TO: Mayor and Commissioners
FROM: Timothy Stillings, Planning, Zoning, and Building Director
THROUGH: Donald B. Cooper, City Manager
DATE: May 3, 2016
Title
APPROVAL OF A WAIVER TO LDR SECTION 4.4.13(E)(4)(A) TO ALLOW A REDUCTION OF THE MINIMUM 8' PORCH DEPTH ALONG S.E. 1ST AVENUE FOR THE ONE 10 BUILDING (QUASI-JUDICIAL HEARING)
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Recommended Action:
Recommendation
Motion to approve the waiver to LDR Section 4.4.13(E)(4)(a) for the One 10 Building to allow a reduction to a 5' porch depth along S.E. 1st Avenue, based on positive findings identified in the staff report and consistency with LDR Sections 4.4.13(K)(8) and 2.4.7(B)(5).
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Background:
The subject property consists of Lots 1-3, Block 77, Town of Delray, and is zoned Central Business District (CBD). The site contains an existing four-story commercial building with an underground parking garage. The development was formerly known as the Sopra Building. On February 24, 2016, the Site Plan Review and Appearance Board (SPRAB) conditionally approved a Class III Site Plan Modification, Landscape Plan and Architectural Elevations associated with interior and exterior renovations. Specifically, the plan included enclosure of the main lobby area, removal of interior stairs, installation of an elevator serving all floors, and relocation of exterior dumpster enclosure areas. The SPRAB recommended approval of the waiver with a 7 to 0 vote.
Frontage types within the CBD define the architectural characteristics for detailing the building entrances. The CBD LDRs provide seven distinct frontage types, where appropriate for different uses. The One 10 Building is proposing a "Porch" frontage type along S.E. 1st Avenue. Table 4.4.13(E) of the CBD LDRs provide the dimensional requirements for porches for porches. This table establishes a minimum porch depth of 8 feet and a maximum of 12 feet and allows the porch to encroach into a setback up to 8 feet. However, it does not permit any encroachments of the porch into the curb zoneor pedestrian clear zone. The curb zone is the area at the back of the curb measuring a minimum of four feet wide. The pedestrian clear zone is at least six feet wide and shall be provided on all streetscapes. Waivers are permitted within the CBD provided thhey do not decrease the minimumsidewalk width in the CBD and meet the standards in 4.4.13(K)(8), specifically in this case that the waiver does not result in an inferior pedestrain experience. A porch depth of 8 feet would encroach into the required pedestrian clear zone and curb zone, which is not permitted. The proposed porch allows the existing porch along Atlantic Avenue to continue around the corner to S.E. 1st Avenue creating a more consistent frontage type for the building. Positive finding with respect to LDR Section 2.4.7(B)(5). Finding can be made for the requested waiver and it meets the standards of LDR Section 4.4.13(K)(8)(b)(2).
A full analysis of the CBD waiver criteria, required findings and applicant justification are provided in the attached SPRAB staff report dated February 24, 2016.
City Attorney Review:
Approved as to form and legal sufficiency.