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 adoption of pending LDR and Comprehensive Plan amendments increasing the 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's October 21, 2025 meeting.

• Demolition of existing two-story historic structure
• Construction of new mixed-use building with ground level commercial and approximately 210 residential units
• Etching of historic facade into lobby glazing as memorial
• Building shifted north to create varying balcony depths
• Addition of metal railings, metal louvers and solid stucco on terraces
• Enhanced landscaping and pedestrian treatment of alley entrance along 16th Street

Staff Recommendation

Compliance Findings:

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 CD-3 Urban Core Residential Plan LDR and Comprehensive Plan amendments by the City Commission (FAR increase to 3.25 and height increase to 150 feet)
• Proposed FAR and building height currently exceed existing code requirements
• Average unit size (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 & f.2.c (future crown of road elevation) due to retention of existing parking garage — waiver requested
• Balcony slabs on upper levels encroach into the rounded southeast corner of the site, requiring a ROW permit
• Enclosed staircase, elevator lobby, and rooftop pool equipment must be included in FAR drawings and calculations
• Structural deficiencies of the contributing Laurel Apartments building (cracking, spalling, below flood elevation at 6.87' NGVD) make renovation and elevation infeasible per structural engineer
• Recognition and homage to the contributing structure proposed for demolition (addressed via etching of Laurel Apartments facade into lobby glazing)
• Pedestrian treatment and landscaping along 16th Street service alley entrance
• Facade articulation and brisoles on southern elevation

Mailing Labels

Cover Sheet

Traffic Study

Structural Assessment

Staff Report

Letter of Intent

Historic Resources Report

Architectural Plans

Landscape Plans

Survey

Checklist

Other