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

HPB25-0656

1600 WASHINGTON AVENUE, 425 16th STREET AND1601 DREXEL 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 requests a Certificate of Appropriateness for the total demolition of two structures (a 1952 non-contributing commercial building and a 1938 contributing apartment building) and the construction of a new 15-story mixed-use building containing 210 residential units and approximately 7,000 square feet of ground-floor retail space. The existing five-story parking garage at 1601 Drexel Avenue will be retained and incorporated into the new development. The project is contingent upon the adoption of pending CD-3 Urban Core Residential Plan zoning amendments increasing maximum FAR to 3.25 and maximum height to 150 feet.

From the Letter of Intent

The Applicant intends to redevelop the Property with a mixed-use building including ground level commercial and approximately 210 residential units. This is a resubmittal following feedback from the Historic Preservation Board.

  • Demolition of existing two-story historic structure
  • Construction of new mixed-use building with ground level commercial
  • Construction of approximately 210 residential units
  • Etching facade of demolished historic structure into lobby glazing for memorialization
  • Building shifted north to create varying balcony depths
  • Installation of metal railings, louvers and solid stucco on terraces
  • Enhanced landscaping and pedestrian treatment of alley entrance
Staff Recommendation
APPROVAL W/ CONDITIONS
Approval of the Certificate of Appropriateness, including the requested waiver.

Compliance Findings:

✓ Sea Level Rise: Satisfied ✓ Certificate Of Appropriateness: Satisfied
Key Issues
  • Demolition of a Contributing structure (Laurel Apartments, 425 16th Street, designed by Henry Hohauser, 1938) within the Flamingo Park Local Historic District
  • Project is contingent upon adoption of pending LDR and Comprehensive Plan amendments increasing maximum FAR to 3.25 and maximum building height to 150 feet
  • Proposed FAR and building height currently exceed City Code requirements pending legislative approval
  • Average unit size of 731 sq. ft. does not comply with the 800 sq. ft. minimum unless a restrictive covenant prohibiting short-term rentals is recorded
  • Ground floor elevation does not comply with Section 7.1.2.2.f.1.c & 7.1.2.2.f.2.c (future crown of road elevation) due to retention of existing parking garage
  • Balcony slabs on upper levels encroach into the rounded southeast corner of the site, requiring a ROW permit
  • Enclosed staircase, elevator lobby, and pool equipment at rooftop must be included in FAR drawings and calculations
  • Waiver requested from Section 7.1.2.2.f.2.c (ground floor elevation relative to future crown of road) due to constraints posed by the retained parking garage
  • Structural deficiencies of the contributing Laurel Apartments building including cracking, spalling, and elevation below flood level (6.87' NGVD)
  • Recognition and homage to the contributing structure proposed for demolition
  • Revised facade articulation and pedestrian treatment along 16th Street frontage

Documents

Property Details
Historic District Flamingo Park Local Historic District
Year Built 1938
Style Streamline Modern
Zoning CD-3, Commercial, High Intensity
Lot Size 66,708 sq. ft.
Applicant 420 Lincoln Road Development, LLC
Architect BGA Architects & TEN Arquitectos
Existing Building
Year Built 1938
Architect Henry Hohauser
Style Streamline Modern
Stories 2
Partial demolition proposed
Meeting

Tuesday, April 14, 2026

09:00 AM

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