .Is s eo•ala a• SHRun ARPA4 -rnnnoN NAne .-�/ 4) /3�J 1�V `\� `. "' AF nyr.Fa.,ail Pam � '��•v"® � � i' �S✓ ,"S �� .�Pu��_`���.+i�del 1':�J�=i^ �FL>>is E 4 �O nc Pink n„Nry Geo. . I I eft o • c S ,B ' aN ,A,.../f� � r1:4 :Si:A:• A►,; - - g I °0 ••o• • 1!0!tT 1 O Pp Bv.M .P Iesr..e �' I I C el�e/o ® Q1V 4B V fi•t. :• ✓♦a 9} ;;SI l l •e4e WO o �71 n• „ at\eeeo! 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'}r1;''- i:' GiAR.0 SCAIE IN irLT NOTE.. 0 IO a0 ABOVE GROUND AIR CONDITIONING"NITS AND ALL OTHER ABODE GROUND UT LIT ES J CEI Nuu6CR o '1 • "HALL BE SCRELNED PER DETAIL A/L 3L5 L 203 i `"I �I ISWINTON AVE PLANT SCHEDULE 1 1 SHRUBS erh'tnrN NAr1F W I r\ r•�A r\ r\ AC CaaPerlear 3 I U 1` � ,,, COO RIGHT-OP-rvAT S GHT 7 \ / -' \ AE Cost Iron Pimt o.:. , In I 11, _- \D 't VISIBILITY TRIANGLE(TIT 1 0 1 ( 0 I - I 4 ( n ) AN CMrvlls Plot AP Gino, E W I :.;14 • ® 0n•OOOOOO'•///Oa ••e•�0.1-VO I I/t \ \ / / AV Vodirgawd SHnll N � Y�\_ 1�C. ./ L. re1.� \..RI. _ ,/ ' _-_____-._._ �.. I AC Owmf Dodd*Cal -� AR Rmal ry anN'Tlaliyl / \ Groper % if:i K =IM� W� 1e�•a ggo ® -- Y'` 1 an Sam-ee..m.mao .�i.. llcro _ _ _ 1 ji° Q•� �aei. �ap�o�i oo I 1 1 C': �.n - ea 81°'Hess r _ k •• Fe. • / n • - 3 1 ij•1 { \r•, j ce Asa.navr�t eQ •:oiicx u/r A�k.�s �J I•xi• \ ,' e \ t Y•� II cv Auntie Lou Ti / • '9,•/ P1' H• I \e/ r cc Small L.er nl,ao ;�• ° / / ! .t iE •00/07% .`:, '3• W/ Y.Ike .. I __.-.—_.._. 1 .. , Z / t �. I GI Rod Tip Cacorlc n 0 t'tl 8 .•t V ok�t •'^ � �° ntie'e • 1 ( I co 'Omen Emma.cr:,,.n Syr py a• a 4�•a , V 'J , CO Gold Duet Croton /y •B• f•> a.IV � 't L';A o"b'E'�y i���.c�.el'j �./ l•,7 V _...._ �` \\.. • f I EF SperisH staves .-. I -q, "r��i-k�al .a ,Is ,v _._ E.. I-_ _____._ e/,/i;, i �,I'{ FL Green Iola.',cm 1yya e• lt�' 'tee f f`y1itia`••9,d6.fV�+l '+' it ..� uL Lobster Saes wueaam d�s � 4 1L' �,.�a�fi`�, ewe 41' ; I HP Per.e,,.r, C:' I Ghm47i �C�I'+!:I`j,;a�? .��➢IT)7 -----i Il — - ---I //,._ no Split Lear Philodendron 'r iL� V V Fm •� •,•d1 t'- . /s'• ) L Na Fo-olsou eromarod l. `\.7��y./'tort 41107.107� ,�"' �, �,/� .1; I PC Rojo Philodendron ao4 ,Y•!✓` eer4s C`� al ® I �. �. PN HU Coffee y Y • •' t • 6� 'b l_e V Lr►, •I I --_._� SR and or oew b n 9 ••.•'A1 ii 4r- :C= .• }I \ -..._____._-_--._._aIIRIIP ARFA•', fmlvy,I IOI 1 o \ 41' ;00000)oope a ke \ I to600 - ` .�. .� m -.'I .___.__-- --. I AE nr.Ea.ml Eem Sue i. t• t• 'PO 4-IR i•F I I •ae pQ pp ` O'YY1• °e ee • 1' V I MC Polk noNy Gross p e n •j• 1•�• `BICYCLE RACK 1- a i r 1 TF i%� It o ,(\ NDSOYERS ConmCNNA„E i. •' ` l % DB Owb•my Flm Lily l E 8 x •..a I//_ ®UILDING C 9 "/ !' .`' IN -/, ift�/ ) i I -' C y Emerald Lodm..ur;ooa 3\ /�, • NM.Panto, W Z • aQn ` so Ground OrchidI. J ._. FloroeT st.Poomtlne sod Al • V I(b► OA ( ae -- I I .... _... I -" rOR PULLn /'�% :FO/ '.,; - `I� t i I l I..............- PLLANTNGESCHEDULE 20c COQ m • (n �•y: /// f v" COD RGHT DE-W Y SGNT II _.__ ___. ._ Z N •%'t• 4 • ... - - --I - V 5 B L TY TRIANGLE(TrP) ___..,,___J -__ l�L • 1 I • J J urAVc J � x 111�Y'1l' Q ,�s F ,I1 ill LL Z . o • • [SW 1ST AVE a-u-part,. 0 00 • \ •V1 , illy Z x \ I /AL - n. i..EII.11-j!I/al`", aZ • Isr AVE - - Q GRAPHIC SCALE IN IOU NOTE.. o ILj�—__40 NOTE. GROUND AIR CPER DE KING UNITS AND ALL OTHER aeovE GROUND UTILITIES SHEET NVNDER ' SHALL OE SCREENED PER DETAIL AA.20S L 204 '.. -._ /_.:. //. / i _ alrrralANcie ) ./� -v:. _. �._ ® PLANT SCHEDULE COD RIGHT-OF-WAY F a VIS B ! I `Y / .••, � .` CRI F19 COPP°rleol AMF iit .' AL CaO Iron PARS --.. / ♦ r r ♦ rra.a GD 1L AN CINnu.Plan '8' -od0000eoAe'orp000000p0000e000Bo400p 00000 D rb tip HH 1 � •S ♦O I AP Rue c.yr �i G f /�. / R•o}4H I 1 - I r 000'00000do4lo oddovdo- AR Ra.PC.ry Bram.l'al °o /.- -, r,y --/:-T �/ �fi 6erae �S.a j' a Y. o�000eo :; '.;, I o ', ,. ;iF► WV t57, / , 4, ,0 pp AV va'.alw Shall Ginger 00 �/ m II Q l C ' L f0 -® OR VEYNT SGHT r� 1 BG Dwarf BWdo Belly Bamboo tl Y-\ v Q 1`O'' V151BIL TY TRIANG E q. CTCLE RACK �✓ 1' r �► \ o (TYP) pp, See...Bamboo I r0 / i• W TER FEATUR � It \Qyf; �k%Id ' "_'." I CB Block Maya T' p ____ WASTE RECEPTACLE. 1,',' ® / : �f0 I < 10 / DRINKING FOUNTAIN IE. I y,y�\ O I :SipC RS Ay"p/ CE Mock Elephant Ear g / NORTH CR10001 C�STATION r `( �\ • ,,fE\\.Ig. / PN PUBLIC ART I CP Aunt Lou TI WABTER FEATURC \b`�fl a WNEELCH R LIFT XR �, \� �.o �BereLF LFT II Ce s,mod Lear Chew L ��' o crcl.e aACK e mjilt.��o° r0 \ I � .R CI Red T o C«Dolan pe g pV V � I..� �AOUTN CONDO , coOwen Emma Grnan u N 49 g o9,, f //- -f r ',E� I A: ), /' 4I I EF Span sh stopper >Nst pIgl piy .p O ' ° I Q, 'i ,SE.);,. al•(�]' : I FG Groan Island Fcu. y/ qA.,t 01 ark 10,11� t - �11 ( `%` o , C1° I wt.. Lobster Claw N.lea.�a 3:s� ,Or EA In, el . E HP Fire Bush ri; a I 0 Y �J Lei ��. �� ti�♦,• _ .-..-..4\> I.i.i.i.it nt6.� .. _. WL"tiO AV/� i no SPI'L Lea(PI+IadNr,n '9 ---_ —_ _E_ '^. k e \\\�`.. `� ' I Np Feelaall Bra'm.lwad a • 1 �eneeeeeo-ceD 0r �t ",f,�i� \`p'""1 1 I.. 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ON CO/L41G nGCNGT NWCR iNL HDv WAL di LIT E9 / ) i �ry.r 1 S PLANT LESSEE TO BE SPEC F ED OI INC PLAYS Rf I`' L� (()) T� A Nr N]'OC.CR LARGER PER THE LCCAL - , � '; T., , i 1''1I AK ...PINTS WANT tt TO BE PER TN'E SIM Of THE 1 I - _ �aWJ,u Z am• UTILITY _ r a CAA oc s20LE a FEET. Ii. ,ijli L..ol 1i�L"1L''ltlf Q a.sue lsrAES _ F- Q ,01 • NOTE.. ABOVE GROUND AIR CONDITIONING UNITS °MECHANICAL EQUIPMENT SCREENING . AND ALL OTHER ABOVE GROUND ununEB SLEET NU40CR A SHALL BE SCREENED PER DETAIL A/L 206 L 205 HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT--- i MEETING DATE: December 19, 2017 ITEM: 14 S. Swinton Avenue, Old School Square Historic District, The Rectory, (Building 'A') - Consideration of a Certificate of Appropriateness for the Relocation of a contributing structure. RECOMMENDATION: Approve the Certificate of Appropriateness for the relocation of Building 'A' GENERAL DATA: - tom.. . ' ' II, o 1 . L 4 r1 V I Owner/Applicant: Atlantic Ave Development, LLC etv y 1.0 ■,;: • '1 :-t.:-;;, 4 and MGM Sundy House, LLC , ;. :a >o is iti Ntti: • Agent: Bonnie Miskel, Esq. - Dunay, F :Z • :r •• Miskel and Blackman, LLP , - =' �, Location: 14 S Swinton Avenue between West WAn A e '=r EAtlan_tic "''Ave —- r Atlantic Avenue and SW 1st Street. iff, " : it_ 514 f Zoning District: Old School Square Historic Arts i. ..�.. I District (OSSHAD) i~ w +.- I ' . Historic District: Old School Square Historic - ' �: 1 �,t . ,. '.r _' District ``. . , fit "-t` — l i• . *R Building Reference: The Rectory (Building 'A') `'• . - 11 , �1.1 Year Built: 1905 ,• a' 71 N - SW1stSt--- SE,tstSt--- I Present Use: Coffee shop on the first floor and �a r �� 4 ill ' PE offices on the second floor < _ ,- NCodaCir �_ >. ' Proposed Use: Commercial ®t W - ''�; `g r.c- c . 1, ,.. ' �t ' 1 y-�. -•SW 2nd_Sty'r.,.., ,,r_-!_'r+_'f 9E 2nd S1"" " ml ., 'A i 441 - WC" .. • rr 111111, ' • W "-it_ - NORTH .. -• . . . -.L ._ _• i a ITEM BEFORE THE BOARD The item before the Board is the consideration of a Certificate of Appropriateness (COA) for the relocation of Building 'A', a.k.a. the Rectory (hereafter referred to as the Rectory) from 14 South Swinton, Block 61, Old School Square Historic Arts District, (OSSHAD) to approximately 150' south of its existing location. Its relocation meets the setbacks of the OSSHAD zoning district pursuant to LDR Section 2.4.6(B). BACKGROUND / DESCRIPTION The subject building known as the Rectory is located at 14 South Swinton Avenue, Block 61. OSSHAD, south of West Atlantic Avenue with a setback of approximately 78' west of South Swinton Avenue. It is classified as a contributing building to OSSHD. The Midtown Delray redevelopment proposes to permanently relocate the Rectory south of its existing site with an approximate front setback of 70' off South Swinton Avenue. The building will be moved approximately 221.5' south of West Atlantic Avenue and approximately 7 feet closer to South Swinton Avenue. It will be relocated north and contiguous to the Cathcart House, a.k.a.(Building `E'), Block 61, OSSHAD where it will retain its original orientation fronting on South Swinton Avenue, Pursuant to LDR Section 2.4.6(B). The Rectory was built in 1905 and is located at 14 South Swinton Avenue, Block 61, OSSHAD. The 1922 and 1926 Sanborn maps show the Rectory in its existing location and the footprint of the First Methodist Church immediately southeast of the Rectory. Historically, The Rectory was the parsonage associated with the First Methodist Church serving many religious denominations. Being the only rectory and church in Delray Beach at that time, multiple European settlers in Delray Beach of various religions attended services in the church until their own church was built. The First Methodist Church was severely damaged in the 1926 Hurricane and ultimately demolished. The 1946 and 1963 Sanborn maps show an addition to the west façade of the Rectory with an alley running along the west and north sides of the building. Over time the Rectory has had adaptive uses including serving as a residence, dress boutique, and currently as a coffee shop on the first floor and offices on the second. The Rectory is a 1,782 SF 2-story wood frame modest Victorian Queen Anne architectural style. It has an irregular plan with a high pitch cross-gable roof covered with standing seam metal. The exteriors are covered with painted wood siding. The front gable end is adorned with pattered wood shingles. The windows are single hung non-impact 4/1 and 2/2 with louvered wood shutters that appear in good condition. The East Façade (front) exhibits a cross-gable roof line and patterned shingles adorn the front end gable. An exterior brick chimney penetrates the metal roof on the first floor. All the historic windows are 2/2 with louvered shutters. The front door entry has single multi-pane door. The West Façade (rear) exhibits side gable high pitch roof with a 1-story non-historic addition with a shed roof and small porch on the south end with railing and 3-step entry. The a North Façade exhibits a gable end adorned with patterned shingles, 2/2 windows and louvered shutters. 4/1 windows are noted on the partial infill on the first floor. An exterior chimney penetrates the metal roof on the first floor. A 1-story non-historic addition with a shed roof is on the west end of the north facade. The South Façade exhibits a central steep gable roof and patterned shingles adorn the gable end. The west end exhibits a non-historic 1-story partial porch with railing and two step entry with a multi-pane French Doors entrance. The east end exhibits a partial wrap around 1-story metal roof, balustrades, columns and 2/2 windows. Its existing lush foliage setting appears to have evolved organically over time. Relocation of Building 'A', The Rectory, Midtown Delray HPB Meeting December 19, 2017 Page 2 of 9 The applicant is requesting to permanently move the Rectory from its existing location at 14 South Swinton, Block 61 to a site approximately 221.5' further south where it will have a front setback of approximately 70' from property line on South Swinton to accommodate the proposed Midtown Delray redevelopment project. The massing and scale of the newly constructed buildings along South Swinton with the revised knee wall, individual placement and 2-story height limit appear to be compatible with the 2-story Rectory and Cathcart House. The revised plan of allowing the existing historic buildings immediately south of the Cathcart House to remain in their approximate location eliminates concerns of dramatically changing the streetscape of South Swinton Avenue as noted in previous submittals Since the north end of Block 61 has CBD overlay, which is intended to rejuvenate blighted areas such as West Atlantic Avenue and allows for more intense development, there is pressure for develop the CBD overlay with greater density. The 2-story Rectory's small footprint, square footage and existing location is incompatible with the proposed redevelopment on the north end of Block 61, where 4-story mixed-use buildings are being proposed. The 4-story structures and altered setting would overshadow the 2-story Rectory. Consequently, The Rectory is proposed to be permanently relocated approximately 89.5' south of its existing site and north and contiguous to the historically significant Cathcart house (Building `E'). The applicant's Justification Relocation Statement indicates that attempts over the past 15 to 20 years to find uses to occupy and sustain the historic structures on Block 61 have not been successful as a whole or have only worked temporality. Relocation of the Rectory within the redevelopment of Block 61 will provide the foot traffic needed to sustain potential businesses. This will allow it to remain viable, contribute to the local economy, express Delray Beach's important heritage and become an important component of the redevelopment on Block 61. DEVELOPMENT STANDARDS Zoning and Use Review Pursuant to LDR Section 4.4.24(F), Development Standards, the development standards as set forth in Section 4.3.4 apply, as noted in the chart below: Setbacks: Requirement I Existing Proposed Front (East) 25' 77.18' 70' Side Interior(North) ; 7'-6" i 3" ; 9' Side Interior(South) 7'-6" j 44' 37' Rear(West) 10' 10.64' 25.5' As illustrated above, the proposal complies with the minimum setbacks of the Development Standards for the OSSHAD zoning district. LDR SECTION 4.5.1 HISTORIC PRESERVATION: DESIGNATED DISTRICTS, SITES, AND BUILDINGS 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 Relocation of Building 'A', The Rectory, Midtown Delray HPB Meeting December 19, 2017 Page 3 of 9 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. Pursuant to LDR Section 4.5.1(E), Development Standards, all new development or exterior improvements on individually designated historic properties and/or properties located within historic districts shall, comply with the goals, objectives, and policies of the Comprehensive Plan, the Delray Beach Historic Preservation Design Guidelines, the Secretary of the Interior's Standards for Rehabilitation, and the Development Standards of this Section. Relief from Subsections (1) through (9) below may be granted by seeking a waiver approvable by the Historic Preservation Board, unless otherwise stated. Pursuant to LDR Section 4.5.1(E)(2), Major Development, the subject application is classified as Major Development as it is the "alteration of a building in excess of twenty- five percent (25%) of the existing floor area, and all appurtenances...", and "the construction, reconstruction, or alteration of any part of the front façade of an existing contributing residential or non-residential structure and all appurtenances..." The proposed improvements are considered "Major Development" in accordance with the LDR noted above. Pursuant to LDR Section 4.5.1(E), 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. 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. The applicable Standards are noted below: Standard 2 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 3 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 2: The intent is to restore the Rectory, (Building 'A') to its original design. Prior to relocation, selective demolition of non-historic features will be removed. The non-historic 1- story addition, wood porch, steps and railing on the western side of the existing structure as well as the historic wood porch on the east, shutter system, and partial infill of north side of the building will be removed in accordance with the Secretary of the Interior's Standards for Rehabilitation, and the Delray Beach Historic Preservation Design Guidelines. Relocation of Building 'A',The Rectory, Midtown Defray HPB Meeting December 19, 2017 Page 4 of 9 Standard 3: The historic porch on the east and partial north side of the Rectory will be reconstructed in the new location in a manner consistent with its historic design. All work shall be accomplished with strict adherence to the Secretary of Interiors Standards for Rehabilitation, and the Delray Beach Historic Preservation Design Guidelines. Pursuant to LDR Section 4.5.1(E)(6)(a), Relocation, Relocation of a Structures in a Historic District or on an Individually Designated Site, relocation of a contributing or non-contributing building or structure or an individually designated building or structure to another site shall not take place unless it is shown that preservation on their existing or original site would cause undue economic hardship to the property owner in accordance with definition and requirements of undue economic hardship found in Section 4.5.1(H) or a building permit has been issued. Since the north end of Block 61 has a CBD overlay intended to rejuvenate blighted areas such as West Atlantic Avenue and allows for more intense development, there is pressure to develop the CBD overlay area with a higher density. The small footprint of the 2-story Rectory does not comply with the needs of the applicant. Additionally, the Rectory at its existing site would be overshadowed by the 4-story mixed use development that is proposed in the CBD overlay area immediately north of the Rectory's existing site. At this time the applicant has not claimed undue economic hardship. If the owner decides to claim undue economic hardship, the owner must comply and submit all materials requested in Article 4.5, Section 4.5.1 (H). Pursuant to LDR Section 4.5.1(E)(6)(a)1., Relocation of Contributing or Individually Designated Structures, Criteria, when considering the relocation of a contributing structure from a historic district, or an individually designated structure from a site, the Board shall be guided by the following, as applicable: a. Whether the structure will be relocated within the same historic district, into a new historic district, or outside of a historic district; b. Whether the proposed relocation may have a detrimental effect on the structural soundness of the building or structure; c. Whether the proposed relocation would have a negative or positive effect on other historic sites, buildings, or structures within the originating historic district, at the new site; d. Whether the new surroundings of the relocated structure would be compatible with its architectural character; and, e. Whether the proposed relocation is the only practicable means of saving the structure from demolition. a) The Rectory (Building 'A') will be relocated within the same historic district, OSSHD; b) According to the applicant's Justification Statement and Relocation Criteria, A Field Report by Robert J. Selinsky, P.E., August 13, 2015 and Mike Brovant of Wolfe House and Building Movers indicate that Building 'A' shows no signs of structural distress and no structural defects are noted in the exterior walls; c) Its relocation will not have a negative effect on other historic sites, buildings, or structures at its new site. Its relocation will be complementary to the historic buildings at its new site; d) The Rectory will be compatible with the massing and scale of the proposed individual new construction on South Swinton and also will be compatible with the historic Cathcart House (Building `E') and other historic buildings that are proposed to be relocated along South Swinton Avenue; e) Because of its small footprint, the Rectory does not Relocation of Building 'A', The Rectory, Midtown Delray HPB Meeting December 19, 2017 Page 5 of 9 comply with the needs of the applicant in its existing location. Additionally, the CBD overlay immediately north of the Rectory along West Atlantic Avenue allows 4-story buildings to be built, create an incompatible setting, and would overshadow the Rectory in its existing location. Relocating the Rectory to its proposed new site further south on South Swinton Avenue is a way to preserve and restore it to its original design, place it in a more compatible setting away from more intense development, and it can serve as a heritage center or other compatible uses, as well as make it viable and contributing to the local economy as part of the Midtown Delray redevelopment project. By relocating the Rectory as noted above is a practicable means of saving the structure from consideration for demolition by the applicant. Pursuant to LDR Section 4.5.1(E)(6)(a)2., Relocation, Relocation of Contributing or Individually Designated Structures, Relocation Plan, when considering the relocation of a contributing or individually designated structure, the Board shall require a Relocation Plan that includes the following: a. A detailed explanation of the relocation method including the type of machinery and equipment to be utilized; b. A demolition plan illustrating any parts of the structure to be removed or modified to facilitate the relocation; c. An illustration of locations where the building will be split, as applicable; d. The name of the Florida Licensed Building Mover who will relocate the structure(s) and the following support materials, if available: i. A description of the Florida Licensed Building Mover's past experience in moving historic buildings of a similar construction technique. ii. Photographs of prior relocation projects completed by the Florida Licensed Building Mover taken before and after the relocation, if applicable. e. A certified engineering report which includes: i. A relocation feasibility study with an assessment of the building's structural condition to determine any damage that might occur during the move. ii. Details and a description of the historic structure's construction type including technique and materials and current condition of materials. iii.Identification of any areas of concern, and how these areas will be addressed prior to the relocation. a) The applicant's Justification Statement and Relocation statements, indicate that "Buckingham Structural Moving Equipment" will be used to move the structure, which shows the type of equipment that have been used to move buildings throughout the country. Information is found in the appendix of the application package; b) Non-historic features will be removed prior to relocation of the Rectory. The front porch will also be removed prior to relocation and reconstructed on its relocated site; c) The small footprint of The Rectory does not require it to be split for moving to new location; d) Wolf House and building Movers will register as a subcontractor under a Florida General Contractor who supposedly will perform the preparatory work related to the right-of-way preparation, relocation of overhead utilities, traffic signals and general maintenances of traffic during the preparation for any relocation. Backup information relating to the experience of Wolf House and Building Movers are included in the application found in the appendix. d)The Rectory is a two-story woodframe structure that shows no signs of structural distress, defects observed in the exterior walls noted by consulting engineers McCarthy and Associates; Relocation of Building 'A', The Rectory, Midtown Defray HPB Meeting December 19, 2017 Page 6 of 9 e) A Certified engineering report as necessary shall be provided. Pursuant to LDR Section 4.5.1(E)(6)(a)3., Relocation, Relocation of Contributing or Individually Designated Structures, Supplemental Documentation, the following information shall be provided with the application for a Certificate of Appropriateness for relocation of a contributing or individually designated structure prior to Board consideration: a. As built drawings of the building as it exists on its originating site before undertaking the move, particularly if the move will require substantial reconstruction, including but not limited to floor plans, elevations, and architectural details and profiles; b. Photographs of the site and the interior and exterior of the building, including but not limited to all elevations and exterior details. c. History of any code violations applied to the structure and property, along with an explanation of any pending violations or structure violations which have been issued within five (5) years of the application request. Pursuant to LDR Section 4.5.1(E)(6)(a)3 (a-e) REG Associates provides drawings of existing conditions at its original site, floor plans, elevations and architectural details and profiles, multiple photographs of the site and interior and exterior of building are provided. The building has no history of code violations within the past 5 years. Pursuant to LDR Section 4.5.1(E)(6)(a)4., Relocation, Relocation of Contributing or Individually Designated Structures, Concurrent New Development Review, applications for a Certificate of Appropriateness for relocation shall be submitted concurrently with the application for a Certificate of Appropriateness for the new development on the originating site. Pursuant to LDR Section 4.5.1(E)(6)(a)4, The applicant will submit COA of Rectory at 14 S. South Swinton for relocation concurrently with application for a Certificate of Appropriateness for the new development on the originating site Pursuant to LDR Section 4.5.1(E)(6)(a)5., Relocation, Relocation of Contributing or Individually Designated Structures, Site Maintenance, if the originating site is to remain vacant and construction of the new development will not commence for more than 90 days following the relocation, the lot shall be sodded and maintained in a manner consistent with other open space in the historic district. If the originating site remains vacant and construction of the new development does not commence after 90 days following the relocation, the applicant shall sod and maintain the lot consistent with other open space in the historic district. Pursuant to LDR Section 4.5.1(E)(6)(a)6., Relocation, Relocation of Contributing or Individually Designated Structures, Successful or Unsuccessful Relocation, the relocation of a historic structure is deemed successful when either no damage occurs during or as a result of the relocation or minimal damage occurs which is not deemed to compromise the integrity (structurally and architecturally) of the structure, and when the relocation is completed in accordance with the approved Certificate of Appropriateness, including the associated Relocation Plan. Relocation of Building 'A', The Rectory, Midtown Delray HPB Meeting December 19, 2017 Page 7 of 9 a. If damage occurs during the relocation, then the property owner, applicant and/or Licensed Building Mover shall notify the Historic Preservation Planner and Chief Building Official within 24 hours of completion of the move to determine if the damage has compromised the integrity of the structure, thereby deeming the relocation as unsuccessful. b. If a relocation is not successful, then the property owner and/or applicant shall notify the Historic Preservation Planner and Chief Building Official within 24 hours of the failed relocation, or before the close of business on the next business day. c. Failure of any degree to successfully relocate the historic structure may result in the revocation of any site development relief (waivers, variances, internal adjustments, or other relief) associated with the relocation that has been granted by the Board or the City Commission, as required by the Planning and Zoning Director. d. The applicant or property owner may submit a written request for the reconsideration of any previously approved site development relief associated with the unsuccessfully relocated structure in accordance with the following: i. The reconsideration request shall be submitted to the Planning and Zoning Director within five business days of notification of the unsuccessful relocation. The reconsideration will be placed on the next available agenda of the recommending or approving body as appropriate ii. Requests for reconsideration shall include a statement regarding the relocation, documentation of the relocation, an explanation of the relocation failure, and how the relocation failed to meet the Relocation Plan of the approved Certificate of Appropriateness and the corrective actions to address issues caused by failed relocation. Applicant shall comply with LDR Section 4.5.1(E)(6)(a)6, (a.- d.) if there is damage that compromises the integrity of the structure and it is deemed a failure in relocation. Pursuant to LDR Section 4.5.1(E)(6)(a)7., Relocation, Relocation of Contributing or Individually Designated Structures, Public Notice: All applications for a Certificate of Appropriateness for the relocation of a contributing structure or an individually designated structure shall meet the "Additional Public Notice" requirements of LDR Section 2.4.2(B)(f)(j). Applicant shall meet LDR Section 4.5.1(E)(6)(a)7 and Additional Public Notice requirements of LDR Section 2.4.2(B)(f)(j) relating to Additional Public Notice. Pursuant to LDR Section 4.5.1(E)(6)(d), Relocation, Supplemental Requirements, all buildings and structures approved for relocation shall comply with the following: 1. The building to be relocated shall be secured from vandalism and potential weather damage before and after its move, in a manner as approved by the Chief Building Official. 2. All structures approved for relocation and awaiting issuance of a building permit for the new development on the originating site shall be maintained so as to remain in a condition similar to that which existed at the time of the application. 3. All structures to be relocated pursuant to this Section shall comply with the requirements of Section 7.10.11, "Moving of Building: Historic Structures". Relocation of Building 'A', The Rectory, Midtown Delray HPB Meeting December 19, 2017 Page 8 of 9 Applicant shall meet all requirements pursuant to LDR Section 4.5.1(E)(6)(d), Relocation, Supplemental Requirements, (1.-.3.) relating to vandalism, potential weather damage, maintaining structure awaiting permit and comply with "Moving Historic Structures" requirements. Comprehensive Plan Pursuant to the Future Land Use Element, 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: Pursuant to the Future Land Use Element, 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". Pursuant to the Future Land Use Element, Objective A-9, the City shall support the conservation and Historic Rehabilitation of historically significant housing, especially where such housing is an identifying characteristic of a particular neighborhood. Comprehensive Plan, Pursuant to the Future Land Use Element, Objective A-4: By relocating the Rectory, from the north end of Block 61 to further south on Block 61 within OSSHAD, the applicant preserves the historic resource meeting Comprehensive Plan Objective A-4. The proposed 2-story new construction on South Swinton does possess characteristics that relate to the placement, setting, scale, and proportion of the Rectory particularly having it paired with the Cathcart House in a garden park-like setting as recommended. The redevelopment of Block 61 with a partial CBD overlay allows more intense redevelopment, which will substantially change the character of north end of Block 61. The development along South Swinton, however, is less intense than along West Atlantic Avenue. By relocating the Rectory, (Building 'A') further south on Block 61, it preserves the historic resource and its historic fronting on South Swinton Avenue that is an identifying characteristic of OSSHD. It also keeps the Rectory viable and contributing to Delray Beach's local economy and evolving environment. ALTERNATIVE ACTIONS A. Continue with the following direction: 1. That justification regarding the relocation be provided which addresses its viability in its current location; 2. That information regarding the relocation method be provided; 3. That a report regarding the structural stability including an analysis of the original building materials of the structure be provided; and, 4. That a complete demolition plan be submitted which includes the interior of the structure. B. Move to approve the COA (Rectory, Building `A'), 14 S. South Swinton for the relocation of the contributing structure on the property located at 20 W Atlantic Avenue, Block 61 to the Relocation of Building 'A',The Rectory, Midtown Delray HPB Meeting December 19, 2017 Page 9 of 9 property located further south on Block 61 fronting on South Swinton Avenue (address to be determined) within OSSHAD 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. C. Move to deny the COA (Rectory, Building 'A') 14 S. South Swinton for the relocation of the historic structure on the property located at 20 W Atlantic Avenue, Block 61 to the property located south section of Block 61 (address to be determined) OSSHAD by finding that the request is inconsistent with the Comprehensive Plan and does not meet the criteria set forth in the Land Development Regulations, and the Secretary of the Interior's Standards for Historic Rehabilitation. RECOMMENDATION Move to approve the COA (Rectory, Building 'A'), 14 S. South Swinton for the relocation of the contributing structure on the property located at 20 W. Atlantic Avenue, Block 61 to the property located at further south on Block 61 fronting on South Swinton Avenue (address to be determined) OSSHAD 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT--- 1 MEETING DATE: December 19, 2017 ITEM: 20 West Atlantic Avenue, Old School Square Historic District (Building 'B') - Consideration of a Certificate of Appropriateness for the Relocation of a contributing structure. RECOMMENDATION: Approve the Certificate of Appropriateness for the relocation of Building `B' GENERAL DATA: r—r _,� I. »—. _,. t' :L Owner/Applicant: Atlantic Ave Development, LLC ` �Qa ' - ,, m - and MGM Sundy House, LLC , a ;% <I_ �. . • ,.. - 39 .. i ft-.. . Z .i :. Agent: Bonnie Miskel, Esq. - Dunay, �" .,Z' • >,... 'I.,,.. Miskel and Blackman, LLP '' �� p;; - * 'Alit Location: 20 W Atlantic Avenue between - $' W Atlantic Ave ». E Atlantic Ave SW 1 St Avenue and Swinton Avenue ., t-ftij �_ F Zoning District: Old School Square Historic Arts Pi` tL District(OSSHAD) M;, , , P« - I _ 0 Historic District: Old School Square Historic , ; `'�'�`. .D ( 1 r , District t' f Building Reference: (Building `B') - ' '.4 - flaIt Year Built: 1940 t 18 i . , -_ SW1stSt"_ SE1stSt Present Use: Office . 1 4N Coda Cir E o aF Proposed Use: Retail or professional offices �� .< a ill -8eii v 3a y,;* ;rn. N '_ ��,�.,y� M3 e r 4,r• P01- �i _r i ` ' SW9nd St mar_ SE and St----7- o► ,1 l '" 1 -., I;' v : - . l e :'i�1 VW i kli. ,ems. ';g.*. t. l i8 _ NEC It " -5; j 76 raw. 1l► _ A NORTH ' -.a.— _r-.•- Fa - -.m.._ — • , • ITEM BEFORE THE BOARD The item before the Board is the consideration of a Certificate of Appropriateness (COA) for the relocation of Building 'B', annex to the Rectory located at 16 South Swinton Avenue, Block 61, Old School Square Historic Arts District, (OSSHAD) pursuant to LDR Section 2.4.6(B). BACKGROUND / DESCRIPTION The 1963 Sanborn Map shows Building 'B' footprint in approximately the same location as a shed that once occupied the site. Building 'B' was built partially on the shed site and slightly to the east. The building currently functions as an office, and appears to be in good condition. Built in 1940, the subject property, Building 'B', is classified as contributing to the OSSHAD. Architecture - It is a 736 SF 1-story wood frame Minimal Traditional building located immediately south of the Rectory (Building A), oriented north between SW 1st Avenue and S. Swinton Avenue. It has a simple plan with a low pitch side gable roofline covered with standing seam metal roof that appears to be in good condition. The exteriors are covered with painted wood siding, and adorned with patterned shingles on the pediment of the small gable front porch. The windows are single hung non-impact 6/6 with louvered wood shutters. The North Façade exhibits a low pitch side gable roofline. A small pediment style entry porch supported with two columns is noted on its main façade facing north and a single multi-pane door accesses the main entrance. The East Facade exhibits an exterior gable fireplace chimney flanked by a shuttered multi-pane window on the north side of the fireplace. The West Façade has a central single 6/6 window with louvered shutters. The South Façade exhibits a single multi-pane door centrally located flanked by 6/6 windows with louvered shutters. The north end of Block 61 has a CBD overlay that allows for more intense development, consequently there is pressure for more intense development in the CBD overlay to make the area more viable and contributing to the local economy. Building 'B's small footprint and existing location on the north end of Block 61 (approximately 181' south of West Atlantic Avenue and 83' west of South Swinton) is viewed by the applicant as being incompatible with the redevelopment proposed for Block 61. For Building 'B' to remain at its existing location, it would be overshadowed by the 4-story mixed use development proposed to the north. The applicant is requesting that Building 'B' be relocated temporarily and also permanently to the south end of Block 61. It is proposed to be permanently relocated approximately 15' from SW 1st Street. Its permanent relocation is approximately 362' south with a 90 degree reorientation from its existing site. The CBD overlay along West Atlantic Avenue, Block 61 allows 4-story commercial structures, which would overshadow Building B's one-story small footprint were it to remain at its existing location. Its relocation on the south end of Block 61, co-located with other 1-and 2-story historic buildings with similar architectural characteristics creates a more compatible setting. The intended use of the historic buildings proposed for relocation/reconstruction on Block 61 is for small scale retail, boutiques and professional offices that will attract office workers, hotel guests and visitors from the nearby hotels, offices, retail and restaurants in Midtown Delray redevelopment on Blocks 61, 69, 70 and the Sundy Block, providing the foot-traffic needed for a small business proposed for Building 'B' and other historic buildings to be successful. Additionally, Building 'B's architectural integrity is preserved. Its new location will help it remain a viable and contributing historic resource. Please refer to overall Site Building Relocation of Building `B', Midtown Delray HPB Meeting December 19, 2017 Page 2 of 8 Demo/Relocation and Master plan prepared by REG Architects, which shows Building 'B' in its proposed relocation on Block 61. DEVELOPMENT STANDARDS Pursuant to LDR Section 4.4.24(F), Development Standards, the development standards as set forth in Section 4.3.4 apply, as noted in the chart below: Setbacks: Requirement Existing j Proposed Front (East) 25' j 83.5' 82' Side interior(North) 7'-6" j 65' 22' Side Street (South) 7'-6" 7.34' 14' Rear(West) i 10' 14.67' 28' As illustrated above, the proposal complies with the minimum setbacks of the Development Standards for the OSSHAD zoning district. LDR SECTION 4.5.1 HISTORIC PRESERVATION: DESIGNATED DISTRICTS, SITES, AND BUILDINGS 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. Pursuant to LDR Section 4.5.1(E), Development Standards, all new development or exterior improvements on individually designated historic properties and/or properties located within historic districts shall, comply with the goals, objectives, and policies of the Comprehensive Plan, the Delray Beach Historic Preservation Design Guidelines, the Secretary of the Interior's Standards for Rehabilitation, and the Development Standards of this Section. Relief from Subsections (1) through (9) below may be granted by seeking a waiver approvable by the Historic Preservation Board, unless otherwise stated. Pursuant to LDR Section 4.5.1(E)(2), Major Development, the subject application is classified as Major Development as it is the "alteration of a building in excess of twenty- five percent (25%) of the existing floor area, and all appurtenances...", and "the construction, reconstruction, or alteration of any part of the front facade of an existing contributing residential or non-residential structure and all appurtenances..." The proposed improvements are considered "Major Development" in accordance with the LDR noted above. Pursuant to LDR Section 4.5.1(E), 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. Relocation of Building `B', Midtown Delray HPB Meeting December 19, 2017 Page 3 of 8 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. The applicable Standards are noted below: Standard 2 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 3 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. Building `B' will be relocated intact including its fireplace. Building `B' will be preserved .There are no historic features, alterations planned for its relocation complying with Standard 2 & Standard 3. Any changes shall be in in accordance with the Secretary of the Interior's Standards for Rehabilitation, and the Delray Beach Historic Preservation Design Guidelines, pursuant to LDR Section 4.5.1(E)(5), Standards and Guidelines, Pursuant to LDR Section 4.5.1(E)(6)(a), Relocation, Relocation of a Structures in a Historic District or on an Individually Designated Site, relocation of a contributing or non-contributing building or structure or an individually designated building or structure to another site shall not take place unless it is shown that preservation on their existing or original site would cause undue economic hardship to the property owner in accordance with definition and requirements of undue economic hardship found in Section 4.5.1(H) or a building permit has been issued. Building `B' is located near property that has a CBD overlay, which was intended to rejuvenate blighted areas such as West Atlantic Avenue and allows more intense development. The small footprint of Building `B' does not comply with the needs of the owner, however, the developer does intend to preserve the contributing historic building at its proposed relocation site. Additionally, Building `B" in its existing location would be over shaded by the 4-story mixed use development proposed in the CBD overlay area north of its existing site. At this time the owner has not claimed undue economic hardship. If the owner decides to claim undue economic hardship, the owner must comply and submit all materials requested in Article 4.5, Section 4.5.1 (H). Pursuant to LDR Section 4.5.1(E)(6)(a)1., Relocation, Relocation of Contributing or Individually Designated Structures, Criteria, when considering the relocation of a contributing structure from a historic district, or an individually designated structure from a site, the Board shall be guided by the following, as applicable: a. Whether the structure will be relocated within the same historic district, into a new historic district, or outside of a historic district; b. Whether the proposed relocation may have a detrimental effect on the structural soundness of the building or structure; Relocation of Building 'B', Midtown Delray HPB Meeting December 19, 2017 Page 4 of 8 c. Whether the proposed relocation would have a negative or positive effect on other historic sites, buildings, or structures within the originating historic district, at the new site; d. Whether the new surroundings of the relocated structure would be compatible with its architectural character; and, e. Whether the proposed relocation is the only practicable means of saving the structure from demolition. a) Building 'B' will be relocated within the same historic district; b) According to Justification Statement and Relocation Criteria, A Field Report by Robert J. Selinsky, P.E., August 13, 2015 and Mike Brovant of Wolfe House and Building Movers indicate that Building 'B' shows no signs of structural distress and no structural defects are noted in the exterior walls. That the building could be moved to its new location, including the existing fireplace c) Its relocation will have a positive effect on exiting and relocated historic buildings at its new site d) Its new surroundings will be compatible with its architectural character; e) Relocating Building 'B' is a practical means of saving it from demolition. Pursuant to LDR Section 4.5.1(E)(6)(a)2., Relocation, Relocation of Contributing or Individually Designated Structures, Relocation Plan, when considering the relocation of a contributing or individually designated structure, the Board shall require a Relocation Plan that includes the following: a. A detailed explanation of the relocation method including the type of machinery and equipment to be utilized; b. A demolition plan illustrating any parts of the structure to be removed or modified to facilitate the relocation; c. An illustration of locations where the building will be split, as applicable; d. The name of the Florida Licensed Building Mover who will relocate the structure(s) and the following support materials, if available: i. A description of the Florida Licensed Building Mover's past experience in moving historic buildings of a similar construction technique. ii. Photographs of prior relocation projects completed by the Florida Licensed Building Mover taken before and after the relocation, if applicable. e. A certified engineering report which includes: i. A relocation feasibility study with an assessment of the building's structural condition to determine any damage that might occur during the move. ii. Details and a description of the historic structure's construction type including technique and materials and current condition of materials. iii.ldentification of any areas of concern, and how these areas will be addressed prior to the relocation. a) "Buckingham Structural Moving Equipment" will be used to move the structure, which shows the type of equipment that have been used to move buildings throughout the country. Information is found in the appendix of the application package. b) There are no modifications to the building planned to move Building `B' to its new location. c) The small footprint of Building 'B' does not require it to be split for moving to new location. Relocation of Building 'B', Midtown Delray HPB Meeting December 19, 2017 Page 5 of 8 d) Wolf House and building Movers will register as a subcontractor under a Florida General Contractor who supposedly will perform the preparatory work related to the right-of-way preparation, relocation of overhead utilities, traffic signals and general maintenances of traffic during the preparation for any relocation. Backup information relating to the experience of Wolf House and Building Movers are included in the application found in the appendix. e) Building `B' is a one-story wood frame structure that shows no signs of structural distress, defects observed in the exterior walls noted by consulting engineers McCarthy and Associates. A Certified engineering report as necessary will be provided by the applicant. Pursuant to LDR Section 4.5.1(E)(6)(a)3., Relocation, Relocation of Contributing or Individually Designated Structures, Supplemental Documentation, the following information shall be provided with the application for a Certificate of Appropriateness for relocation of a contributing or individually designated structure prior to Board consideration: a. As built drawings of the building as it exists on its originating site before undertaking the move, particularly if the move will require substantial reconstruction, including but not limited to floor plans, elevations, and architectural details and profiles; b. Photographs of the site and the interior and exterior of the building, including but not limited to all elevations and exterior details. c. History of any code violations applied to the structure and property, along with an explanation of any pending violations or structure violations which have been issued within five (5) years of the application request. REG Associates provides drawings of existing conditions at its original site, floor plans, elevations and architectural details and profiles, Multiple photographs of the site and interior and exterior of building are provided. The building has no history of code violations within the past 5 years. Pursuant to LDR Section 4.5.1(E)(6)(a)4., Relocation, Relocation of Contributing or Individually Designated Structures, Concurrent New Development Review, applications for a Certificate of Appropriateness for relocation shall be submitted concurrently with the application for a Certificate of Appropriateness for the new development on the originating site. The applicant shall submit COA for relocation concurrently with application for a Certificate of Appropriateness for the new development on the originating site Pursuant to LDR Section 4.5.1(E)(6)(a)5., Relocation, Relocation of Contributing or Individually Designated Structures, Site Maintenance, if the originating site is to remain vacant and construction of the new development will not commence for more than 90 days following the relocation, the lot shall be sodded and maintained in a manner consistent with other open space in the historic district. If the originating site remains vacant and construction of the new development does not commence after 90 days following the relocation, the applicant will sod and maintain the lot consistent with other open space in the historic district. Relocation of Building B', Midtown Delray HPB Meeting December 19, 2017 Page 6 of 8 Pursuant to LDR Section 4.5.1(E)(6)(a)6., Relocation, Relocation of Contributing or Individually Designated Structures, Successful or Unsuccessful Relocation, the relocation of a historic structure is deemed successful when either no damage occurs during or as a result of the relocation or minimal damage occurs which is not deemed to compromise the integrity (structurally and architecturally) of the structure, and when the relocation is completed in accordance with the approved Certificate of Appropriateness, including the associated Relocation Plan. a. If damage occurs during the relocation, then the property owner, applicant and/or Licensed Building Mover shall notify the Historic Preservation Planner and Chief Building Official within 24 hours of completion of the move to determine if the damage has compromised the integrity of the structure, thereby deeming the relocation as unsuccessful. b. If a relocation is not successful, then the property owner and/or applicant shall notify the Historic Preservation Planner and Chief Building Official within 24 hours of the failed relocation, or before the close of business on the next business day. c. Failure of any degree to successfully relocate the historic structure may result in the revocation of any site development relief (waivers, variances, internal adjustments, or other relief) associated with the relocation that has been granted by the Board or the City Commission, as required by the Planning and Zoning Director. d. The applicant or property owner may submit a written request for the reconsideration of any previously approved site development relief associated with the unsuccessfully relocated structure in accordance with the following: i. The reconsideration request shall be submitted to the Planning and Zoning Director within five business days of notification of the unsuccessful relocation. The reconsideration will be placed on the next available agenda of the recommending or approving body as appropriate ii. .Requests for reconsideration shall include a statement regarding the relocation, documentation of the relocation, an explanation of the relocation failure, and how the relocation failed to meet the Relocation Plan of the approved Certificate of Appropriateness and the corrective actions to address issues caused by failed relocation. Applicant shall comply with LDR Section 4.5.1(E) (6) (a) 6., (a- d) if there is damage that compromises the integrity of the structure and it is deemed a failure in relocation. Pursuant to LDR Section 4.5.1(E)(6)(a)7., Relocation, Relocation of Contributing or Individually Designated Structures, Public Notice: All applications for a Certificate of Appropriateness for the relocation of a contributing structure or an individually designated structure shall meet the "Additional Public Notice" requirements of LDR Section 2.4.2(B)(f)(j). Applicant shall meet LDR Section 4.5.1(E) (6)(a)7 and Additional Public Notice requirements of LDR Section 2.4.2(B)(f)(j) relating to meeting "Additional Public Notice." Pursuant to LDR Section 4.5.1(E)(6)(d), Relocation, Supplemental Requirements, all buildings and structures approved for relocation shall comply with the following: Relocation of Building 'B', Midtown Delray HPB Meeting December 19, 2017 Page 7 of 8 1. The building to be relocated shall be secured from vandalism and potential weather damage before and after its move, in a manner as approved by the Chief Building Official. 2. All structures approved for relocation and awaiting issuance of a building permit for the new development on the originating site shall be maintained so as to remain in a condition similar to that which existed at the time of the application. 3. All 'structures to be relocated pursuant to this Section shall comply with the requirements of Section 7.10.11, "Moving of Building: Historic Structures". Applicant shall meet all requirements pursuant to LDR Section 4.5.1(E)(6)(d), Relocation, Supplemental Requirements, (1-3) relating to securing for vandalism, weather damage, be maintained awaiting permits and comply with requirements of Moving Historic Structures. Comprehensive Plan Pursuant to the Future Land Use Element, 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: Pursuant to the Future Land Use Element, 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". Pursuant to the Future Land Use Element, Objective A-9, the City shall support the conservation and rehabilitation of historically significant housing, especially where such housing is an identifying characteristic of a particular neighborhood. Comprehensive Plan, Pursuant to the Future Land Use Element, Objective A-4: Relocating Building 'B' from the north end Block 61 to south end of Block 61 within OSSHAD, the applicant preserves the historic resource meeting Comprehensive Plan Objective A-4. Building 'B' scale, and architecture possesses identifying characteristics of the existing neighborhood. The redevelopment of Block 61 with a partial CBD overlay which was intended to rejuvenate blighted areas such as West Atlantic Avenue allows more intense redevelopment, which will substantially change the areas of Block 61. Consequently, Building `B' would no longer possess identifying characteristics with the new construction on the north end of Block 61. By relocating it to the south end of Block 61, Building 'B' is preserved and will identify with the setting and other historic buildings are also relocated or reconstructed on Block 61 as proposed. ALTERNATIVE ACTIONS A. Continue with the following direction: 1. That justification regarding the relocation be provided which addresses its viability in its current location; 2. That information regarding the relocation method be provided; 3. That a report regarding the structural stability including an analysis of the original building materials of the structure be provided; and, Relocation of Building 'B', Midtown Delray HPB Meeting December 19, 2017 Page 8 of 8 4. That a complete demolition plan be submitted which includes the interior of the structure. B. Move to approve the COA (Building 'B') for the relocation of the contributing structure on the property located at 20 West Atlantic Avenue, Block 61 to the property located at the south end of Block 61 (address to be determined) OSSHAD 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. C. Move to deny the COA (Building 'B') for the relocation of the historic structure on the property located at 20 West Atlantic Avenue, Block 61 to the property located at the south end of Block 61 (address to be determined) OSSHAD by finding that the request is inconsistent with the Comprehensive Plan and does not meet the criteria set forth in the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. RECOMMENDATION Move to approve the COA (Building 'B') for the relocation of the contributing structure on the property located at 20 West Atlantic Avenue, OSSHAD to the property located at southwest section of Block 70 (address to be determined) OSSHAD 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT--- • MEETING DATE: December 19, 2017 ITEM: 22 S Swinton Avenue, Old School Square Historic District (Building 'C') - Consideration of a Certificate of Appropriateness for the Relocation of a contributing structure. RECOMMENDATION: Approve the Certificate of Appropriateness for the relocation of building 'C' GENERAL DATA: ! o1/44 7R I. _07 t _ 4,,_. i .n? P i 'ram'-:y... tip rtili,c Owner/Applicant: Atlantic Ave Development, LLC 44y .g•t 1, ` _i ,a and MGM Sundy House, LLC ..' '- : �.;� ' �,� W += Agent: Bonnie Miskel, Esq. - Dunay, . -„ —" Miskel and Blackman, LLP !�' y --fin '`W Atlantic Ave - E Atlantic'Ave_ --- Location: 22 South Swinton Avenue between -�� g� 91 1 ; St'West Atlantic Avenue and Iwor " - ..� , t SW 1 Street -- Zoning w ,-y• ' u � , Zoning District: Old School Square Historic Arts I '. II - District (OSSHAD) j " j Historic District: Old School Square Historic 01414 - #- ' - District r _ 1*'' t z - - - Building Reference: Building 'C' --;- sw; - T- - SE.,stS Year Built: 1925 . 1' =' m f 10 PP N Coda Cif - 4 Present Use: Office " ` i '" s ' -. < W - N � c 4 -i °, f Proposed Use: Offices '� `" ,-:_ w„ : -t 4' , , ali s I• T J ^ . 1_ Y-' ' - :_SW 2 idsts="".-.- ;SE 2nd St r: ..E a law,' '' to !,, .' '. fir. .. it `ir.: 1 ` • NORTH : - _., __ ,.. .,, _j.. I : I --UM..- ITEM BEFORE THE BOARD The item before the Board is the consideration of a Certificate of Appropriateness (COA) for the relocation of Building `C' from 22 South Swinton Avenue, Block 61, Old School Square Historic District, to a site further south on Block 61, pursuant to LDR Section 2.4.6(B). BACKGROUND / DESCRIPTION Built in 1925, the subject property, Building 'C', a.k.a. the Bakery is located at 22 South Swinton Avenue, Block 61 between West Atlantic Avenue and SW 1st Street, and classified contributing to the OSSHAD. Building `C' is a 2,732 SF 1-story wood frame Bungalow architectural style. It has a simple plan with a low-pitch hip roof covered with asphalt shingle and appears to be in good condition. The wood frame structure has a stucco finish. The windows are 4/1 double and ribbon style fenestration. East Façade (front) a central front gable roof projects from the side gable roof that is supported with elephantine piers and 3/1 ribbon style windows. The south end displays a single glazed door flanked by 3/1 windows. A port cochere supported with elephantine piers is located on the north end of the main façade. West Façade (rear) exhibits a low-pitch hip roof with double windows on the south end and double glazed doors with 5-step concrete platform entry with railings on the north end of the facade. North Façade exhibits a port cochere supported by elephantine piers, a central door flanked by double and single 3/1 windows. An exterior chimney projects beyond the roofline. The remaining wall is single, double and 4- ribbon style window fenestration. South Façade exhibits ribbon style windows beneath a low- pitch gable projection flanked by elephantine piers. Double windows are noted on the remaining exterior wall. The 1926, 1946 and 1963 Sanborn Maps show no change in the location of Building 'C'. Originally built as a residence, it has recently functioned as a bakery and appears to be in good condition. The porte cochere will be reestablished after its relocation. The concrete steps and stoop noted on the rear of the building will be replaced with wood steps and decking. Concrete steps will access the main entrance on the east façade. Since West Atlantic Avenue of Block 61 has a CBD overlay, which was intended to rejuvenate blighted areas such as West Atlantic Avenue, there is pressure for more intense development and makes it economically feasible for the applicant. Building `C"s existing location is approximately 247' south of West Atlantic Avenue with a 31.31' setback from property line off South Swinton Avenue. Its 1-story small footprint is incompatible with the proposed redevelopment on the central and northern area of Block 61. The applicant is requesting to relocate Building `C' to a site approximately 34' further south of its existing site but maintaining it's a similar setback from property line off South Swinton Avenue. Temporally Building `C' will be reoriented 90 degrees, facing north. At its permanent relocation site it will remain at 34' south of its existing location, with a 31.31' setback, and reoriented to face South Swinton consistent with its existing location. The co-location of the Buildings `C' with other historic buildings with similar architectural characteristics assists in demonstrating the need to maintain some relevance of their existing and proposed locations within the OSSHAD. The applicant's Justification Relocation Statement indicates that attempts over the past 15 to 20 years to find uses to occupy and sustain the historic structures that occupy Block 61 have not been successful as a whole or have only worked temporality. The historic and architectural Relocation of Building 'C', 22 South Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 2 of 8 integrity of Building 'C' is preserved. The Midtown Delray redevelopment will create the foot traffic need to help Building 'C' become a viable and economically contributing historic resource. DEVELOPMENT STANDARDS Zoning and Use Review Pursuant to LDR Section 4.4.24(F), Development Standards, the development standards as set forth in Section 4.3.4 apply, as noted in the chart below: Setbacks: Requirement Existing Proposed Front (East) 25' 31.31' ' 31.31' Side Interior(North) 7'-6" 39' N/A Side Interior(South) j 7'-6" 8' N/A Rear(West) 10' 44' N/A As illustrated above, the proposal complies with the minimum setbacks of the Development Standards for the OSSHAD zoning district. LDR SECTION 4.5.1 HISTORIC PRESERVATION: DESIGNATED DISTRICTS, SITES, AND BUILDINGS 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. Pursuant to LDR Section 4.5.1(E), Development Standards, all new development or exterior improvements on individually designated historic properties and/or properties located within historic districts shall, comply with the goals, objectives, and policies of the Comprehensive Plan, the Delray Beach Historic Preservation Design Guidelines, the Secretary of the Interior's Standards for Rehabilitation, and the Development Standards of this Section. Relief from Subsections (1) through (9) below may be granted by seeking a waiver approvable by the Historic Preservation Board, unless otherwise stated. Pursuant to LDR Section 4.5.1(E)(2), Major Development, the subject application is classified as Major Development as it is the "alteration of a building in excess of twenty- five percent (25%) of the existing floor area, and all appurtenances...", and "the construction, reconstruction, or alteration of any part of the front façade of an existing contributing residential or non-residential structure and all appurtenances..." The proposed improvements are considered "Major Development" in accordance with the LDR noted above. Pursuant to LDR Section 4.5.1(E), in considering proposals for alterations to the exterior of historic buildings and structures and in applying development and preservation Relocation of Building 'C', 22 South Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 3 of 8 standards, the documented, original design of the building may be considered, among other factors. 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. The applicable Standards are noted below: Standard 2 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 3 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. Building 'C' will be relocated mostly intact including its interior fireplace. The elephantine piers of the port cochere, may need to be removed prior to relocation. They will be rebuilt after relocation if necessary. The building will be in harmony with other historic buildings that will be relocated or reconstructed at its proposed location. All work will be changed in accordance with the Secretary of the Interior's Standards for Rehabilitation, and the Delray Beach Historic Preservation Design Guidelines. Standard 3: It is important that the relocation of this and other historic buildings, as proposed do not create a false sense of historic placement, if the project is approved. The historic elephantine piers of the port cochere of Building 'C' will be reconstructed in the new location in a manner consistent with its historic design. All work shall accomplished with strict adherence to the Secretary of Interiors Standards for Rehabilitation, and the Delray Beach Historic Preservation Design Guidelines. Pursuant to LDR Section 4.5.1(E)(6)(a), Relocation, Relocation of a Structures in a Historic District or on an Individually Designated Site, relocation of a contributing or non-contributing building or structure or an individually designated building or structure to another site shall not take place unless it is shown that preservation on their existing or original site would cause undue economic hardship to the property owner in accordance with definition and requirements of undue economic hardship found in Section 4.5.1(H) or a building permit has been issued. The existing property is located near property that has a CBD overlay, which allows more intense development. The small size and footprint of Building 'C' does not comply with the needs of the applicant at its existing location. The relocation site of Building 'C' is in a more compatible setting for Building 'C' where other 1- and 2-story historic buildings are located. At this time the applicant has not claimed undue economic hardship. If the owner decides to claim undue economic hardship, the owner must comply and submit all materials requested pursuant to Article 4.5, Section 4.5.1 (H). Relocation of Building 'C', 22 South Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 4 of 8 Pursuant to LDR Section 4.5.1(E)(6)(a)1. Relocation, Relocation of Contributing or Individually Designated Structures, Criteria, when considering the relocation of a contributing structure from a historic district, or an individually designated structure from a site, the Board shall be guided by the following, as applicable: a. Whether the structure will be relocated within the same historic district, into a new historic district, or outside of a historic district; b. Whether the proposed relocation may have a detrimental effect on the structural soundness of the building or structure; c. Whether the proposed relocation would have a negative or positive effect on other historic sites, buildings, or structures within the originating historic district, at the new site; d. Whether the new surroundings of the relocated structure would be compatible with its architectural character; and, e. Whether the proposed relocation is the only practicable means of saving the structure from demolition. a) Building 'C' will be relocated within the same historic district, OSSHAD.; b) According to the applicant's Justification Statement and Relocation Criteria, A Field Report by Robert J. Selinsky, P.E., August 13, 2015 and Mike Brovant of Wolfe House and Building Movers indicate that Building 'C' shows no signs of structural distress and no structural defects are noted in the exterior walls. It can be moved to its new location, including the existing fireplace without having a detrimental effect on Building 'C'; c) Its relocation will not have a negative effect on other historic buildings, within the originating historic district, at the new site; d) The new surroundings of the relocated structure will be compatible with its architectural character; e) Moving it is a practical means to making it viable again and less likely to be considered for demolition by the applicant. Pursuant to LDR Section 4.5.1(E)(6)(a)2., Relocation, Relocation of Contributing or Individually Designated Structures, Relocation Plan, when considering the relocation of a contributing or individually designated structure, the Board shall require a Relocation Plan that includes the following: a. A detailed explanation of the relocation method including the type of machinery and equipment to be utilized; b. A demolition plan illustrating any parts of the structure to be removed or modified to facilitate the relocation; c. An illustration of locations where the building will be split, as applicable; d. The name of the Florida Licensed Building Mover who will relocate the structure(s) and the following support materials, if available: i. A description of the Florida Licensed Building Mover's past experience in moving historic buildings of a similar construction technique. ii. Photographs of prior relocation projects completed by the Florida Licensed Building Mover taken before and after the relocation, if applicable. e. A certified engineering report which includes: i. A relocation feasibility study with an assessment of the building's structural condition to determine any damage that might occur during the move. ii. Details and a description of the historic structure's construction type including technique and materials and current condition of materials. Relocation of Building 'C', 22 South Swinton Avenue, Midtown Delray • HPB Meeting December 19, 2017 Page 5 of 8 iii.ldentification of any areas of concern, and how these areas will be addressed prior to the relocation. a) The applicant's Justification Statement and Relocation statements, indicate that "Buckingham Structural Moving Equipment" will be used to move the structure, which shows the type of equipment that have been used to move buildings throughout the country. Information is found in the appendix of the application package. b) There are no modifications to the building planned to move Building 'C' to its new location. The elephantine piers of the port cochere may be removed and reconstructed after relocation. c) The small footprint of Building 'C' does not require it to be split for moving to new location. d) Wolf House and building Movers will register as a subcontractor under a Florida General Contractor who supposedly will perform the preparatory work related to the right-of-way preparation, relocation of overhead utilities, traffic signals and general maintenances of traffic during the preparation for any relocation. Backup information relating to the experience of Wolf House and Building Movers are included in the application found in the appendix. e) A certified engineering report as required as part of the Relocation plan will be provided as required. Building 'C' is a one-story woodframe structure with stucco finish that shows no signs of structural distress, defects observed in the exterior walls noted by consulting engineers McCarthy and Associates. Pursuant to LDR Section 4.5.1(E)(6)(a)3., Relocation, Relocation of Contributing or Individually Designated Structures, Supplemental Documentation, the following information shall be provided with the application for a Certificate of Appropriateness for relocation of a contributing or individually designated structure prior to Board consideration: a. As built drawings of the building as it exists on its originating site before undertaking the move, particularly if the move will require substantial reconstruction, including but not limited to floor plans, elevations, and architectural details and profiles; b. Photographs of the site and the interior and exterior of the building, including but not limited to all elevations and exterior details. c. History of any code violations applied to the structure and property, along with an explanation of any pending violations or structure violations which have been issued within five (5) years of the application request. REG Associates provides drawings of existing conditions at its original site, floor plans, elevations and architectural details and profiles, multiple photographs of the site and interior and exterior of building are provided. The building has no history of code violations within the past 5 years. Pursuant to LDR Section 4.5.1(E)(6)(a)4., Relocation, Relocation of Contributing or Individually Designated Structures, Concurrent New Development Review, applications for a Certificate of Appropriateness for relocation shall be submitted concurrently with the application for a Certificate of Appropriateness for the new development on the originating site. The applicant will submit COA for relocation concurrently with application for a Certificate of Appropriateness for the new development on the originating site. Relocation of Building `C', 22 South Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 6 of 8 Pursuant to LDR Section 4.5.1(E)(6)(a)5., Relocation, Relocation of Contributing or Individually Designated Structures, Site Maintenance, if the originating site is to remain vacant and construction of the new development will not commence for more than 90 days following the relocation, the lot shall be sodded and maintained in a manner consistent with other open space in the historic district. If the originating site remains vacant and construction of the new development does not commence after 90 days following the relocation, the applicant will sod and maintain the lot consistent with other open space in the historic district. Pursuant to LDR Section 4.5.1(E)(6)(a)6., Relocation, Relocation of Contributing or Individually Designated Structures, Successful or Unsuccessful Relocation, the relocation of a historic structure is deemed successful when either no damage occurs during or as a result of the relocation or minimal damage occurs which is not deemed to compromise the integrity (structurally and architecturally) of the structure, and when the relocation is completed in accordance with the approved Certificate of Appropriateness, including the associated Relocation Plan. a. If damage occurs during the relocation, then the property owner, applicant and/or Licensed Building Mover shall notify the Historic Preservation Planner and Chief Building Official within 24 hours of completion of the move to determine if the damage has compromised the integrity of the structure, thereby deeming the relocation as unsuccessful. b. If a relocation is not successful, then the property owner and/or applicant shall notify the Historic Preservation Planner and Chief Building Official within 24 hours of the failed relocation, or before the close of business on the next business day. c. Failure of any degree to successfully relocate the historic structure may result in the revocation of any site development relief (waivers, variances, internal adjustments, or other relief) associated with the relocation that has been granted by the Board or the City Commission, as required by the Planning and Zoning Director. d. The applicant or property owner may submit a written request for the reconsideration of any previously approved site development relief associated with the unsuccessfully relocated structure in accordance with the following: i. The reconsideration request shall be submitted to the Planning and Zoning Director within five business days of notification of the unsuccessful relocation. The reconsideration will be placed on the next available agenda of the recommending or approving body as appropriate ii. .Requests for reconsideration shall include a statement regarding the relocation, documentation of the relocation, an explanation of the relocation failure, and how the relocation failed to meet the Relocation Plan of the approved Certificate of Appropriateness and the corrective actions to address issues caused by failed relocation. Applicant will comply with LDR Section 4.5.1(E)(6)(a)6, (a- d), if there is damage that compromises the integrity of the structure and it is deemed a failure in relocation. Pursuant to LDR Section 4.5.1(E)(6)(a)7., Relocation, Relocation of Contributing or Individually Designated Structures, Public Notice: All applications for a Certificate of Appropriateness for the relocation of a contributing structure or an individually Relocation of Building 'C', 22 South Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 7of8 designated structure shall meet the "Additional Public Notice" requirements of LDR Section 2.4.2(B)(f)(j). Applicant shall meet LDR Section 4.5.1(E)(6)(a)7 and Additional Public Notice requirements of LDR Section 2.4.2(B)(f)(j) relating to damage during relocation, failure of relocation and requests for relief if necessary. Pursuant to LDR Section 4.5.1(E)(6)(d), Relocation, Supplemental Requirements, all buildings and structures approved for relocation shall comply with the following: 1. The building to be relocated shall be secured from vandalism and potential weather damage before and after its move, in a manner as approved by the Chief Building Official. 2. All structures approved for relocation and awaiting issuance of a building permit for the new development on the originating site shall be maintained so as to remain in a condition similar to that which existed at the time of the application. 3. All structures to be relocated pursuant to this Section shall comply with the requirements of Section 7.10.11, "Moving of Building: Historic Structures". Applicant shall meet all requirements pursuant to LDR Section 4.5.1(E)(6)(d), Relocation, Supplemental Requirements, (1-3) relating to vandalism, weather damage, maintenance requirements, and compliance with Moving Historic Structures. Comprehensive Plan Pursuant to the Future Land Use Element, 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: Pursuant to the Future Land Use Element, 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". Pursuant to the Future Land Use Element, Objective A-9, the City shall support the conservation and rehabilitation of historically significant housing, especially where such housing is an identifying characteristic of a particular neighborhood. Relocating Building 'C' from its existing location to a site further south on Block 61 within OSSHAD, the applicant preserves the historic resource thus meeting Comprehensive Plan Objective A-4. Building 'C's scale, and architecture possesses identifying characteristics of the existing neighborhood. The redevelopment of Block 61 with a partial CBD overlay allows more intense redevelopment, which will change the character of Block 61. Consequently, Building 'C' would not possess identifying characteristics with the new construction proposed on Block 61 in its existing location. By relocating it further south on Block 61 and co-locating it with other historic buildings, Building 'C' is preserved and is an identifying characteristic of the surroundings where other historic buildings are relocated on Block 61. Additionally, it will be complementary to the streetscape. Prior to approval or recommending approval the Historic Relocation of Building 'C', 22 South Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 8 of 8 Preservation Board must make a finding that the requested action is consistent with the provisions of Section 4.5.1 of LDRs relating to historic sites and districts and the "Delray Beach Design Guidelines". ALTERNATIVE ACTIONS A. Continue with the following direction: B. Move to approve the COA (Building 'C') for the relocation of the contributing structure on the property located at 22 South Swinton Avenue, Block 61 to the property located further south on Block 61 (address to be determined), OSSHD 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. C. Move to deny the COA (Building 'C') for the relocation of the historic structure on the property located at 22 South Swinton Avenue, Block 61 to a property further south on Block 61 (address to be determined) OSSHD by finding that the request is inconsistent with the Comprehensive Plan and does not meet the criteria set forth in the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. RECOMMENDATION Move to approve the COA (Building 'C') for the relocation of the contributing structure on the property located at 22 South Swinton Avenue, OSSHD to the property further south on Block 61 (address to be determined) OSSHAD 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT-- 0 MEETING DATE: December 19, 2017. ITEM: 38 South Swinton Avenue, The Cathcart House, Old School Square Historic District (Building `E") — Consideration of a Certificate of Appropriateness for the Relocation of a contributing structure. RECOMMENDATION: Approve the Certificate of Appropriateness for the relocation of building `E' GENERAL DATA: ql O r Owner/Applicant: Atlantic Ave Development, LLC i ,}- J r .' . , ` 1 �'� and MGM Sundy House, LLC ` _, t" m-a •-w = "t ." A. 4. a Agent: Bonnie Miskel, Esq. —Dunay, =s 4' } . • ,,,, .- ,- Miskel and Blackman, LLP ' `� ,. :?' `'V Eirz'4 , Location: 38 South Swinton Avenue between '` j ALT,,� West Atlantic Avenue and ---_•";w ive = 1,'""_ E Atlantic * SW 1st Street .y `iL.• r Ave:_ Mil i Ft Zoning District: Old School Square Historic Arts40,• Iiirw _ el '�i = �• _ District(OSSHAD) ` ' = ...10 Historic District: Old School Square Historic "" ,"� =. i ow tf District !' kl Building Reference: The Cathcart House or Buildingrit , - v ;; .>" I `E' 'i IN _.K -. SWistSt. SE 1st ram'' ,.I Year Built: 1902 �' is NCoda Cir" m illi i •".r d'' Present Use: Vacant y ` t ' " `_ a Proposed Use: Retail, accessory use to Sundy No IA �1 WAM _r ,• W. _I House, 1st floor lounge, guest t, r .; --�;t,- , ' .1, j rooms 2nd floor. '� '� i it , 7- SW_;2ndSt- - _L-SE 2nd Stri "..": •g 14 a ii -ski-ii_W. -.,6 • NI *VI iii __ Jr* V` NORTH ` ' - :4� e _Al • ITEM BEFORE THE BOARD The item before the Board is the consideration of a Certificate of Appropriateness (COA) for the relocation of Building `E', The Cathcart House located at 38 South Swinton Avenue, Block 61, Old School Square Historic District, (OSSHD) to its same location following construction of the subgrade parking area, pursuant to LDR Section 2.4.6(B). BACKGROUND / DESCRIPTION Built in 1902, the subject property, Building `E' a.k.a. Cathcart House' located at 38 South Swinton Avenue, between West Atlantic Avenue and SW 1st Street, Block 61 is classified as contributing to the OSSHAD. The Cathcart name is associated with its early pioneer family who lived in the house from 1902 to 1966. Subsequently, the Themines also a well-known family in Delray Beach lived there. Virginia Snyder, a well-known reporter and a private investigator bought the Cathcart House in 1998 until she sold the property it to Rectory Park LC in 2000. The Florida Master Site File (FMSF, #8PB0345 indicates Building `G', a.k.a the Yellow House located at 44 South Swinton Avenue was also owned by Ross and Virginia A. Snyder. The Cathcart House is a 2-story 3,112 SF woodframe French Colonial architectural style considered the "crown jewel" on South Swinton in OSSHAD. It has mostly a regular plan exhibiting a wide hipped roof extending over the 2nd floor veranda (galleries), an identifying feature of the French Colonial style. The roof is covered with oxidized copper shingles and a 2- 3 foot wide band near the eaves. The roof appears to be in good condition. The exterior walls are painted wood siding but poorly maintained. The second floor veranda is somewhat fragile, although no signs of structural deficiencies noted. The windows are 1/1 single hung non- impact. The Sanborn Insurance Map of 1922 shows the veranda wrapped most of the north facade, the entire east and south façades and an outside kitchen is located contiguous to the west end of the south veranda. A classic feature of a French Colonial architecture is a 360° wrap-around veranda on the first and 2nd floors. Sanborn Maps of 1926, 1946 and 1963 exhibit the veranda wrapping around the building including most of the west facade and the outside kitchen is detached and located southwest of the main building. East Façade (front) exhibits a high pitch hip roof extending to support the second story veranda. All the windows are 1/1 wood framed with vertical wood shutters symmetrically placed on the façade. Two centrally located single half-glaze half-wood panel doors provide separate entrances to the first floor. Likely operable transoms appear to be located above the doors and windows on the first floor. West Façade (rear) the west façade underwent the most change. The 2nd floor veranda was also partially eliminated by infill to create an interior space and has small villa-like windows. The outdoor kitchen was at some point attached to the main house, thus eliminating the veranda on the first floor. South Façade exhibits a full veranda on the second floor with ornamented wood balustrades supported by lattice bracketed columns. The first floor exhibits a veranda with an entry on the east end. The 1-story non-historic structure can be seen projecting on the west end of the building. North Façade exhibits a partial veranda (3/4 of the façade) and ornamented balustrade on the second floor to the infilled structure on the west end. The first floor exhibits a partial veranda up to where a non- historic structure with a 1/1 window is located. The north wall of the 1-story structure can be seen extending from the west end. Relocation of Building `E', The Cathcart House 38 S Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 2 of 9 Since a portion of Block 61 has a CBD overlay, which was intended to rejuvenate blighted areas such as West Atlantic Avenue, there is pressure for more intense development on that block to make it more economically feasible for the applicant. The request is to relocate Building 'E', Cathcart House at 38 South Swinton Avenue on Block 61 to a site approximately 20 feet further south on South Swinton Avenue, Block 61 (address to be determined) to allow more intense development on the northern end of Block 61. The Cathcart House will continue to front on South Swinton Avenue behind the coquina stone wall that is historically associated with the Cathcart House . The coquina wall will also be moved southward to accommodate the relocated Building `E'. Prior to relocation, the non-historic 1-story addition, the infill walls on the 2nd floor veranda and veranda ramp will be removed. Once relocated, the Cathcart House will be restored to its original French Colonial design exhibiting a 360° first and second floor wrap- around veranda done with strict adherence to the Secretary of Interior Standards for Rehabilitation and Delray Beach Historic Preservation Design Guidelines. The temporary relocation of Building `E' will allow it to remain viable, contribute to the local economy, express Delray Beach's important heritage and become an important component of the redevelopment on Block 61. Please refer to overall Site Building Demo/Relocation and Master plan prepared by REG Architects, which shows Building `E' in its proposed new location. Other structures have been successfully relocated in the past within Delray and in particular the OSSHAD. It has been a way to preserve and restore historically significant structures. At its meeting of June 27, 2017, The Historic Preservation Board denied the proposed relocation. DEVELOPMENT STANDARDS Zoning and Use Review Pursuant to LDR Section 4.4.24(F), Development Standards, the development standards as set forth in Section 4.3.4 apply, as noted in the chart below: Setbacks: j Requirement Proposed Front(East' 25' 59' Side Interior(North) 7'-6" I N/A Side Interior(South) 7-6" j N/A Rear(West) 10' ; N/A As illustrated above, the proposal complies with the minimum setbacks of the Development Standards for the OSSHAD zoning district. Lot Coverage, Open Space, and Height will be reviewed for compliance with the Class V Site Plan. LDR SECTION 4.5.1 HISTORIC PRESERVATION: DESIGNATED DISTRICTS, SITES, AND BUILDINGS 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 Relocation of Building 'E', The Cathcart House 38 S Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 3 of 9 Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. Pursuant to LDR Section 4.5.1(E), Development Standards, all new development or exterior improvements on individually designated historic properties and/or properties located within historic districts shall, comply with the goals, objectives, and policies of the Comprehensive Plan, the Delray Beach Historic Preservation Design Guidelines, the Secretary of the Interior's Standards for Rehabilitation, and the Development Standards of this Section. Relief from Subsections (1) through (9) below may be granted by seeking a waiver approvable by the Historic Preservation Board, unless otherwise stated. Pursuant to LDR Section 4.5.1(E)(2), Major Development, the subject application is classified as Major Development as it is the "alteration of a building in excess of twenty- five percent (25%) of the existing floor area, and all appurtenances...", and "the construction, reconstruction, or alteration of any part of the front façade of an existing contributing residential or non-residential structure and all appurtenances..." The proposed improvements are considered "Major Development" in accordance with the LDR noted above. Pursuant to LDR Section 4.5.1(E), 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. 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. The applicable Standards are noted below: Standard 2 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 3 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 2: Before relocating the Cathcart House back to its existing site on Block 61, the non- historic additions, including veranda ramp, infill walls on the 2nd floor veranda and 1-story addition in the rear of the building will be removed. Standard 3: Once relocated to its new site, the applicant will restore the Cathcart House with strict adherence to the Secretary of Interior Standards and for Rehabilitation and the Delray Beach Historic Preservation Design Guidelines. (Please see REG Associates proposed restoration architectural drawings (existing E.A7.ex and proposed E.A7.pr ) Relocation of Building 'E', The Cathcart House 38 S Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 4 of 9 Pursuant to LDR Section 4.5.1(E)(6)(a), Relocation, Relocation of a Structures in a Historic District or on an Individually Designated Site, relocation of a contributing or non-contributing building or structure or an individually designated building or structure to another site shall not take place unless it is shown that preservation on their existing or original site would cause undue economic hardship to the property owner in accordance with definition and requirements of undue economic hardship found in Section 4.5.1(H) or a building permit has been issued. The property is adjacent to an area on Block 61 that has a CBD overlay, which allows more intense development. It preserves an important historic resource and allows it to remain on the same block and near its existing site, become viable. At this time the owner has not claimed undue economic hardship. If the owner decides to claim undue economic hardship, all data, information requested pursuant to Article 4.5, Section 4.5.1 (H) must be submitted for review. Pursuant to LDR Section 4.5.1(E)(6)(a)1., Relocation, Relocation of Contributing or Individually Designated Structures, Criteria, when considering the relocation of a contributing structure from a historic district, or an individually designated structure from a site, the Board shall be guided by the following, as applicable: a. Whether the structure will be relocated within the same historic district, into a new historic district, or outside of a historic district; b. Whether the proposed relocation may have a detrimental effect on the structural soundness of the building or structure; c. Whether the proposed relocation would have a negative or positive effect on other historic sites, buildings, or structures within the originating historic district, at the new site; d. Whether the new surroundings of the relocated structure would be compatible with its architectural character; and, e. Whether the proposed relocation is the only practicable means of saving the structure from demolition. a) Building `E' will be relocated within the same block, approximately 20' south of its existing site; b) According to the applicant's Justification Statement and Relocation Criteria, A Field Report by Robert J. Selinsky, P.E., August 13, 2015 and Mike Brovant of Wolfe House and Building Movers indicate that relocation of Building `E' will not have a detrimental effect on the structural soundness of the building; c) Its relocation will have a positive effect on other historic buildings on Block 61; d) Its new surroundings will be compatible with its architectural character, if the applicant is sensitive to landscaping it with a less formal setting than the landscaping proposed for the new construction; and e) By temporarily moving the Cathcart House until the subgrade parking area is constructed allows the applicant to redevelop the nearby sites without having to consider demolition of the Cathcart House. Pursuant to LDR Section 4.5.1(E)(6)(a)2., Relocation, Relocation of Contributing or Individually Designated Structures, Relocation Plan, when considering the relocation of Relocation of Building `E', The Cathcart House 38 S Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 5 of 9 a contributing or individually designated structure, the Board shall require a Relocation Plan that includes the following: a. A detailed explanation of the relocation method including the type of machinery and equipment to be utilized; b. A demolition plan illustrating any parts of the structure to be removed or modified to facilitate the relocation; c. An illustration of locations where the building will be split, as applicable; d. The name of the Florida Licensed Building Mover who will relocate the structure(s) and the following support materials, if available: i. A description of the Florida Licensed Building Mover's past experience in moving historic buildings of a similar construction technique. ii. Photographs of prior relocation projects completed by the Florida Licensed Building Mover taken before and after the relocation, if applicable. e. A certified engineering report which includes: i. A relocation feasibility study with an assessment of the building's structural condition to determine any damage that might occur during the move. ii. Details and a description of the historic structure's construction type including technique and materials and current condition of materials. iii.ldentification of any areas of concern, and how these areas will be addressed prior to the relocation. a) The applicant's Justification Statement and Relocation statements, indicate that "Buckingham Structural Moving Equipment" will be used to move the structure, which shows the type of equipment that have been used to move buildings throughout the country. Information is found in the appendix of the application package; b) a demolition plan illustrating any parts of the structure to be removed or modified to facilitate the relocation are provided indicating that the non-historic veranda ramp, one- story addition and enclosure on the 2nd floor veranda will be removed. The verandas will remain and be restored; c) the building's small footprint and short relocation distance do not require it being split for a successful relocation; d) Wolf House and building Movers will register as a subcontractor under a Florida General Contractor who supposedly will perform the preparatory work related to the right-of-way preparation, relocation of overhead utilities, traffic signals and general maintenances of traffic during the preparation for any relocation. Backup information relating to the experience of Wolf House and Building Movers are included in the application found in the appendix; e) Building `E' is a two-story woodframe structure. Although its painted wood siding finish needs maintenance it shows no signs of structural distress or defects observed in the exterior walls noted by consulting engineers McCarthy and Associates. Pursuant to LDR Section 4.5.1(E)(6)(a)3., Relocation, Relocation of Contributing or Individually Designated Structures, Supplemental Documentation, the following information shall be provided with the application for a Certificate of Appropriateness for relocation of a contributing or individually designated structure prior to Board consideration: a. As built drawings of the building as it exists on its originating site before undertaking the move, particularly if the move will require substantial reconstruction, Relocation of Building `E', The Cathcart House 38 S Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 6 of 9 including but not limited to floor plans, elevations, and architectural details and profiles; b. Photographs of the site and the interior and exterior of the building, including but not limited to all elevations and exterior details. c. History of any code violations applied to the structure and property, along with an explanation of any pending violations or structure violations which have been issued within five (5) years of the application request. REG Associates provides drawings of existing conditions at its original site, floor plans, elevations and architectural details and profiles, multiple photographs of the site and interior and exterior of building are provided. The building has not history of code violations within the past 5 years. Pursuant to LDR Section 4.5.1(E)(6)(a)4., Relocation, Relocation of Contributing or Individually Designated Structures, Concurrent New Development Review, applications for a Certificate of Appropriateness for relocation shall be submitted concurrently with the application for a Certificate of Appropriateness for the new development on the originating site. The applicant will submit COA for Cathcart House at 38 South Swinton Avenue relocation concurrently with application for a Certificate of Appropriateness for the new development on the originating site Pursuant to LDR Section 4.5.1(E)(6)(a)5., Relocation, Relocation of Contributing or Individually Designated Structures, Site Maintenance, if the originating site is to remain vacant and construction of the new development will not commence for more than 90 days following the relocation, the lot shall be sodded and maintained in a manner consistent with other open space in the historic district. If the originating site remains vacant and construction of the new development does not commence after 90 days following the relocation, the applicant will sod and maintain the lot consistent with other open space in the historic district. Pursuant to LDR Section 4.5.1(E)(6)(a)6., Relocation, Relocation of Contributing or Individually Designated Structures, Successful or Unsuccessful Relocation, the relocation of a historic structure is deemed successful when either no damage occurs during or as a result of the relocation or minimal damage occurs which is not deemed to compromise the integrity (structurally and architecturally) of the structure, and when the relocation is completed in accordance with the approved Certificate of Appropriateness, including the associated Relocation Plan. a. If damage occurs during the relocation, then the property owner, applicant and/or Licensed Building Mover shall notify the Historic Preservation Planner and Chief Building Official within 24 hours of completion of the move to determine if the damage has compromised the integrity of the structure, thereby deeming the relocation as unsuccessful. a. If a relocation is not successful, then the property owner and/or applicant shall notify the Historic Preservation Planner and Chief Building Official within 24 hours of the failed relocation, or before the close of business on the next business day. Relocation of Building 'E', The Cathcart House 38 S Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 7 of 9 b. Failure of any degree to successfully relocate the historic structure may result in the revocation of any site development relief (waivers, variances, internal adjustments, or other relief) associated with the relocation that has been granted by the Board or the City Commission, as required by the Planning and Zoning Director. c. The applicant or property owner may submit a written request for the reconsideration of any previously approved site development relief associated with the unsuccessfully relocated structure in accordance with the following: i. The reconsideration request shall be submitted to the Planning and Zoning Director within five business days of notification of the unsuccessful relocation. The reconsideration will be placed on the next available agenda of the recommending or approving body as appropriate ii. .Requests for reconsideration shall include a statement regarding the relocation, documentation of the relocation, an explanation of the relocation failure, and how the relocation failed to meet the Relocation Plan of the approved Certificate of Appropriateness and the corrective actions to address issues caused by failed relocation. Applicant shall comply with LDR Section 4.5.1(E)(6)(a)6, (a - d) if there is damage that compromises the integrity of the structure and it is deemed a failure in relocation. Pursuant to LDR Section 4.5.1(E)(6)(a)7., Relocation, Relocation of Contributing or Individually Designated Structures, Public Notice: All applications for a Certificate of Appropriateness for the relocation of a contributing structure or an individually designated structure shall meet the "Additional Public Notice" requirements of LDR Section 2.4.2(B)(f)(j). Applicant shall meet LDR Section 4.5.1(E)(6)(a)7 relating to Additional Public Notice requirements of LDR Section 2.4.2(B)(f)(j). Pursuant to LDR Section 4.5.1(E)(6)(d), Relocation, Supplemental Requirements, all buildings and structures approved for relocation shall comply with the following: 1. The building to be relocated shall be secured from vandalism and potential weather damage before and after its move, in a manner as approved by the Chief Building Official. 2. All structures approved for relocation and awaiting issuance of a building permit for the new development on the originating site shall be maintained so as to remain in a condition similar to that which existed at the time of the application. 3. All structures to be relocated pursuant to this Section shall comply with the requirements of Section 7.10.11, "Moving of Building: Historic Structures". Applicant shall meet all requirements pursuant to LDR Section 4.5.1(E)(6)(d), Relocation, Supplemental Requirements, (1-3) relating to being secured from vandalism, maintained so as to remain in a condition similar to that which existed at the time of the application and will comply with Section 7.10.11, "Moving of Building: Historic Structures". Comprehensive Plan Pursuant to the Future Land Use Element, Objective A-4, the redevelopment of land and buildings shall provide for the preservation of historic resources. The objective shall be Relocation of Building 'E', The Cathcart House 38 S Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 8 of 9 met through continued adherence to the City's Historic Preservation Ordinance and, where applicable, to architectural design guidelines through the following policies: Pursuant to the Future Land Use Element, 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". Pursuant to the Future Land Use Element, Objective A-9, the City shall support the conservation and rehabilitation of historically significant housing, especially where such housing is an identifying characteristic of a particular neighborhood. Applicant shall meet all requirements pursuant to LDR Section 4.5.1(E)(6)(d), Relocation, Supplemental Requirements, (1-3) relating to vandalism, potential weather damage, maintaining structure awaiting permit and comply with "Moving Historic Structures" requirements. Relocating the Cathcart House, Building `E' within Block 61, OSSHAD, the applicant preserves the historic resource meeting Comprehensive Plan Objective A-4. Building 'E's scale, and its architecture possesses identifying characteristics of the existing neighborhood. By relocating it to its new site approximately 20' south of its existing site, Building `E' is preserved and will remain a viable historic resource. The Historic Preservation Board will determine that the requested action requested by the applicant is consistent with Section 4.5 of LDRs. ALTERNATIVE ACTIONS A. Continue with the following direction: B. Move to approve the COA for the temporary relocation of The Cathcart House, a contributing structure on the property located at 38 South Swinton Avenue, Block 61 back to its existing location on Block 61, 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. C. Move to deny the COA for the temporary relocation of The Cathcart House located at 38 South Swinton Avenue, Block 61 back to its existing location on Block 61 (address to be determined) OSSHD and law contained in the staff report, and finding that the request is inconsistent with the Comprehensive Plan and does not meet the criteria set forth in the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. RECOMMENDATION Move to approve the COA for the temporary relocation of The Cathcart House, a contributing structure back to its existing location on Block 61, by adopting the findings of fact and law Relocation of Building `E', The Cathcart House 38 S Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 9 of 9 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT--- MEETING DATE: December 19, 2017 ITEM: 40 South Swinton Avenue, Old School Square Historic District (Building `F') - Consideration of a Certificate of Appropriateness for the Relocation of a contributing structure. RECOMMENDATION: Approve the Certificate of Appropriateness for the relocation of building `F' ~y 4 L, GENERAL DATA: - . _ • ' 4 Owner/Applicant: Atlantic Ave Development, LLCWI, p. and MGM Sundy House, LLC ► . `"• - ," _ ;. Z .,,H Z .a�, . Agent: Bonnie Miskel, Esq. - Dunay, s. . .- ~ Miskel and Blackman, LLP ' '- ' ... P • ti'' jai `'W Atla�ntic Ave € —• E Atlantic Ave" '— Location: 40 South Swinton Avenue between . - 'i L, West Atlantic Avenue and • - �►a '• ' Ii . 1 SW 1st Street -- ` " Zoning District: Old School Square Historic Arts �; ' �it � j 1 • District(OSSHAD) '.'u 8 `�' Historic District: Old School Square Historic _: r . F i. District Building Reference: Peach House or Building `F' j SW 1stst sE;istSt = .: l Year Built: 1925 N:coda z ^� MI a +" i- IfIng II a- ; Present Use: Residence Mi - d r `to - _�I-_W ma N E6, n N Proposed Use: Integration into Sundy House , a , . operations € -. `...7 ..�_. r--- r y."�� SE end St L,�.�. ‘IN and St � 3i ';+'- 1 w St" 1 sr. i" ' ' ;ter, I. :.IL r. Vy,7i is NMI_ .• Jr . —v'A Ao `:=b- .= -; . , a . - fail ow, 'illt 3 A NORTH _71 .-aim.. �f.-. is ..._ _. - . ITEM BEFORE THE BOARD The item before the Board is the consideration of a Certificate of Appropriateness (COA) for the relocation of Building 'F', from 40 South Swinton Avenue, Old School Square Historic District, (OSSHD) to a site further south on Block 61. BACKGROUND / DESCRIPTION According to the Florida Master Site File (FMSF — 8-PB12967) and Palm Beach County Property Appraiser report 'indicate the subject property, Building 'F' a.k.a. the "Peach" House located at 40 South Swinton Avenue between West Atlantic Avenue and SW 1st Street, OSSHAD was built in 1925. The footprint of Building 'F', however, is not seen on the 1926 Sanborn Map. Its footprint is noted on the 1946 & 1963 Sanbom maps. It is classified as contributing to OSSHD. Building 'F' is a 1-story 1,169 SF wood frame bungalow style. It has an irregular plan with intersecting gable roofline. The roof is covered with asphalt shingles and appears to be well maintained. Rafter tails are noted along the eaves. The windows are single hung non-impact 1/1 style. East Facade (front) exhibits a full front gable roof line, a centrally located front door entrance with a small shed roof supported by metal post and railing and a one-step stoop. The front door is non-impact half glaze, half wood panel flanked by 2 and 3 1/1 windows. West Facade (rear) exhibits a side gable roofline interrupted by a front gable extension on the south end. A multi-paneled front door is centrally located with double awning style windows flanking the north side of the door. North Facade exhibits an elongated front gable roof line with a brick fireplace chimney extending through the eaves above the roofline. Double 1/1 single hung, non-impact windows of various sizes make up the west facade. South Facade exhibits a central wide low-pitch front gable roof line extending from the main side gable roof. Four pairs of double 1/1 and a single 1/1 window dominate the south facade. Once relocated, Building 'F' will be restored to its original bungalow style. The aluminum siding will be replaced with wood siding, the windows, front door, porch roof and metal posts and railing will be restored with historically compatible style. The restoration will be accomplished with strict adherence to the Secretary of Interior Standards for Rehabilitation and Delray Beach Historic Preservation Guidelines. The request is to temporarily relocate Building 'F' from its existing site at 40 S Swinton Avenue on Block 61 where it is currently used as a single-family residence to its existing site on Block 61 (address to be determined), where it will continue to front on S Swinton Avenue with an approximate 37' setback from the property line. Its relocation meets the setbacks of the OSSHAD zoning district pursuant to LDR Section 2.4.6(B). Temporarily, Building 'F' will be reoriented to face north and moved approximately 20' south of its existing site and east to the property line on S Swinton. Once Building 'F' is permanently relocated it will remain approximately 20' south of its existing location, have an approximately 25' setback off S. Swinton, and reoriented consistent with its existing location. Once restored, Building 'F' will be a viable historic resource, as it is proposed to become integrated as part of the operations of the Sundy House as an accessory building. At its meeting of June 27, 2017, The Historic Preservation Board denied the proposed relocation. Relocation of Building 'F', 40 South Swinton Avenue, OSSHAD, Block 61 to Sundy Block HPB Meeting December 19, 2017 Page 2 of 8 DEVELOPMENT STANDARDS Zoning and Use Review Pursuant to LDR Section 4.4.24(F), Development Standards, the development standards as set forth in Section 4.3.4 apply, as noted in the chart below: Setbacks: Requirement Proposed Front (East) 25' 25' Side Interior(North) 7'-6" N/A Side Interior(South) ; 7'-6" N/A Rear(West) 10' N/A As illustrated above, the proposal complies with the minimum setbacks of the Development Standards for the OSSHAD zoning district. LDR SECTION 4.5.1 HISTORIC PRESERVATION: DESIGNATED DISTRICTS, SITES, AND BUILDINGS 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. Pursuant to LDR Section 4.5.1(E), Development Standards, all new development or exterior improvements on individually designated historic properties and/or properties located within historic districts shall, comply with the goals, objectives, and policies of the Comprehensive Plan, the Delray Beach Historic Preservation Design Guidelines, the Secretary of the Interior's Standards for Rehabilitation, and the Development Standards of this Section. Relief from Subsections (1) through (9) below may be granted by seeking a waiver approvable by the Historic Preservation Board, unless otherwise stated. Pursuant to LDR Section 4.5.1(E)(2), Major Development, the subject application is classified as Major Development as it is the "alteration of a building in excess of twenty- five percent (25%) of the existing floor area, and all appurtenances...", and "the construction, reconstruction, or alteration of any part of the front facade of an existing contributing residential or non-residential structure and all appurtenances..." The proposed improvements are considered "Major Development" in accordance with the LDR noted above. Pursuant to LDR Section 4.5.1(E), 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. Relocation of Building 'F', 40 South Swinton Avenue, OSSHAD, Block 61 to Sundy Block HPB Meeting December 19, 2017 Page 3 of 8 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. The applicable Standards are noted below: Standard 2 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 3 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 2 & Standard 3 - The applicant plans to move Building 'F' intact including its front porch, restore it back to its original Bungalow style, following the Secretary of Interior Standards for Rehabilitation and the Delray Beach Historic Preservation Design Guidelines (Please see REG Associates proposed restoration architectural drawings). Pursuant to LDR Section 4.5.1(E)(6)(a), Relocation, Relocation of a Structures in a Historic District or on an Individually Designated Site, relocation of a contributing or non-contributing building or structure or an individually designated building or structure to another site shall not take place unless it is shown that preservation on their existing or original site would cause undue economic hardship to the property owner in accordance with definition and requirements of undue economic hardship found in Section 4.5.1(H) or a building permit has been issued. The property is located on Block 61 where a portion of the block has a CBD overlay and allows more intense development, therefore, there is pressure for more intense development to make it economically feasible for the applicant. Building 'F' will remain compatible with the historic structures nearby and it preserves the historically significant building. At this time the owner has not claimed undue economic hardship. If the owner decides to claim undue economic hardship, all data, information requested pursuant to Article 4.5, Section 4.5.1 (H) must be submitted for review. Pursuant to LDR Section 4.5.1(E)(6)(a)1., Relocation, Relocation of Contributing or Individually Designated Structures, Criteria, when considering the relocation of a contributing structure from a historic district, or an individually designated structure from a site, the Board shall be guided by the following, as applicable: a. Whether the structure will be relocated within the same historic district, into a new historic district, or outside of a historic district; b. Whether the proposed relocation may have a detrimental effect on the structural soundness of the building or structure; c. Whether the proposed relocation would have a negative or positive effect on other historic sites, buildings, or structures within the originating historic district, at the new site; Relocation of Building 'F', 40 South Swinton Avenue, OSSHAD, Block 61 to Sundy Block HPB Meeting December 19, 2017 Page 4 of 8 d. Whether the new surroundings of the relocated structure would be compatible with its architectural character; and, e. Whether the proposed relocation is the only practicable means of saving the structure from demolition. a) Building 'F' will be relocated within Block 61 within OSSHAD; b) According to the applicant's Justification Statement and Relocation Criteria, A Field Report by Robert J. Selinsky, P.E., August 13, 2015 and Mike Brovant of Wolfe House and Building Movers indicate that Building 'F' shows no signs of structural distress and no structural defects are noted in the exterior walls; c) The proposed relocation will have a positive effect on other historic sites, buildings in OSSHAD. Wolfe House and Building Movers; d) The relocated structure would be compatible with its architectural character; and e) The proposed relocation is a practicable means of saving the structure from demolition. Pursuant to LDR Section 4.5.1(E)(6)(a)2., Relocation, Relocation of Contributing or Individually Designated Structures, Relocation Plan, when considering the relocation of a contributing or individually designated structure, the Board shall require a Relocation Plan that includes the following: a. A detailed explanation of the relocation method including the type of machinery and equipment to be utilized; b. A demolition plan illustrating any parts of the structure to be removed or modified to facilitate the relocation; c. An illustration of locations where the building will be split, as applicable; d. The name of the Florida Licensed Building Mover who will relocate the structure(s) and the following support materials, if available: i. A description of the Florida Licensed Building Mover's past experience in moving historic buildings of a similar construction technique. ii. Photographs of prior relocation projects completed by the Florida Licensed Building Mover taken before and after the relocation, if applicable. e. A certified engineering report which includes: i. A relocation feasibility study with an assessment of the building's structural condition to determine any damage that might occur during the move. ii. Details and a description of the historic structure's construction type including technique and materials and current condition of materials. iii.Identification of any areas of concern, and how these areas will be addressed prior to the relocation. a) The applicant's Justification Statement and Relocation statements, indicate that "Buckingham Structural Moving Equipment" will be used to move the structure, which shows the type of equipment that have been used to move buildings throughout the country. Information is found in the appendix of the application package; b) Building 'F' will be moved intact including its front porch and exterior fireplace; c) The footprint of Building 'F' and the short distance does not require it to be split for moving to its new location. d) Wolf House and building Movers will register as a subcontractor under a Florida General Contractor who supposedly will perform the preparatory work related to the right-of-way preparation, relocation of overhead utilities, traffic signals and general maintenances of traffic during the preparation for any relocation. Backup information Relocation of Building 'F', 40 South Swinton Avenue, OSSHAD, Block 61 to Sundy Block HPB Meeting December 19, 2017 Page 5 of 8 relating to the experience of Wolf House and Building Movers are included in the application found in the appendix;. e) Building 'F' is a one-story woodframe structure. It shows no signs of structural distress or defects observed in the exterior walls noted by consulting engineers McCarthy and Associates. Pursuant to LDR Section 4.5.1(E)(6)(a)3., Relocation, Relocation of Contributing or Individually Designated Structures, Supplemental Documentation, the following information shall be provided with the application for a Certificate of Appropriateness for relocation of a contributing or individually designated structure prior to Board consideration: a. As built drawings of the building as it exists on its originating site before undertaking the move, particularly if the move will require substantial reconstruction, including but not limited to floor plans, elevations, and architectural details and profiles; b. Photographs of the site and the interior and exterior of the building, including but not limited to all elevations and exterior details. c. History of any code violations applied to the structure and property, along with an explanation of any pending violations or structure violations which have been issued within five (5) years of the application request. REG Associates provides drawings of existing conditions at its original site, floor plans, elevations and architectural details and profiles, multiple photographs of the site and interior and exterior of building are provided. The building has no history of code violations within the past 5 years. Pursuant to LDR Section 4.5.1(E)(6)(a)4., Relocation, Relocation of Contributing or Individually Designated Structures, Concurrent New Development Review, applications for a Certificate of Appropriateness for relocation shall be submitted concurrently with the application for a Certificate of Appropriateness for the new development on the originating site. The applicant submitted this COA for Building 'F' at 40 South Swinton Avenue relocation concurrently with application for a Certificate of Appropriateness for the new development on the originating site. Pursuant to LDR Section 4.5.1(E)(6)(a)5., Relocation, Relocation of Contributing or Individually Designated Structures, Site Maintenance, if the originating site is to remain vacant and construction of the new development will not commence for more than 90 days following the relocation, the lot shall be sodded and maintained in a manner consistent with other open space in the historic district. If the originating site remains vacant and construction of the new development does not commence after 90 days following the relocation, the applicant will sod and maintain the lot consistent with other open space in the historic district. Pursuant to LDR Section 4.5.1(E)(6)(a)6., Relocation, Relocation of Contributing or Individually Designated Structures, Successful or Unsuccessful Relocation, the relocation of a historic structure is deemed successful when either no damage occurs Relocation of Building 'F', 40 South Swinton Avenue, OSSHAD, Block 61 to Sundy Block HPB Meeting December 19, 2017 Page 6 of 8 during or as a result of the relocation or minimal damage occurs which is not deemed to compromise the integrity (structurally and architecturally) of the structure, and when the relocation is completed in accordance with the approved Certificate of Appropriateness, including the associated Relocation Plan. a. If damage occurs during the relocation, then the property owner, applicant and/or Licensed Building Mover shall notify the Historic Preservation Planner and Chief Building Official within 24 hours of completion of the move to determine if the damage has compromised the integrity of the structure, thereby deeming the relocation as unsuccessful. b. If a relocation is not successful, then the property owner and/or applicant shall notify the Historic Preservation Planner and Chief Building Official within 24 hours of the failed relocation, or before the close of business on the next business day. c. Failure of any degree to successfully relocate the historic structure may result in the revocation of any site development relief (waivers, variances, internal adjustments, or other relief) associated with the relocation that has been granted by the Board or the City Commission, as required by the Planning and Zoning Director. d. The applicant or property owner may submit a written request for the reconsideration of any previously approved site development relief associated with the unsuccessfully relocated structure in accordance with the following: i. The reconsideration request shall be submitted to the Planning and Zoning Director within five business days of notification of the unsuccessful relocation. The reconsideration will be placed on the next available agenda of the recommending or approving body as appropriate ii. Requests for reconsideration shall include a statement regarding the relocation, documentation of the relocation, an explanation of the relocation failure, and how the relocation failed to meet the Relocation Plan of the approved Certificate of Appropriateness and the corrective actions to address issues caused by failed relocation. Applicant shall comply with LDR Section 4.5.1(E)(6)(a)6, (a - d) if there is damage that compromises the integrity of the structure and it is deemed a failure in relocation. Pursuant to LDR Section 4.5.1(E)(6)(a)7., Relocation, Relocation of Contributing or Individually Designated Structures, Public Notice: All applications for a Certificate of Appropriateness for the relocation of a contributing structure or an individually designated structure shall meet the "Additional Public Notice" requirements of LDR Section 2.4.2(B)(f)(j). Applicant shall meet LDR Section 4.5.1(E)(6)(a)7 relating to Additional Public Notice requirements of LDR Section 2.4.2(B)(f)(j). Pursuant to LDR Section 4.5.1(E)(6)(d), Relocation, Supplemental Requirements, all buildings and structures approved for relocation shall comply with the following: 1. The building to be relocated shall be secured from vandalism and potential weather damage before and after its move, in a manner as approved by the Chief Building Official. 2. All structures approved for relocation and awaiting issuance of a building permit for the new development on the originating site shall be maintained so as to remain in a condition similar to that which existed at the time of the application. Relocation of Building `F', 40 South Swinton Avenue, OSSHAD, Block 61 to Sundy Block HPB Meeting December 19, 2017 Page 7 of 8 3. All structures to be relocated pursuant to this Section shall comply with the requirements of Section 7.10.11, "Moving of Building: Historic Structures". Applicant shall meet all requirements pursuant to LDR Section 4.5.1(E)(6)(d), Relocation, Supplemental Requirements, (1-3) relating to being secured from vandalism, maintained so as to remain in a condition similar to that which existed at the time of the application and will comply with Section 7.10.11, "Moving of Building: Historic Structures". Comprehensive Plan Pursuant to the Future Land Use Element, 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: Pursuant to the Future Land Use Element, 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". Pursuant to the Future Land Use Element, Objective A-9, the City shall support the conservation and rehabilitation of historically significant housing, especially where such housing is an identifying characteristic of a particular neighborhood. Relocating Building 'F', a.k.a. the Peach House within Block 61 OSSHAD, the applicant preserves the historic resource meeting Comprehensive Plan Objective A-4. Building 'F's scale, and architecture possesses identifying characteristics of the existing neighborhood. The redevelopment of Block 61 with a partial CBD overlay allows more intense redevelopment, which and will change the character of Block 61. By temporarily relocating Building 'F', it will be restored and identify with the other historic buildings also relocated as proposed, and will remain a viable historic resource. The Historic Preservation Board will determine if the requested action is consistent with the provisions of Section 4.5.1 of the Land Development Regulations. ALTERNATIVE ACTIONS A. Continue with the following direction: B. Move to approve the COA (Building 'F"), for the relocation of the contributing structure on the property located at 40 South Swinton Avenue, Block 61 within OSSHAD 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. C. Move to deny the COA (Building 'F'), for the relocation of the historic structure on the property located at 40 South Swinton Avenue, Block 61 slightly south within OSSHAD (address to be determined) by finding that the request is inconsistent with the Relocation of Building 'F', 40 South Swinton Avenue, OSSHAD, Block 61 to Sundy Block HPB Meeting December 19, 2017 Page 8 of 8 Comprehensive Plan and does not meet the criteria set forth in the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. RECOMMENDATION Move to approve of the COA (Building `F), a.k.a. Peach House for the temporary relocation of the contributing structure on the property located at 40 South Swinton Avenue to its existing location within OSSHD (address to be determined) 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT--- MEETING DATE: December 19, 2017 ITEM: 44 S South Swinton Avenue, Old School Square Historic District (Building 'G- ACC') Consideration of a Certificate of Appropriateness for the demolition of a contributing accessory structure. RECOMMENDATION: Approve the Certificate of Appropriateness for the demolition of building `G-ACC' GENERAL DATA: - tr.-0- a . ,: Ili ' t 4' Owner/Applicant: Atlantic Ave Development, LLC and , . , MGM, Sundy House, LLC {` �Ls ,, ,- :s- a ,Nir re .• Agent: Bonnie Miskel, Esq. — Dunay, : ;Z ;Z,�. - - _� . Miskel and Blackman, LLP t,V i ; lit Location: 44 S Swinton Avenue between West - W Atlantic Ave _•-s-_d,- E Atlantic Ave - a— Atlantic Avenue and SW 1st Street y ,Y,l %1,_ ` Si t ZoningDistrict: Old School Square Historic Arts DistrictRe- - 1 iI i*' ' (OSSHAD) + 'f*, I F - Historic District: Old School Square Historic ti t - - District i' -_ ' =P _ .11 Building Reference: Building `G-ACC' - f"4 _Iwo :-1;, t isr` ,t._ 7`'a trig^ Year Built: 1930s t' • .7 - ._.SW1stSt' - SE.1stSt_— :�� Present Use: Garage iiie . N Coda r C Cl _ lie fir g' .a., is e r t i l{� A. G . 1>xtt+ M . ,E. zr.I'. _= , ? a',,: .• 4. 'Mk* - - . s[ i 't TO _ :try -. 4 .--1 1 (.Y" ,s NORTH ,t fait- _.1";' 1 Is -..._ - • EXHIBIT 10 ITEM BEFORE THE BOARD The item before the Board is a Certificate of Appropriateness (COA) for the demolition of Building `G-ACC' located at 441 South Swinton Avenue, Old School Square Historic District, pursuant to LDR Sections 4.5.1 (E)(5) and 4.5.1(F). BACKGROUND & PROJECT DESCRIPTION The subject property consists of Lot 16, Block 61 and is located at 441/2 South Swinton Avenue between West Atlantic Avenue and SW 1st Street and referenced as Building `G- ACC' within the Midtown Delray mixed-use redevelopment project. It is a one-story, frame vernacular structure with a low pitch hip roof, rafter tails, and vinyl/aluminum siding. A single 1/1 window and storage addition is noted on the west elevation. A one-car garage door is on the south elevation. The north elevation is a solid vinyl/aluminum covered wall. A single access door is located on the east elevation. The building has been utilized as a single-car garage. This secondary building to Building 'G' is associated with the developmental history of the area that occurred during the 1930s, although there is no date-certain as to when the secondary building was actually constructed. The historic structure appears to be in fairly good condition. Structures that are individually designated as historic or are located in historic districts shall be maintained in a secure and attractive manner. All defective structural and decorative elements of such building facades shall be repaired or replaced in a workmanlike manner, to match as closely as possible the original materials and construction of the building. All exterior walls shall have all loose material removed and patching or resurfacing shall be accomplished to match the existing or adjacent surfaces as to materials, color, bond, and joining.All cornices, trim and window frames that are damaged, sagging or otherwise deteriorated shall be repaired or replaced to be made structurally sound and all exposed materials painted, stained or otherwise treated in a consistent manner. The main alteration noted to Building `G-ACC' is a partial addition on the west elevation likely used for storage. The vinyl/ aluminum siding was added later, date undetermined. Building `G-ACC' appears to be in good condition. As already noted, Building `G-ACC' is located within the proposed Midtown Delray mixed-used redevelopment area on Block 61. It is a secondary building to principal Building `G', which will be relocated within the OSSHAD where it will function as part of the proposed commercial adaptive reuse program as part of the Midtown Delray redevelopment project. Due to the limited space and setback requirements, where the historic buildings will be relocated as part of the redevelopment project, Building `G-ACC,' as a secondary building, its small footprint and purpose would not contribute to the proposed commercial adaptive use area. Accordingly, the Applicant does not find it feasible to relocate Building `G-ACC' and is requesting a COA for demolition. At its meeting of June 27, 2017, the Historic Preservation Board denied the demolition of building `G-ACC'. COA Building G-ACC, 44%South Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 2 of 6 ANALYSIS 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. The applicable Standards are provided 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) Distinctive features,finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved. (Standard 5) Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. (Standard 6) Building `G-ACC', classified as contributing is located within the Midtown Delray mixed-use redevelopment project. Building 'G-ACC has been altered, is covered with vinyl/aluminum siding and has had additions over time. It has no distinctive features, defining characteristics, construction techniques or examples of craftsmanship that warrant being preserved. Its small footprint and function would not contribute to the purposed new development. The request before the Board is for demolition of 'Building `G-ACC'. In demolishing Building 'G-ACC', the Applicant shall adhere to Standards and Guidelines 1, 2,5 & 6, pursuant to LDR Section 4.5.1(E)(5), as applicable, and in accordance to The Secretary of the Interior's Standards for Rehabilitation, and the Delray Beach Historic Preservation Design Guidelines, as amended from time to time. . Pursuant to LDR Section 4.5.1(F), Demolition -demolition of historic or archaeological sites, or buildings, structures, improvements and appurtenances within historic districts shall be regulated by the Historic Preservation Board and shall be subject to the following requirements: (1) No structure within a historic district or on a historic site shall be demolished before a Certificate of Appropriateness has been issued pursuant to Section 2.4.6(H). COA Building G-ACC, 44%South Swinton Avenue, Midtown Defray HPB Meeting December 19, 2017 Page 3 of 6 Building `G-ACC' shall not be demolished until a COA has been issued pursuant to Section 2.4.6(H). (2) The application for a Certificate of Appropriateness for demolition must be accompanied by an application for a Certificate of Appropriateness for alterations to the structure or the redevelopment of the property. Building `G-ACC' shall not be demolished until a COA for the redevelopment of the property has been issued. (3) Demolition shall not occur until a building permit has been issued for the alterations or redevelopment as described in the applicable Certificate of Appropriateness. The subject COA is accompanied by a Class V Site Plan for Midtown Delray, which encompasses the subject property. The demolition permit shall not be issued until the building permit is issued for the entire project, which includes other demolitions and relocation of historic structures. (4) All structures approved for demolition and awaiting issuance of a building permit for the alterations or redevelopment shall be maintained so as to remain in a condition similar to that which existed at time that the Certificate of Appropriateness for demolition was approved unless the Chief Building Official determines that an unsafe building condition exists in accordance with Section 4.5.3(G). Building `G-ACC' appears in good condition and the Chief Building Official has not determined that that Building `G-ACC" is unsafe, consequently, Building `G-ACC' shall remain in existing condition until the CEO for demolition is approved. This requirement is to ensure that either further neglect takes place, if already in a bad condition, or that the building not fall into disrepair due to neglect while awaiting a building permit. Some properties, although there is an approved site plan, are not redeveloped, and therefore, the structure should be maintained to ensure its viability in the future. (5) A Certificate of Appropriateness for demolition of 25% or more of contributing or individually designated structure shall be subject to the following additional requirements: (a) A demolition plan shall accompany the application for a Certificate of Appropriateness for demolition. The plan shall illustrate all portions of the existing structure that will be removed or altered. (b) The Certificate of Appropriateness for demolition and the Certificate of Appropriateness for alterations or redevelopment shall meet the "Additional Public Notice" requirements of LDR Section 2.4.2(b)(1)(i). Building 'G-ACC', classified as contributing is proposed for demolition. The Applicant shall comply with Requirement Standard (5) (a- b) as applicable. COA Building G-ACC, 44%South Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 4 of 6 (6) The Board upon a request for demolition by a property owner, shall consider the following guidelines in evaluating applications for a Certificate of Appropriateness for demolition of designated historic sites, historic interiors, or buildings, structures, or appurtenances within designated historic districts; (a) Whether the structure is of such interest or quality that it would reasonably fulfill criteria for designation for listing on the national register. (b) Whether the structure is of such design, craftsmanship, or material that it could be reproduced only with great difficulty or economically nonviable expense. (c) Whether the structure is one of the last remaining examples of its kind in the designated historic district within the city. (d) Whether retaining the structure would promote the general and value of a particular culture and heritage. (e) Whether there are approved plans for immediate reuse of the property if the proposed demolition is carried out, and what effect those plans will have on the historic district designation or the individual designation of the property. In accordance with (6) (a-e) the following information is provided: (a) Building 'G-ACC' does not fulfill criteria for designation for listing in the National Register of Historic Places. (b) Building `G-ACC' design, craftsmanship or material if reproduced would be an economically non-viable expense. (c) Building 'G-ACC' is not one of the last remaining examples of its kind in the designated historic district within the city. There are other similar buildings noted within and outside the historic district that were built for utilitarian purposes with no architectural significance. (d) Retaining Building `G-ACC' would not promote the general and value of a particular culture and heritage. (e) There are proposed plans for immediate reuse of the property if the proposed demolition is carried out. The current site will become part of a setting where other historically significant buildings will be ultimately located. The demolition of Building `G-ACC' will not negatively impact the designation of the historic district. OSSHAD will continue to be a designated historic district. (7) No decision of the Board shall result in undue economic hardship for the property owner. The Board shall determine the existence of such hardship in accordance with the definition of undue economic hardship found in Section 4.5.1(H). The Applicant thus far has not claimed undue economic hardship with respect to this request. If the Applicant decides to claim undo economic hardship, the Applicant shall submit information required by the Delray Beach Historic Preservation Ordinance; ARTICLE 4.5; Section 4.5.1 (H) (8) The Board's refusal to grant a Certificate of Appropriateness requested by a property owner for the purpose of demolition will be supported by a written statement describing the public interest that the Board seeks to preserve. COA Building G-ACC, 44% South Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 5 of 6 Should the Board deny the request, the Board shall provide an explanation within the motion and a written supporting statement for the record describing the public interest that the Board seeks to preserve. (9) The Board may grant a certificate of appropriateness as requested by a property owner, for demolition which may provide for a delayed effective date. The effective date of the certificate will be determined by the Board based on the relative significance of the structure and the probable time required to arrange a possible alternative to demolition. The Board may delay the demolition of designated historic sites and contributing buildings within historic districts for up to six months while demolition of non-contributing buildings within the historic district may be delayed for up to three months. If approved, the property owner is not permitted to demolish the structure until a building permit is issued concurrently with the approved development. Therefore, an additional delay is not necessary, unless the Board can determine that additional time would assist in finding an alternative to the demolition. (10) Request for Demolition Justification Statement: A justification statement shall accompany the application for a Certificate of Appropriateness for demolition of any contributing structure in a historic district or individually designated historic structure. The justification statement must include the following: (a) A certified report from a registered architect or engineer which provides documentation explaining that the building is structurally unsound and is damaged beyond the ability to repair it at a reasonable cost. The report must include photographs to substantiate the damage. (b) A certified report from an engineer, architect, general contractor, or other qualified professional which documents the projected cost of repairing the structure and returning it to a safe and habitable condition. (c) An appraisal of the property in its current condition, its value as vacant land and its potential value as a preserved and restored historic property. (d) Documentation that reasonable efforts have been made to find a suitable alternate location for the structure within the City of Delray Beach to which the contributing/ individually designated historic. (e) Documentation that the Applicant or property owner has taken such steps as it deems necessary to preserve the structure requested for demolition including consultation with community groups, public agencies, and interested citizens, recommendations for acquisition of property by public or private bodies, or agencies and exploration of the possibility of moving one or more structures or other features. Building `G-ACC is classified as contributing to OSSHAD and is a secondary building to Building `G'. The applicant shall provide A Justification Statement to accompany the application for a Certificate of Appropriateness in compliance with Standard (10) (a-e) as noted above as applicable. Relocation would not make economic sense and no interest has been expressed by the parties as to its location. COA Building G-ACC, 44%2 South Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 6 of 6 (11) Salvage and Recordation of Historic Structures: (a) The property owner shall contact the Delray Beach Historical Society for the purpose of salvaging and preserving specified classes of building materials, architectural details and ornaments, fixtures, and the like for reuse in the restoration of the other historic properties. Confirmation of such efforts shall be provided in a written statement and submitted with the other demolition application prior to consideration by the Historic Preservation Board. (b) The Board may, with the consent of the property owner, request that the Delray Beach Historical Society, or the owner, at the owner's expense, record the architectural details for archival purposes prior to demolition. i. The recording may include, but shall not be limited to photographs, documents and scaled architectural drawings to include elevations and floor plans. ii. One (1)copy of the recording shall be submitted to the City's Planning and Zoning Department, and one (1) copy shall be submitted to the Delray Beach Historical Society for archiving purposes. In compliance with Salvage and Recordation of Historic Structures: (11) (a & b), at the expense of the Applicant with City staff, shall conduct an inventory of all salvable materials from the structures to be demolished prior to release of demolition permits, including but not limited to flooring, doors, windows, and hardware. The Applicant would reuse materials on relocated properties where possible. The Applicant shall provide a copy of the recording to Planning & Zoning Department and Delray Beach Historical Society for archival purposes. ALTERNATIVE ACTIONS A. Continue with direction. B. Move approval of the COA (Building `G-ACC') for the demolition of an accessory building located at 44% South Swinton Avenue, Old School Square Historic District, by adopting the findings of fact and law contained in the staff report and finding that the request is consistent with LDR Sections 4.5.1 (E)(5) and 4.5.1(F). C. Move denial of the COA (Building `G-ACC') for the demolition of an accessory building located at 44' South Swinton Avenue, Old School Square Historic District, by finding that the request is not consistent with LDR Sections 4.5.1 (E)(5) and 4.5.1(F). RECOMMENDATION Move approval of the COA (Building `G-ACC')for the demolition of an accessory building to Building `G' a contributing structure located at 44' South Swinton Avenue, Old School Square Historic District, by adopting the findings of fact and law contained in the staff report and finding that the request is consistent with LDR Sections 4.5.1 (E)(5) and 4.5.1(F). HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT-- 0 MEETING DATE: December 19, 2017 ITEM: 38% South Swinton Avenue, Old School Square Historic District (Building 'El') — Consideration of a Certificate of Appropriateness for the demolition of a contributing accessory structure. RECOMMENDATION: Approve the Certificate of Appropriateness for the demolition of building 'El' GENERAL DATA: If, r r I�._,. . At At- Li— o = P"�' �L Owner/Applicant: Atlantic Ave Development, LLC y � and MGM Sundy House, LLC ' 4"` -. ""'"1''4 ya`= • , . ; 1° Agent: Bonnie Miskel, Esq. - Dunay, ige .. .. N.,,�`` ' ...z". -, Miskel and Blackman, LLP —'- # it*E .,,, As Location: 381 South Swinton Avenue (outbuildin ,: ,• �_; i i - • between W. Atlantic Avenue and — wnnant;cAve :, EAtlanUcAve" SW 1st Street " AL wsk, , . E` . Zoning District: Old School Square Historic Arts i. . - •r • _ Aik 41111, District(OSSHAD ► • � ' Historic District: Old School Square Historic ` , I f, a j District WC stg*to ., '.' wait w, i -ir Building Reference: Building (`El') Ni" r ' .. . i , nP.. w, -! SW1stSt- SE,1stSt �- - mod Year Built: 1940 • .„ Present Use: Small residential/storage unit to N Cora cir ; , ' principal Building `E' 1 - . < mwdlir4 _ ►.. a 'di lik"Fr i a' 4r. '" a' ' vlr Y -R- - r R :3.1 :SW!n`dSt. kt '�...1 -.n. D- Wil`.0. ... .Ili - ' _th. 6 i plub. - it i • 4 _i_gliv, fit .,ICE l.;rr.1"d4 * ' ma's. ';#ate+ �''�a>tr z ' Icy,;4 ' 9►:-i k, _^NORTH EXHIBIT 9 • ITEM BEFORE THE BOARD The item before the Board is a Certificate of Appropriateness (COA) for the demolition of Building `El', located at 38' South Swinton Avenue, Old School Square Historic District, pursuant to LDR Sections 4.5.1 (E)(5) and 4.5.1(F). BACKGROUND & PROJECT DESCRIPTION The subject property at 38'/2 South Swinton Avenue on Lot 13, Block 61 is located between West Atlantic Avenue and SW 1st Street in OSSHAD. This 621 SF small structure appears to have served possibly as a garage and at some point as a small guest house to the main house known as the Cathcart House (Building `E'). According to Property Appraiser PAPA report, it was built in 1940.. The Sanborn maps indicate there was a garage footprint on maps 1926, 1946 & 1963 basically at the same location. The existing building appears to be a replacement of the original. It is a one-story, simple frame vernacular with a low pitch gable roof, and lap siding walls. The interior floor plan indicate it has a kitchen, bathroom, living room and one bedroom. The west end of the building is unfinished and used for storage. There is a finished enclosed porch on the east elevation. Building `El' is within the Midtown Delray mixed-use redevelopment project. It is associated with the developmental history of the area that occurred during the 1940s. Building `El' is a secondary building to Building 'E'. The building appears to be structurally sound, although there is some level of decay and in need of maintenance. Structures that are individually designated as historic or are located in historic districts shall be maintained in a secure and attractive manner. All defective structural and decorative elements of such building facades shall be repaired or replaced in a workmanlike manner, to match as closely as possible the original materials and construction of the building. All exterior walls shall have all loose material removed and patching or resurfacing shall be accomplished to match the existing or adjacent surfaces as to materials, color, bond, and joining.All cornices, trim and window frames that are damaged, sagging or otherwise deteriorated shall be repaired or replaced to be made structurally sound and all exposed materials painted, stained or otherwise treated in a consistent manner. The Property Appraiser's report indicate Building 'El' was built in 1940 possibly replacing an earlier garage whose small footprint appeared on Sanborn map 1922. Later Sanborn maps 1926, 1946, 1963 indicates it was enlarged and later a small porch was added on the east facade. It now exhibits a one bedroom, living room with a bathroom, possibly used as a small guest house associated with Building 'E.' The current condition of Building 'El' appears to be structurally sound, although has some level of decay and maintenance issues. Although Building `El' is considered contributing, it is a secondary building to Building `E' and has no architecturally significant features associated with the principal Building `E'. The Applicant is requesting demolition of Building 'El' as there is no use or rationale to include in the mixed-use redevelopment associated with Midtown Delray. The Applicant's request is for demolition of Building 'El', a secondary building to the Cathcart House (`E'). The request is based on the following: a) 'E-1's' utility is limited to serving as an outbuilding to the main structure, which is proposed to be relocated within Block 61; b) The proposed future use of the Cathcart House would no longer require the COA Building 'E-1', 38% S. Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 2 of 6 utility of `E-1'; c) Independently, 'E-1' has little individual merit; d) Its small footprint and limited use and lack of architectural significance does not warrant its relocation within the proposed Midtown Delray Redevelopment project, and; e) It does not make economic sense to relocate it and no interest has been expressed by other parties for its relocation. Additionally, the demolition of `E-1' would not negatively affect OSSHAD, it will continue to be a designated historic district. It was built in 1940 to replace an earlier structure. It would not individually fulfill criteria for designation as a listing in the National Register. `E-1' has no significant features and can be easily be reproduced, and it is not one of the last remaining examples of this kind in the historic district or the city in general. ANALYSIS 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. The applicable Standards are provided 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) Distinctive features,finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved. (Standard 5) Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. (Standard 6) Building 'El' is classified as contributing, however, it does not share any of the defining features finishes, construction techniques or has examples of craftsmanship that characterize its principal building, the Cathcart House, that should be preserved. While built in 1940 within the period of significance of OSSHAD, it is of little individual merit itself. Its demolition would not negatively affect OSSHAD as a historic district. OSSHAD would continue to be a designated historic district. The request before the Board is for demolition of `E-1'. To demolish Building `E-1' the applicant shall adhere to Standards and Guidelines 1, 2, 5 & 6, pursuant to LDR Section 4.5.1(E)(5) noted above as applicable, and in accordance to The Secretary of the Interior's Standards for Rehabilitation, and the Delray Beach Historic Preservation Design Guidelines, as amended from time to time. COA Building `E-1', 38% S. Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 3 of 6 Pursuant to LDR Section 4.5.1(F), Demolition, demolition of historic or archaeological sites, or buildings, structures, improvements and appurtenances within historic districts shall be regulated by the Historic Preservation Board and shall be subject to the following requirements: (1) No structure within a historic district or on a historic site shall be demolished before a Certificate of Appropriateness has been issued pursuant to Section 2.4.6(H). Building 'El' shall not be demolished until a COA has been issued pursuant to Section 2.4.6(H). (2) The application for a Certificate of Appropriateness for demolition must be accompanied by an application for a Certificate of Appropriateness for alterations to the structure or the redevelopment of the property. Building 'El' shall not be demolished until a COA for the redevelopment of the property has been issued (3) Demolition shall not occur until a building permit has been issued for the alterations or redevelopment as described in the applicable Certificate of Appropriateness. The subject COA is accompanied by a Class V Site Plan for Midtown Delray, which encompasses the subject property. The demolition permit for Building 'El' shall not be issued until the building permit is issued for the entire project, which includes other demolitions and relocation of structures. (4) All structures approved for demolition and awaiting issuance of a building permit for the alterations or redevelopment shall be maintained so as to remain in a condition similar to that which existed at time that the Certificate of Appropriateness for demolition was approved unless the Chief Building Official determines that an unsafe building condition exists in accordance with Section 4.5.3(G). At this time the Chief Building Official has not determined that that Building 'El' is unsafe, consequently, Building 'El' shall be properly maintained in its existing condition until the COA for demolition is approved. This requirement is to ensure that either further neglect takes place, if already in a bad condition, or that the building not fall into disrepair due to neglect while awaiting a building permit. Some properties, although there is an approved site plan, are not redeveloped, and therefore, the structure should be maintained to ensure its viability in the future. (5) A Certificate of Appropriateness for demolition of 25% or more of contributing or individually designated structure shall be subject to the following additional requirements: COA Building `E-1', 381/2 S. Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 4 of 6 (a) A demolition plan shall accompany the application for a Certificate of Appropriateness for demolition. The plan shall illustrate all portions of the existing structure that will be removed or altered. (b) The Certificate of Appropriateness for demolition and the Certificate of Appropriateness for alterations or redevelopment shall meet the "Additional Public Notice" requirements of LDR Section 2.4.2(b)(1)(i). Building 'E-1' classified as contributing is proposed for demolition. The Applicant shall adhere to the COA requirements (5) (a- b) as noted above and in compliance with of LDR Section 2.4.2(b) (1) (i). (6) The Board upon a request for demolition by a property owner, shall consider the following guidelines in evaluating applications for a Certificate of Appropriateness for demolition of designated historic sites, historic interiors, or buildings, structures, or appurtenances within designated historic districts; (a) Whether the structure is of such interest or quality that it would reasonably fulfill criteria for designation for listing on the national register. (b) Whether the structure is of such design, craftsmanship, or material that it could be reproduced only with great difficulty or economically nonviable expense. (c) Whether the structure is one of the last remaining examples of its kind in the designated historic district within the city. (d) Whether retaining the structure would promote the general and value of a particular culture and heritage. (e) Whether there are approved plans for immediate reuse of the property if the proposed demolition is carried out, and what effect those plans will have on the historic district designation or the individual designation of the property. The following is in compliance with the guidelines for COA for demolition as noted above. (a) Building 'El' does not fulfill criteria for designation for listing in the National Register of Historic Places. (b) Building 'El' design, craftsmanship or material if reproduced would be an economically non-viable expense. (c) Building 'El' is not one of the last remaining examples of its kind in the designated historic district within the city. There are other similar buildings noted within and outside the historic district that were built for utilitarian purposes. (d) Retaining Building 'El'would not promote the general and value of a particular culture and heritage. (e) There are proposed plans for immediate reuse of the property if the proposed demolition is carried out. The current site will become part of a proposed Midtown Delray mixed-use redevelopment. The demolition of Building 'El' should not negatively impact the designation of the historic district. The OSSHD will continue to be a designated historic district. (7) No decision of the Board shall result in undue economic hardship for the property owner. The Board shall determine the existence of such hardship in accordance with the definition of undue economic hardship found in Section 4.5.1(H). COA Building `E-1, 38IA S. Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 5 of 6 The Applicant has not claimed undue economic hardship with respect to this request. If the Applicant does claim Undue economic hardship all materials must be submitted pursuant to Section 4.5.1(H). (8) The Board's refusal to grant a Certificate of Appropriateness requested by a property owner for the purpose of demolition will be supported by a written statement describing the public interest that the Board seeks to preserve. Should the Board deny the request, the Board shall provide an explanation within the motion supported by a written statement describing the public interest that the Board seeks to preserve. (9) The Board may grant a certificate of appropriateness as requested by a property owner, for demolition which may provide for a delayed effective date. The effective date of the certificate will be determined by the Board based on the relative significance of the structure and the probable time required to arrange a possible alternative to demolition. The Board may delay the demolition of designated historic sites and contributing buildings within historic districts for up to six months while demolition of non-contributing buildings within the historic district may be delayed for up to three months. If approved, the property owner is not permitted to demolish the structure until a building permit is issued concurrently with the approved development. Therefore, an additional delay is not necessary, unless the Board can determine that additional time would assist in finding an alternative to the demolition. (10) Request for Demolition Justification Statement: A justification statement shall accompany the application for a Certificate of Appropriateness for demolition of any contributing structure in a historic district or individually designated historic structure. The justification statement must include the following: (a) A certified report from a registered architect or engineer which provides documentation explaining that the building is structurally unsound and is damaged beyond the ability to repair it at a reasonable cost. The report must include photographs to substantiate the damage. (b) A certified report from an engineer, architect, general contractor, or other qualified professional which documents the projected cost of repairing the structure and returning it to a safe and habitable condition. (c) An appraisal of the property in its current condition, its value as vacant land and its potential value as a preserved and restored historic property. (d) Documentation that reasonable efforts have been made to find a suitable alternate location for the structure within the City of Delray Beach to which the contributing/ individually designated historic. (e) Documentation that the APPLICANT or property owner has taken such steps as it deems necessary to preserve the structure requested for demolition including consultation with community groups, public agencies, and interested citizens, recommendations for acquisition of property by public or private bodies, or agencies and exploration of the possibility of moving one or more structures or other features. A COA Building `E-1', 38% S. Swinton Avenue, Midtown Delray HPB Meeting December 19, 2017 Page 6 of 6 Building 'E-1 is classified as contributing to OSSHD and is a secondary building to the Cathcart House. The applicant shall provide A Justification Statement to accompany the application for a Certificate of Appropriateness in compliance with Standard (10) (a-e) as noted above as applicable. Relocation would not make economic sense and no interest has been expressed by the parties as to its location. (11)Salvage and Recordation of Historic Structures: (a) The property owner shall contact the Delray Beach Historical Society for the purpose of salvaging and preserving specified classes of building materials, architectural details and ornaments, fixtures, and the like for reuse in the restoration of the other historic properties. Confirmation of such efforts shall be provided in a written statement and submitted with the other demolition application prior to consideration by the Historic Preservation Board. (b) The Board may, with the consent of the property owner, request that the Delray Beach Historical Society, or the owner, at the owner's expense, record the architectural details for archival purposes prior to demolition. i. The recording may include, but shall not be limited to photographs, documents and scaled architectural drawings to include elevations and floor plans. ii. One(1)copy of the recording shall be submitted to the City's Planning and Zoning Department, and one (1) copy shall be submitted to the Delray Beach Historical Society for archiving purposes. In compliance with (11) (a & b), at the expense of the Applicant with City staff an inventory should be conducted of all salvable materials from the structures to be demolished prior to release of demolition permits, including but not limited to flooring, doors, windows, and hardware. The Applicant would reuse materials on relocated properties where possible. A copy of recording shall be submitted to the City's Planning, Zoning and Building Department, and to the Delray Beach Historical Society for archiving purposes. ALTERNATIVE ACTIONS A. Continue with direction. B. Move approval of the COA (Building `E-1') for the demolition of the contributing accessory structure located at 381/2 South Swinton Avenue, Old School Square Historic District, by adopting the findings of fact and law contained in the staff report and finding that the request is consistent with LDR Sections 4.5.1 (E)(5) and 4.5.1(F). C. Move denial of the COA(Building `E-1')for the demolition of the contributing accessory structure located at 381A South Swinton Avenue, Old School Square Historic District, by finding that the request is not consistent with LDR Sections 4.5.1 (E)(5)and 4.5.1(F). RECOMMENDATION Move approval of the COA (Building `E-1') for the demolition of the contributing accessory structure located at 381/2 S Swinton Avenue, Old School Square Historic District, by adopting the findings of fact and law contained in the staff report and finding that the request is consistent with LDR Sections 4.5.1 (E)(5) and 4.5.1(F). Miller, Diane Wrom: Cindi Freeburn <freeburncindi@gmail.com> 4ent: Tuesday, December 19, 2017 12:29 PM To: Miller, Diane; Hoyland, Michelle Cc: Commissioners, Mayor Subject: HPB and Hudson Holdings "Midtown" proposal Diane, Please forward this email to ALL members of the HPB today,Tuesday December 19, 2017. Dear HPB Board Members, I would like to go on the record formally as strongly opposing the latest Hudson Holdings proposal for"Midtown" formerly Swinton Commons. I do not find that significant changes/improvements have been made as per your firm directives during the August review. In addition, I fully support the letter from the Historic Preservation Trust written by Ms. Pert in terms of further adjustments that MUST be made prior to this project moving forward. It is your primary role to PROTECT and PRESERVE the historic areas of the city of Delray Beach. This latest plan by Hudson Holdings remains wholly incompatible with the Historic nature of the area in which it will potentially reside.We are blessed to have several significant historic areas in our town. Not every city is as fortunate. We MUST preserve these areas for future generations, and all "improvements" in Historic Districts must have at their core compatibility with our storied past. • urge you to send Hudson Holdings BACK to the drawing board to make the changes suggested by the Historic Trust before moving it on within the City approval processes. Financial gain, profit, even jobs need to take a back seat to retaining the Historic Charm that gives Delray a unique value proposition to future generations. Generic buildings such as what HH proposes can be built "anywhere", but whatever changes are made within an irreplaceable Historic District in a City, MUST be compatible and within scale to their valuable surroundings. If we look at many of the venerable cities in our country that draw visitors and historians alike,they made Historic Preservation a cornerstone of their mission when improving their cities. Boston, Philadelphia, Charleston, Savannah are all wonderful examples of Historic Preservation that occurred in concert with modernization. I personally spend a great deal of time in Savannah and delight in their historic squares and architecture that peacefully co-exists with a great retail and restaurant scene. We should take a page from the book of such cities and PRESERVE Delray's history! Please send this latest effort of HH BACK for further SIGNIFICANT improvement! Respectfully, Cindi Freeburn Delray Beach resident Gindi Freeburn o-Owner&CMO i /02-A9 ji 7 -t-Al ijui6 GIN,!ice d fJ ',J" Midtown Delray Planning and Zoning Staff Report Summary of Support and Recommendations r . ' The following excerpts are extracted directly from: THE CITY OF DELRAY BEACH STAFF REPORT FOR THE HISTORIC PRESERVATION BOARD on December 19, 2017 as prepared by: Scott O. Pape, AICP, Principal Planner ITEM: Midtown Delray (2017-284): A Class V site plan application for Midtown Delray that includes 39,396 square feet of retail; 11,117 square feet of restaurant; 55,218 square feet of office; 45 dwelling units; and 39 residential-type inn units. The project also includes the relocation of seven of the existing contributing buildings, reconstruction of one existing building, and demolition of two buildings. The relocation of six of the contributing buildings will occur on Block 61 along Swinton Avenue. Another contributing building will be relocated from Block 61 to the Sundy House property. RECOMMENDATION: Approval (page 5) Parking Requirements: A condition of approval is attached that the site plan be revised to correctly note the required parking of 379 parking spaces prior to certification of the site plan. (agreed) (page 6) Auxiliary Power Generator: A condition of approval is attached that the location of these generators are provided on the plans together with the source of fuel prior to certification of the site plan. ( agreed) (page 6) Photometrics: A photometric plan has been submitted that demonstrates compliance with the illumination standards of LOR Section 4.6.8. (page 6) Bicycle Parking: Per LOR Section 4.4.13(IX4), a minimum of 65 bicycle parking spaces are required. The development proposal complies with this requirement since 69 bicycle parking spaces are provided on the property. (page 13)Waiver : The proposed waiver will have no meaningful impact on the neighboring area. The subject buildings border on SW 1st Avenue, which are located across from the library, surface parking lot, and the Palm Beach County parking garage. The streetscape of the library and parking garage will not be impacted by allowing buildings wider than 60'. The wider buildings will have no impact on the provision of public facilities and will not create an unsafe situation. Given the surrounding use of land, the waiver will not grant a special privilege and would be supported for other properties with similar circumstances. (page 14) Landscape Plan : The overall Landscape Plans have been designed to create detailed planting and a central hardscape "common" connecting the various structures and land uses throughout the Swinton Commons properties. Although the "common" is designed in fairly detailed manner, it is the opinion of staff that the landscape design, around some of the "historic buildings", once their final use is determined, should be increased and detailed to fit these residential scale structures. ( agreed) (page 15) LDR Section 4.5.1(E)(3)(b)(1), Buildings, Structures, Appurtenances and Parking: These parking areas meet the intent of this code section as they are screened from adjacent rights-of-way. This creative design allows the parking areas to contribute to the historic nature of the properties and the district as a whole meeting the required criteria of this code section. (page 17) Secretary of the Interior's Standards for Rehabilitation: Preserving the structures within the west side of South Swinton Avenue retains the original development pattern of the block and allows for the adaptive reuse of the structures while maintaining defining and distinctive characteristics of each structure. Historically, the structures involved in this block of South Swinton Avenue have not experienced a successful adaptive reuse. It is anticipated that the new construction will bolster the project affording success overall and attract businesses to South Swinton Avenue; thus, helping to protect the integrity of the structures, the property and the environment. New additions, exterior alterations, or related new construction is not proposed for the individual contributing structures. Overall, the proposal can be found to be in compliance with the intent of the Standards. Architectural Elevations (Sec 4.5.1) (page 18) New Construction Component: The related new construction is proposed to not destroy historic materials that characterize the property through the site design The scale of the new construction is larger than the context of the existing historic properties and is primarily situated around the perimeter of the site, which is on the edge of the OSSHAD historic district and adjacent to existing larger scale projects such as the Delray Beach Public Library, the Worthing Place Development and the Federspiel Parking Garage. This configuration provides for the desired buffer and transition between the adjacent larger scale CBD zoned properties and the existing smaller scale historic properties. Also, the site configuration provides for large separations between the existing structures and the new buildings with the design of the new common area in the center of the project. The new commercial buildings and the proposed layout of the overall site will better engage pedestrian traffic along the historic Swinton Avenue corridor and adjacent streets creating an improved opportunity for walkability. Further, the proposed design of the structure situated at the intersection of Swinton and Atlantic Avenues completes the needed connection to West Atlantic Avenue beginning with the Delray Beach Public Library; thus, improving the pedestrian connection between East and West Atlantic Avenue. (page 20) LOR Section 4.5.1 (E)(7)(a-m), Visual Compatibility Standards: Visual Compatibility for the OSSHAD zoned properties requires compliance with respect to the Building Height Plane, First Floor Maximum Height of 14', and the Upper Story Height maximum of 12' The Building Height Plane requires the additional setback of upper stories from the front setback line to mitigate an impact on the streetscape. The proposal meets these requirements. The portion of the property that is zoned OSSHAD but is subject to the CBD Overlay is exempt from the requirement for Building Height Plane, First Floor Maximum Height of 14', and the Upper Story Height maximum of 12'. The new lot formation and proposed overall development will have a substantial impact on the rhythm of buildings on street and it can be demonstrated that the proposal is an improvement to what currently exists along some of the existing road frontages, which include several surface parking lots. The proposal also includes new subterranean parking for the storage of automobiles, which subordinates the importance of the automobile in a physical way. (page 21) Given the above, positive findings can be made with respect to the Visual Compatibility Standards. (pages 22/24) LOR Section 4.4.13(E) Frontage Standards: Building 1- Building Articulation. The most significant building articulation is achieved by the civic open space located on the corner of Atlantic Avenue and Swinton Avenue. The building has a base, middle, and top generally consistent with the intent of the code. Architectural Style- Building 1 uses three of the approved CBD Architectural Styles. Frontage Standards- Despite the grade changes, the site design is consistent with the intent of the code.Prior to certification, the site plan and landscape plan shall be revised to incorporate at least two more trees of an oak species in the Atlantic Avenue streetscape and this is attached as a condition of approval. (agreed) (page 25) The project meets the minimum standards for the streetscape and frontage type standards. (page 25) North Condominium-The building meets the required streetscape and frontage type standards. The slope is too steep from the building towards the street to be viable over time. Prior to site plan certification, the proposed landscaping in the front setback areas shall be redesigned to terrace the slope to prevent run off on the sidewalk and erosion and this is attached as a condition of approval. (agreed) (page 27) Section 3.1.1 (A) - Future Land Use Map: Thus, positive findings can be made with respect to Future Land Use Map consistency. (page 27) Section 3.1.1 (B) - Concurrency: As described in Appendix A, a positive finding of concurrency can be made as it relates to water, sewer, streets and traffic, drainage, parks and recreation, open space, schools, and solid waste. (page 27) Section 3.1.1 (C) - Consistency (Standards for Site Plan Actions): As described in Appendix B, a positive finding of consistency can be made as it relates to Standards for Site Plan Actions. (page 27) 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, provided that all outstanding items attached as conditions of approval are addressed. (pages 27/28) Comprehensive Plan Policies: Future Land Use Element Objective A-1, The residents of the condominiums will provide a customer base for the surrounding businesses. These quests will provide economic stability for businesses in the area, particularly with respect to the restaurant and entertainment sectors. Transportation Element Policy 0-2.2, Bicycle is provided throughout the project. Section 2.4.5 (F){5) - Compatibility (Site Plan Findings): The proposed redevelopment will provide year-round customer and employment base for the nearby commercial redevelopment along West Atlantic Avenue as well as new opportunities for businesses. The stability of the downtown area will be enhanced by the addition of the hotel Residential-type Inn guests that will patronize area businesses and contribute to the long term revitalization of this redevelopment area together with employment base of the commercial uses. (page 29) ASSESSMENT AND CONCLUSION -The mixed-use development will further enhance the vibrancy of the historic district, the downtown area and the continued redevelopment of the Atlantic Avenue area. The proposed uses are consistent with the policies of the Comprehensive Plan and Chapter 3 of the Land Development Regulations. Positive findings can be made with respect to Section 2.4.5(FX5) and 2.4.5(HX5) regarding compatibility of the proposed development with surrounding properties. Positive findings can be made with respect to compliance with the Land Development Regulations provided the conditions of approval are addressed. (page 29) STAFF RECOMMENDATIONS (All items are recommended for approval- Class V Site Plan, Landscape Plan, Architectural Elevations, Waiver, Structure Relocations and Demolitions) (page 29) Waiver: Recommend approval to the City Commission of the waiver to LDR Section 4.4.24(F)(4), the maximum width of a building fronting a street shall be limited to 50' and shall have a minimum separation of 15' between buildings fronting a street in a development site that contains more than one structure. (page 29) Site Plan Modification: Approve COA 2017-284-SPM-HP8-CL5 and associated Class V site plan for Midtown Delray, 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 Chapter 3, Section 2.4.5(FX5), and Section 2.4.5(H)(5) of the Land Development Regulations and Comprehensive Plan, subject to the following conditions of approval.1. That the locations of the generators are provided on the plans together with the source of fuel prior to certification of the site plan. 2. That the site plan be revised to correctly note the required parking of 379 parking spaces prior to certification of the site plan. (page 30) Landscape Plan: Approve COA 2017-284-SPM-HPB-CL5 and associated landscape plan for Midtown Delray, based on positive findings with respect to LOR Section 4.6.16 and Section 2.4.5(H)(5), subject to the condition that a payment of$139,800 to the Delray Beach Tree Trust Fund for remediation of the trees to be removed. (page 30) Elevations: Approve COA-2017-284-SPM-HPB-CL5 and associated design elements for Midtown Delray, based on positive findings with respect to LOR Section 4.6.18 and Section 2.4.5(1)(5). (page 30) Relocations: Move approval of COA 2016-069 (Rectory, Building 'A'), 14 S. South Swinton for the relocation of the contributing structure on the property located at 20 W Atlantic Avenue, Move approval of COA 2016-070 (Rectory, Building 'B'_)for the relocation of the contributing structure on the property located at 20 W Atlantic Avenue, Move approval of COA 2016-071 (Building 'C')for the relocation of the contributing structure on the property located at 22 South Swinton Avenue, Move approval of COA 2016-063 (Building 'E "),a.k.a. Cathcart House for the relocation of the contributing structure on the property located at 38 South Swinton Avenue, Move approval of COA 2016-060 (Building 'F'), a.k.a. Peach House for the relocation of the contributing structure on the property located at 40 South Swinton Avenue, (for all above) 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 the Land Development Regulations, and the Secretary of the Interior's Standards for Rehabilitation. Demolitions: Move approval of COA 2016-064 (Building 'E-1')for the demolition of a contributing structure located at 381,h South Swinton Avenue, Move approval of the COA 2016-061 (Building 'G-ACC')for the demolition of a (contributing structure/accessory structure secondary building to Building 'G ' a contributing structure) located at 44Y2 South Swinton Avenue, Report prepared by: Scott O. Pape, AICP, Principal Planner /a/,9/,7 il..6M,cw_tj 4/ W. TUCKER GIBBS, P.A. ✓�' ATTORNEY AT LAW P.O. BOX 1050 COCONUT GROVE FL 33133 TELEPHONE(305) 448-8486 FACSIMILE(305) 448-0773 tucker@wtgibbs.com December 19, 2017 VIA HAND DELIVERY Honorable Chairperson and Members of the City of Delray Beach Historic Preservation Board Delray Beach City Hall 100 NW 1st Avenue Delray Beach, Florida 33483 Re: Historic Preservation Board Special Meeting, December 19, 2017 , Item VI. A. Certificate of Appropriateness, Class V Site Plan, Relocations & Demolitions (2017-284) Located on the Site Bounded by Atlantic Avenue, South Swinton Avenue, S.W. First Street and S .W. First Avenue . Dear Chairperson Miller: I represent the Delray Beach Preservation Trust, Inc. in the referenced matter and am unable to attend the hearing tonight . However, I wish to provide the Delray Beach Historic Preservation Board ("HPB") with my client' s legal position on the referenced application before you. There are two applications that are being currently considered by the city for the referenced site: 1 . Application 2016-073 (the "initial application") presented to the HPB on June 26 and 27, 2017 was for "Certificate of Appropriateness, Class V Site Plan, Relocations & Demolitions .i1 The HPB took the following action on the application: a. It denied the application for a certificate of appropriateness for the Class V site plan. b. It approved certificates of appropriateness for the relocation of three historic and 1 The HPB also considered and approved Application 2016-101 for conditional use approval at that the June 26 - 27 hearing. December 19, 2017 Page 2 contributing historic structures and the demolition of three others. c. It denied the requests for certificates pf appropriateness for the relocation of five historic and contributing historic structures and the demolition of three others . No person or entity filed an appeal of the HPB decision denying the certificate of appropriateness for the Class V site plan application -- the basis of the HPB approval of the three relocations and the three demolitions . Commissioner Shelly Petrolia requested commission review of the HPB decisions to approve certificates of appropriateness for the relocation of three historic and contributing historic structures and the demolition of three others. These appeals have not yet been decided by the city commission. The applicant, MGM Sundy House, LLC also filed an appeal to the city commission of the HPB denials of certificates of appropriateness for the relocations of the five historic and contributing historic structures and the demolition of the two others . These appeals have not yet been decided by the city commission. 2 . Application 2017-284 (the "second application") seeks "Certificate of Appropriateness, Class V Site Plan, Relocations & Demolitions ." This application invites the HPB to approve an altered version of the initial application but omits the any reference to the three buildings that were approved for relocation and the three demolitions approved by the HPB on June 27, 2017 . ************************************************************ * ************************************************************* Application 2017-284 is before the HPB incorrectly for two reasons: December 19, 2017 Page 3 1 . The failure of the applicant to appeal the HPB denial of the initial site plan to the city commission renders final that denial and voids any decisions including the relocations and demolitions based on the denied site plan. Note that the HPB considered that initial application as one application with several related individual actions among which were: a request for a "certificate of appropriateness for a site plan pursuant to LDR section 2 .4 . 6(H) " and for certificates of appropriateness for "relocations and demolitions. " The denial of the site plan rendered any related decisions on this application (the relocations and demolitions") as moot and therefore void. 2 . The HPB decision to approve the requested certificates of appropriateness for the three relocations and three demolitions under the now-void initial application rendered those relocation and demolition approvals null and void. Because the second application (No. 2017-284 ) excludes any request to approve the three relocations and the three demolitions approved by the HPB on June 27, 2017 under the now-void initial application, that second application is incomplete and cannot be considered by the HPB. Therefore, while the initial application is still at issue because of the two appeals, the second application for development of the same property is not appropriate . If the HPB determines to hear the second application, the board should deny that application as it fails follow LDR section 4 . 5. 1 (E) (5 ) . That provision requires the relocation and demolition of any building or the alteration of any historic site within a historic district to comply with the Secretary of Interior' s Standards for Rehabilitation "Secretary of Interior Standards" or "the standards") . December 19, 2017 Page 4 The intent of the Secretary of Interior Standards is to assist the long-term preservation of a property' s significance. It is the intent of the standards that they be applied to the building and its environment or its historical setting . Here, the setting is each individual building as well as the Old School Square Historic Arts District (the "district") . Approval of the second application will alter and destroy the physical record of the time, place and use of this part of the Old School Square Historic Arts District (the "district") . The district is the sum of its individual historic elements - including the historic and contributing structures, that in their original locations make up the district. The requested relocations and demolitions destroy the defining characteristics of each of those structures and forever alters each of these sites as well as the historic character of the district . The proposed new construction irrevocably alters the essential form and integrity of the historic district by its sheer size, massing and scope. Quite simply, this project is too intense for this low-scale historic site. The second application fails to meet at least six of the ten Secretary of Interior Standards for Rehabilitation as follows : STANDARD 1 . Standard one requires 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 . " Demolishing the two contributing buildings is not a "minimal change to the defining characteristics of the building and its site and environment. " It is a major change as it eliminates "contributing" buildings which define their suite and help define their environment . December 19, 2017 Page 5 Relocating the five contributing and historic buildings is not a "minimal change. " This forever alters the historic context of these buildings by creating a new context -- a new location unrelated to their history . It is the individual buildings, in their original locations, that tell the story of this district. Moving these buildings, and proposing an underground garage that eliminates the ability to plant native trees outside of pots and planters forever changes the historic character -- the context and integrity -- of the district as well as these buildings . The request to waive the maximum 60-foot width of a building frontage on a street to allow 164 , 156, and 81-foot frontages shows that the new buildings are out of scale and too massive for the historic one and two story small cottage environment . These are not minimal changes. STANDARD 2 . Standard two says : "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. " Demolishing two contributing historic buildings to make more convenient a massive, out-of-scale development does nothing to preserve the historic character of the property or the district. The removal of the five contributing and historic buildings changes the the space that characterizes the property contrary to this standard. Relocating the five buildings seriously alters the context of the individual buildings and the relationship of each building to the district. The buildings and their location define the context and character of the historic district in general and each site in particular. Moving these buildings from their historic locations and setting destroys this context and trivializes historic preservation . The demolition and relocation of the individual buildings is for the sole purpose of allowing a more intense development than would otherwise be permitted on the north portion of the property. This, will alter the historical space and context of the buildings slated for demolition and ultimately the character of the district . December 19, 2017 Page 6 STANDARD 3 . Standard three states: "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 of architectural elements from other buildings, shall not be undertaken ." The requested demolitions will remove any physical record of their individual time, place and use contrary to this standard. The requested relocations will remove from those properties the physical record of their individual time place and use. In particular, the relocations of the buildings, coupled with the impacts on the historic landscaping (no large native trees such as live oaks can survive planting on top of an underground garage) caused by the construction of the underground garage. As stated in the staff reports on each relocation, the redevelopment of the north portion of Block 61 on W. Atlantic Avenue would create more intense development thereby changing the "identifying characteristics" of the existing historic buildings nearby. Therefore, the historic buildings should be moved to preserve their historic setting. This standard specifically prohibits actions such as these that create a false sense of historical development. The intent of this standard is to require development in historic districts and impacting historic structures to fit in with the existing historic context and not change or recreate a different "historic context" to accommodate a developer' s "vision". Here the developer seeks to bend the district to fit its vision when the standards require the opposite. The changes to the district proposed by the developer including the massive and out-of-scale buildings requiring the waivers, the underground garage, and the demolitions and relocations of historic buildings substantially diminish the physical record of the time, place and use of the buildings that define the district contrary to standard three . The approval of these demolition and relocation requests in the application will create a false sense of historical development of this site and the district . This is prohibited by standard three . December 19, 2017 Page 7 STANDARD 9 . Standard nine requires "related new construction shall not destroy historic materials that characterize the property. The new work shall be...compatible with the massing, size, scale and architectural features to protect the historic integrity of the property and its environment . " Removal by demolition of two contributing buildings and the relocation of five one-to-two-story cottages to allow for the development of large out-of-scale buildings does nothing to protect the historic integrity of the district, its historic buildings or their environment . This standard requires an affirmative showing that the demolitions and relocations are compatible with the massing and scale of the existing buildings in the district (pursuant to LDR section 4 . 4. 1 (E) (5) ) . There is no showing that the proposed new development and the removals and demolitions are compatible with the massing, size scale to protect the historic integrity of the property and its environment . STANDARD 10. Standard ten requires that new development shall be undertaken so that if it is removed in the future "the essential form and integrity of the historic property and its environment would beunimpaired." The requests for relocation and demolition of these historic buildings to allow for the construction of the proposed underground garage and office buildings on W. Atlantic Avenue illustrate the loss of the essential form or integrity of the historic property and environment . That environment will be gone with the new buildings and structure and the relocation and demolition of the buildings as requested by the applicant . Without the historically accurate context these remaining and relocated buildings no longer will be an accurate physical record of their time place and use. The Old School Square Historic Arts District is the sum of its parts - the buildings and natural environment making up the district . In this historic environment, the buildings in the district provide the context that gave rise to the establishment of this district . December 19, 2017 Page 8 Demolishing the buildings as requested by the applicant also demolishes their historic context contrary to standards one and two of the Secretary of the Interior Standards . And it destroys the historic basis for including this block in the district. Relocating the requested buildings irrevocably alters the time and place of these historic buildings and the resulting value of this historic district contrary to Secretary of the Interior Standard three . The proposed new construction, including the underground garage is incompatible with the district because it is the reason for the demolition of the historic buildings and the destruction of the historic value of the buildings proposed to be relocated. On behalf of the Delray Beach Preservation Trust, I respectfully request that the HPB deny each of the requests that make up Application 2017-284 because they fail to meet the Secretary of Interior' s Standards for Rehabilitation. Sincerely, ,),(f,ukfri W. Tucker ibbs 12 J6,. ,1Td 6 Laved WTheded /oLig h7 2. Arcade Elements a. Arcades shall be combined with storefronts. b. The height and proportions of the arcade shall be consistent with the architecture and proportions of the building to which it is attached. c. Potted landscaping or ground planting shall be provided between the face of the columns or pillars and the face of curb. d. Lighting shall be incorporated into arcades to meet CPTED principles. (F) Architectural Standards. To ensure high quality architecture in the downtown area, the following architectural standards apply to all buildings in the Central Business District Sub-districts and in the OSSHAD with CBD Overlay_ In addition to the standards in Section 4.6.18, the following standards apply in all CBD Sub-districts. [Amd. Ord. 28- 15 12/02/15] (1) Required Standards. In adct_ition to the standards_ in this_section, all buildings shall follow the Delray Beach Architectural Design Guidelines. Pees located_within a Historic District or Individually Designated Sites, as listed on the Local Register of Historic Places in Section 4.5.1(I), shall also comply with the Visual Compatibility Standards_s f on.4.5.1(EL$). [Amd. Ord. 28-15 12/02/15] (2) Façade Composition (a) Building Articulations. Buildings articulations that respond to the site's unique urban condition, such as but limited to, locations on corners, near public open spaces, terminating the visual axis of a street, and/or that emphasize main building entries, shall be clearly expressed in the design. [Amd. Ord. 28-15 12/02/15] 1. Building articulations in the form of a change in building height and building placement shall be incorporated so that building façade proportions do not exceed height to width ratios of 3:1 or 1:3 (Figure 4.4.13-29). [Amd. Ord. 28-15 12/02/15] 2. Building articulations shall be reinforced by changes in roof design, fenestration patterns, or architectural elements. [Amd. Ord. 28-15 12/02/15] 4.4 - 95 /a//9/i 7 `J'r c.4A-ii<i E-d A/ f i (Jo A- Ai ki 1 Historic Preservation: Designated Districts, Sites, and Buildings, Section 4.5.1 Section 4.5.1(E), Development Standards: All new development or exterior improvements on individually designated historic properties and/or properties located within historic districts shall, comply with the goals, objectives, and policies of the, the Delray Comprehensive Plan Beach Jilictook=iiraeserraiierrBesirprenteteliTTes, the Secretary of the Interior's Standards for Rehabilitation, and the Development Standards of this Section. mprehensive Plan Future Land Use Objective A4: 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 " 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 f the Land Development Regulations relating to historic sites and districts and the "Delray Beach uesign Guidelines". Section 4.5.1 Historic Preservation Sites and Districts: (A)General: In recognition of findings as set forth in the original enactment of Ordinance 13-87, passed March 10, 1987, this Section is created in order to provide for the identification, preservation, protection, enhancement, perpetuation, and the use of districts, archeological sites, buildings, structures, improvements, and appurtenances that are reminders of past eras, events, and persons important in local, state, and national history; that provide significant examples of architectural styles of the past; that are unique and irreplaceable assets to the City and its neighborhoods; or that provide this and future generations with examples of the physical surroundings in which past generations lived; and other purposes. Section 4.5.1(E)(5), Standards and Guidelines: Some of the applicable Secretary of the Interior's Standards for Rehabilitation are noted below: Standard 1 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 Dear Neighbor and OSSHAD Property Owner, THIS IS AN IMPORTANT LETTER AS IT AFFECTS YOUR HOME AND PROPERTY RIGHTS! Your property is now within a newly created sub-section of the Old School Square Historic Arts District (OSSHAD) which has been proposed by an activist group for inclusion within the National Register of Historic Places as a "Historic District". This federal designation, if approved, will significantly restrict any future effort to improve your property, thus leading to reduced property values. The application is scheduled to be reviewed by the State on August 10th. You may or may not have been notified by mail last week from the Florida Department of State (copy of State letter enclosed) that you have until August 10th to object to your property being listed in the National Registry by sending a notarized statement to Alissa Slade-Lotane as Deputy State Historic Preservation Officer at the address below. (A NOTARIZED STATEMENT OF OBJECTION IS ENCLOSED) FL Dept.of State, Historical Resources Division Attn:Alissa Slade-Lotane 500 South Bronough Street,Ste.#402 Tallahassee, Florida 32399-0250 WHO WE ARE: HISTORIC DISTRICT COALITION (HDC) Because the State is more likely to listen to our concerns if we can unite,we formed a coalition consisting of concerned citizens, property owners and business owners located within the area to be affected by the current nomination effort. The nomination to the National Register of Historic Places is an attempt to force you, and all of us into accepting a "use change" that will negatively impair our rights as property, land and home owners because "historic"properties cannot be altered dified.__orimproved without satisfying very significant (and costly) local and state requirements that are intended to "protect" such properties from further development. WHO'S IN THE COALITION NOW? Hudson Holdings, (HH) (www.HudsonHoldings.com), a nationwide historic preservation real estate Development Company with home base in Delray Beach is spearheading the effort to unite all affected owners. For the past three years, Hudson Holdings has been seeking to develop the nearly 7 acres of property at the s/w corner of Atlantic Avenue into a historic preservation project (see enclosed brochure). At the heart of the project in Midtown Delray Beach will be 8 completely rehabilitated historic homes including the Rectory, built in 1902, and the iconic Cathcart House, formerly owned and occupied by its equallyl famous writer and investigative journalist,Virginia Snyder. INITIAL T i' I TO 7 DISTRICT COALITION L 1N c I:I. hS:vI?.0 The Coalition has come together quickly as a matter of necessity. Due to the short notice in advance of the nomination hearing,and what we believe is a breach of notification protocol,Hudson Holdings has contacted a number of stakeholders whose property,homes,and businesses will be impacted by the pending National Register nomination and the subsequent limitations that it will impose on all of us. HOW DID THIS HAPPEN? The application for nomination was first presented in 2015 by a corporate entity known as the Delray Beach Preservation Trust (the "Trust"). Hudson Holdings' initially halted the application by objecting on grounds that it was legally flawed and woefully inadequate. Hudson Holdings identified literally scores of discrepancies within the surreptitious application and, as a result, the nomination became stalled for more than two years. Nonetheless,the application was recently revived by the Trust and a determination on final hearing is now imminent. This is why YOU AND WE MUST ACT NOW IN AN ORGANIZED WAY TO STOP THIS RUSH TO CHANGE THE STATUS OF OUR PROPERTY RIGHTS! WIT DOES THIS MEANT, TO YOU? If the designated area is nominated and approved, the negative impact to property owners (and property values) will be significant. This is because designated historic properties must comply with language mandating that "if the future use or redevelopment of the property should require approval or assislaiice, from a federal agency the plans for such use or redevelopment would be subject to review by the State Hri o c Preservation Office and the Advisory Council on Historic Preservation." Thus, if designated as historic, your property will become subject to additional agencies telling you that you can't make any meaningful alterations to your property. Of course, this will significantly diminish the current and future resale values of all properties within the designated area. At the time of this writing, we along with other property owners who collectively own dozens of the approximately 100 properties in the designated area, strongly object to the nomination. We find it curious that a stale application, which had been dormant for more than two years, is now being revived at the Eleventh Hour and rushed for approval just as various development applications are advancing to final review with the City. This strong-arm effort to block the development of properties within the area is damaging to the community. POSSBILE DECEPTIVE MEASURES IN THE APPLICATION PROCESS? Making matters worse is the fact that the applicant continues to engage in deceptive measures to accomplish its goal. Indeed,the map submitted with the application identifies "contributing structures"within the area but has been falsely altered from the 2015 proposal for nomination, to the 2017 version, reclassifying several structures as "contributing structures" when in reality they are not. One such glaring example is Doc's, which is not a contributing structure. Similarly, the applicant has cleverly redrawn the OSSHAD district to delineate a sub-section of the district that is approximately 50% of the original area, also in an effort to show a higher density of"contributing structures" so that its application can be approved. (A COPY OF THE MAP IS ENCLOSED) BE AWARE: CONFLICT OF INTEREST APPLICANT?T? WE ARE EXPLORING THIS FUTHERI Here is what we know, and this is fact which makes the whole notion of the effort by the state even more alarming and potentially nefarious, if not curious. After considerable investigation on our part, we have learned that Ellen Uguccione, the current chairperson of the National Review Board - the state entity that will be reviewing the application at the hearing on August 10th - is the preparer of the proposed application, has actively counseled the applicant, and may have received consulting fees from the applicant. The idea that Ms. Uguccione was hired by the Trust, prepared the application for the Trust, and sits on the Board that will review the application for approval is, at a minimum, disturbing and, at a maximum, potentially legally actionable. We have also learned that the Trust filed its application and nominated the district to the National Register so that it could skirt the City process that affords all citizens the opportunity to have notice, attend public hearings, and voice concerns with respect to future development. Instead, the Trust has learned that it is easier to preempt all future development by nominating an area to the National Register-even if against the will of the owners, or even the knowledge of the City. Indeed, JoAnne Pert, the president of the Trust was quoted in the Sun Sentinel on June 28th, in an article written by Ryan Van Velzer, stating after a city hall meeting that"We started the historic districts to keep developers out." With state officials working closely with specious entities that are learning to "game the system", the decks are stacked against property owners - THAT IS ALL OF US - and we as property owners have no chance of receiving a fair and impartial hearing on August 10th. But,together we can change this!!! DID YOU RECEIVE A LETTER FROM THE STATE? We at Hudson Holdings know for a fact that we did not receive our notice from the state in a timely manner (all recipients are supposed to have at least 30 days from the date of receipt to submit notarized objections in advance of the final hearing). We also know that other property owners did not receive their notices either. This is important because,according to the state letter, "if the majority of the property owners in a district object,the district will not be listed." YOUR PARTICIPATION CAN AND WILL HELP US,AND YOU, PRESERVE YOUR RIGHTS! S! We are deeply concerned about the egregious manner in which this nomination has proceeded. Given the information we currently have, we believe it would detrimental to ALL property owners within the proposed district. However,we still do not believe that we have been able to obtain all relevant information. Thus, our objective at this time is simply asking to delay this fast-approaching deadline so that we can better evaluate all aspects of the application, verify that the process has been fair and lawful, and ensure that all property owners within the proposed district are aware of the ramifications of the nomination. JOIN OUR PROPERTY-OWNERS -MEETI G We are planning a property owners' meeting for all those whose property will be affected by the proposed nomination. TO BE CLEAR,THIS ACTION BY THE STATE WILL AFFECT YOU AND YOUR PROPERTY. You may or may not have received the required notice from the state of the upcoming approval hearing. One of our objections is to find out who has and has not been contacted.This is essential. If you have not been contacted it is possible that your rights have been violated. MEETING DATE: `1O NDAY, AUGUST 31S'I AT 6:00 PM HOSTED BY: HUDSON HOLDINGS AT THE SUNDY HOUSE IN THE STARBAR ROOM. r Ave.10o S. tivinton OTHER WAYS TO JOIN THE DISCUSSION: If you cannot attend the meeting in person,we have made plans for those out of town or unable to attend in person to participate via Skype or Zoom Video Conference. Alternatively, you can simply call in to our toll- free number below. ZOOM VIDEO CONFERENCE JOIN FROM PC, MAC, LINUX,IOS OR ANDROID: HTTPS://ZOOM.I.IS/1/890622749 OR TELEPHONE: DIAL:+1 646 558 8656 (US TOLL) OR+1 408 638 0968 (US TOLL) MEETING ID: 890 622 749 OR JOIN THORUGH SKYPE: ID IS: QHARLEY Please email our office to advise of your intention&method of attendance Info@hudsonholdings.com THE MEETING WILL START PROMPTLY AT 6:00 pm EST, PLEASE CALL IN A FEW MINUTES EARLY. WE ENCOURAGE YOU TO ATTEND THIS MEETING. WE WILL HAVE ATTORNEYS ON HAND WHO ARE INVOLVED IN THE PROCESS TO EXPLAIN THE DETAILS OF THE PROPOSED NATIONAL REGISTER DESIGNATION AND HOW IT AFFECTS YOU AND YOUR PROPERTY. Whether you plan to attend in person, or via free conference call or Skype, this will be a two way communication and open forum.You may ask questions during this presentation. HOW YOU CAN HELP Included in this mail is a questionnaire,it is critically important for you to review.The questions asked will help us better understand whether or not the state has in face fulfilled its obligations relating to the "notification"process that is dictated by federal regulations. We believe the state has not fulfilled its obligations.It is our understanding that many property owners were not notified. If this is the case,and if you are not in agreement with or in favor of your property being listed in the national register,this is your opportunity,and probably last chance,to fight the designation. Be advised that while the designation has value to the city, it may alter your rights and have a negative impact on the current and future value of your property. These details will be discussed in depth during our meeting by legal counsel.On the next page is our quick questionnaire,please fill it out and return to us in the self-addressed,stamped envelope,or scan and email it to: Info Phudsonholdinas.com Sincerely, Hudson Holdings, LLC Notarized Statement of Objection I am the sole/partial property owner of the following described private property and hereby object to any nomination for historic status of any district that includes nay property and which has been filed by Delray Beach Preservation Trust, Inc. (Place Address of Property Label Here) Owner: By(name): Its (title): STATE OF FLORIDA COUNTY OF ) Sworn to and subscribed before me this_day of , 2017, by , who is personally known to me or who has produced as identification. Signature: Print Name: (Notarial Seal) Notary Public, State of Florida My Commission Expires: NATIONAL REGISTER DESIGNATION / PROPERTY OWNER QUESTIONAIRE Your Name: Your Address: Additional Homes/Property You Own (include type of property it is) (if more property,please include on back of page) Contact Info: Cell Phone: Email: Here are questions to which we need answers: Did you receive ANY prior notice from the State regarding the proposed National Register Status? Yes No: Do you have a copy of any of the prior notice from the State: Yes No: If yes to above,can you,will you provide a copy of the notice? Yes No: If yes,can you kindly include a copy in the return postage paid envelope or scan and send to the following email: smichael@hudsonholdings.com . a 11 1 1. i 1 I 1 I Lt.{1 EN WAD{NE 4TH ST.) r— i IN il 1---- I :1 1'7 , Cr-Cni , -_:., C.) ,En: _-- 1_,,- .0=g_: t ,---1,1 __; ,5 .7, , , - __:: t _._ ,EHInt. ... _..! ____ ,-----, f I -----ii Ca ES2-Po I] taa .... 1 7 ,..„. , :-.., , 41 1-----1 ,,, -L-, 1,---- '1,a- E. •. ,----1----, ----- v.. ! 1 . ; _......__ ,...: .. _. .,, . . ., , _ 1 1 : i i____ I 1 i h 1---7,-- _ I I I= T. lElkifff IE, MI I-1s r . —1E1 1 7 '. I 1 Li .IEL-F1' Do 2 0 U• .11.„ 0 1. , R! I i i • = •IIM c3" —. p ig• -123-0. _, 1 g I 4.-. I 1 •:: . . _D • ..7.±.]'V c• 2:, j5,:3.,1,736,.. ,J- ii ,, 'I. u mi. • - . ,_ .-.4..: i tg -F•1 . 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S.E.1ST ST. 1 1.-il v:P,k ,d7-pc i. ! :-.1 p A iraCT.E.ba...,0 ii....., 1 0, ,,.,,,H,,,,,,_ , vc, ,...... ,. „, ,___ . , ,100.1..saii..Etalx., Li ,... -, . = .• Rat i...13 S..Z.x 5=1 .• I 102 ---' ^ !.; q MO!V.'," 777 : I •:/ .1=1• ,•.7 1 i :-.serga.saaa C. MS a'aux so . .- i Z I ! II! , ?KO MAWS ,a = 1 1 774 linT Ira 'III _.1.-..._-Jii -...•z i____I ‘ II 11711d ""-1 1_4 *,-- -1 Inr.i . S.W.2ND sr S.E.2ND Si. 1 1 OLD SC/IDOL SQUARE HISTORIC DISTRICT i 0 5° '90 1PI Q-,, I 1 DELRAY BEACH (PALL! BEACII COUNTY), FLORIDA 1 Sccle feet I 1 i y OFc Uk t 4.,�ti t'J� id �.i �.ya cod n ,- FLORIDA DEPARTMENT of STATE RICK SCOTT KEN DETZNER Governor Secretary of State July 6,2017 MGM Sundy House LLC I06 S.Swinton Ave Delray Beach,FL,33444 Re: 106 S.Swinton Ave,Delray Beach,FL,33444 Dear MGM Sundy House LLC: We are pleased to advise you that the above property has been proposed for inclusion in the Old School Square Historic District nomination for listing in the National Register of Historic Places.The district is bounded by NE 4c' Street to the north,NE IS`Avenue to the east,SW 2°a Street to the south,and N Swinton Avenue to the west.Please see the enclosed map and property list. You are invited to attend the public meeting at which the nomination proposal will be reviewed by the Florida National Register Review Board. The Board will meet on August I0,2017,at 1:30 p.m.,in room 307 at the R.A. Gray Building,500 South Bronough Street,Tallahassee,Florida. If the Review Board finds that this district meets the criteria for such listing,the State Historic Preservation Officer will submit a formal nomination to the Keeper of the National Register in Washington D.C.,who will make the final decision whether or not to list the property. It is very important to us that you understand the purpose of listing districts and properties in the National Register and what this will mean to you as the owner of a property in a historic district. In addition,you should be aware of your right to object to the listing,and how to register that objection if you desire to do so. The National Register of Historic Places is the Federal government's official listing of historically significant properties throughout the country. It is maintained by the Keeper of the National Register,National Park Service,U.S.Department of the Interior. It includes sites and properties hat have been identified and documented as having played a significant role in the prehistoric occupation or historical development of our nation,states,and local communities. There are three basic purposes for listing a property in the National Register. They are: 1) to provide official recognition of its historic significance and encourage consideration of its historic value in future development planning, 2) to provide the property limited protection from any Federally funded, licensed, or assisted projects that might adversely affect the historic property,and 3) to make the property eligible for Federal financial incentives for historic preservation. Division of Historical Resources --- R.A. Gray Building • 500 South Bronough Street• Tallahassee, Florida 32399 -7 — 850.245.6300 • 850.245.5436 (Fax) • FLHeritage.com _ MGM Sundy House LLC July 6,2017 Pace 2 Having your property be within a historic district on the National Register will not,in itself,restrict your rights as a property owner to use and dispose of your property as you see fit. Public visitation rights are not required of owners. The Federal government will not attach restrictive covenants to the properties or seek to acquire them. However,if the future use or redevelopment of the property should require approval or assistance from a Federal agency,the plans for such use or redevelopment would be subject to review by the State Historic Preservation Office and the Advisory Council on Historic Preservation. In that event,we will be happy to furnish information and guidance to help you in planning your activities so as to provide for the preservation of the historic characteristics of the property. This review requirement would also apply to any Federally funded,licensed,or assisted projects undertaken by others that could have an adverse effect on the property. The enclosed fact sheets explain the criteria for listing properties in the National Register and the results of listing in the National Register,with references to major laws and Federal regulations relating to listed properties. We will be happy to provide additional information and to discuss any questions you may have on protection provisions, financial incentives,or other aspects of the National Register program. If your property is privately owned,you may object to its being listed in the National Register by sending a notarized statement addressed to Alissa Slade-Lotane as Deputy State Historic Preservation Officer by August 10, 2017. The statement must certify that you are the sole or part owner,as appropriate,of the private property in question and that you object to its listing in the National Register of Historic Places. It is not necessary to state the reason for your objection,but we would appreciate having that information if you wish to include it. If the majority of the property owners in a district object,the district will not be listed. However,the nomination will be forwarded to the Keeper of the National Register for a determination of eligibility of the district properties for listing in the National Register. A copy of your statement objecting to the listing of the district will be included. If the district is then determined eligible for listing,the protection from Federally funded,licensed,or assisted activities outlined above will become effective,but the property will not be eligible for the Federal financial incentives for preservation.If the owners of a publicly owned property object to the listing of the property,the nomination will be forwarded to the Keeper of the National Register with a copy of their statement objecting to the listing. We would certainly like to have your active support for the nomination of the Old School Square Historic District, as we feel it reflects an important part of Florida's historic heritage. However,any comment you may wish to send me will be appreciated. We also hope that you may be able to attend the Review Board meeting on August 10, 2017. In the meantime,please do not hesitate to write or call me at 850.245.6364 if you have any questions or if you would like a copy of the draft nomination proposal or draft meeting agenda. Sincerely, /// 4• Ruben A.Acosta Survey& Registration Supervisor Bureau of Historic Preservation RAA/mai Enclosures Dear Neighbor and OSSHAD Property Owner, THIS IS AN IMPORTANT LETTER AS IT AFFECTS YOUR HOME AND PROPERTY RIGHTS1 Your property is now within a newly created sub-section of the Old School Square Historic Arts District (OSSHAD) which has been proposed by an activist group for inclusion within the National Register of Historic Places as a "Historic District". This federal designation, if approved, will significantly restrict any future effort to improve your property, thus leading to reduced property values. The application is scheduled to be reviewed by the State on August 10th. You may or may not have been notified by,mail last week from the Florida Department of State (copy of State letter enclosed) that you have until August 10th to object to your property being listed in the National Registry by sending a notarized statement to Alissa Slade-Lotane as Deputy State Historic Preservation Officer at the address below. (A NOTARIZED STATEMENT OF OBJECTION IS ENCLOSED) FL Dept. of State,Historical Resources Division Attn:Alissa Slade-Lotane 500 South Bronough Street,Ste.#402 Tallahassee, Florida 32399-0250 WHO WE ARE: HISTORIC DISTRICT COALITION (HDC) Because the State is more likely to listen to our concerns if we can unite,we formed a coalition consisting of concerned citizens, property owners and business owners located within the area to be affected by the current nomination effort. The nomination to the National Register of Historic Places is an attempt to force you, and all of us into accepting a "use change" that will negatively impair our rights as property, land and home owners because"historic" properties cannot be altered. modified. nr improved without satisfying very siznificant (and costly) local and state requirements that are intended to "protect" such properties from further development. WHO'S IN THE CO ALITI ONNOW? Hudson Holdings, (HH) (ww1,nw.HudsonHoidings.com), a nationwide historic preservation real estate Development Company with home base in Delray Beach is spearheading the effort to unite all affected owners. For the past three years, Hudson Holdings has been seeking to develop the nearly 7 acres of property at the s/w corner of Atlantic Avenue into a historic preservation project (see enclosed brochure). At the heart of the project in Midtown Delray Beach will be 8 completely rehabilitated historic homes including the Rectory, built in 1902, and the iconic Cathcart House, formerly owned and occupied by its equally famous writer and investigative journalist,Virginia Snyder. INITIAL PATI aPhNIS IN THE HISTORIC DISTRICT COALITION The Coalition has come together quickly as a matter of necessity. Due to the short notice in advance of the nomination hearing,and what we believe is a breach of notification protocol,Hudson Holdings has contacted a number of stakeholders whose property,homes,and businesses will be impacted by the pending National Register nomination and the subsequent limitations that it will impose on all of us. HOW DID THIS HAPPEN? The application for nomination was first presented in 2015 by a corporate entity known as the Delray Beach Preservation Trust (the "Trust"). Hudson Holdings' initially halted the application by objecting on grounds that it was legally flawed and woefully inadequate. Hudson Holdings identified literally scores of discrepancies within the surreptitious application and, as a result, the nomination became stalled for more whan two years. Nonetheless,the application was recently revived by the Trust and a determination on final searing is now imminent. This is why YOU AND WE MUST ACT NOW IN AN ORGANIZED WAY TO STOP THIS RUSH TO CHANGE THE STATUS OF OUR PROPERTY RIGHTS! DID YOU RECEIVE A LETTER FROM TH17-STATE? We at Hudson Holdings know for a fact that we did not receive our notice from the state in a timely manner (all recipients are supposed to have at least 30 days from the date of receipt to submit notarized objections in advance of the final hearing). We also know that other property owners did not receive their notices either. This is important because, according to the state letter, "if the majority of the property owners in a district object,the district will not be listed." YOUR PARTICIPATION CAN ANI) WILL HELP US,AND YOU, PRESERVE YOUR RIGHTS! We are deeply concerned about the egregious manner in which this nomination has proceeded. Given the information we currently have, we believe it would detrimental to ALL property owners within the proposed district. However,we still do not believe that we have been able to obtain all relevant information. Thus, our objective at this time is simply asking to delay this fast-approaching deadline so that we can better evaluate all aspects of the application, verify that the process has been fair and lawful, and ensure that all property owners within the proposed district are aware of the ramifications of the nomination. JOIN UR PROPERTY Y OWN S :;MEETING We are planning a property owners' meeting for all those whose property will be affected by the proposed nomination. TO BE CLEAR,THIS ACTION BY THE STATE WILL AFFECT YOU AND YOUR PROPERTY. You may or may not have received the required notice from the state of the upcoming approval hearing. One of our objections is to find out who has and has not been contacted.This is essential. If you have not been contacted it is possible that your rights have been violated. MEETING DATE: MONDAY, At GUST 31ST AT 6:00 PM HOSTED B Y: HUDSOE'4 HOLDING AT THE SUNDY HOUSE IN THE STARBAR ROOM. Ave. 11:0J. vViI1`tv?1h OTHER WAYS TO JOIN THE DISCUSSION: If you cannot attend the meeting in person,we have made plans for those out of town or unable to attend in person to participate via Skype or Zoom Video Conference. Alternatively, you can simply call in to our toll- free number below. ZOOM VIDEO CONFERENCE JOIN FROM PC, MAC, LINUX, IOS OR ANDROID: HTTPS:i!ZOOM.11S/1/890622749 OR TELEPHONE: DIAL:+1 646 558 8656 (US TOLL) OR+1 408 638 0968 (US TOLL) MEETING ID: 890 622 749 OR JOIN THORUGH SKYPE: ID IS: QHARLEY Please email our office to advise of your intention&method of attendance Info@hudsonholdings.com Notarized Statement of Objection I am the sole/partial property owner of the following described private property and hereby object to any nomination for historic status of any district that includes my property and which has been filed by Delray Beach Preservation Trust, Inc. (Place Address of Property Label Here) Owner: By(name): Its (title): STATE OF FLORIDA COUNTY OF ) Sworn to and subscribed before me this_day of , 2017, by , who is personally known to me or who has produced as identification. 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Whi r 1 i .__ S.H.2NO SI S.E.21.D ST. r--- — I I .,.......k...na7,....: OLD SCHOOL SQUARE HISTORIC DISTRICT Q- I ...f`tr=..,....., D EA ELRAY BCIi (PAU! REACH COUNTY). FLORIDA 6,..;;;,.L.',.... ; \4.L.." .., :‘,w,•=4.4.c..„.„.„,.„.... .- SCille ft: 1 7=1 illt1=14.041.11 44 i;r1Z11%lop bars _ . ! ----.—. 1 i ---- - -- — --, MGM Sundy House LLC July 6,2017 Pace 2 Having your property be within a historic district on the National Register will not, in itself,restrict your rights as a property owner to use and dispose of your property as you see fit. Public visitation rights are not required of owners. The Federal government will not attach restrictive covenants to the properties or seek to acquire them. However, if the future use or redevelopment of the property should require approval or assistance from a Federal agency,the plans for such use or redevelopment would be subject to review by the State Historic Preservation Office and the Advisory Council on Historic Preservation. In that event, we will be happy to furnish information and guidance to help you in planning your activities so as to provide for the preservation of the historic characteristics of the property. This review requirement would also apply to any Federally funded,licensed,or assisted projects undertaken by others that could have an adverse effect on the property. The enclosed fact sheets explain the criteria for listing properties in the National Register and the results of listing in the National Register, with references to major laws and Federal regulations relating to listed properties. We will be happy to provide additional information and to discuss any questions you may have on protection provisions, financial incentives,or other aspects of the National Register program. If your property is privately owned,you may object to its being listed in the National Register by sending a notarized statement addressed to Alissa Slade-Lotane as Deputy State Historic Preservation Officer by August 10, 2017. The statement must certify that you are the sole or part owner,as appropriate,of the private property in question and that you object to its listing in the National Register of Historic Places. It is not necessary to state the reason for your objection, but we would appreciate having that information if you wish to include it. If the majority of the property owners in a district object,the district will not be listed. However,the nomination will be forwarded to the Keeper of the National Register for a determination of eligibility of the district properties for listing in the National Register. A copy of your statement objecting to the listing of the district will be included. If the district is then determined eligible for listing,the protection from Federally funded,licensed,or assisted activities outlined above will become effective,but the property will not be eligible for the Federal financial incentives for preservation.If the owners of a publicly owned property object to the listing of the property,the nomination will be forwarded to the Keeper of the National Register with a copy of their statement objecting to the Iisting. We would certainly like to have your active support for the nomination of the Old School Square Historic District, as we feel it reflects an important part of Florida's historic heritage. However,any comment you may wish to send me will be appreciated. We also hope that you may be able to attend the Review Board meeting on August 10, 2017. In the meantime,please do not hesitate to write or call me at 850.245.6364 if you have any questions or if you would like a copy of the draft nomination proposal or draft meeting agenda. Sincerely, 4. (L, Ruben A.Acosta Survey&Registration Supervisor Bureau of Historic Preservation RAA/mai Enclosures