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Images extracted from submitted plans. See full documents in the attachments section below.

DRB26-1165

7928 BYRON AVENUE

The following summaries were generated by AI from the official documents linked below. They may contain errors. Please refer to the original documents for authoritative information.

Proposal

The applicant proposes to demolish an existing one-story single-family residence and construct a new four-story, four-unit multi-family residential building with a rooftop terrace featuring an outdoor kitchen and whirlpool amenity. The building includes eight ground-floor parking spaces, an entry lobby, stair, elevator, and long-term bicycle parking. A waiver is requested to allow a garage clearance of 10'-10" from BFE plus 1' freeboard, where 12'-0" is required.

From the Letter of Intent

The project proposes demolition of an existing 1,368 sq ft single-family residence built in 1941 and replacement with a new 3-story, 4-unit multi-residential condominium building with a ground-level parking garage accommodating 8 spaces. The building is designed as-of-right within the RM-1 zoning district and the North Shore National Register Historic District, utilizing the full 1.25 FAR (7,062.5 sq ft). The design features a taller main mass set back 35 feet from the street with a more transparent, lower component facing Byron Avenue, incorporating passive solar strategies, resilient landscaping, and flood-resilient construction.

  • Demolition of existing 1-story single-family residence
  • Construction of new 3-story, 4-unit multi-residential condominium building
  • Construction of ground-level parking garage with 8 parking spaces
  • Installation of stormwater injection well for on-site rainwater retention
  • Installation of pervious brick and paver driveways and walkways set on sand
  • Installation of perimeter CMU wall (7ft above grade) and slatted gates along Byron Avenue
  • Landscaping with native and Florida-friendly species including front yard trees
  • Installation of flood-proofing systems at main entry lobby below DFE
  • Installation of hurricane-proof impact windows throughout
  • Construction of rooftop deck with pergolas/trellises
  • Installation of LED lighting throughout exterior and common areas
  • Placement of trash bins and bicycle racks at rear/southwest of property
  • Utility connections set at Southeast corner of property
  • Installation of composite 'wood' cladding on select architectural elements
  • Construction of main entry lobby with sloped walkway and roofed entrance gate
Staff Recommendation
APPROVAL W/ CONDITIONS

Compliance Findings:

✗ Sea Level Rise: Not Satisfied ✗ Design Review Criteria: Not Satisfied
Key Issues
  • Garage elevation clearance waiver: proposed 10'-10" vs. required 12'-0" from BFE + 1' freeboard (1'-2" waiver requested)
  • Exterior column on second floor plans Z1.2 and A2.2 appears connected to projecting balcony, causing balconies to count towards FAR
  • Lighting plan has not been submitted (Design Review Criteria i not satisfied)
  • Sea Level Rise Criteria 1 not satisfied: recycling/salvage plan for demolition not yet provided
  • Upper level balconies are considered overwhelming to the overall design; staff recommends recessing by minimum 5 feet or using glass railings
  • Garage screening metal grid on north and south side elevations needs to be denser and more compact to better obstruct views into parking area
Project Details
Style Contemporary style, predominantly finished in smooth white stucco with material accents; two distinct massing elements with wide projecting stucco balconies, champagne metal stair landings, composite wood column, and rooftop pergolas
Height 40'-10" / 4-Story (Maximum: 50'-0"; Highest Projection: 55')
FAR Proposed: 7,062.5 SF / 1.19; Maximum: 7,062.5 SF / 1.25
Zoning RM-1
Lot Size 5,650 SF
Setbacks Front component stays within 32-foot maximum allowable height; taller central mass set back 35 feet from the front property line and remains below 45-foot maximum allowable height
Parking Required: 0 spaces; Provided: 8 spaces at ground floor level
Applicant Loen Lullaby Estate Corp.
Architect CIC Architecture + Interior Design
Existing Building
Stories 1
Full demolition proposed
Meeting

Thursday, October 8, 2026

09:00 AM

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