06-10-97 Workshop CITY OF D~LRAY BEACH, FLORIDA - CITY COMMISSION
SPECIAL/WORKSHOP MEETING - JUNE 10, 1997 - 6:00 P.M.
~FIRST FLOOR CONFERENCE ROOM
The City will furnish auxiliary aids and services to afford an
individual with a disability an opportunity to participate in and
enjoy the benefits of a service, program or activity conducted by
the City. Contact Doug Randolph at 243-7127 (voice) or 243-7199
(TDD), 24 hours prior to the event in order for the City to accom-
modate your request. Adaptive listening devices are available.
~PECIAL MEETING AGENDA
(1) PARTICIPATION AS A COMMUNITY PARTNER WITH THE BUSINESS LOAN
FUND OF THE PALM BEACHES, INC. Consider approval of the
actions necessary for the City to participate as a Community
Partner with the Business Loan Fund in an application to the
Community Development Financial Institutions Program.
WORKSHOP AGENDA
(1) Review and discussion of concerts at the Delray Beach Tennis
Center - Brahm Dubin.
(2) Meeting with the Community Redevelopment Agency concerning
the West Atlantic Avenue and North Federal Highway
redevelopment programs.
(3) Ingraham and Sandoway Parks parking lot designs.
(4} Discussion concerning the update and revision of the fire
safety code.
(5) Commission Comments.
******************************************************************
Please be advised that if a person decides to appeal any decision
made by the City Commission with respect to any matter considered
at this meeting, such person will need to ensure that a verbatim
record includes the testimony and evidence upon which the appeal
is ~ased. The City neither provides nor prepares such record.
MEMORANDUM
TO: David T. Harden, City Manager
FROM: Alison MacGregor Harty, City Clerk~~'~
SUBJECT: Commission Coments - June 10th Workshop
DATE: June 11, 1997
Following are the City Commission comments from the June llth
workshop session, along with a few other comments made on agenda
items:
(2) Work session with the CRA: Mr. Egan asked that the CRA
provide a written, quarterly report to the Commission to keep
them apprised of where things are with respect to the various
actions involved with the West Atlantic Avenue redevelopment
effort (i.e. land acquisition, beautification, redevelopment plan
changes, the Spady House). This way the Commission can monitor
what's going on without losing track. If you'd like, I will ask
Anita to follow through on getting this report at the time she
does her quarterly board attendance. Or I can add it to the
tickler.
Also, with respect to North Federal Highway, Mayor Alperin
suggested a visioning plan as was done for West Atlantic,
although Diane Dominguez was concerned that we not start back at
square one with a months long visioning process in view of
certain things (i.e. contract on Yake property, Swap Shop) that
may be or are in the works. Mayor feels the visioning process
can be done quickly since there is already groundwork in the
redevelopment proposal first proposed.
(4) Discussion concerning the update and revision of the fire
safety code ... FYI, we've talked to Mike Cato and I will try to
have the resolution creating the task team ready for the
Commision's June 17th meeting.
(5) Commission Comments.
Mr. Ellinqsworth: Advised that an MPO presentation on
traffic calming will be televised on Channel 20 from 7:00 to 9:00
p.m. on Wednesday, June llth.
Second, referred to the business at the southwest corner of
N.E. 1st Street and N.E. 5th Avenue (Ena McFee's building) and a
p~oblem at this location with auto accidents (last Saturday a
front door was knocked out and he has been told the building has
been hit five times). He asked that the corner be investigated
again to see what actions might be taken not only for that, but
there are also a number of accidents at the intersection not
involving the business. Suggested using a different type of
traffic light or possibly installing metal poles along the corner
to protect the building.
Mr. Schmidt commented that the problem at the intersection
is that people are constantly trying to run the light, either
going south on Federal or especially going west on 1st Street.
Alot of drivers don't even realize there is a light there, some
because of their ages but he feels there is also a vision problem
with the building on the northeast corner of the intersection
which makes it difficult to see what's coming as you're heading
west. Along this same line, Mr. Schmidt feels there is a need
for better signage to indicate the one-way traffic westbound on
1st Street.
Mayor Alperin asked about an opening in the wall and
bougainvillea behind the Delray Mall at the north end? CM
explained that there had been a gate there for use while the
project was underway. However, that part of the project appears
to be finished and the lot also needs to be cleaned up. Will
check will Jerry Sanzone on status.
Second, Mayor Alperin commented on the application for
an ornamental stone cutting operation on Congress Avenue which is
on the P&Z Board's agenda for Monday, June 16th. He is somewhat
frustrated that actions which have been discussed by the
Commission as means to mitigate or address problems that have
already come up seem not to have been pursued. Cited the North
Federal Highway plan, need for P&Z to look at Congress and the
zoning there, and the RM district regulations. Hopefully staff
is working on these issues.
AMH/m
6/11/97
cc: Barbara Garito, Deputy City Clerk
Anita Barba, Executive Assistant
MEMORANDUM
TO: MAYOR AND CITY COMMISSIONERS
FROM: CITY MANAGER ~/1
LOAN FUND OF THE PALM BEACHES, INC.
DATE: JUNE 6, 1997
This is before the Commission to consider approval of the actions
necessary for the City to participate as a Community Partner with
the Business Loan Fund in an application to the CDFI (Community
Development Financial Institutions) program. The Business Loan
Fund is preparing an application for certification as a CDFI and
for a capital grant in order to pursue the objective of making
loans to small businesses and community projects benefitting low
and moderate income individuals and neighborhoods throughout Palm
Beach County.
They are requesting that the City join with them as a partner in
the application since a community-wide, coordinated effort will
serve to enhance our chances for success. The specific actions
requested are: (1) Formally adopt an agreement to participate
and provide services to loan recipients, (2) have the mayor sign
the application to the CDFI program, (3) submit a letter of
support for the application, and (4) recruit other affected
organizations in this area to submit letters of support.
An overview of the Business Loan Fund of the Palm Beaches, Inc.
is attached.
I recommend approval of this request for the City to participate
as a Community Partner with the Business Loan Fund in an
application to the Community Development Financial Institutions
program.
5618389029 BLF PO2
Businesa Loan Fund of the Palm Beaches, Inc.
Palm hch Coua~ Admln~r#tiv¢ Buildiul~
Economic Development Department
301 1No[th Olive Arena:
Wq~t Pidill ]}~#¢h, FI, 3~401
TO: Potential Community Parmers, Distribution List Attachcd
FROM: Chris Brown - Delray Beach CRA for Maude Ford-Lee. Board of Directors
CC7: Chris Brown. President
l~lu~inc~ Loan Fung of thc Palm Bca~hc~, Inn.
DATE: May 27, 1997
RE: Acting ss s Community Psrtner with the Business Loun Fnnd o! the PMm Benches,
Inc. In an application to the Community Dcvelupment Financial Institutions
Program
The Business Loan Fund of the Palm Beaches, Inc. is preparing an application to the Community Development
Financial InstiLutions Prob, yam for ccrlifii:ation as ii CDFI and roi' a capital 8raflt m o1'dcr to pursue our objective
of making loans Co small buslncaac5 and ~orflmuniCy proj¢¢B t~¢ncfit~ng tow and moderate income indt¥iduals
and neighborhoods throughout Palm Beach County.
In order to present seamless network of services to our loan recipients which includes: small busmess incub-~tion,
loire l~¢l~ging, and loan guarantees, we are requesting that your organization join with us as a fomml
Uommunity Partner in oar application for designation and assistance. We feel strongly that a community-wi&,
coordinated elIort will greatly enl~an¢¢ our chances for success with thc CDFI program_
If your organization would like to actively participate in this exciting and dynamic communJty-w~de endeavor.
we would respectfully ask that you take the following specific actions no later than June 10, in order to
a~ommodatc an appl~¢at:on subrmttal date oI June 20 :
1. Formally adopt an agreement to participate and provide services to our loan recipients in your
area. A suggested standard agreement is enclosed.
2. Have your chai~lac~son sign our application to the CDFI Program.
3. Submit a general letter of support for the application.
4. Rccrmt other affected organizations in your area to submit letters of support.
l~a_ank you for consideration of this request and for taking quick action to assist us. If you have any questions
pertaining to this request, please feel free to contact our smffat (561) 838-9027, oi- any of thc Fund Board
members. Wi: look forward to working with you on this project.
5618389029 BLF P03
AGREEMENT TO PARTICIPATE AS A COMMUNITY PARTNER WITH
THE BUSLNES$ LOAN FUND OF THE PALM BEACHES, INC.
Thc agreement to participate is made on this day of June 1997 by and bet~v¢cn The Business
Loan Fund of thc Palm Beaches, Ir~c. hereinafter referred to as "Thc Fm~d" aid thc
, hereinafter referred to aa "Community Parmcr"
on thc following terms and conditions:
RECITAL
WHEREAS, Thc Fund is preparing an application to the Community Development Financial
Institutions Pro,ram for cc'rtification as a CDFI and for a capital brant in ordc~ to pm-sue our objcctlv¢ of
making loans to small businesses and community projccts benefit~n8 Iow and moderate income
individuals and neighborhoods throughout Palm Beach County, and
WHEREAS, Community Partners is in thc business of providing support services as identified in
Thc Fllnd Business Plan to small businesses and community projec~ in one ur mo~'~ of thc County's
designated Development Regions, and
WHEREAS, thc parties are desirous to enter into this agreement, to establish a formal
relationship and Cormnunity Partner to render services ~:on~iatcnt wifl~ Thc Fund Business Plan and thc
terms and conditions of the Community Development Financial Institutions Program.
IT IS THEREFORE agree as follows:
1. Community Pariner will act as a formal Community Partner with Thc Fund in ifs CDFI
application for certification and for a capital grant.
2. Community Partner will provide to The Fund loan recipients the following support sa'vices:
A.
B.
C.
3. Community Par~ncr will provide thc above services within the County's Development
Region(s) as follows:
A.
B.
5618389029 BLF P04
4. In exchange for Community Partner providing these services. The Fund will attempt to
provide scrvicc, a to m~y ~;liea~t~ referred to them by Community Partner.
ATTEST: THE BUSINESS LOAN FUND OF THE
PALM BEACHE$~ INC.
ATTEST: COMMUNITY PARTNER
*~ 5618389029 BLF P05
Community Development Financial Institutions Fund
Part I. Applicant Information _(cont.)
AFFILIATE IDENTIFICATION
Affiliat~ Name:
Addres~ (Street, P.O. Box, City', State, Zip Code):
Affiliate Officer (Name and Title): Telephone Number:
Fac/smile Number:
Contact Person (Name m~d Tztle): Telephone Nmnber:
Facismile Number:
COMMUNITY PARTNER IDENTIFICATION
Community Partner Name:
Address (Street, EO. Box, City, State, Zip Code):
Authorized Representative (Name and Title): Telephone Number:
Facismfle Ntffl~ber:
Contact Person (Name and Title)i ' Telephone Number:
Facismile Number:
Acknowlmtgment of participation pursuant to th~ term! and condition~ as set forfla in this application:
Signature of Community Parmer's Authorized Representative: Date Signed:
Duplicate this page if needed and attach separate sheet(s) to provide information on other Affiliates or
Community Partners.
6 U.S. Department of the Treasury
~orm CDFI-O001 (re,,. 4/97)
BUSINESS LOAN FUND OF THE PALM BEACHES, INC.
The Business Loan Fund of the Palm Beaches, Inc. (the Fund) is a non-profit financial interntediary whose
chartered purpose is to loan monies to small businesses and community development agencies in Palm
Beach County, Florida. Recently incorporated, the Fund has been approved by the Internal Revenue Service
for 501(c)3 status.
The Fund is designed to be a "Community Development Loan Fund" and was created on the model
represented by the National Association of Community Development Loan Funds. The Business Loan Fund
is similar to funds which are successfully operating in a number of locations including New York, Chicago,
Philadelphia, Boston, and Vermont.
Thc primary purpose of the Fund is to provide capital to small and start-up businesses in Palm Beach
County, which will then stimulate job creation. As the Fund monitors its business loans, it will also track
concurrent job growth, and expects to create in excess of 1,000 jobs over the first five-year period.
The Fund will receive its funding from public and private investors and will establish a county-wide
revolving loan pool to in mm provide capital for small businesses and for community projects benefiting
Iow and moderate income individuals and neighborhoods.
BACKGROUND
The Business Loan Fund was established to fill an existing void in the lending structure of Palm Beach
County. This void is best defined as the lack of access to capital resources for start-up entrepreneurs,
existing small businesses, and community development agencies in Iow-income, high-unemployment,
impoverished areas. The Fund will prioritize lending to thc Development Regions of Palm Beach County,
identified as areas with high poverty mhd unemployment levels which axe struggling outside of the economic
mainstream. -12aditional lenders, such as bank and other financial institutions, have not been able to meet
the needs of these lagging economic areas.
The Fund will address these critical areas of the County by helping individuals, small businesses, and
communities create wealth and jobs by providing access to the capital and the training necessary to open
and operate a business.
The Business Loan Fund has taken a very innovative approach in the establishment of its lending program.
The Fund has intentionally created opportunities to finance such areas as operating capital, specialized
training, short-term contract financing, and the purchase/development/rehabilitation and expansion of
existing property in deteriorating areas, x~ith the objective of revitalization and increased property tax
revenues, pr¢l'¢rence is given to those busine~ez, existing or proposed, that ace located in a designated
CRA, Enterprise Zone, or Development Region. All businesses applying for financing must be located in
(or locating to) Palm Beach County.
Each applicant is required to do the following:
A. Em-oil in an entrepreneurial training progra~n acceptable and accountable re the Business
Business Lo,m Fund of the Palm Beaches, Inc.
Grant Summary
Page 2
Loan Fund;
B. Prepare a business plan which defines and outlines the project;
C. Present the project to a peer lending review committee, and receive favorable
re commendation;
D. Agree to remain affiliated with an incubator or training program for the life of the loan.
Four levels of funding have been established:
1. Thc Mini-Micro Loan gives access to unsecured funds [$250 - $1,000] and is targeted
toward the youth market;
The Micro-Loan gives access to unsecured funds [$500 - $5,000] and is designed to address
the needs of rnicro-enterprise and cottage industries;
3. The Small Business Loan [$5,000 - $50,000] provides secured capital only after a bank
turn-down. The loan must be secut~l by some form of collateral, although real estate is not
required;
4. The Commercial Real Estate Loan [$50,000 - $500,000] requires a bank mm-down and
commercial real estate as collateral.
STRATEGY FOR MEETING THE NEED
The Mini-Micro Loan: Youth Entrepreneurial Component
The fizst level of funding is available to teenagers, ages 13 - 18, who, without obligating their parents to
repayment, can borrow between $250 and $1,000 to start and operate their own businesses. Parents must
provide a letter stating their support. The applicant must then be em'oiled in ail entrepreneurial training
program and a peer lending review group for the life of the loan.
The Micro-Loan: Cottage lndustry/Micro-Entoprise
The second loan lcvcl is gearext to cottage industry and micro-enterprise. Applicants may borrow between
$500 and $5,000, unsccured, to start a business in their home or in one of the small incubator units. The
Incubator, CRA, or CDC can provide business-skills training, life-skills training, and task- specific
training for individual projects. By requiring that participants be enrolled in an entrepreneurial/life skills
program for the life of the loan, the Fund can provide the support necessary to move these participants
toward a more stable existence.
The Small Business' Loan
This funding level tmgets businesses that are outside the parameters of SBA loans, and applicants who do
Business Loan Fund of the Paint Boaches, Inc.
Grmxt Smmnary
Page 3
not qualify for conventional bank financing. Some form of collateral, along with a bank turn-down, are
required as part of the loan package. Technical training is a prerequisite for funding, and em-olhnent in an
entrepreneurial program is required for the life of the loan.
The Commercial Real Estate Loan
T'nls component is dcslgncd to help Improve The lnner--cl[y at'tO ~lownrown areag oI The more cllstlesseO
communities. Evidence of participation in a specific series of workshops with an approved Business Loan
Fund credit accountability group is required.
MEASUREMENT OF SUCCESS
Thc Business Loan Fund will use the measurements as established by the Palm Beach County Economic
Development Coordinator's office to determine the effectiveness of its program by monitoring the following
indicators:
A. Number of applicants;
B. Numbe~ of loans;
C. Number of businesses established;
D. Number of jobs created (excluding principals);
E. Number of "graduates" who successfully move into the conventional commercial financing
market;
F. Strength of the incubator/u-aining feeder system.
Specific outcome projections for the first year of operations include:
A. Open and set-up office;
B. Identify and hire staff;
C. Provide training and technical assistance to incubator/training feeder systems;
D. Fund $1,000,000 in loans.
OPERATIONS
Capital for the Busine~ Loan Fund is provided in the form of lines of credit from the banking community.
Currently, $1,000,000 is conm~itted to open the Fund, and projections estimate that over $7 million will bc
committed by the year 2001. Additionally, the Fund's banking partners have committed $75,000 in grants
to be used fo~ start-up administrative expenses.
The Fund, which is governed by a nine-member Board of Directors, will initially employ two full time
staff positions, an Executive Director and an Administrative Assistant/Loan Processor. Office space has
been donated by the Downtown Development Authority in West Palm Beach, and tin:ce years of funding
for administration and technical assistance has been pledged by the Palm Beach Board of County
Bush~ess Loan Fund of the Pslrn Beaches, Inc.
Grant Smnmary_
Page 4
Commissioners in the amount of $200,000 per year.
The County's hacubator - CRA - and CDC network will serve as a feeder system, pre-screening applicants,
packaging loans, and monitoring the program, h~ return, these entities will receive modest application fees,
late payment charges, and technical assistance. Each network participant will establish its own
entrepreneurial training program, geared to meet the specific needs of its clientele.
This interdependence between thc Fund and the training program network is designed to create synerg/cs
that benefit the agencies, the communities, and the individual participants.
REPORTING
Semi-armual reports on the Fund's activities and accomplishments will be provided to thc Palm Beach
County Economic Development Office, and to any other entities with vested interests in the Fund.
CONCLUSION
The Business Loan Fund of the Palm Beaches will offer loans to entrepreneurs and community agencies
who have not been able to access financial resources in the traditional lending market. The Fund's county-
wide feeder network will work with applicants to prepare loan applications, polish business plans, and
ensure that prospective clients have adequate business training. Banks and other private lending institutions
are simply not able to provide this step--by-step assistance needed by a number of business loan applicants.
Also, the Fund will offer smaller loan amounts which cannot be secured in the bmzking system except by
high interest-rate credit cards.
The underwriting guidelh~es of the Fund c.x)ntain a higher degree of flexibility than traditional requirements
fo better meet the situations of start-up entrepreneurs and small business owners. The flexible terms
established by the Fund can allow the entrepreneur to reinvest cash flows into the business rather than divert
an inordinate portion of early revenues toward loan repayment.
With these, and other advantages not available to the traditional lending resources, the Business Loan Fund
of the Palm Beaches will provide capital to staxa-up enrrepzeneurs and small business owners at competitive
market rates and with terms tailored to meet individual needs, creating job growth and economic vitality.
- 08/0§/19g? 03:00 5812a37308 DELRAY BEACH GOLF CL PAGE 02
Oelray Beach Tennis Center
1. Day to Day Operations
A. Budget Overview
1. Income
a. Memberships
b. General Admission
c, Lessons
d. Stadium Usage
e. Tourneys - Amateur Only
2. Expenses
a. Payroll
b. Pro Situation
3. Capitol
a, Details
2. Sp~;cial Events
A. Commercials
B. Meetings
1. Civic Groups
2. USTA
C. Birthday Parties
D. Tennis Tourneys
1. ATP Satellite SEPT/97
2. Legends DEC/97
3, USTA Women's Satellite JAN/98
4. NUVEEN Men's Seniors FEB/98
E. Other Events
1. USA Roller Hockey NOV/97
2. First Night DEC/97
3. Concerts VARIOUS
Sunset Productions, Inc.
DELRAY BEACH TENNIS CENTER
SPRING CONCERT SERIES 1997
EXECUTIVE SUMMARY
1420 IFo~t]~ $~rinton Avenue - Deiray Beae]~, F£ 33444 - [ $61 ) 276-8085 - FAX [ 561 ) 27ii-8085
EXECUTIVE SUMMARY TENNIS CENTER CONCERT SERIES 1997
May 16,1997
To: David Harden, Delray Beach City Manager
From: Joseph Ferrer, Sunset Productions, Inc.
As per your request, I have compiled my notes and observations over the past
four months as they relate to Palm Acts, Inc. Concerts held during March and
April at the Tennis Center. As a point of reference, my relationship with Palm
Acts was as a consultant with the ability to authorize and commit to all
contractual services within the guidelines of the Palm Acts, Inc. contract with the
City of Delray Beach.
My observations will focus primarily in four areas: * Technical
* Operational
* Patron Services
* Promoter Concerns
As a preface to these observations, I must mention that the leadership and
cooperation demonstrated through city department heads, spearheaded by Bob
Barcinski, ensured excellent communication, which laid the groundwork for a
cooperative endeavor.
TECHNICAL:
In any technical review, there always seems to be a comparison to, or a
standard by which the end user measures its productivity.
For purposes of comparison of the Delray Beach Tennis Center as a multiple-
use facility, my comments will reflect the following local and national venues:
Locally, Coral Sky, Pompano Beach Amphitheater, Mizner Park Amphitheater,
West Palm Beach Amphitheater, Kravis Center's outdoor facility and nationally,
Wolf Trap/ Washington DC; Ravinia/ Chicago; St. Louis Municipal Theater/
Forest Park; Hollywood Bowl/California and Miami Metrozoo/Miami.
With the exception of Coral Sky, I personally have had the opportunity to stage
equal or similar productions in all of the above facilities.
The Delray Beach Tennis Center is in a good physical condition, well lighted
( with the exception of the entrance on NE 1st Avenue), with excellent drainage,
and water runoff. Seating visual site lines are excellent and sound levels are
controllable with excellent acoustics, ample parking, with excellent access to 195
and the two nearby airports.
TECHNICAL SHORTCOMINGS:
* The inability to access the facility by either a bus or a 16 wheeler.
(Touring artists will use a private bus as green rooms, and 16 wheelers are used
for sound and backline equipment).
* Low structural overhangs at the tennis center prevent even smaller box
trucks from having access to the staging area to unload / load equipment which
needs to be hand carried, rolled and lifted to the stage.
* Absence of a permanent stage cover / sight and sound hanging truss.
* The rental of floor seating needed ( not as it relates to revenues), for the
artists making a connection with the audience during the performance.
* Listed for your review are actual technical costs that Palm Acts Inc., as
the promoter had to expend for each performance, not incurred in the key
venues referenced above. At an average price of $26.50, Palm Acts, Inc. or any
other promoter would have to sell 480 tickets just to cover these "specially
incurred expenses", or an additional $1.82 per seat ( seating configuration at
7,000 seats.).
Risers / Sound Towers $1,500
Load Bearing Cover 3,750
Lighting Truss 1,800
Floor Seating / Tagging 1,500
Forklift Rental 410
Labor ( total $4,975) / adjusted
for comparison 3,500
Palm Acts Stage setup portion250
Total Extra Costs $12,710
The numbers listed above do not include: the sound, light and backline package
that is required by the rider for artists' performances. These costs would be
incurred whether producing a show at the Hollywood Bowl in California or at the
West Palm Beach Amphitheater.
One glaring shortcoming at this facility is the need for "green rooms", ( artist
dressing rooms that serve their needs i.e. meals, showering, gathering area for
fans.
It is impossible to turn a locker room with urinals into a female dressing
room. This relates not only to musical performers, but to a major tennis
tournament, whose stars will require and need the same facilities.
OPERATIONAL:
Operational is defined as the management and flow of the event. As stated
earlier, city departments understood their roles and functions prior to each
event, and the communication flow was implemented in a timely manner. Traffic
control was handled well, traffic signage / barricades were delivered / installed
on time and fire & rescue's handling of on-site incidents were expedited quickly
without great fanfare.
OPERATIONAL SHORTCOMINGS:
* The lack of an automated ticket selling outlet on site. The staff of the
Tennis Center was cooperative and aggressive in their sales, but found
themselves limited in their selection of seats for potential ticket buyers who on
occasion lost sales. Palm Acts, Inc. staff had to manually requisition tickets from
the ticket distributor, hand carry to the site at a time and financial expense to the
promoter.
As a point of reference, each ticket "pulled", costs the promoter $2.00 -
$2.50 whether it is sold or not.
* No defined point of sales facility for contracted vendors, ( food,
beverage or merchandise), costing the promoter any leverage they would have
had with a vendor in negotiating vending fees owed to the promoter. The fact
that vendors have to constantly rent equipment and have additional manpower
to setup and tear down before and after each event has not been cost effective
and is disruptive to the tennis patrons.
* The site needs to have its own vacuum / sweeping equipment for pre-
event cleanup. This was not a particular problem, but could be. This type of
equipment belongs to other city departments and might not be available during
weekend events.
PATRON SERVICES:
Patron services is defined as the sites' user-friendliness and access.
The site layout and design was to make this facility blend with the neighborhood
environment, and to not be viewed from a street site line as a visual community
impediment. To that end, individuals visiting the site for the first time enjoyed
the architecture of the clubhouse, the openness of the designs, brick pavers,
landscaping and seating in the palm plaza under umbrella tables. Restrooms
were clean and plentiful.
PATRON SERVICES SHORTCOMINGS:
* Vegetation must be re-addressed and replanted;
* Lack of adequate public telephone facilities;
* Confusion as to the official entrance to the Tennis Center. The address
listed in the phone book directs patrons prior to the event to 30 NVV 1st Avenue.
Patrons requiring information about upcoming events, or the purchasing of
tickets (concerts or tennis tournaments) would be greeted by locked gates, no
ticket or information booth, or if adventurous, would walk into the community
center with hope of satisfying ones' ticket or information needs. At that point, the
patron would be redirected around the block to the tennis club house, whose
staff would relay the proper information or tickets sale.
The patron would then leave the club house with the impression that the club
house gates are surely the main entrance for admission to the event.
To add to the confusion, signage for the Tennis Center is not located on NW 1st
Avenue but on W. Atlantic Avenue. In this country, we have been taught that a
lighted sign in front of a facility means that this is the main entrance. Any patron
who has played tennis at the center uses the W. Atlantic Avenue entrance
routinely so their friends and family members would also use this entrance.
Imagine a patrons' frustration by this time!
The club house is visually pleasing and patrons entering on W. Atlantic Avenue
find themselves in the midst of palm plaza and manicured tennis courts. The
entrance for NW 1st avenue is visually not pleasing with no architectural details
tying it to the club house. The walkways are dark and non-eventful ( no use of
welcome banners or streamers.., the first visual impression is the bottom of the
stadium seats..grey steel beams and pillars...not a positive welcome.
To save approximately $1,500 per show , Palm Acts Inc. had donated from
Coca-Cola a hot-dog / soda concession booth which served as the ticket sales
and will-call facility. The vendor received major visibility form this donation,
however the impression left with the patron is not one of permanence.
PROMOTER CONCERNS:
These concerns will include the marketing, promoting and establishment of the
tennis center as a venue for concerts / special events. The tennis center has
enough seats to peak the interest of any promoter, however, the shortcomings
previously mentioned would make any promoter reconsider the possibility of
creating a successful, financially viable event.
* There are no defined areas for signage on Atlantic Avenue that could
help promote the events. A marquis at street level announcing upcoming events
is a must for successful promotions. Vehicular traffic on Atlantic Avenue alone
must provide an adequate number of impressions. This is a marketing
opportunity that must not be missed. Signage on court fences is basically a
"band aid" and too far removed from the Atlantic Avenue traffic.
* At present, with seating configuration used for the concerts with prices
ranging from $50 to $ 20, the projected total seating revenue could have been
$185,000. Additional technical costs mentioned earlier in this summary
represent 8% of the projected revenue, or proportionally at a 50% sell through,
16% of potential revenue. The additional technical expenses reduce any
potential net profit drastically.
* Lack of the venue being a co-marketing partner creates a larger events
marketing budget because of the dual message being created: i.e. it becomes an
additional burden on the promoter to sell the site as well as the concert.
In summary, listed below are some recommendations:
* Site needs a permanent covered stage with sound and li.qht trusses.
* Development imperative for stage access for direct off loading and
loading of equipment.
* Create a permanent ticketing booth and/ or system ( but not with
Ticketmaster. Cost to patrons could be as much as additional 25% of the cost of
the ticket, and cost to promoter could be up to additional 8% taken off gross
revenue)
* Formal "Green Rooms"
* Permanent vendor facilities
* Readdressing Atlantic Avenue as the official entrance, complete with
signage and amenities.
* City's paid public relations staff and department publications must co-
promote the facility as a multi-use venue first, and the special events second.
An aggressive facility marketing package is to be distributed to key promoters
who are touring the Southeastern US. This information is available.
The tennis center finds itself in a unique position at this time. The West Palm
Beach Auditorium has been sold, and is no longer available to promoters. If
recommended improvements were considered, this facility would become the
second largest seating capacity in a three county area, second only to Coral
Sky.
Do not be misled by what front line promoters (Cellar Door and Fantasma) might
say about the facility, as they are only protecting their contracts and investments
currently owned, and see this venue as direct competition.
This venue also creates competition to those proponents of a new auditorium in
West Palm Beach. It will be at least 3-5 years before a convention center goes
on line and tax support in uncertain at this time for a new auditorium.
Please do not let this community allow to happen to this facility what has already
happened to the Orange Bowl and the Miami Arena.
My experiences with Palm Acts Inc. and the Tennis Center were positive and
exciting. I appreciate your request to forward these observations to your
attention, and would welcome the opportunity to discuss the implementation of
these recommendations as a consultant to your office or to an appropriate city
department.
On a separate note, I have taken the liberty to include a brochure of one of the
series that the F.A.U. Foundation and the University have contracted with me to
produce. This process has helped solve the University's site usage problem.
Please let me know if thero are any questions I can answer concerning these
events.
Sincerely,
Joseph E. Ferrer
Sunset Productions, Inc.
cc: Harold Van Arnem
Betty Allen
Robert Barcinski
Brahm Dubin
Paul Felsberg
DELRAY BEACH TENNIS CENTER
WEEKLY SCHEDULE - WEEK OF JUNE 9 THRU JUNE 15, 1997
MONDAY
8:30-9:30 Beginners Clinic DE 1 court
4:00 to 6:30 pm Junior Academy
6:30 pm Advanced clinic EA 1 court
7:30 pm Play Tennis America AB 1 court
TUESDAY -
8:00 am B 3 Practice & Drill DE & EA
11:00 am Senior Men Summer Fun League Practice and Drill 4 courts
6:00 pm Play Tennis America Intermediate 1 courts AB
6:00 pm Ladies League 2 courts
7:00 pm Mens League 2 courts
7:30 pm Ladies League 2 courts
7:30 pm Play Tennis America AB, Advanced beginner 1 court
WEDNESDAY -
8:30 am A3 practice 2 courts DE & EA
6:30 pm MachoClinic DE 2 courts
6:30 pm Patrons Team Tennis 4 Hard Courts
7:00 pm Ladies "B" League 2 courts
7:00 pm Ladies "C" League 2 courts · '
7:30 pm Play Tennis America AB, 1 courts
THURSDAY -
9:00am - 10:00am Advent Lutheran Summer Camp 5 cts DE
5:30 to 6:30 pm Perfect Harmony - Upstairs
6:15 pm Intermediate Clinic LH 1 court
6:30 pm Patrons Team Tennis 4 Hard Courts & 2 Clay
7:00 to 9:00 pm USTA meeting Upstairs
7:00 pm Ladies 4.5 League vs Int'l Tennis Center
7:30 pm Play Tennis America AB 2 courts
FRIDAY -
4:00 - 6:30 pm Junior Academy
SATURDAY -
8:00 am Ladies Singles 6 courts
8:30 am - Stroke of the Week 1 court DE
SUNDAY
Initials Head Tennis Clerk Director of Tennis Gen. Manager
DELRAY BEACH TENNIS CENTER
WEEKLYSCHEDULE- WEEK OF JUNE 16 THRU JUNE 22, 1997
MONDAY -
8:30am - 9:30 am Beginners Clinic DE
10:00am - 4:30 Summer Camp #1 2 hard cts.
10:00am- 12:00pm Summer #2 2 hard cts.
6:30pm Advanced Clinic EA 1 court
7:30pm Play Tennis America AB 1 court
TUESDAY -
8:00 am B 3 Practice & Drill 2 courts DE & EA
9:30am - 10:00am Advent Lutheran Summer Camp 5 cts DE
10:00am - 4:30 Summer Camp #1 2 hard cts.
10:00am - 10:45am Summer Camp #2 1 hard ct
6:00 pm Ladies League 2 courts
7:00 pm Ladies 4.0 USTA league vs Mission Bay 5 clay cts
7:00 pm Mens League 2 courts
7:30 pm Ladies League 2 courts
7:30 pm Play Tennis America AB, 1 Courts
WEDNESDAY
9:30 am A 3 Clinic 2 courts DE & EA
I0:00 am - 4:30 pm Camp #I 2 hard courts
10:00 am - 12:00 pm Camp #2 2 hard courts .'
6:30 pm Macho Clinic DE l court
6:30 pm Patrons Team Tennis 4 Hard Courts
7:00 pm Ladies League B
7:00 pm Ladies League C
7:30 pm Play Tennis America AB 1 court
THURSDAY
9:00am - 10:00am Advent luthern Day Care 5 hard ets DE
10:00 am - 4:30pm Summer Camp #1 2 hard cts
10:00 am - 10:45am Summer Camp #2 2 hard ets
11:00am Mens Summer Fun League vs Woodfield Country Club 5 courts
6:15 pm Intermediate Clinic 1 court LH
6:30 pm Patrons Team Tennis 4 Hard Courts2 Clay
7:30 pm Play Tennis America AB 1 court
FRIDAY -
I0:00 am - 4:30 pm Summer Camp #1 2 hard courts
10:00am - 12:00pm Summer Camp #2 2 hard ets
SATURDAY -
8:00am Junior Satellite Tournament
SUNDAY
8:00am Junior Satellite Tournament
Initials:
Head Tennis Clerk Director of Tennis Gen. Manager
MEMORANDUM
TO: MAYOR AND CITY COMMISSIONERS
FROM: CITY MANAGER~/I
S~JECT: AGE~A ITEM # ~)- WORKSHOP MEETING OF JUNE 10, ~997
INGRAHAMAND SANDOWAY PARKS PARKING LOT DESIGNS
DATE: JUNE 6, 1997
Richard Hasko, Environme~ta'i~:'~:"'Servi:c~s D:ep&~tment, will make a
presentation at the meeting..
I:ITY OF DELItrlY BEI:II:H
FIRE DEPARTMENT s;~RWNO DELRAY BEACH · GULFSTREAM · HIGHLAND BEACH
DELRAY BEACH
Ali. America City
TO: DAVID T. HARDEN, CITY MANAGER
1993
FROM: ROBERT B. REHR, FIRE CHIEF
DATE: JUNE 5, 1997
SUBJECT: UPDATE & REVISION OF THE CITY &
FIRE PREVENTION CODES -
CITY COMMISSION WORKSHOP
The Fire Department is proposing to update the Fire Prevention codes in the City of
Deiray Beach Code of Ordinances, Chapter 96: Fire Safety & Emergency Services, Sections
96.15, 96.16, 96.17 and 96.46. The City is currently utilizing the 1988 edition of the 101 Life
Safety Code, published by the National Fire Protection Association (NFPA). Many of the
NFPA codes and standards adopted by the City date back to 1986 and are not consistent
with the uniform standards mandated by the State of Florida for specific occupancies.
The adoption of the appropriate code updates and revisions include the majority of
the NFPA codes listed in the Delray Beach Code of Ordinance, Chapter 96.16.
JUSTIFICATIONS:
1. CHANGES WILL ONLY EFFECT A MINIMUM NUMBER OF OCCUPANCY
CLASSIFICATIONS - Many occupancies are already required to comply with the 1994
edition of the NFPA 101 Life Safety Code due to uniform standard mandated by the
State of Florida. The update would allow us to work out of one edition rather than two
different editions. Occupancies covered by uniform fire safety standards would not be
impacted by the local adoption, as these are currently required to comply with the 1994
edition of the Life Safety Code. These are new, existing and proposed: hospitals,
nursing homes, assisted living facilities, correctional facilities, public schools, transient
public lodging establishments, public food service establishments, elevators, residential
and non-residential child care facilities, facilities for the developmentally disabled,
motion picture and television special effects productions, and self-service gasoline
stations.
FIRE DEPARTMENT I-IEADQIJARTERS · 501 WEST ATLANTIC AVENUE ,, DELRAY BEACH, FLORIDA 33444
(56 !)2-t3:7400- SUNCOM 928-7400. FAX (561)243-7461 /. ~<r"/,z./~
(_'7.,,,I
Page -2-
Memo - June 5, 1997
Update & Revision of Codes
2. AUTOMATIC FIRE SPRINKLERS REQUIRED FOR EXISTING HIGH-RISE
APARTMENT BUILDINGS. We have 14 existing high-rise apartment buildings within
the City which are not equipped with automatic fire sprinkler protection. During
recent responses to minor incidents, residents of these buildings have demonstrated
limited evacuation capability and often must rely on assistance to reach safety, as would
be the case in the event of a high-rise fire. If such assistance is not readily available a
tragic outcome may be eminent in the event of a serious fire or toxic smoke condition in
one of these buildings. The 1991 and 1994 editions of the Life Safety Code recognizes
this potential and requires automatic sprinkler protection in buildings exceeding 75 feet
in height which do not have exterior means of exit access. Highland Beach was
required to bring these buildings into compliance (sprinkler system retrofit) by Palm
Beach County Fire-Rescue, prior to our contract to serve the Town with fire protection
and emergency medical services.
3. MORE DEFENSIBLE IN A COURT OF LAW. The adoption of current codes and
standards is more defensible when dealing with the courts on related issues.
4. COMPATIBILITY WITH THE AMERICANS WITH DISABILITY ACT. The 1994
edition of the 101 Life Safety Code is compatible with the requirements for the ADA
(Americans with Disabilities Act).
5. ADOPTING THE UPDATED CODES WOULD BE A CONTINUANCE IN
IMPROVING THE QUALITY OF LIFE IN OUR COMMUNITY. In the 90's the
leaders of Delray Beach have demonstrated the City's proactiveness in response to the
needs of the community many times. This has proven to be a key to Delray's success.
IMPACT:
1. The major impact of the updates is the requirement for automatic fire sprinkler
systems in existing high-rise buildings (buildings over 75 feet in height with interior exit
access). Typically, in cases involving the retrofit of an existing high-rise apartment
building, the cost is relatively iow. Most of the buildings effected currently have an
adequate water supply via standpipe and hose systems supplied by a fire pump and
municipal water. This limits the retrofit cost to extending the water pipes to common
areas and apartment units. The requirements for existing high-rise apartments and
office buildings to be equipped with automatic sprinklers would be 14 apartment
buildings. A list of effected buildings is attached for information. As in other cases,
adequate time schedules can be worked out for compliance.
Page - 3 -
Memo - June 5, 1997
Update & Revisions of Codes
2. Another significant impact as a result of the adoption of the 1994 edition of the NFPA
101 Life Safety Code to new construction is the requirement for smoke detectors inside
each bedroom in new apartment buildings which are not equipped with automatic fire
sprinkler protection.
The fact that this proposal is somewhat complex, with respect to retrofit of
sprinklers in high-rise buildings, the City Commission may want to consider appointing a
task force that would review the justifications, impacts, costs and benefits of updating and
revising the codes. The task force would make recommendations to the City Commission
regarding the proposal.
It would be beneficial for the task force participants to be of varying opinions so
that all issues, pro and con be addressed. The participants on the task force may include
condominium and apartment owners and managers, condo association officers, insurance
industry representative, fire sprinkler contractor, fire service official, city building official,
business representative from the Chamber of Commerce, utilities representative, real
estate representative, etc. This broad based participation will provide appropriate
recommendations for the City Commissions action.
The proposed updating and revising of the codes moves the City in the direction of
providing a safer environment in our occupancies. It is another effort towards improving
the quality of life for the citizens of Delray Beach.
Fire Chief
Attachments:
1. High-rise buildings
2. Chapter 96 Code changes
HIGH-RISE BUILDINGS EFFECTED BY THE ADOPTION OF 1994
101 LIFE SAFETY CODE - REQUIRED TO
APARTMENT BUILDINGS
Banyan House
Barr Terrace
Barr Harbor
Barton
Seagate Towers North & South (2)
Seagate Manor
Delray Beach Club Apartments (3)
Coastal House
Court of Delray
Delray Summit
Dorchester
Section 96.15
ADOPTION OF CERTAIN CODES
Section 96.15 DEFINITION.
For the purpose of this subchapter the following definition
shall apply 'unless the context clearly indicates or requires a
different meaning.
"MUNICIPALITY". Whenever used in the Fire Prevention Code,
it shall be held to mean the City of Delray Beach, Florida.
('80 Code, Seo. 11-19)
Section 96.16 CERTAIN CODES ADOPTED B~ REFERENCE.
(A) The Uniform Fire Safety Standards promulgated pursuant
to Section 633. 022 of the Florida Statutes and the rules
promulgated by the State Fire Marshal pursuant to Section 633.01
of the Florida Statutes, and as set forth in the Florida
Administrative Code, Rule 4A, are herein incorporated by
re,fence, all as if fully set forth herein and as may be revised
and amended from time to time. If there are subsequent revisions
or amendments to the Uniform Safety Standards or Rules of the
State Fire Marshal, then those revisions and amendments
automatically become adopted under this chapter and are deemed a
part hereof. A violation of the Uniform Safety Standards or the
Rules of the State Fire Marshal shall be a violation of this
section.
(B) There are adopted for the purpose of prescribing
regulations governing conditions, hazards to life, or property,
from fire or explosion, the following minimum National Fire
Codes, prescribed by the National Fire Protection Association
(NFPA), (save and except such portions or codes as are hereby
deleted, modified, or amended in Section 96.17 of this chapter)
as if fully set forth herein. A violation of the National Fire
Codes as set forth herein shall be deemed a violation of this
section. The applicable National Fire Codes are on file in the
office of the City Clerk, and the provisions thereof shall be
controlling within the limits of the city:
1991
"Fire Prevention Code" ~9~7 edition.
(1) NFPA 1, ,
(2) NFPA 10, "Portable Fire Extinguishers", -~
edition.
(3) NFPA 11, "Low Expansion Foam and Combined Agent
Systems", -~9~ edition.
1994
IX.80
Section 96.16(B)(4)
( 4 ) NFPA ! lA, "Medium and High Expansion Foam
Systems" , -P~8 edition.
1994
(5) NFPA 12, "Carbon Dioxide Extinguishing Systems",
-~9- edition.
1993
(6) NFPA 12A, "Halon 130! Extinguishing Systems",-4-o~9
edition. 1992
(7) NFPA 12B, "Halon 1211 Extinguishing Systems", 1990
edition.
(8) NFPA 13, "installation of Sprinkler Systems",
edition. 1994
(9) NFPA 13D, "Sprinkler Systems in One- and Two-
Family Dwellings", ~$~9 edition.
1994
(10) NFPA 13R, "Installation of Sprinkler Systems in
Residential Occupancies Up to Four Stories in Height",
edition. 1994
(1!) NFPA 14, "Installation of Standpipe and Hose
Systems", 4~95 edition.
1993
(12) NFPA 15, "Water Spray Fixed Systems", 1990
edition.
(13) NFPA 16, "Installation of Deluge Foam-Water
Sprinkler and Foam-Water Spray Systems",-%~l edition.
1995
(14) NFPA 17, "Dry Chemical Extinguishing Systems",
~ edition.
1994
(15) NFPA 17A, "Wet Chemical Extinguishing Systems",
4~ edition.
1994
(16) NFPA 20, "Installation of Centrifugal Fire Pumps",
4~ edition.
1993
(17) NFPA 22, "Water Tanks for Fire Protection",-~3~T
edition. 1993
(18) NFPA 26, "Supervision of Valves Controlling Water
Supplies", 1988 edition.
(19) NFPA 30, "Flammable and Combustible Liquids Code",
~ edition.
1993
'(20) NFPA 31, "Installation of Oil Burning Equipment",
%~ edition.
1992
(19a) NFPA 30A- 1993, Automotive and Marine Service Station Code
IX.81
Section 96.16(B)(21)
(21) NFPA 32, "Drycleaning Plants", 1990 edition.
(22) NFPA 33, "Spray Application Using Flammable and
Combustible Materials", 1989 edition.
(23) NFPA 34, "Dipping and Coating Processes Using
Flammable or Combustible Liquids", 1989 edition.
(24) NFPA 35, "Manufacture of Organic Coatings",-~-~
edition. 1995
"Storage and Handling of Cellulose
(25) NFPA 40, .
Nitrate Motion Picture Film",-~98~-edition.
1994
(26) NFPA 40E, "Storage of Pyroxylin Plastic", -~9~r
edition. 1993
(27) NFPA 43A, "Storage of Liquid and Solid Oxidizing
Materials", 1990 edition.
(28) NFPA 43B, "Organic Peroxide Formulations, Storage
of" -PgB~- edition.
,
1993
2J~_ Wate~._~ased Fire PrDtect. ion Syste~s~l~93~ edition.
( 29 ) NFPA ~ ~7 ..... ~%~zr~g~----~---~s~----~x~rrz~
-Ma~a-].-s-~Lr - 4~q~6-e~e.~.-
(30) NFPA 43D, "Storage of Pesticides in Portable
Containers" ' ~ ~ 6- edition
1994
(31) NFPA 45, "Fire Protection for Laboratories Using
Chemicals ", 4~3q~ edition.
1991
(32) NFPA 46, "Storage of Forest Products", 1990
edition.
(33) NFPA 51, "Design and Installation of Oxygen-Fuel
Gas Systems for Welding, Cutting and Allied Process",
edition. 1992
(34) NFPA 5lA, "Acetylene Cylinder Charging Plants",
1989 edition.
(35) NFPA 5lB, "Cutting and Welding Processes", -~9~
edition. 1994
National
]992
(36) NFPA 54, "Natu~a~ Fuel Gas Code", ~8-edition.
(37) NFPA 58, "Storage and Handling of Liquefied
Petroleum Gases", ~9-edition.
1995 ,, ,,
7~) .... Na.tiQr~al. $1ectr~q Qo~e
( 38 ) NFPA -~, "~%~a~-a~m~r--Ma~.'=cme~e--a.~m-~me--~
1993
IX. 82
Section 96.16(B)(39)
"Na~ioj~l_F. ire Al.a.r~ Cpde"
(39) NFPA 72, "rns~l-rat=X~rT--m~nLena~re--mnu--~s~--~rt
~--B~ c c ~ - ~i~~- ~y~s --~e~-~~-~rT--F~
A~m-~-~mw~my-~~~, ~99~ edition.
1993
-~~--
~ { l ~-~F~--~--z~a~~- Ma ~~~-~--~s~-~
N~-~ ~ e~ -A~ia~ - -~ - -~~ {~ - ~na~-~- -S ~m~-
-%~-NF~--~4~--~=~se a 1 ~~r-~a{~a~--a~-~e--~-
(~) NFPA 75, "Protection of Electronic Computer/Data
Processing Equipment", ~9-edition.
41 1992
~ NFPA 82, "Incinerators, Waste and Linen Hanaling
Systems and Equipment", -~99Q- edition.
1994
(~ NFPA 88A, "Parking Structures",-~ eaition.
44 1991
(4~ NFPA 88B, "Repair Garages",-~ e~ition.
45
(4~ NFPA 90A, "~nstallation of Air Conditioning and
Ventilating Systems", 4~g edition.
1993
(~ NFPA 90B, "Installation of Warm Air Heating ana
Air Conditioning Systems", %~ edition.
1993
(~) NFPA 91, "Installation of ~lower aha Exhaust
Systems for Dust, Stock and Vapor Removal or Conveying",
-~ edition.
1995 48
(5~) NFPA 96, "Installation of Equipment for the
Removal of Smoke and Grease-Laden Vapors From Commercial
Cooking Equipment", -P99~ edition.
6 0 NFPA 99, "Health Care Faeilities",-~90-edition.
t~$ NFPA 101, "Safety to Life From Fire in Buildings
and Structures", -%~ edition.
1994
6~45 NFPA 102, "Assembly Seating Tents and Membrane
Structures", 4~6 edition.
1995
~8~-A-
~gJ NFPA ~ "M~a~--~=--~e~--a~--S~~
-~~~~s~--~9~-ed~r-
(52) NFPA 110, "Standard for Emergency and Standby Power Systems"
1993 edition.
IX. 83
Section 96.16(B)(56)
(53) NFPA 101-A, Life Safety, Alternative Approaches- 1995 edition.
54
{g~-) NFPA 204M, "Smoke and Heat Venting",-~ edition.
55
{~) NFPA 21!, "Chimneys, Fireplaces, Vents and Solid
Fuel Burning Appliances", -~4~ edition.
56 1992
($~-) NFPA 220, "Types of Building Construction",
edition '
57 1995
~5~) NFPA 231, "General Storage", 4~8-edition.
5g
1995
~ NFPA 23 lC, "Rack Sro.rage of Materials",
edition.
~ NFPA 231D, "Storage of Rubber Tires",
edition.
60
66~ NFPA 241, "Building Construction and Demolition
Operations", ~9 edition.
61 1993
~6~ NFPA 251, "Fire Tests of Building Construction and
Materials", 1990 edition.
6 ~ NFPA 252, "Fire Tests of Door Assemblies",
edition.
63
665) NFPA 253, "Tests for Critical Radiant Flux of
Floor Covering Systems Using a Radiant Heat Energy Source",
1990 edition.
~$ NFPA 255, "Tests of Surface Burning
Characteristics of Building Materials", 1990 edition.
65
~6~$ NFPA 664, "Fires and Explosions in Wood Processing
and Woodworking Facilities", 4~34~ edition.
0 NFPA 704, "Identification of Fire Hazards of
Materials", 1990 edition.
edition.
68
6~8) NFPA 1221, "Installation, Maintenance and Use of
Public Fire Service Communication Systems",-~9~8 edition. 1994
(Ord. No. 105-87, passed 12/22/87; Am. Ord. No. 66-92, passed
1/12/93)
IX.84
Section 96.17
~r--~p~$--ees~-i-~--i-~- cx~es~-e~--~-pc~ee~e--68 9 %
~hg~s&~b-~a 1 ~e- ~-e45~- bu i-t~e~-a~-ma~-~-
IX.85
Section 96.17(A)(2)(d)
IX.86
Section 96.25
FIREWORKS
Section 96.25 DISCHARGE OR USE QF ¥IR~WQRKS.
The discharge, firing or use of firecrackers, rockets,
torpedoes, Roman candles or other fireworks or substances
designed and intended for pyrotechnic display, and of pistols,
canes, cannons or other appliances, using blank cartridges or
caps containing clorate or potash mixture, is prohibited.
However, this section shall not prohibit public display of
fireworks where the permission of the City Manager has been
obtained.
('80 Code, Sec. 16-11)
Penalty, see Sec. 96.99
Section 96.26 SALE OF FIREWORKS,
The sale of fireworks at retail is prohibited.
('80 Code, Sec. 16-12)
Penalty, see Sec. 96.99
INSTALLATION OF FUEL TANKS
Section 96.40 PERMIT REOUIRED.
It shall be unlawful for any person to install, place,
locate, bury, erect or maintain, or to aid or assist in the
installation, placing, locating, burying, erecting or maintaining
of any tank designed or intended to be used for the storage of
any class I, II or III liquid, as defined and set forth in the
Fire Prevention Code and the National Fire Code, and commonly
used for fuel, upon any property or premises within the city,
unless there first be secured approval from the Fire Department
and a written permit from the Building Department.
('80 Code, Sec. 11-27(1)) (Ord. No. 63-81, passed 9/22/81)
Penalty, see Sec. 96.99
Section 96.41 APPLICATION FOR PERMIT.
It shall be the duty of an applicant for a permit to furnish
written application to the Building Department and pay a fee at
the regular sub-trade permit fee level, based on the cost of
installation. The application shall show the following
information:
IX.87
Section 96.41(A)
(A) The name and address of the applicant;
(B) The name and address of the owner of the premises;
(C) The legal description of the premises and 'its street
location;
(D) The zoning district in which the property is located;
(E) A sketch showing the exact proposed location of the
tank upon or under the premises; also, the exact location of any
other existing tanks upon or under the.premises;
(F) The size, type, construction, capacity, and purpose of
the proposed tank or tanks and any other existing tanks.
('80 Code, Sec. 11-27(2)) (Ord. No. 63-81, passed 9/22/81)
Section 96.42 T~PE. CONSTRUCTION. DESIGN AND INSTALLATION TO
MEET REGULATIONS.
The location, design, construction and installation of all
tanks must comply with all ordinances of the city, including
zoning, building and fire codes. In addition, the type,
construction, design and installation thereof must conform
strictly to the rules and regulations of the Fire Prevention
Code, as recommended by the American Insurance Association.
('80 Code, Sec. 11-27(3)) (Ord. No. 63-81, passed 9/22/81)
Section 96.43 REFUSAL TO I~$UE PERMIT,
No permit shall be granted where a violation of any city
ordinance is involved, where the Fire Marshal determines the
operation or maintenance of any proposed tank would unduly
increase the fire hazard of the surrounding neighborhood or
property, or where the public safety or welfare is jeopardized.
('80 Code, Sec. 11-27(4)) (Ord. No. 63-81, passed 9/22/81)
Section 96.44 CARRIER NOT REOUIRED TO OBTAIN PERMIT,
This section shall not be construed to require a carrier to
obtain a permit for the transportation of storage tanks or for
the storage of same, pending delivery to the consignee, or to
require a manufacturer or dealer in those tanks to obtain a
permit in order to display the same for sale or where not used
for the storage of any liquid commonly used for fuel.
('80 Code, Sec. 11-27(5)) (Ord. No. 63-81, passed 9/22/81)
IX.88
Section 96.45
SectiQn 96,45 TOTAL AGGREGATE STORAGE LIMIT SHALL BE 4Q,O00
GALLONS.
It shall be unlawful to construct or install 'within the
city, facilities for more than 40,000 gallons of class I, II or
III flammable or combustible liquids in any one service or
storage area, except bulk Storage plants in industrial areas, and
no permit shall be granted for storage facilities in excess of
40,000 gallons except as provided herein.
('80 Code, Sec. 11-27(6)) (Ord. No. 63-81, passed 9/22/81)
Penalty, see Sec. 96.99
Section 96.46 ABOVEGROUND INSTALLATIONS,
Ail aboveground tank installations shall be of a capacity of
300 gallons or less and shall be in the form of skid tanks.
Tanks exceeding 300 gallons capacity shall be installed
underground. Aboveground storage tanks in excess of 300 gallons
capacity now in use shall not be replaced with aboveground tanks
but only with underground tanks.
('80 Code, Sec. 11-27(7)) (Ord. No. 63-81, passed 9/22/81)
Penalty, see Sec. 96.99
In liew of under§round tanks, where permitted in areas adequately screened from
view, a vaulted above ground tank incased in a minimum two hour vault may be used.
Section 96...47 BULK STORAGE PLANTS.
All bulk storage plants shall use underground storage tanks
only, regardless of capacity.
('80 Code, Sec. 11-27(8)) (Ord. No. 63-81, passed 9/22/81)
Penalty, see Sec. 96.99
IX.89
Agenda Item. No.:
AGENDA REQUEST
Date: Juno 5~1967
Request to be placed on:
Regular Agenda
Special Agenda
X Workshop Agenda When: 3une 10, ~1997
Description of item (who, what, where, how much): Tho ~re Department
prnpn~o~ to Upgrade and revise the City of Delray Code o£ O~dinances~
· ChaTter Ds? w4~o K~f~tv & Emergency Services~ Sections 96.1'5~ 95.16~ 96.17
96.~. The request is to discuss the. proposal with the City Commission
~n ~ Wnr~hnn ~~n to receive direction.
(Example: .Request from Atlantic High School for $2,000 to fund
project graduation).
ORDINANCE/'RESOLUTION REQUIRED: YES/NO Draft Attached: YES/NO
Recommendation: N.A..
(Example: Recommend. approval with funding from Special Events Account
No. 001-3333-555-44.55).~ ~ ~ ~
Department Hea~ Signature:
City Attorney Review/ Recommendation (if applicable):
Budget Director Review (required on all items involving expenditure
of funds):
Funding available: YES/ NO
Funding alternatives: (if applicable)
Account No. & Description:
Account Balance:
City Manager Review:
Hold Until:
Agenda Coordinator Review:
Received:
Placed on Agenda:
Action: Approved/Disapproved
Community
Redevelopment
Agency
D~I;;~ Beach .... -. ,., ,,_,_ ,~,
DELRAY BEACH COMMUNITY REDEVELOPMENT AGENCY
AND
THE CITY OF DELRAY BEACH CITY COMMISSION
JOINT WORKSHOP
6:00 P.M., TUESDAY, JUNE 10, 1997
IST FLOOR CONFERENCE ROOM, CITY HALL
AGENDA
A. West Atlantic Avenue Redevelopment
i. Thc Plan - An Overview
2. West Atlantic Avenue Beautification
3. Land Acquisition for Rcclevelopment
a. Block 13
b. Blocks 28 & 29 (Peach Umbrella)
c. Block' 36 (ML Olive)
d. Block 53 (South County Courthouse)
e. Other Blocks
4. Special Projects
a. TED Centcr Business Incubator Expansion
b. Spady House
c. Business Loan Fund of thc Palm Beaches
B. North Federal Highway Redevelopment Plan
1. Completion of tile Plan
24 N. Swinton Avenue, Delray Beach, FL 33444 (561) 276-8640 / Fax (561) 276-8558
TABLE OF CONTENTS
LIST OF TABLES ................................................... vii
EST OF FIGURES ................................................... viii
EXECUTIVE SUMMARY ............................................... x
INTRODUCTION .......................................................
Settlement of Delray ................................................
Background and History of The West Atlantic Avenue Area .................
NW 5th Avenue Community Development Block Grant Plan ..............
Atlantic Avenue Task Force .......................................
Peach Umbrella Plaza Association ..................................
The CRA ("Finley") Plan ..........................................
West Atlantic Property Owners Association ...........................
The Greenway Plan .............................................
City Projects ...................................................
~ Visions 2000 and the Decade of Excellence
Ct Other City Projects
Visions West Atlantic ............................................
Purpose of the Redevelopment Plan ...................................
EXISTING CONDITIONS .................................................
Definition of Area ..................................................
Existing Land Uses...~..~ .' ...........................................
Future Land Use Map and Zoning .....................................
Future Land Use ...................................................
Zoning ..........................................................
Structures ........................................................
i
Occupancy ....................................................
Tenant/Owner Status ............................................
Demographics ....................................................
Database By Property ...............................................
Property Values ................................................
Infrastructure .....................................................
Traffic and Transportation ........................................
I~ Traffic Counts :'
Q FDOT, Widenings, and Concurrency
I~ Parking Inventory
I~ Condition of Streets
I~ Alleyways
Q Public Transportation
Water and Sanitary Sewer Service ..................................
Storm Sewer Collection ..........................................
Electrical and Telephone Service ........... , .~.~: .......................
Existing Service
Undergrounding
Street Lighting
Fire Protection .................................................
Hydrant Distribution
Fire Flows
Police Crime Report .............................................
Organizations .....................................................
Delray Merchants Association .....................................
Community Redevelopment Agency ................................
Peach Umbrella Merchants Association ..............................
TED Center ....................................................
Visions 2005 ...................................................
Haitian American Association ......................................
Atlantic Avenue Task Force .......................................
600 Block Association ...........................................
City of Delray Beach Community Improvement Department ..............
City of Delray Beach Police Department .............................
City of Delray Beach Historic Preservation Board ......................
City of Delray Beach Planning and Zoning Department ..................
Downtown Development Authority ..................................
Delray Beach Community Development Corporation ....................
Mad Dads .....................................................
OPPORTUNITIES AND CONSTRAINTS .....................................
Multiple Ownership .................................................
Streetscape and Beautification ........................................
Entrance Features ..............................................
FDOT Sound Barrier .............................................
Crime Management and Public Safety ..................................
Future Land Use Map Designations ....................................
Zoning Districts ....................................................
GC (General Commercial) ........................................
OSSHAD (Old School Square Historic Arts District) .....................
RM (Multiple Family Residential - Medium Density) ....................
R-1-A (Single Family Residential) ..................................
CF (Community Facilities) ........................................
OS (Open Space) ...............................................
West Atlantic Avenue Overlay District.(Proposed) ......................
Infrastructure .....................................................
Water ........................................................
Roads ........................................................
Historic Structures .................................................
Solomon D. Spady House ........................................
Susan Williams House ...........................................
B. F. James-Frances J. Bright Park .................................
Economic and Cultural Center for the Community .........................
Business Assistance and Economic Development .........................
Small Business Administration 504 Program ..........................
Small Business Administration 7a Program ...........................
CRA Business Assistance Programs ................................
Subsidized Loan Program
Historic Facade Easements
Site Development Assistance Program
THE REDEVELOPMENT PLAN ............................................
Future Land Use ...................................................
Zoning ..........................................................
Land Development Regulations .......................................
West Atlantic Avenue Overlay District ..................................
Uses .........................................................
Setbacks ......................................................
Review by West Atlantic Avenue Architectural Review Committee .........
Height Limits ...................................................
Depth of Commercial Development .................................
Non-conforming Uses ...........................................
Parking Requirements ...........................................
In-lieu Fee
Access and Curb Cuts
iv
Signage Requirements ...........................................
Landscaping and Open Space .....................................
Street Trees
On-site Landscaping Requirements
Open Space
Development Opportunities Analysis ...................................
Master Parking Plan ................................................
Parking Inventory and Demand Analysis .............................
Q Existing Spaces and Requirement
gl Build-out Requirements
On-street Parking ..............................................
Private Off-street Parking ........................................
Public Off-street Parking .........................................
· Cross-parking Rights ............................................
Design Issues ..................................................
Lighting
Landscaping
Infrastructure Improvement Plan ......................................
Traffic Circulation ...............................................
Vehicular Traffic Circulation
Pedestrian Traffic Circulation
ISTEA
Public Transportation
Water Distribution ...............................................
Sewer Distribution ..............................................
Storm Water Collection ...........................................
Electrical Distribution ............................................
Police and Safety ...............................................
I:;I Community Policing
CI Sub-station
E~ Foot Patrols
I~ Defensible Space and CPTED
CI Other
Site Analysis By Use ................................................
Public Institutions ...............................................
Supermarket ...................................................
Fast Food .....................................................
Hotel .........................................................
West Atlantic 501 (c) (3) ..............................................
Economic Development Administration .................................
Relocation Policies .................................................
Housing Opportunities ..............................................
Architectural Design Guidelines .......................................
Building Styles, and Scale ........................................
Site Plan Issues ................................................
Colors ........................................................
Signage ......................................................
Free Standing Signs
Wall Signs
Architectural Details .............................................
Rehabilitation ..................................................
Maintenance ...................................................
Rights-of-Way and Public Areas ...................................
Revisions of Design Guidelines ....................................
Implementation ....................................................
Processing of Land Use Amendments ...............................
Processing of LDR Amendments ...................................
West Atlantic ARC ..............................................
Project Coordinator ..............................................
APPENDIX "A" .........................................................
APPENDIX "B" .........................................................
vii
LIST OF TABLES
Table Subject Page
I Existing Land Uses in the West Atlantic Avenue ....................
Redevelopment Area
2 1993-1994 Traffic Counts for the West Atlantic Avenue ..............
Redevelopment Area
3 1995 Traffic Counts for the West Atlantic Avenue ....................
Redevelopment Area
4 1992-1994 Part One and Narcotics Arrests, City of ..................
Delray Beach and Patrol Zone #7
7 Parking Shortages in the West Atlantic Avenue .....................
Redevelopment Area
8 Community Shopping Centers in the City of Delray ..................
Beach
viii
LIST OF FIGURES
Figure Subject Page
I Boundaries of the West Atlantic .................................
Redevelopment Area
2 Existing Land Uses in the West Atlantic Avenue .....................
Redevelopment Area
3 Future Land Use Map Designations in the West .....................
Atlantic Avenue Redevelopment Area
4 Current Zoning in the West Atlantic Avenue ........................
Redevelopment Area
5 Conditions of Streets in the West Atlantic ..........................
Redevelopment Area
6 Existing Palm Tran Routes Serving the West .......................
Atlantic Avenue Redevelopment Area
7 Proposed Palm Tran Routes Serving the West ......................
Atlantic Avenue Redevelopment Area
8 Existing Tri-Rail Feeder Bus Service .............................
9 Water Atlas for the West Atlantic Avenue ..........................
Redevelopment Area
10 Sanitary Sewer Atlas for the West Atlantic Avenue ...................
Redevelopment Area
11 Community Redevelopment Agency Boundaries ....................
12 Proposed Future Land Use Map Designations for ...................
the West Atlantic Avenue Redevelopment Area
13 Proposed Zoning Designations for the West ........................
Atlantic Avenue Redevelopment Area
14 Two-story, traditional storefront structure with first floor ...............
retail use and second story office or residential uses
ix
15 Harmony with adjacent structures, in terms of scale, .................
height, and mass must be maintained
16 Parking lots should be to the rear of structures with ..................
provision of cross access wherever possible
17 If free-standing signs are to be used, monument signs, ...............
with foundation and accent plantings must be provided.
Pylon signs are prohibited
18 Wall signs should be integrated into the facade of the ................
structure rather than appearing to be "added on"
19 Section of the proposed ultimate right-of-way for ...................
Atlantic Avenue through the Redevelopment Area
20 Plan view of the proposed ultimate right-of-way for ..................
Atlantic Avenue through the Redevelopment Area
A Typical 3-Stow Apa~ment Building with Ground Floor Retail
xi
Parking' and Service Situated in the Rear of an Office Building
Parking is Well Buffered from the Residential Area
xii
EXECUTIVE SUMMARY
West Atlantic Avenue Redevelopment Plan
Visions West Atlantic
City of Delray Beach
Community Redevelopment Agency
The West Atlantic Avenue Redevelopment Plan provides the framework for the future
development of the West Atlantic Avenue Corridor, located between 1-95 and Swinton
Avenue and designated as Redevelopment Area #1 on the City of Delray Beach Future
Land Use Map. The plan was produced in co-operation with the Community
Redevelopment Agency, Visions West Atlantic, and ~~ii~i~iii~~i
~i?~D:~~ The intent of the plan is to establish a framework for development of
the area in the manner expressed through the Visions West Atlantic Charrette.
The plan calls for gradual redevelopment with an emphasis on the preservation and
enhancement of existing neighborhoods, while promoting a pedestrian friendly commercial
area along Atlantic Avenue with a mix of residential, commercial, and civic functions.
Development of the commercial area would take place with a minimum of displacement
of residents.
The report is organized into four sections:
The Introduction briefly describes the settlement of the City of Delray Beach and
specifically the West Atlantic Area. The factors that led to the deterioration of the
structures and quality of life in the area during the past 20 years are outlined. Finally, the
section reviews past efforts to revitalize West Atlantic Avenue leading to the formation of
Visions West Atlantic and the development of this Plan.
The Existing Conditions section describes the Redevelopment Area in terms of the
factors that affect development in the area. The definition of the area is followed by a brief
description of the existing land uses, zoning, and Future Land Use designations in the
area. An analysis of traffic conditions in the area, as well as the infrastructure and a
description of crime problems are also included. Finally, the section identifies a number
of organizations that are currently working to improve conditions on West Atlantic Avenue
and outlines the activities of those groups to improve the area.
The Opportunities and Constraints section examines the relationship between the
existing conditions in the Redevelopment Area and its development potential. The section
outlines problems in the area that hinder redevelopment as well as strengths that may be
xiii
catalysts for redevelopment.
The Redevelopment Plan section outlines the framework for the future development of
the West Atlantic Avenue Corridor, including the actions that the City will take to facilitate
redevelopment in the West Atlantic Avenue area ~~~:.i?~ii~!i~ii~ii~i!
~i~!~!i~ii!ii~~~i~~i A brief description of the provisions
included in the plan is provided below.
Future Land Use:
Future Land Use Map Amendments will be processed to eliminate the Redevelopment
Area #1 designation from the Map and establish the appropriate designations for all
parcels in the Area. In general, those Land Use Map Designations will be
General Commercial Within approximately 300' north and south of
Atlantic Avenue and parcels fronting on NW and
SW 5th Avenue
Low Density Residential Between approximately 300' north of Atlantic
Avenue and NW 1st Street
Medium Density Residential Between approximately 300' south of Atlantic
Avenue and SW 1st Street
Community Facilities Existing and proposed Government buildings
and existing churches
This was completed with Comprehensive Plan Amendment 95-2, Adopted on
December 5, 1995 by Ordinance 69-95
Zoning:
Most parcels within the West Atlantic Avenue Redevelopment Area will retain their current
zoning. However, adoption of the Redevelopment Plan will require some rezonings. The
City owned passive parks located at the entrance from 1-95 will be rezoned from GC
(General Commercial) to OS (Open Space). A number of privately owned parcels will be
rezoned to accommodate shifts in the boundary between commercial and residential
zoning districts along Atlantic Avenue. Application of GC zoning will be limited to
approximately 300 feet from Atlantic Avenue except along NW and SW 5th Avenue.
These changes were made to the LDR's on December 5, 1995
xiv
West Atlantic Avenue Overlay District:
While the GC district generally allows uses of a type and intensity that are appropriate for
West Atlantic Avenue, the Redevelopment Plan calls for special development standards
that reflect the needs and conditions of the area. In particular, it is important to prevent
over-encroachment of commercial uses into established residential neighborhoods, while
still providing enough flexibility to encourage commercial development. A two-tiered
approach is applied to development within the 300' deep GC zoned area north and south
of Atlantic Avenue. That approach includes the following provisions:
Commercial structures will be limited to a depth of 150' from Atlantic Avenue.
Accessory uses such as parking areas, landscaping, and drainage retention
areas would be permitted in the remaining area of the GC district beyond the
150 foot limit;
Commercial structures may be permitted to encroach beyond the 150' line,
however, any such encroachment will require the approval of a Conditional Use
by the City Commission.
Other provisions that are recommended for inclusion in the West Atlantic Avenue Overlay
District are:
Prohibition of a number of uses that are currently permitted in the GC district,
such as Automotive Parts Sales, Lawn Care Equipment Sales, Contractor's
Offices, Abused Spouse Residences, Shooting Ranges, Gun Shops Service
Stations, and Adult Entertainment;
Restriction of drive-through and drive-in restaurants;
Allowance for a reduction of front setback requirements along Atlantic Avenue
to 5 feet if paver block sidewalks are provided in the setback;
Establishment of an Architectural Review Committee (ARC) to review all
development proposals located in the area;
Reduction of parking requirements to one space per 300 square feet for all
commercial uses except restaurants and 6 spaces per 1,000 square feet for
restaurants;
Adoption of the in-lieu fee of $6,000 per parking space; and
Reduction of open space requirements from 25% to 10%.
The Overlay District was established on December 5, 1995 by Ordinance 72-95.
The above provisions were included in the amended LDR's.
Master Parkinq Plan:
Based on estimated build-out of commercial areas, existing structures, existing parking
shortages, and available land, the City and CRA identify target areas for the development
of public ~~ parking in the Redevelopment Area.
Infrastructure Improvement Plan:
The infrastructure improvement plan identifies areas where infrastructure improvements
are required and outlines plans for construction of those improvements. The plan also
identifies existing and potential funding sources for infrastructure improvements. ~i:~i~i~:i
Architectural Desiqn Guidelines:
Establishes design guidelines for commercial structures in the Redevelopment Area based
on the "village-like" development scenario that was promoted by the Visions West Atlantic
Charrette. The guidelines will be used to guide review of projects by the Visions
Architectural Review Committee (ARC), an advisory board to review development
proposals in the Redevelopment Area.
xvi
INTRODUCTION
PAGE 2
SETTLEMENT OF DELRAY BEACH
The City of Delray Beach was created in 1927 by the merger of two existing municipalities,
the Town of Delray and the Town of Delray Beach. The Town of Delray Beach was a
seaside community that developed around the Orange Grove House of Refuge. The
House of Refuge was established in 1876 near the location of the current public beach to
assist shipwrecked sailors and serve as a resting place for the barefoot mailmen.
Development of the Town of Delray was prompted by the arrival of Henry Flagler's F.E.C.
Railroad in 1896. In 1894 William Linton of Saginaw, Michigan purchased 160 acres of
land in the area we know as Delray Beach. He returned a year later with a small group of
settlers. At that time, Linton's property, along with approximately 800 acres of land
adjacent to the railroad owned by the Model Land Company were subdivided as the Town
of Linton. The subdivision plat established Atlantic Avenue as the main street of the new
community. After Linton's mortgages were foreclosed in 1898 the town became known as
Delray, after the city in Michigan from which many of the settlers had come.
Concurrent with Linton's first visit to the area in 1894, another migration was taking place.
African-American families from the Florida Panhandle and purchased land from the Model
Land Company. Led by Fagan and Jane Monroe, these pioneering black families
persuad.ed other relatives and friends to join them in homesteading efforts between 1894
and 1896.
Entry Sign to Delray Beach on West Atlantic
Avenue
BACKGROUND AND HISTORY OF THE WEST ATLANTIC AVENUE AREA
The development of the West Atlantic Avenue neighborhood began in the late nineteenth
century with the movement of African- Americans from the mid-panhandle region of
Florida and from the Bahamas Islands. African-Americans established schools and
churches, opened shops, and contributed to the economic development of the community.
Many of those settlers established farms in the areas adjacent to the Intracoastal
Waterway.
INTRODUCTION
PAGE 3
Throughout the twentieth century, the West Atlantic Avenue community continued to grow,
with thriving businesses supporting the immediate neighborhood during segregation. As
a predominately single-family, residential area, the community became a close-knit family
during the 1940's and 1950's.
During the 1970s and 1980s the West Atlantic Avenue community experienced a long,
slow decline in the quality of life. The expansion of Interstate 95 and the widening of
Atlantic Avenue forever altered the atmosphere of the community. Businesses could no
longer serve only the existing neighborhood and survive. Interstate 95 turned a small town
into a city and the West Atlantic Avenue community suffered as a result. Because West
Atlantic Avenue serves as a gateway for both the downtown core and Interstate 95, the
ever increasing vehicular traffic discouraged pedestrian traffic and encouraged the
movement of black families into the suburbs. In addition, an increase in crime has forced
this residential community to address its plight.
While many problems still exist in the area, a number of governmental and civic
organizations have begun the process of restoring the vitality of and appearance of the
Atlantic Avenue corridor. Within the last decade, the City of Delray Beach has sponsored
or supported a variety of redevelopment plans and organizations in an attempt to address
the community's problems. Several of these programs are examined below. A discussion
of organizations that play roles in the redevelopment of the corridor follows in the section
entitled "Opportunities and Constraints."
NW 5th Avenue Community Development Block Grant Plan
In 1981 the Palm Beach County Department of Housing and Community Development
Department designated the Delray Beach Neighborhood Strategy Area (NSA) and hired
a consultant firm to generate an NSA plan. The NSA plan identified existing conditions and
needs for the area and developed strategies for the use of Community Development Block
Grant (CDBG) funds for improvements in the area. The three year plan outlined ambitious
proposals for physical improvements to the area and housinq improvements. A total of
$2,385,250 of expenditures was proposed in the first year ~lone. However the CDBG
funding that was actually received by the City for the NSA was considerably less than that
amount. One project completed in the NSA was improvements to NW 5th Avenue. The
project included paving and drainage improvements, addition of paver block sidewalks, and
landscape improvements.
Atlantic Avenue Task Force
In 1984 the City initiated a Task Force to study the West Atlantic Avenue area and make
recommendations for an overall redevelopment plan for the area. The task force was
primarily composed of business and property owners in the City. The task force reviewed
a number of factors related to the development of the area including traffic conditions,
appearance of structures and other improvements, parking, and zoning. The findings of
INTRODUCTION
PAGE 4
the task force are outlined in the "Interim Report" presented to the City Commission on
April 16, 1985. Among the initiatives that came out of the Task force were the
establishment of the Delray Beach Community Redevelopment Agency and the beginnings
of the Main Street Program in the City.
Peach Umbrella Plaza Association'
The Peach Umbrella Association was created in 1988 to foster the redevelopment of the
400 Block of West Atlantic Avenue. The Peach Umbrella Association worked to develop
a redevelopment plan for the block. The property owner of the Wideman Building, located
at 400 W. Atlantic Avenue, completed a restoration of that structure in 1993, with
assistance from the CRA,. The remainder of the plan, including renovations to the
structure at 401-419 West Atlantic Avenue, parking additions and new construction has
not been carried out at this time.
/
Clay Wideman, Co-Founder of Peach Umbrella Customers in the Wideman owned beauty salon,
Plaza Association "His and Hers"
The CRA ("Finley") Plan
In 1988 then Executive Director of the CRA, William Finley, presented an ambitious plan
for the redevelopment of the West Atlantic Corridor. The plan called for the aggregation
of pamels between Atlantic Avenue and NW 1st Street and between Atlantic Avenue and
SW 2nd Street to create blocks of property that would be suitable for large scale
redevelopment projects. Area residents responded angrily to the possibility of commercial
encroachment into residential areas created by the proposal. Community opposition to the
Finley Plan led to the organization of the West Atlantic Property Owners Association
(WAPOA).
West Atlantic Property Owner's Association (WAPOA)
In response to the CRA plan, area residents organized the West Atlantic Property Owner's
Association (WAPOA) to encourage redevelopment in the area without undue
displacement of area residents and businesses. In 1989 WAPOA issued, '% Conceptual
INTRODUCTION
PAGE 5
Approach and Framework for the Redevelopment of the West Atlantic Community." The
WAPOA proposal emphasized citizen participation in the planning process for the
redevelopment of the West Atlantic Corridor. The proposal also outlined three basic
principles that should be included in any redevelopment plan for the West Atlantic Corridor:
I~ Umited encroachment of commercial land uses into existing residential areas;
Increase provision of affordable housing, particularly single family residential
units in the area; and,
Establishment of a Minority Business Enterprise (MBE) program for the West
Atlantic Avenue Business District.
Many of principles of the WAPOA proposal are reflected in the ongoing redevelopment of
the West Atlantic Avenue. Initiatives grounded on the principles of WAPOA include the
Visions West Atlantic Charrette, which endorsed a limit of 150 to 300' on the depth of
commercial development from Atlantic Avenue. Two ventures are currently active to
provide housing in the area. The CRA in partnership with the TED Center (a community
development corporation) and the City, in cooperation with Habitat for Humanity, have
each established successful programs to build owner-occupied single family housing. The
TED Center has also established a small business development center that assists
minority 'owned businesses and provides office space for small businesses through its
incubator program.
The Greenway Plan
In the late 1980s one of the many problems affecting the area was the unsightly
appearance of many of the vacant lots along Atlantic Avenue. Drivers often used these
lots as parking areas. Additionally, the lots had little landscaping, and were littered with
trash. In order to curb the parking problems, the Police Department advocated the use of
bollards to block access to the lots. The use of bollards further degraded the appearance
of the lots.
The City, in conjunction with local business owners, developed the Greenway Plan to
eliminate parking on vacant lots and improve the appearance of Atlantic Avenue. The City
obtained easement agreements with the owners of the parcels so that it could install
landscaped berms around the perimeter of the parcels, resod the parcels, and add
irrigation. The City maintains those parcels until the property owners are ready to develop.
INTRODUCTION
PAGE 6
City Projects
Visions 2000 and the Decade of Excellence:
In 1988, the City of Delray Beach adopted a policy statement developed by the Visions
2000 Committee through hearings with city residents, public officials, civic groups,
neighborhood groups, and business leaders. The policy statement prioritized infrastructure
improvements to revitalize the City, improve its image, and stimulate economic
development. In 1989, the voters of the City approved the $21 million Decade of
Excellence bond issue, which financed a 10 year program to implement the improvements
suggested by Visions 2000.
Among the improvements to the West Atlantic Redevelopment Area and the surrounding
area that originated with Visions 2000 and the Decade of Excellence were:
Northwest area drainage improvements
Construction of Fire Station #1
Paver block Sidewalk installation along West Atlantic Avenue
Pompey Park Improvements (Press Box, Lighting, Tennis and Basketball
Courts)
Other Projects:
The City has carried out a number of other projects to beautify and improve Atlantic
Avenue. In 1988, the existing landscape medians were installed. At the same time, the
existing street trees were added on the north and south sides of the travel lanes. In 1987,
the City's Public Safety Facility (Police Station) was constructed. The Delray Beach Tennis
Center was constructed on Atlantic Avenue in 1993 and expanded in 1995. Finally, the
City and CRA worked with Palm Beach County to bring the South County Courthouse to
West Atlantic Avenue in 1989.
INTRODUCTION
PAGE 7
Zack Straghn, Co-Chairman of "Visions West Father Shepherd, Co-Chairman of "Visions West
Atlantic"
Atlantic"
Visions West Atlantic
The Visions West Atlantic process began on March 29, 1993 with a meeting of West
Atlantic Avenue "Stakeholders," a project facilitator, and a Project Manager. The
stakeholders included business owners, property owners, area residents, and community
leaders. At that time a temporary committee was established to determine the composition
of the formal Visions West Atlantic Steering Committee.
The Visions West Atlantic Steering Committee spent much of 1993 discussing the
problems that existed in the area and built a consensus regarding solutions to those
problems. On October 11, 1993 the Steering Committee finalized its Vision Statement for
the area.
ix ii iii i i~ i i i iii ::i~ ~ii ~ ~ilii ::ii~: ~: i: i: ~::~ ~i~i~ ~: i i~: ~: ~ :i~ ~.:: ~:i i~: i: ~i ~: i~iiill ~:: ::~ i:~ :~:i:~:~::~:: :i ...................................... i.: !~iiiii...... i....., i.....~ i i!i~!!i~.~..~ ~ ~ ~ i iii~.:~., ~1~.~ j ii ::i !!iiiiiii~:?:?: i i i iii iii iii !iiiiiiiii.-"..:i::iii i i i iii iii!
The culmination of the Visioning process was the Visions West Atlantic Charrette, which
took place on November 5-6, 1993. The Charrette was attended by West Atlantic Avenue
stakeholders, civic leaders, City staff, design professionals, business owners, and others
interested in the future of the area. The Charrette participants discussed design solutions
to foster the type of development described in the Vision Statement. The Charrette
participants envisioned a pedestrian friendly commercial area along Atlantic Avenue with
INTRODUCTION
PAGE 8
depth of development from the Avenue limited to 150', two story structures, and parking
to the rear of structures. Development of the commercial area would take place with a
minimum of displacement of residents. The intent of the Redevelopment Plan is to develop
regulations and strategies to guide development in the area in the direction prescribed in
the Charrette. Visions West Atlantic has been an active participant in promoting
development and redevelopment of West Atlantic Avenue and was instrumental in the
creation of the Redevelopment Plan.
PURPOSE OF THE REDEVELOPMENT PLAN
In preparing its vision for the future in the 1989 Comprehensive Plan, the City of Delray
Beach came to the realization that the City was rapidly approaching build-out. It became
evident that future ad-valorem tax revenue increases would become more and more
dependent upon increases in the value of existing properties and less dependent on
additional taxes from new development. This fact, as well as a growing realization of the
importance of neighborhood stability, led the City to refocus its attention toward
redevelopment and revitalization of the older sections of Delray Beach. Recognizing that
several of these older areas of the City were becoming increasingly blighted and that
property values were declining, the City adopted a pre-active approach in order to stop the
decline. The following Goal statement from the Comprehensive Plan represents the
starting block upon which its implementation strategy has been built:
~ ~E RENAISS~GE ~E DEE~ B~¢~I
A major part of the implementation strategy is for the City to prepare and adopt
"Redevelopment Plans" for declining areas of the City. These areas are depicted on the
Future Land Use Map as Redevelopment Areas #1 through #6. This designation
effectively acts as a holding zone on each area, where Future Land Uses designations will
not be assigned until a Redevelopment Plan has been completed and adopted.
This document is the Redevelopment Plan for "The West Atlantic Avenue Corridor,"
located between 1-95 and Swinton Avenue and designated as Redevelopment Area #1 on
the City of Delray Beach Future Land Use Map. The Plan will attempt to reflect in specific
design and planning terms the essence of the community's redevelopment needs for the
future. By making clear what regulations are needed and how they fit into the overall
design concept, it is possible to introduce a healthy mix of commercial and residential
development, a respect for pedestrian traffic, and a distinct cultural and architectural
identity.
INTRODUCTION
PAGE 9
The plan calls for gradual redevelopment based on traditional neighborhood planning
values. The commercial corridor and how it can support the neighborhood and the Delray
Beach community is emphasized. Additionally, the plan encourages a combination of
residential, commercial, and civic functions to ensure a vital neighborhood. For example,
two-story structures could include small apartments above retail or office space and new
residential development should emphasize single-family home ownership. The plan will
be implemented incrementally, respecting existing lot lines, encouraging diversity, and
pacing development to the market.
EXISTING CONDITIONS
PAGE 11
DEFINITION OF AREA
The area covered by the West Atlantic Avenue Redevelopment Plan consists of 30 city
blocks located north and south of West Atlantic Avenue. The area is bounded by 1-95 on
the West, Swinton Avenue on the east and by SW 1st Street and NW 1st Street on the
south and north, respectively. The area also extends one block north of NW 1st Street,
along NW 5th Avenue. Figure I (page 10) shows the location and boundaries of the area.
The approximately 110 acres of the Redevelopment Area contain a mix of commercial,
single family residential, multiple family residential, institutional, and governmental land
uses and zonings.
EXISTING LAND USES
Although there is a mix of uses in the West Atlantic Avenue Redevelopment Area, there
are five basic land use areas that can be identified on the Existing Land Use Map (Figure
2) on page 11. Commercial uses are focused along Atlantic Avenue with an additional
area along SW and NW 5th Avenue. Single family residential predominates in the area
north of the commercial area to NW 1st Street. South of the commercial area to SW 1st
Street is an area with a mix of multiple family and single family residential units. An area
between 1st Avenue and 5th Avenue contains a number of governmental and public uses.
Finally thee two blocks adjacent to Swinton Avenue are a mixed use area containing retail,
office, single family residential, and multiple family residential land uses. A number of
vacant parcels and structures are distributed throughout the Redevelopment Area.
Institutional land uses (primarily churches) are similarly distributed throughout the Area.
Table 1 is a breakdown of existing land uses in the area by acreage and proportion.
Table 1
Existing Land Uses in the West Atlantic Avenue Redevelopment Area
Land Use Acres %
Commercial and Office 13.06 11.9
SF Residential 32.77 29.8
MF Residential 13.46 12.2
Governmental 12.47 11.3
Institutional 11.82 10.7
Vacant Land 26.50 24.1
Total 110.08 100.0
~ N,W.
14TH AVE. AVE.
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S.W. 12TH AV& 12TH A~.
S.W. llTH · AVl[. N.W. llTH AVE.
S.W. lOTH AVE. lOTH AVE.
I Il{Il
S.W. 0TH AVE.
· ^~. . .. . N.W. 51'1-1 -- ^~.
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EXISTING CONDITIONS
PAGE 14
FUTURE LAND USE MAP AND ZONING
The Future Land Use Map (FLUM) and zoning are the primary tools by which the City
regulates development within its boundaries. The FLUM designation and Zoning specify
the land uses and types of structures that can be permitted on a parcel.
Future Land Use
The majority of the area described in this report is designated as Redevelopment Area #1
on the City's Future Land Use Map. Development in this area will be guided by the
provisions of this Redevelopment Plan. Following the adoption of the plan, FLUM
amendments will be processed to the appropriate residential and commercial designations
for the parcels in the area.
The Community Facilities designation is applied to parcels that contain existing
governmental or institutional land uses. That designation is applied to the County
Courthouse, existing City facilities, and will be applied to Mt. Olive Church and St. Paul
AME Church.
The two blocks adjacent to Swinton Avenue are assigned to the Mixed Use FLUM
designatJon. The Mixed Use designation is intended to permit a mix of residential, office,
and commercial uses.
The two passive parks adjacent to 1-95 are designated as Open Space and Recreation on
the FLUM. The designation ensures their future use as parks.
Figure 3 (page 13) shows the current Future Land Use Map designations for the West
Atlantic Redevelopment Area.
Zoning
There are five zoning designations currently applied in the West Atlantic Avenue
Redevelopment Area:
CF (Community Facilities);
GC (General Commercial);
R-1-A (Single Family Residential);
RM (Multiple Family Residential); and
OSSHAD (Old School Square Historic Arts District).
Descriptions of these zoning districts are included in the Opportunities and Constraints
section of this report. Figure 4 (page 14) is the current zoning map for the West Atlantic
Redevelopment Area.
'I~T~ AVI~. 14
15TH N.W.
127 12TH
N.W. llTH AVE,
Z 10TH
10TH
S.W. 9TH
S.W. 7TH /NV[.
rtl
Z
$. W. 6TH AVE. C N.W. AVE.
Fi-i
5TH
TON A .=~N U E
N.E, ~ ' A~.
EXISTING CONDITIONS
PAGE 17
STRUCTURES
Occupancy
Within the approximately 38 acres containing non-residential land uses there are 262,199
square feet of structures. Of that total~, 200,355 (88.59%) are currently occupied. The high
occupancy rate of non-residential structures in the area could be seen as an indication of
a healthy commercial area. However, 154,100 square feet of that total are devoted to
governmental and institutional uses. When those uses are removed from the calculations,
78,085 square feet of a total of 108,089 square feet of commercial space (72.22%) is
occupied.
Tenant/Owner Status
There are 146 single family residences in the Redevelopment Area. Of those, 96, or
65.7% are owner occupied. Additionally a number of commercial and multiple family
structures are occupied by the property owner or a business operated by the property
owners.
DEMO. GRAPHICS
The most recent demographic data available for the Redevelopment Area are from the
1990 United States Census of Population. Census information is compiled in three levels;
Block, Block Group, and Census Tract. Each Tract is composed of several Block Groups
and each Block Group is composed of a number of Blocks. Most Census data are not
published at the Block level, in order to protect the privacy of the residents. Given the
small area of the Redevelopment Area, only Block data can be used. Thus, very limited
demographic information is available.
There are a total of 477 housing units in the Redevelopment Area. Of those 477 units 146
are single family structures and 331 are multiple family.
The total population of the area was 1211 people in 1990. Two hundred and ninety nine
(24.7) of the residents were under 18 years old at that time. The residents of the
redevelopment area are predominantly African-American. Of the 1211 area residents,
1170 (96.6%) are Black, 34 (2.8%) White, 3 (0.2%) Asian, and 4 (0.3%) Other. Thirty-two
(2.6%) of the area residents were Hispanic.
DATABASE BY PROPERTY
The Community Redevelopment Agency has compiled a Database of properties within the
Redevelopment area. The information in the database includes the property control
EXISTING CONDITIONS
PAGE 18
number, property area, property ownership, building area in square feet, occupancy
information, existing land use, use of the property by Standard Industrial Classification
(S.I.C.) code, existing parking and assessed value. The database is included as an
appendix to this report, as a resource for potential developers, home builders, or business
operators. The following property value information is based on the CRA's property
database.
Property Values
The total assessed value ~iii]~:.~ of the 426 properties in the Redevelopment Area
$32,318,584. The total acreage of the redevelopment area (excluding rights-of-way) is-
~ 110 acres. Thus the average value of all property in the Redevelopment is $6.74 per
square foot, including all structures. There a~e~i 26.5 acres of vacant land in the
Redevelopment Area with a total value of $1,340,655, or $1.16 per square foot.
The commercial properties in the area-e~.'..'~i~i~~developed with a total of 147,705
square feet of structures, with a total assessed value (land and structures) of $7,794,393
or $52.77 per square foot. The residential properties in the area ~Ye-!~ian average
assessed value of $15.38 per square foot. The governmental or institutional properties in
the area he~! an average assessed value (land and structures) of $101.33 per square
foot
INFRASTRUCTURE
Traffic and Transportation
Traffic Counts:
The Palm Beach County Engineering Department maintains traffic counts on all State and
County Roads in the County, as well as some City streets. Counts are available for
Swinton Avenue, Atlantic Avenue, Congress Avenue, and 1-95. The most heavily traveled
segment in the area is 1-95, with approximately 12,?,,OO0!~i~?~ average daily trips
(ADT). Atlantic Avenue, the commercial spine of the area, carried 30;e6-3~:~i~!iADT at
1-95, based on ~~i~i~traffic counts. At that time, the traffic count diminished
to 21,336 at Swinton Avenue as vehicles turn into adjacent neighborhoods. Table 2 (page
17) lists the latest (1993-1994) Palm Beach County MPO traffic counts for streets in the
area.
,-,o" th~ Cc, un '$ ,,~,,,,~ ,.~,~,,,,o ,T,~y ~,~ ,=~, ,,, ,,,~, y~c~r$ ,,,,.,, ............... e of Delray Beach
Public Works Department took traffic counts for West Atlantic Avenue in February 1995.
Traffic counts were also taken at 8th Avenue and 5th Avenue to get a more specific picture
of the traffic patterns in the area. The traffic counts taken by the City are listed in Table
3 (page 17).
EXISTING CONDITIONS
PAGE 19
These counts indicate a different traffic pattern from the County's, with peaks of traffic at
Swinton and 1-95 and decreases for the area in between the two. The City's counts also
indicate that traffic volumes on Atlantic Avenue from 1-95 to Swinton Avenue currently
exceed the maximum permitted for a four lane, divided roadway (30,400) at Level of
Service "D."
Table 2
Acquisitions
~ ~ Traffic Counts for the West Atlantic Avenue
Redevelopment Area
Street Segment ADT
Atlantic Ave. (I-95 to 12th Ave.) -36;669
Atlantic Ave. (12th Ave. to Swinton Ave.) ~
Atlantic Ave. (I-95 to Congress Ave.) -ET-;eg-3
Atlantic Ave. (Swinton Ave. to Federal Hwy.) 9;94-3
Swinton Ave. (Atlantic Ave. to Lake Ida Rd.) ~
Swinton Ave. (Atlantic Ave. to SW 10th St.) +2~9-7-4
Congress Ave. (Atlantic Ave. to Lake Ida Rd.) ~
Congress Ave. (Atlantic Ave. to SW 10th St.) ~
'1-95 (Atlantic Ave. to Linton Blvd.) 12_.,?,,CC,,?,
Source: Palm Beach County Metropolitan Planning Organization-199-3/-1-99~ ~ii!i~raffic Counts
Table 3
1995 Traffic Counts for West Atlantic Avenue
Street Segment Trips
Atlantic Ave. (I-95 to 12th Ave.) 37,797
Atlantic Ave. (at 8th Ave.) 31,222
Atlantic Ave. (at 5th Ave.) 33,474
Atlantic Ave. (at Swinton Ave.) 38,703
Source:City of Delray Beach Public Works Department, Traffic Counts, February, 1995
FDOT, Wideninqs, and Concurrency:
EXISTING CONDITIONS
PAGE 2O
Transportation (FDOT), FDOT primarily concerns itself more with movements of traffic
than the impacts of that traffic on the neighborhoods through which it passes.
As previously noted, portions of Atlantic Avenue currently exceed the maximum traffic
volume permitted for a four lane, divided roadway. Under the State's growth management
laws and the City's Comprehensive Plan, development can not occur where facilities do
not exist, or are not planned to service it. The traffic volumes on Atlantic Avenue could
make additional development in the area impossible without it being widened to six lanes.
A six lane Atlantic Avenue is inconsistent with the village like atmosphere promoted by
Visions.
In order to facilitate development and redevelopment in the downtown area the City
......' " ......... ' ~~iii~ii~i~5;ii~ Traffic Concurrency Exception Area (TCEA). A TCEA
defines an urban area in which exceptions to transportation concurrency requirements are
permitted in order to encourage infill development and urban redevelopment. Application
of a wide range of planning strategies (provision of alternative transit systems, parking
improvements, etc.) that correspond with local circumstances and address the mobility
needs of the area are required to mitigate traffic impacts in the area. The West Atlantic
Avenue area is included in the City's pml~msed-TCEA. Whsn spprc, w~ The TCEA
exemp~ the area from concurrency requirements, negating the need for future widenings
of Atlantic Avenue.
Condition of Streets:
Generally, streets in the Redevelopment Area are in good condition. The major streets in
the area, Atlantic Avenue, SW 4th Avenue, NW and SW 5th Avenue, SW 8th Avenue, and
SW 12th Avenue are improved to City standards and do not require repairs. A few
locations have been identified as in poor condition. Figure 9 (page 19) shows roadway
conditions in the Redevelopment area, as defined by the City Environmental Services
Department.
Parkinq Inventory:
City and CRA staff undertook a review of existing parking conditions in the Redevelopment
Area. The review inventoried existing spaces for all non-residential land uses in the area,
public parking lots and available on-street spaces. The counts of existing spaces were
15TH AVE
~.~.
,
S.W. 12TH N.W. ~ 12TH AVE.
N.W. I gTH A~E.
<
:' N.W. ' 7m AVE.
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6TH
"'
N.W. 4TH
' I
$.W. 2ND ~VE.
$.W. AVE.
$ W I N T 0 N A V £. SWINTON
EXISTING CONDITIONS
PAGE 22
compared to current LDR parking requirements for the existing land uses. An overall
deficit of 511 spaces in order to serve the existing retail and office for the area was noted.
A full analysis of parking in the area and solutions to parking deficiencies is outlined in "The
Redevelopment Plan" section.
Alleyways:
Most of the blocks in the area have 15'-20' alley rights-of- way. However, few of these
alleys are currently improved. Paving of alleys, particularly the east-west alleys (adjacent
to Atlantic Avenue) may be required to serve new development in the area. The City of
Delray Beach does not have plans at this time for improving those alleyways. However,
some funding for alleyway construction is available from the current alleyway improvement
program. Amendments to the City's Capital Improvements Program will be reqUired in
order to access those funds. In the absence of City alleyway construction, improvements
to the existing alley rights-of-way will be required with new development on parcels that
abut those rights-of-way. However, abandonments of unimproved alleys should only be
permitted in order to help aggregate property for development.
Public Transportation:
West Atlantic Avenue is sewed by a number of mass transit facilities. The services in the
area include Palm Tran and Tri-Rail with other services also available. The following is
a brief summary of transit in the area.
Palm Tran (formerly Co Tran):
th~ raut~3 hz,~ stops on West Atlantlc Avenue. Th~a~ rautas provida sccass to a nu,,mb~r
"---- ' ......... " ......... '--~ Th- l~ngth -' watt,nfl t:-- (headways) '-- Da',m
u,,,~o ~,,~, .~ ~,~ ,~H~,,~ ~ ~, .,,~ ~ ~,~,,
,o ~ major ,~,~, inhib;ting ~ouu~ ~f th~o~, .... ~,~o:-- Figure 8~' .... 21) o,"",~,,o ..... th~
I.AK;' IDA ROAD
TRI-t~VL
STATION
BUS ROUTES
IIIIIIlllllllllllll
EXISTING PALM IRAN BUS ROUTES F1GURE 6
S,W. IOTH STRIr ~
BUS ROf~T.S ~ ~
~,,,,,.~o,~.,,,,,,,E.. PROPOSED PALM TRAN BUS ROUTES FK;UR£ 7
OTY 0~' O~I.I~AY O~A(~4. Fi.
TI?I-RAIL
STATION
BUS ROUTES
,~.,.~ ~.,~,~.T TRI-RAIL FEEDER SERVICE I FIGURE 8
CITY ~
-- 0/~7'~1/. ~L.~E' ~4,~ .~'/Lr~ ---
EXISTING CONDITIONS
PAGE 26
Tri-Rail:
The Tri-Rail commuter service runs ~from Do;v,-;to;',',-~ Wast ,"'al,,m
~giilto Miami International Airport. Tri-Rail serves the Delray Beach area via a station
located at the Palm Beach County South County Governmental Center, 345 S. Congress
Avenue. Thirteen southbound, and 13 northbound trains service the Delray Beach station.
,u,....~.~, .......... ,,~--,= o,-'-',,.,.=""-, ,maka$ cnly thraa ..~,,,y at. ps ~n Atl., ,t,.. A.., ,,~. Tha shuttle sar-vice
-' ...... " - -- ~'--- ~- ......... '--- :' ...... * -
o,~,~,o ,~, ,~,, P.q,,, ,,,~,, ,,~,° o,,,~,o ,~,,.,, ,~ ,,o ,,,~,t, Cc, ncurrant with th~ axpan$1on ~,,
PalmTran,,.,,~,~o'--. Tha,.,-'-,,~, ...... ,, 0,'--',,,,~,,~"" ,--"-, ,~,,~ B~?~!iii~i~¥ ri- Rail ~Ri~iil!?:m ore
f Atl : ..... "' ..... "' -'- ...... ~ .... '-':-- '"-' ....
accessible rom the West antic area. F.~,,.~ ,, ~,~,u~ --w o.,,,,,o ,..~ ~,,.o,...~ ,-,~.,~,y
In-town Shuttle:
The City of Delray Beach Comprehensive Plan outlines plans for the establishment of an
in-town shuttle service to supplement existing transit systems. The shuttle would service
existing transit stations (Tri-Rail, Amtrak), the public beach, downtown Delray, West
Atlantic Avenue, and the Delray Mall. In 1992, the City commissioned a feasibility study
for a shuttle system by the FIU/FAU Joint Center for Urban Studies. The study envisioned
a trolley serving West Atlantic Avenue from A-1-A to Congress Avenue and the Tri-Rail
Station. Headways would be approximately 10 minutes. The City is continuing its efforts
toward the creation of a trolley system.
As previously mentioned, the City is in tha procass of establish~il a TCEA (Traffic
Concurrency Exemption Area). The TCEA establishes an area in which alternative transit
systems are a part of an overall transportation strategy to reduce automobile trips in the
area. The in-town shuttle is being considered as a part of a transportation strategy for the
'I'CEA.
Water and Sanitary Sewer Service
Water service is provided by the City throughout the Redevelopment Area. The primary
service is via a 20" main located in the SW 4th Street and NW 4th Street right-of-way and
a 12" main in the northern portion of the Atlantic Avenue right-of-way. A network of 6"
and 2" mains distribute water to the remainder of the area.
EXISTING CONDITIONS
PAGE 27
Although the existing mains provide adequate service for existing development, upgrades
of existing 2" mains may be required to accommodate future commercial or multiple family
developments. This is especially true of the commercial areas on the south side of Atlantic
Avenue. The City's Environmental Services Department is implementing a program to
upgrade water service and fire protection in the southwest area. As those improvements
will take place over a period of years (as funding becomes available), necessary upgrades
may be required to be completed by future developers. Figure 9 (page 25) shows the
existing water service network in the Redevelopment Area.
Sewer service is provided to the area by the City, in conjunction with the South Central
Wastewater Treatment Facility Board. A network of sanitary sewer mains serves all
properties in the area. The existing mains provide adequate service for existing
development and no upgrades are necessary to accommodate future developments are
noted at this time. Figure 10 (page 26) shows the existing sanitary sewer service network
in the Redevelopment Area.
According to the Comprehensive Plan, the City's water treatment plant and the South
Central Wastewater Treatment Facility have sufficient capacity to meet level-of-service
for the City's build-out population. As the provisions of this Redevelopment Plan will
decrease the potential intensity of the area, adequate sanitary sewer and water treatment
capacity is available to serve the area at its maximum development potential.
Storm Sewer Collection
The City adopted a Stormwater Master Plan in 1993 (revised in 1994). The plan identifies
the storm drainage level of service (LOS) in all areas of the City and identifies locations
requiring improvements. The following description of storm drainage in the area is based
on the adopted Stormwater Master Plan. Storm drainage for Atlantic Avenue is provided
by a series of catch basins leading to a 60' storm sewer that outfalls into the E-4 Canal.
No drainage problems or required stormwater drainage improvements are identified for
Atlantic Avenue.
Sedous drainage problems, such as street and yard flooding had been previously identified
in the northwest area (between Atlantic Avenue and Lake Ida Road). However, drainage
improvements for that area were funded through the Decade of Excellence bond issues
and are currently under construction. The improvements consist of an exfiltration system
and a system with an outfall to the E-4. When those improvements are completed, the
area will meet or exceed the minimum LOS standards (LOS "C") for stormwater drainage
established in the plan.
The portion of the Redevelopment Area south of Atlantic Avenue is served by an 84" storm
sewer which outfalls to the Intracoastal Waterway. The area is identified as LOS "D" by
the Stormwater Master Plan. LOS "D" indicates minor flooding problems in roadways
without significant safety hazards or property damage. The Stormwater Master Plan
INTERSTATE 1-95
14TH
20" ,,, ,' 20'
03 SCHOOL'
PUBLIC
INTERSTATE 1-95
PUBLIC C~ SCHOOL
N,E,
EXISTING CONDITIONS
PAGE 30
identifies drainage improvements for this area which will be completed as Stormwater
Utility Fund revenues become available.
Electrical and Telephone Distribution
Existinq Service:
Telephone and electrical service are available to the Redevelopment Area from existing
lines located in road and alley rights-of-way. No deficiencies or required upgrades are
noted at this time.
Underqrounding:
While no required upgrades for electric and telephone service are noted at this time, the
appearance of existing service lines is important to the redevelopment of West Atlantic
Avenue. Existing poles, lines, street lights, and stop lights create visual clutter at many
intersections. Undergrounding of on-site utility service will be a requirement for all new
developments in the area, and will be strongly encouraged for redevelopment of existing
properties.
Street Lighting:
Street lighting is provided throughout the Redevelopment Area. The existing street lights
generally provide adequate coverage. Areas which require improved lighting can be
handled on a case by case basis as problems are reported to the Environmental Services
Department. Although, lighting is provided in the area, increased lighting, in the form of
decorative light fixtures would help to improve the image of West Atlantic Avenue and act
as a deterrent to crime. The City is working toward a Federal grant (see ISTEA in the
Redevelopment Plan section) for improvements to West Atlantic Avenue, which include
improved lighting.
Fire Protection
Fire protection in the Redevelopment Area is generally adequate, due primarily to the
presence of Fire Station #1 in the area. The proximity of the station to area businesses
and residences provides for minimal response times for emergency calls.
Hydrant Distribution:
Fire hydrants are distributed through much of the Redevelopment Area. However a
number of locations in the area are without hydrants. LDR requirements for hydrant
spacing are a maximum of 500 feet in residential areas, 400 feet in multi-family residential
areas, and 300 feet in commercial areas. Hydrants should be provided on both sides of
divided streets (such as Atlantic Avenue).
EXISTING CONDITIONS
PAGE 31
These requirements are met for most areas north of Atlantic Avenue and east of NW 6th
Avenue. A maximum 300' spacing is maintained along the north side of the Atlantic
Avenue right-of-way. In the residential areas west of NW 6th Avenue many areas exceed
the maximum spacing requirements, but most of those areas are within 600-700 feet of
existing hydrants.
South of Atlantic Avenue, main deficiencies exist. West of SW 5th Avenue no hydrants
exist on the south side of Atlantic Avenue. West of SW 8th Avenue few hydrants exist.
With the ongoing program to upgrade water mains in the southwest area (see Water and
Sanitary Sewer Service, p. 24), mains will be installed in this area.
Fire Flows:
Fire flows in the area are adequate where water mains sufficiently large to support
hydrants (minimum 6 inch) exist. Improvements to upgrade water mains in the area are
ongoing (see above).
Police Crime Report
The Delray Beach Police Department maintains crime figures for the City tabulated by a
number of patrol zones. The Redevelopment Area is located in three of the City's 15 patrol
zones. A large portion of the area is located in Patrol Zone # 7, which contains West
Atlantic Avenue and approximately 300' north and south of the Avenue. The remainder
falls in zones #, 6 and 8, which are located to the north and south of Zone #7.
,.,var fha ~,~,o, thrss y~, o p~i~ili~i~i~~i:~i~ii~i~:~?atrol Zone # 7 has had a
disproportionate share of crime when compared to the City as a whole. Over the-pas+
~ ~i~?Years (-I-99-~, 8.2% of arrests in the city for part one crimes (murder,
rape, robbery, auto theft, burglary, etc.) have taken place in Zone #7, which consists of
about 1% of the City's land area.
Narcotics arrests in the City are particularly concentrated in Zone #7. Over the same
three year period, 43.8% of narcotics arrests in the City took place in Zone #7.
On the positive side, the rate of crime activity in Zone #7 appears to have decreased
significantly in 1994. For the year, Table 4 reports arrest activity in the City and in Zone
#7 for the years 1992-1994. Part one arrests have been stable over the past three years.
However, after an increase in 1993, part one arrests dropped by almost one quarter in
1994. After a significant (63.8%) increase in 1993, narcotics arrests decreased by 29%
in 1994. Narcotics arrests also declined by 29% in the City as a whole during 1994.
EXISTING CONDITIONS
PAGE 32
Table 4
1992-1994 Part One and Narcotics Arrests
City of Delray Beach and Patrol Zone #7
Part I % % Narcotics % % Change
Crimes of Total Change Crimes of Total
Zone #7
1992 532 8.3 --- 152 32.7 ---
1993 598 9.3 +12,4 249 49.9 +63.8
1994 452 7.0 -24.4 176 50.0 -29.3
City
1992 6,444 100.0 --- 465 100.0 ---
1993 6,458 100.0 +0.2 499 100.0 +7.3
1994 6,442 100.0 -0.2 352 100.0 -29.5
ORGANIZATIONS
The following organizations are active in the redevelopment, maintenance, or improvement
of conditions in the West Atlantic Redevelopment area. A description of the activities and
programs of the various groups is included below. A listing of contact people and phone
numbers for the organizations is included as Appendix "A."
Delray Merchants Association
Chief Rehr, Chief Overman and Commissioner
Ellingsworth at Delray Merchants Association
meeting
The Delray Merchants Association (DMA) is composed of business owners in the City of
Delray Beach. The association was formed in 1991 to give owners of businesses along
West Atlantic Avenue a forum to discuss their ideas and concerns. For several years the
EXISTING CONDITIONS
PAGE 33
DMA has been working with the Police Department to reduce loitering along Atlantic
Avenue. The Association meets on the second Wednesday of each month at the Pompey
Park Community Center.
Community Redevelopment Agency
The Community Redevelopment Agency (CRA) was established in 1985 to be the lead
agency in the City's redevelopment efforts. The CRA is empowered to carry out
redevelopment activities in the Community Redevelopment Area, a 1,915 acre portion of
the City located east of 1-95. Figure 11 (page 31) shows the boundaries of the CRA. The
West Atlantic Redevelopment Area is included within the Community Redevelopment Area.
Thus property and business owners in the area are eligible for CRA assistance. The CRA
has been involved in the preparation of the West Atlantic Avenue Redevelopment Plan and
funded the costs of preparing the plan. A summary of programs administered by the CRA
is included in the Opportunities and Constraints section of this report.
Peach Umbrella Plaza Association
Peach Umbrella Plaza Association is a not-for-profit development corporation created to
foster the redevelopment of the 400 Block of West Atlantic Avenue. Peach Umbrella was
responsible, with assistance from the CRA, for the creation of a development plan for the
400 block. Restoration of the Wideman Building, located at 400 W. Atlantic Avenue, was
completed by the property owner in 1993. A plan for remodeling the structure at 401-419
West Atlantic Avenue has been produced, but has not been carried out at this time.
TED Center
The Technology Enterprise and Development (TED) Center was established in 1993 to
help foster housing opportunities in economically depressed areas of the City. In co-
operation with the CRA, the TED Center helps Iow income residents to find financing to
purchase a home. The Center also operates as a non-profit developer of new housing.
By promoting home ownership, and helping home owners to organize neighborhood
TED Center staff and clients on West Atlantic Donnie Dobson, proprietor of the restaurant
Avenue '"Parker's Kitchen", a client of the TED Center
COMMUNITY REDEVELOPMENT AREA Figure 11
COMMUNITY REDEVELOPMENT PLAN
EXISTING CONDITIONS
PAGE 35
organizations, the Center works to stabilize neighborhoods and curtail crime. A model
block of homes developed by the TED Center, with a neighborhood association organized
with assistance from the Center, is under construction in the 300 Block of NW 5th Avenue.
Finally, the Center operates a small business incubator. The incubator provides small
businesses with technical assistance in developing a business plan, bookkeeping
practices, and marketing.
Visions 2005
The Visions 2000 conference addressed the infrastructure requirements for the
revitalization of Delray Beach. Visions 2005 picked up where Visions 2000 left off. The
focus of Visions 2005 was to build upon the physical improvements to the City by
addressing social and quality-of-life issues. Approximately 90 residents, community
leaders, business people, and government officials met over a two day period in 1994 to
identify the issues such as crime prevention, neighborhood revitalization, public education,
and economic development. The conclusions and recommendations of the forum are
outlined in the Visions 2005 Policy Statement.
Haitian-American Council
The Haitian-American Council was founded in 1993 to provide services to Haitian
immigrants living in Delray Beach. The Council's Board of Directors meets monthly to
discuss issues related to the Haitian Community in the City and develop programs to assist
the community. The programs administered by the Council include job placement and
health care services.
BarOor, Carlos 05ia$, a prominent Haitian-
American marchant
800 Block A,~o¢iation
The 600 Block Association was created to promote development of the north side of the
600 Block of Atlantic Avenue. The Association, which consists of property owners and
merchants, meets at least monthly. -[he purpose of their organization is to produce a
strategy for redeveloping the block and reducing problems such as crime and loitering in
EXISTING CONDITIONS
PAGE 36
the area. Some of the issues that are discussed include facade improvements, reducing
loitering, parking, marketing, and attracting new tenants to vacant spaces.
City of Delray Beach Community Improvement Department
The Community Improvement Department is responsible for a number of functions related
to development. The Duties of the Department include; code enforcement, landscaping,
building permit review and building inspection, signs, occupational licenses, and
community development. The Department also organizes and participates in a number
of activities intended to improve the appearance of the City, such as Paint-Up Delray and
the Code Enforcement Division's graffiti elimination program.
City of Delray Beach Police Department
The Police Department recently initiated several projects that are intended to reduce the
prevalence of crime in the area. A police sub-station was established in 1993 at 141 SW
12th Avenue to provide a more visible police presence in the area. In 1994 the City
Commission approved funding for the addition of Police foot patrols for the West Atlantic
Avenue. ~iiiiiii~iiiiii~i~Siii~he Police Department ~- ' pursuing th~ ~mplam~ntat;c.n ~,.
i~!~~ia Community Policing program.
The City of Delray Beach Police Department
headquarters
City of Delray Beach Historic Preservation Board
The Delray Beach Historic Preservation Board has review authority for all developments
located within the City's femur fNe historic districts and in structures listed on the Local
Register of Historic Places. The two blocks adjacent to Swinton Avenue are located in the
Old School Square Historic District. Additionally there are three sites in the
Redevelopment Area that are listed on the Local Register. The sites are the B. F. James-
Frances J. Bright Park, which houses a historic marker commemorating five nearby historic
sites, and two single family residences located at 30 NW 3rd Avenue and 170 NW 5th
Avenue.
EXISTING CONDITIONS
PAGE 37
City of Delray Beach Planning and Zoning Department
The Planning and Zoning Department's primary responsibility is for guiding and directing
the City's future growth. The Department oversees the implementation of the
Comprehensive Plan, which describes current conditions and sets goals for future
conditions within the City. The P&Z Department also administers the Land Development
Regulations, which specify development standards (setbacks, permitted uses, etc.) for all
parcels in the City. The P&Z Department is the lead agency in the preparation of the
Redevelopment Plan for West Atlantic Avenue, and will be responsible for processing the
resulting Future Land Use Map amendments, Comprehensive Plan amendments,
rezonings, and LDR amendments to ensure the plan's implementation.
Downtown Development Authority
The Downtown Development Authority was created in 1971 to help improve economic
conditions in the downtown area. The Authority's current boundaries are Swinton Avenue
to the west, A-1-A on the east, NE 4th street to the north, and SE 2nd Street on the south.
The DDA has had discussions with Visions West Atlantic regarding an expansion of the
DDA boundary to include the commercial properties along West Atlantic Avenue.
Annexation into the DDA would enable West Atlantic Avenue merchants to be a part of the
DDA's overall marketing plan for the downtown area.
Delray Beach Community Development Corporation
The Delray Beach Community Development Corporation (CDC) is a not-for-profit
developer that operates in the Redevelopment Area. The CDC works with local home
builders to provide in-fill affordable housing in its development area. The boundaries of
the CDC's area are Lake Ida Road to the North, 1-95 on the west, Swinton Avenue on the
east, and Linton Boulevard on the south. The CDC then uses Community Development
Block Grant (CDBG) funds from the City's Community Development Department to
subsidize loans for the purchasers of homes. The first home developed by the CDC is
currently under construction at 239 NW 4th Avenue.
MAD DADS
MAD DADS of Greater Delray Beach is a neighborhood organization co-founded by Ben
Bryant and Chades Ridley, Iongtime residents of the West Atlantic area. The name MAD
DADS is an acronym for Men Against Destruction Defending Against Drugs and Social
Disorder. The group is a local chapter of a nationwide organization dedicated to
combating drug abuse in the community. Toward that end they organize activities such
as neighborhood organizations, street patrols clean-up and fix-up campaigns, and out of
school programs for youth.
EXISTING CONDITIONS
PAGE 38
EXISTING CONDITIONS
PAGE 39
OPPORTUNITIES AND CONSTRAINTS
PAGE 4O
The previous section "Existing Conditions" contains a general description of the West
Atlantic Avenue area in terms of geography, demographics, infrastructure, land use
regulations, etc. This section builds on that information by relating how current conditions
affect the potential for redevelopment of the area. The section outlines problems in the
area that hinder redevelopment as well as strengths that may be catalysts for
redevelopment.
MULTIPLE OWNERSHIP
One factor that hinders commercial development along West Atlantic Avenue is the lack
of single parcels of a size and shape that can accommodate development and its required
parking and landscaping. It is often necessary to combine a number of contiguous
properties in order to create a developable site. For example, in the block on the north
side of Atlantic Avenue, between NW 8th Avenue and NW 9th Avenue, there are
approximately 2.4 acres of land in the GC zoning district. The 2.4 acres are owned by 15
separate owners. The adjacent block (between 9th and 10th) has approximately 1.6 acres
of commercial land with eight different owners. When properties are owned by a number
of different individuals, a potential developer is faced with the task of negotiating with a
large number of land owners in order to obtain sufficient land to carry out a proposed
project. The problems involved with this process discourage persons from selecting a
particular site and may lead them construct their project elsewhere.
Agencies like Visions West Atlantic, the Delray Merchants Association, and the CRA offer
opportunities for facilitating contact between property owners so that properties can be
aggregated for development. Another solution to this problem is to establish a Community
Development Corporation in association with Visions West Atlantic. The CDC could
negotiate with the individual property owners to assemble commercial land, which could
then be offered for sale to developers. The West Atlantic CDC is discussed in "The
Redevelopment Plan" section.
STREETSCAPE AND BEAUTIFICATION
An area's overall appearance can have a significant impact on the potential of an area to
attract investment. A great deal of effort has been expended by the City, CRA, and others
to improve the appearance of West Atlantic Avenue, including median plantings, street
trees, paver block sidewalks, landscaping of vacant parcels, and the construction of public
buildings in the area. Regardless of these efforts, a number of additional improvements
can be undertaken to further beautify West Atlantic Avenue. Those improvements are
discussed in the following paragraphs.
OPPORTUNITIES AND CONSTRAINTS
PAGE 41
Entrance Features
An entranceway to a district serves an important symbolic function for the area. An
attractive gateway to an area gives first time visitors a positive first ~mpression and helps
to promote a sense of pride in property owners, residents, and the business community.
The gateway to the West Atlantic Avenue area currently consists of passive parks on the
north and south sides of the road and a landscaped median in the right-of-way. A new
sign welcoming motorists to the City of Delay Beach was recently added in the landscape
~T. Although these items improve the appearance of the gateway, several problems
remain:
clutter of lights, poles, wires, etc. at 12th Avenue and Atlantic Avenue
lack of an entrance marker or "Welcome to the West Atlantic Village" sign
lack of desig~ !i~ti~§~ features in the passive parks
chain link fences in the passive parks (~[~:. .......
While the appearance of the entryway is a great improvement from that of a few years ago,
the gateway to West Atlantic Avenue could be further improved. The subject of entrance
features is discussed further in the Redevelopment Plan section.
OPPORTUNITIES AND CONSTRAINTS
PAGE 42
FDOT Sound Barrier
The Flodda Department of Transportation (FDOT) is scheduled to begin widening of 1-95
through Delray Beach in 1996-97. Prior to the widening, sound barrier walls were
constructed adjacent to residential areas in 1996. The walls have a maximum height of
20' (above grade) and end approximately 500' north and south of Atlantic Avenue.
While the buffer walls serve the important function of protecting neighborhoods adjacent
to 1-95 from highway noise, the height of the wall will have a visual impact on the adjacent
residents. At present there are no plans to provide landscape buffers to soften the
appearance of the wall.
CRIME MANAGEMENT AND PUBLIC SAFETY
Eliminating the perception of West Atlantic Avenue as a high crime area is a critical issue
in revitalizing the area. When an area is perceived as a high crime area, the associated
negative image tends to drive potential customers away from commercial areas and
residents away from neighborhoods. As the area becomes less appealing for businesses
and residents, property values fall. The reduction in property values inhibits investment
in the area and the resulting dilapidation of structures further contributes to the negative
image of the area. Reduction and prevention of drug activity and other crimes are critical
to the redevelopment of the area. Drug abuse and sales play a key role in negative
perceptions of the West Atlantic Avenue Area (see Police Crime Report, p. 29). A review
of efforts being made by the Delray Beach Police Department, together with community
groups is included in The Redevelopment Plan section.
FUTURE LAND USE MAP DESIGNATIONS
The Redevelopment Area is currently located is Identified on the Delray Beach Future
Land Use Map (FLUM) as Redevelopment Area #1. That designation has some specific
advantages and disadvantages for the Area. An advantage is the preparation of this plan
and the associated public input that developed into Visions West Atlantic. A disadvantage
of the Redevelopment Area designation is that potential developments in the area may be
deferred until the completion of the plan, thus creating an impediment to development in
the area. Public improvements are also to be deferred until the completion of the plan.
The removal of the Redevelopment Plan designation and assignment of Low and Medium
Density Residential, General Commercial and Community Facilities FLUM designations
will remove one factor hindering development in the area.
ZONING DISTRICTS
OPPORTUNITIES AND CONSTRAINTS
PAGE 43
The zoning designation assigned to a parcel is an important factor in its development
potential. The zoning establishes the uses permitted as well as setbacks, height limits, and
other development standards for structures on the parcel. Figure 4 (page 14) is the
current zoning map for the Redevelopment Area and adjoining properties. The following
paragraphs briefly describe the zoning districts that are applied within the area.
GC (General Commercial)
The GC district is intended for small parcels of land that are suited to small scale retail,
service, and office uses. Much of the land adjacent to Atlantic Avenue in the
Redevelopment Area is designated GC. While the GC district is generally appropriate for
parcels adjacent to Atlantic Avenue, some revisions to the district's development standards
will be required to best promote the type of commercial area desired.
OSSHAD (Old School Square Historic Arts District)
A small portion of the area discussed in this Redevelopment Plan is located in the
OSSHAD zoning district. The preservation of historic structures is the primary goal of the
OSSHAD district. As a means to that end, OSSHAD district regulations are very flexible
and promote the adaptive reuse of existing structures for a mix of retail, office, and
residential uses. Although the portion of the OSSHAD district within the Redevelopment
Area includes a number of historic structures, the area also includes several structures that
are of little historic value.
Chef, Tony Damiano, in his mixed-use historic
house on Swinton Avenue
RM (Multiple Family Residential - Medium Density)
The RM district permits a variety of housing types at densities of 6 to 12 units per acre.
The district furthers the goals of Goal Area "C" of the Housing Element of the
Comprehensive Plan. Those include; provision of a variety of housing types, provision of
affordable housing for moderate and middle income families, particularly first time home
buyers, and meeting the housing needs of iow and moderate income families. However,
OPPORTUNITIES AND CONSTRAINTS
PAGE 44
development of small parcels in the multiple family zoned portions of the Redevelopment
Area with multiple family structures having substandard parking, landscaping and other
facilities, along with absentee ownership of those properties have combined to create
blighted conditions.
R-1-A (Single Family Residential)
The R-1 zoning districts were created to provide areas of single family detached
residential and to protect those areas from the intrusion of inappropriate uses. The R-1 -A
designation is applied to the residential area in the Redevelopment Area to the north of
Atlantic Avenue. The R-1-A district permits single family residential units with a minimum
lot area of 7,500 square feet. Additionally, R-1-A accommodates some non-residential
uses (churches, day care facilities) as conditional uses. While the stability of owner-
occupied single family housing is an asset to the area, the proximity of the Iow density
residential housing to commercial properties creates a potential for conflicts between the
uses. Precautions must be taken in the planning of commercial sites to minimize possible
conflicts.
CF (Community Facilities)
The CF district accommodates public or semi-public uses. Those uses include
governmental, religious, educational, health care, and social service uses. Over the past
several years the City has rezoned a number of parcels in the Redevelopment Area to CF
to accommodate public buildings. These include Fire Station #1, the Police Station, the
Courthouse, and a portion of the Tennis Center. Mount Olive Church and St. Paul AME
churches are also zoned CF.
OS (Open Space)
The OS district is intended for the preservation of open space areas such as water bodies,
passive recreation areas, and the public beach. These areas are not to be intensely
developed. No parcels in the Redevelopment Area are currently zoned OS. The OS
district is, however, appropriate for the two parcels adjacent to 1-95 currently in use as
passive parks.
West Atlantic Avenue Overlay District (Proposed)
While the GC district generally accommodates the types and intensity of uses that are
appropriate for West Atlantic Avenue, the specific conditions of this area require special
development standards that reflect the area's needs and conditions. The provisions of a
West Atlantic Avenue Overlay District to be added to the GC district of the LDRs is
included in The Redevelopment Plan section of this report.
OPPORTUNITIES AND CONSTRAINTS
PAGE 45
The Overlay District and provisions were added to the LDR's
on December 5, 1995 by Ordinance 72-95
INFRASTRUCTURE
Water
Portions of the redevelopment area do not currently have water service that will be
adequate for the intensity of development envisioned in the plan. Most notably, many
parcels on the south side of Atlantic Avenue are served only by a 2" water main. The 2"
main will not accommodate sufficient flow for fire protection and other needs of new
development. The City has programmed water main improvements in this area. However,
those improvements are scheduled for construction on an ongoing basis as funds become
available. Completion of the improvements may take a number of years. Thus, any
upgrades required by a development would be funded by the developer until completion
of the programmed improvements.
Roads
As previously mentioned, the current traffic volume on sections of Atlantic Avenue exceed
the maximum permitted by Palm Beach County concurrency standards. That condition will
severely limit potential development unless steps are taken to alleviate traffic concurrency
problems on West Atlantic Avenue. As widening of Atlantic Avenue to six lanes is
incompatible with the Vision, that is not an acceptable solution. The City is pursuing a
TCEA (see page 14) to exempt the area from concurrency requirements. Unless a TCEA
that includes West Atlantic Avenue is approved, traffic concurrency will be a major
constraint on development.
HISTORIC STRUCTURES
The City of Delray Beach maintains the Local Register of Historic Places. The Local
Register lists structures and sites that are associated with an event, institution, or person
of historical significance; as well as structures that have particular architectural
significance. The Local Register gives the City a method of preserving important
reminders of its past. Designation of historic areas such as the Old School Square Historic
Arts District and the Marina Historic Distdct have also acted as catalysts for redevelopment
and new development in those areas. There are seven locations listed on the Local
Register within the area covered by the Redevelopment Plan:
Solomon D. Spady House - 170 NW 5th Avenue
The Mission Revival style house was constructed in 1926 and was the home of Solomon
OPPORTUNITIES AND CONSTRAINTS
PAGE 46
D. Spady, a prominent Black educator and community leader, The house was added to
the Local Register on February 7, 1995. ~i!~i~i~ii!i!~ii~i~iii~ii~i!i~~i~i~i!
Susan Williams House - 30 NW 3rd Avenue
The bungalow style Williams House was constructed in 1935 by Isaiah Bruin, a well-known
local builder at that time. The house was the residence of Susan Williams, one of the
City's first midwives. The house was added to the Local Register on February 7, 1995.
Williams'historic house on NW 3rd Avenue
B.F. James-Frances J. Bright Park
Located on the grounds of the Greater Mt. Olive Missionary Baptist Church on NW 5th
Avenue, the park contains a historic marker commemorating five nearby historic sites.
The five sites are:
Greater Mt. Olive Missionary Baptist Church
School Number 4 - Delray Colored
St. Paul African Methodist Episcopal Church
Free and Accepted Masons, Lodge 275
St. Matthew Episcopal Church
The subject properties represented the educational, social, and spiritual center of the early
Black settlers of Delray Beach.
The above referenced properties are the only designated sites within the area covered by
this report. However, other sites and properties that may qualify for designation (over 50
years old) exist in the area. Those structures may be considered for designation on the
Local Register, upon the owner's request.
OPPORTUNITIES AND CONSTRAINTS
PAGE 47
Bright Park on NW 5th Avenue
ECONOMIC AND CULTURAL CENTER FOR THE COMMUNITY
West Atlantic Avenue has historically served as the center for commercial, cultural and
social activities for the Delray Beach's Black Community. The Avenue was the principal
shopping area and also, the principal gathering place for point of a close-knit community.
As automobile odented uses began to dominate development, businesses on the Avenue
declined as they lost business to shopping centers and malls in suburban locations.
Although the Avenue still serves the same functions to some extent, the decline of
economic activity on the Avenue diminished its importance as a social center. Re-
establishing commercial entertainment activities such as a movie theater, ice cream shop,
restaurants, etc. and cultural activities such as a Black History Museum would help to
restore Atlantic Avenue as a vital focal point for the community.
BUSINESS ASSISTANCE AND ECONOMIC DEVELOPMENT
Small Business Administration 504 Program
The Small Business Administration (SBA) a program provides real estate loans for small
businesses. The loans are provided for acquisition of property or construction. The SBA
can provide loans of up to 40% of the total cost of a project, with 50% provided through a
direct bank mortgage, and 10% owner equity. The 10% equity requirement allows
businesses to retain more of their working capital rather than investing it in the business
location. Additionally, the interest rate for SBA financing is slightly below the market rate
and repayment terms are more favorable than for direct bank financing.
Small Business Administration 7a Program
The SBA 7a loan program provides financing for small businesses to expand or modernize
facilities; construct or purchase new facilities; purchase equipment, fixtures, furniture or
machinery; make improvements to leased property; finance increased levels of receivable -
or inventory; or refinance existing debt. The SBA does not provide direct loans, but
OPPORTUNITIES AND CONSTRAINTS
PAGE 48
guarantees loans from commercial lenders. Loans obtained through the 7a program do
not have interest rates below market levels, but do have longer repayment terms than
direct loans from commercial lenders. The SBA 7a program also can help businesses that
lack collateral to obtain financing, if requirements for owner equity, management ability,
and cash flow are met.
CRA Business Assistance Programs
Subsidized Loan Program:
--.IL
Grocer, Santos Cruz, recipient of CRA subsidized Pastry Chef, Lisa Oamiano, of the "7'arrimore
loan for new wa/k-in cooler House," who received a CRA subsidized loan for
interior renovations
The CRA subsidized loan program was originally developed in 1990 as an incentive for
property owners to upgrade the appearance of their properties. Working with lenders, the
CRA provides funding to "buy down" interest, thus providing subsidized interest loans for
businesses. In 1992 the program was expanded to include loans for the creation of new
businesses and interior modifications to existing structures to accommodate new
businesses.
Historic Facade Easements:
The Wideman Building, an example of
redevelopment with historic facade easement
OPPORTUNITIES AND CONSTRAINTS
PAGE 49
The CRA provides financial assistance for owners of historic structures to maintain and
improve those structures in the form of Historic Facade Easements. To take advantage
of a Histodc Facade Easement, the property owner sells an easement over the facade of
the structure to the CRA, giving the agency control of the appearance of the facade. In
exchange for that control the CRA provides the property owner funding assistance for
renovations to the facade. In order to qualify for Historic Facade Easements, property
owners must designate their structures to the Local Register of Histodc Places.
Business Development Proqram:
....... ~ I ~. \ ~ '-~" '~;'
~:~'~ ~'~' :; i ~
Pharmacist, Simon Barnes, was recently relocated Lamar Shuler studying his expansion plans with
to new space with assistance from the County and assistance from the County and CRA
CRA
This program was established by the CRA to help foster the establishment of new
businesses in the Redevelopment Area. The program helps subsidize start up costs for
new businesses by providing rental subsidies for the first year of long term leases and
other expenses such as:
utility deposits;
advertising signs;
licenses; and
legal assistance.
Site Development Assistance Proqram:
This program provides limited CRA funding in the form of grants or loans to cover land
development costs associated with new development or redevelopment. The program
helps subsidize costs of site development such as site design and engineering.
OPPORTUNITIES AND CONSTRAINTS
PAGE 5O
OPPORTUNITIES AND CONSTRAINTS
PAGE 51
OPPORTUNITIES AND CONSTRAINTS
PAGE 52
OPPORTUNITIES AND CONSTRAINTS
PAGE 53
OPPORTUNITIES AND CONSTRAINTS
PAGE 54
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THE REDEVELOPMENT PLAN
PAGE 56
FUTURE ~ND USE
~e West Atl~tic Redevelopment Area currently is designated ~ "Redevelopment Ar~
81" on the Ci~ of Delray Beach Future Land Use Map. This designation was intended to
se~e ~ a tempor~ "holding" ~tegow, until such time that the Redevelopment Plan was
completed and permanent Future Land Use Map designations applied. As a pa~ of
Comprehensive Plan Amendment 95-2, Future Land Use Map Amendments will be
processed to eliminate the Redevelopment Area ~1 designation from the Map and
establish appropriate designations for all parcels in the Area. Those Land Use Map
Designations will be as follows:
Designation Location(s)
General Commercial Within approximately 300' no~h and south of
Atlantic Avenue and parcels fronting on NW ~d
SW 5th Avenue
Low Density Residential Be~een approximately 300' no~h of Atlantic
Avenue and NW 1st Street
Medium Density Residential Be~een approximately 300' south of Atlantic
Avenue and SW 1st Street
Community Facilities ~isting and pm~sed government buildings and
existing churches
The pro~sed Futura L~d Use Map for the W~t Atl~tic Redevelopment Area is aEached
as Figure 12 (page 46).
In addition to the a~ve changes, Amendments to the Comprehensive Plan Text must be
made to accommodate the provisions of the Redevelopment Plan. Those changes will
THE REDEVELOPMENT PLAN
PAGE 57
also be made as a part of Comprehensive Plan Amendment 95-2.
This was completed with Comprehensive Plan Amendment 95-2
(Adopted on December 5, 1995 by Ordinance 69-95)
ZONING
Most parcels within the West Atlantic Avenue Redevelopment Area will retain their current
zoning. However, adoption of the Redevelopment Plan will require some rezonings. The
City owned passive parks located at the entrance from 1-95 will be rezoned from GC
(General Commercial) to OS (Open Space). A number of privately owned parcels will be
rezoned to move the boundary between commercial and residential zoning districts along
Atlantic Avenue. The proposed rezonings include:
Rezoning of 23 parcels from RM to GC;
Rezoning of 8 parcels from GC to RM;
Rezoning of 8 parcels from R-1-A to GC;
Rezoning of 8 parcels from GC to R-1 -A; and
One rezoning from GC to CF.
The City recognizes the sensitive nature of rezonings in this area and has attempted to
minimize changes in existing residential areas. Proposed rezonings from residential
designations to GC primarily affect vacant parcels, parcels in the existing commercial area
along 5th Avenue, or are proposed at the property owner's request. Figure 13 (page 48)
shows the proposed zoning designations for the West Atlantic Avenue Redevelopment
Area.
Processing of rezonings required to implement the plan will be processed concurrently.with
the Future Land Use Map Amendments for the area.
These rezonings were completed on December 5, 1995.
LAND DEVELOPMENT REGULATIONS
A number of changes to the Land Development Regulations (LDR) to enforce the
provisions of the Plan will be required. The changes will be processed as LDR text
amendments following the adoption of the Plan. Proposed changes include the following:
Establishment of the West Atlantic Avenue Overlay District;
Elimination of the provision allowing height increases up to 60' in the West
Atlantic Area east of NW 3rd Avenue and SW 4th Avenue;
Establishment of Architectural Review Committee as an advisory Board;
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THE REDEVELOPMENT PLAN
PAGE 60
Elimination of special building setbacks for Atlantic Avenue; and
Reduction of open space requirements for commercial parcels, without reduction
of landscape requirements for parking areas and perimeter buffers to residential
areas.
Processing of LDR text amendments made necessary by the Redevelopment Plan will be
initiated immediately following the adoption of the Plan.
The LDR Amendments were adopted on December 5, 1995
WEST ATLANTIC AVENUE OVERLAY DISTRICT
VVhile the GC district generally allows uses of a type and intensity that are appropriate for
West Atlantic Avenue, the Redevelopment Plan calls for special development standards
that reflect the needs and conditions of the area. In particular, it is important to prevent
over-encroachment of commercial uses into established residential neighborhoods, while
still providing enough flexibility to encourage commercial development. A two-tiered
approach is applied to development within the 300' deep GC zoned area north and south
of Atlantic Avenue. The following section outlines provisions that are recommended for
inclusion in a West Atlantic Avenue Overlay District to be added to the GC district of the
LDRs.
Uses
The Visions West Atlantic Steering Committee undertook a review of the permitted and
conditional uses listed in the GC district at its meeting of July 11, 1994. Although the
Committee felt that the majority of the uses listed in the GC district are appropriate for
West Atlantic Avenue, they identified several uses that should not be permitted. The uses
to be prohibited are:
Retail or Wholesale Automotive Parts Sales;
Lawn Care Equipment Sales;
Contractor's Offices;
Abused Spouse Residences;
Shooting Ranges;
Gun Shops;
Adult Entertainment Establishments; and
Service Stations
In addition to the elimination of the above uses, the committee suggested two further
changes to the GC district. First the Committee proposed restrictions on drive-through
and drive-in restaurants. One proposed change is to make drive-in, or drive through
restaurants Conditional Uses, leaving other restaurants as Permitted Uses. Finally, the
THE REDEVELOPMENT PLAN
PAGE 61
Committee recommended adding a provision requiring that residential units located in the
same structure as a commercial use be located above the first floor.
Setbacks
Currently, the GC district requires 10' setbacks front, side, and rear. The front setback in
the district is required to be a landscaped area. The side setbacks can be reduced to 0'
when there is an alley to the rear of the property. In addition to the above requirements,
special front setbacks of 68' from the center line are required of all parcels fronting Atlantic
Avenue. That requirement translates to a 15' front setback from the right-of-way line as
it currently exists. The 68' foot setback provision appears to have been in effect in order
to allow for an ultimate right-of-way of 120' for Atlantic Avenue. As the ultimate right-of-
way for Atlantic Avenue has been reduced to 1 10', the special setback provision for this
area should be eliminated.
One of the goals of the Visions West Atlantic Committee is to create a pedestrian friendly,
human scale commercial area. In order to create that environment, the areas directly
adjacent to commercial structures should be accessible to pedestrians. Sidewalk areas
with adequate width, sidewalk cafes, window shopping opportunities, shelter for
pedestrians (awnings, canopies, etc.) help to foster pedestrian activity in a commercial
area. Requiring a 10' landscaped front setback is not conducive to this goal. A 5' front
setback to the ultimate Atlantic Avenue right-of-way will be permitted. The front setback
must be primarily paver block either matching the existing sidewalks or in a color or pattern
approved by the West Atlantic Avenue Architectural Committee (see below) and the CRA.
Those provisions will help to create the type of pedestrian areas necessary for an active
downtown.
The West Atlantic Avenue Overlay District was created on December 5, 1995
Review by West Atlantic Avenue Architectural Review Committee
:Fhe Visions West Atlantic Act=,c~r;, ~',~-~ c~',',$ ~!!~i for the establishment of an Architectural
Review Committee (ARC) to review all development proposals located in Redevelopment
Area//1, as defined by the Comprehensive Plan. I~!~i~i~!ii~i~i~i~i~iii~ii!~:~ii~:~!i~?~!
~~ii~!~:~ii~~e~!ii~i~:~ili!~ The ARC wi',', act~ in an advisory capacity to the
CRA and the City Board reviewing a development proposal. Review by the ARC ".~:,tt take~
place in addition to review by the CRA of projects in the area.
The ARC ';;:',', consist~ of 7 members serving 2 year terms. Three of the initial members
· -.'~: serve~ 1 year terms in order to stagger the terms of committee members. ARC
members wi+l-be nominated by the CRA Board of Commissioners. Membership of the
Committee wilt-be i~ as follows:
CI Two land development professionals (architect, engineer, surveyor, landscape
THE REDEVELOPMENT PLAN
PAGE 62
architect, contractor, etc.);
Q Two West Atlantic Avenue Business Owners; and
Three at large (residents of the area bounded by SW 10th Street, 1-95, Swinton
Avenue, and Lake Ida Road).
Staff support for the ARC ~ !~i provided by the existing staffs of the Community
Redevelopment Agency and the Planning and Zoning Department. The Committee w;,',',
~:~ilas required to review submissions, rather than at regular intervals. !ii!~i~ii~R~i!~ii
Height Limits
Existing LDR height limits for the redevelopment area allow a maximum height of 35' for
structures in residential zoning districts and 48' in non-residential districts. Per LDR
Section 4.3.4(J)(4)(b)(I), increases up to a maximum of 60' can be approved on parcels
located between NW 1st Street and SW 1st Street within the Redevelopment Area by the
City Commission, with a Conditional Use approval.
The participants in the Visions West Atlantic Charrette I"ta~¢~ stated a desire for a
pedestrian friendly commercial area consisting primarily of one and two story structures.
Based-oct The ~ preferences of Visions and the findings of the Charrette ~~~ii~
~ii~ maximum height permitted in the overlay district should be reduced. The portion
of the West Atlantic Avenue Redevelopment area west of NW 3rd Avenue and SW 4th
Avenue will no longer be eligible for height increases, pursuant to LDR Section
4.3.4(J)(4)(b)(I). The GC district height limit of 48' will be maintained in the Overlay
District.
Depth of Commercial Development
One of the important issues voiced by area residents is commercial encroachment into
existing residential areas. Limits on the depth of commercial development from Atlantic
Avenue, ranging from 150' to 300' were proposed. In order to allow for some flexibility for
commercial developments while protecting existing residential areas the following system
will be established.
Application of the GC district will be limited to 300' in depth measured from the ultimate
right-of-way of Atlantic Avenue (see the proposed zoning map, page 50). Within the GC
district, commercial structures will be limited to 150' in depth from Atlantic Avenue.
Accessory uses such as parking areas, landscaping, and drainage retention areas would
be permitted in the remaining area of the GC district beyond the 150' limit.
To allow for some flexibility in the applications, commercial developments will be permitted
to encroach beyond the 150' line with the approval of a Conditional Use by the City
Commission. This provision would allow the City to review, on a case-by-case basis,
THE REDEVELOPMENT PLAN
PAGE 63
more intense developments than would be permitted under the 150' limit. The Conditional
Use process requires public notice to all residents within 500' of the proposal, ensuring that
opportunity for public comment on the project will be given. A second effect of this
provision is that owners of single family residences within the GC district would have the
opportunity to convert their properties to an office or retail use with the approval of a
Conditional Use.
Non-Conforming Uses
Non-conforming uses throughout the City are currently governed by the provisions of LDR
Section 1.3.5. The Section prohibits non-conforming uses from expanding into additional
floor area or making repairs exceeding 15% of the replacement cost of the structure in
which it is located. If a non-conforming use ceases operation for 180 consecutive days,
the use cannot be re-established. As the current provisions have been effective in the
remainder of the City, no changes are proposed for provisions regarding non-conforming
commercial uses in the Redevelopment Area. However, the Overlay district will provide
for maintenance and/or reconstruction of non-conforming single family structures in the
GC district, beyond 150' from Atlantic Avenue.
Parking Requirements
Parking requirements for commercial structures are determined by the type of use and the
total square foot area of the use. Within shopping centers and the Central Business
District, reduced parking requirements apply, due to multiple purpose trips or the
availability of public parking lots. As the Redevelopment Plan calls for a pedestrian activity
area and addition of public parking lots, a similar parking reduction is appropriate. Parking
requirements for the Redevelopment Areawitt-be-established at one space per 300 square
feet for all commercial uses except restaurants. The parking requirement for restaurants
witFbe ~ established at 6 spaces per 1,000 square feet. Institutional, governmental, and
residential land uses will be as are applied elsewhere in the City.
In-lieu Fee:
The in-lieu fee is an allowance for businesses in the CBD zoning district to reduce their
parking requirement in exchange for a payment to the City's Parking Trust Fund of $6,000
per space. The payment contributes to the construction of new public parking and
maintenance of existing lots. Use of the in-lieu fee must be approved by the City
Commission. As one of the goals of the redevelopment plan is the creation of public
parking, the in-lieu fee cewbe ~!~adopted for the West Atlantic Overlay District.
Access and Curb Cuts:
As the Vision calls for encouragement of pedestrian activity on the Avenue, parking areas-
and the access to parking areas should be located to the rear of commercial structures
THE REDEVELOPMENT PLAN
PAGE 64
fronting on Atlantic Avenue. No new parking lots, or curb cuts to access parking lots will
be permitted on Atlantic Avenue. Existing curb cuts on the Avenue should be eliminated
whenever possible.
Signage Regulations
Signs in the West Atlantic Avenue Redevelopment Area will be regulated by LDR Section
4.6.7 Sign Code. Additionally, signs will be reviewed by Visions ARC based on design
cdteria included in the redevelopment plan. Those criteria are outlined in the Architectural
Guidelines section.
Landscaping and Open Space
Street Trees:
The City has carried out a number of projects to beautify and improve Atlantic Avenue. In
1988 the existing landscape medians were installed. At the same time, the existing street
trees were added on the north and south sides of the travel lands. Paver block sidewalks
also have been added. New developments along West Atlantic Avenue should maintain
and expand on the existing street tree planting and paver block. On-site landscaping
should complement and enhance the existing features.
On-Site Landscaping Requirements:
Except as noted elsewhere in this report, landscape requirements will be as are applied
elsewhere in the City.
Open Space:
A minimum open space requirement must be met for all sites in the GC zoning district.
According to the definitions in the LDRs, open space refers only to landscaped areas. A
recent amendment to the CBD (Central Business District) regulations reduced the 25%
requirement for the distdct to 10% and eliminated open space requirements for properties
within one block of East Atlantic Avenue. A reduction of the open space requirement is
appropriate for the overlay district. All landscaping requirements for parking lots and
buffering residential properties will still apply within the overlay district. Those
requirements will ensure proper buffering of residential areas, while permitting property
owners to create pedestrian plazas or outdoor dining areas in place of landscape areas.
This Amendment to the LDR was made on December 5, 1995.
THE REDEVELOPMENT PLAN
PAGE 65
THE REDEVELOPMENT PLAN
PAGE 66
THE REDEVELOPMENT PLAN
PAGE 67
West At/antic Avenue Frontage
~!~iib!~!~!i~iJ~i~i~!i~i~i~f New Infill Housing Example
Entry to West Atlantic Avenue from Interstate 95
Byrd's Garage on West Atlantic Avenue
¢
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PAGE 69
Corner House on West Atlantic Avenue
Mario's Market on West Atlantic Avenue
L~%'[~-~C~?~ ~OD~
THE REDEVELOPMENT PLAN PAGE 71
Land on Wost Atlantic Avonuo
THE REDEVELOPMENT PLAN
PAGE 73
West Atlantic Avenue Frontage New Strip Center on West At/antic Avenue
Corner House on West Atlantic Avenue Church on SW lOth Avenue
THE REDEVELOPMENT PLAN
PAGE 75
Independent Gas Station on West At/antic Avenue
~~.~!~~~~ Paradise Club on West Atlantic Avenue
~~!~~?:~:~::~?~~ NW 8th Avenue Multi-Family Housing
THE REDEVELOPMENT PLAN
PAGE 77
Bi-Lo Market on West Atlantic Avenue
Multi-Family Housing on SW ~h Avenue
S~eet Closure on SW 9th Avenue
Coin Laundry on West Atlantic Avenue
THE REDEVELOPMENT PLAN
PAGE 79
West Atlantic Avenue Vacant Land
THE REDEVELOPMENT PLAN
PAGE 81
Amoco Station on West Atlantic Avenue
%_
Vaunt Land with ~oco in Background
Amoco Station Owner, Howard Lewis
New Infill Housing Example
THE REDEVELOPMENT PLAN
PAGE 83
...... . ......................................................................... ....... ....................... , '%~ ,;~ ~. ;
~!~i~;~;;~;~:~8!!~(~;~!~?~(.;;~~; Rear View of ~isting BuiMing on West Atlantic
Community Mural on SW 7th Avenue
THE REDEVELOPMENT PLAN
PAGE 85
A~i~ili.i.i.i~~i.l.i.;.i.i,~A!].il.i.i,i.l.i.~!~;.i.i.i.~:.i!~~i Fashaw Building on West Atlan~c Avenue
~fi~?~i~i~i~ED~;~i~i~::~;~;~i~:~i~i~ West A tlanEc Avenue Frontage
.............................................. .....::,,::~ ~.....:~ .............................. :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ..........
~h~:~.~!]~Y~.~.~.!~.~h~.~.~.~id~nti~:.~.,.j~. -
THE REDEVELOPMENT PLAN
PAGE 87
(~:;::~::~::~?:~:;~::~?;~;:?:: ' ":'":" '"":""1:'""." ':':':':':::::':':': : '"'"'"':'"":'"'"' ":':':':~:"::::::::::::::::::::::::::::::::::::::::::::::::::;':::::;:'"":' :':'::' ' "':':'"":::::':' ..........v....
Existing House on SW 6th Avenue
Vaunt Land with Shuler's in Background
THE REDEVELOPMENT PLAN
PAGE 89
J~i~.~!~J~.~.~?~!~(~~i~~ Exis~'ng Mu/ti-Family Housing Example on NW 5th
~~.~.~.~~.~?~.~.~.~.~~[ Street Scene of NW 5th Avenue
I
New Infill Housing Example
New Fire Station
~OgST' AT'LfAIk/TiC AV'6'IUUE
THE REDEVELOPMENT PLAN
PAGE 91
D~i!~ii;~;~;~ia!i;;i~i~!!;!;i~??~l~; Straghn Funeral Home on SW 5th Avenue
Bernadette Butler Hair Salon
Potential Conversion of Multi-family housing to
Offices on SW 6th Avenue
Chez Zette Restaurant on West Atlantic Avenue
THE REDEVELOPMENT PLAN
PAGE 93
West Atlantic Avenue Frontage
Mount Olive Missiona~ Baptist Church on NW 4th
'.
THE REDEVELOPMENT PLAN
PAGE 95
IL
The Newly Renovated Wideman Building on West
~:~?!~!~!~i~!~i~!~t~ii~:~i~!~!~!~i~!~t~`~ New F~t-Food Restaur~t, "Checkers'; on West
~:~ ~.~e~:~!~.~.~ ~:.~.~.~~:.~~. Atlantic Avenue
Quince Home on SW 4th Avenue
THE REDEVELOPMENT PLAN
PAGE 97
Kwik Stop Convenience Store on West Atlantic
Palm Beach County Courthouse
Discount Auto P~ ~ore on West Atlantic Avenue
THE REDEVELOPMENT PLAN
PAGE 99
THE REDEVELOPMENT PLAN
PAGE 101
1~ ~~-.:- ~ ...........
Former Union 76 Gas Station, Yacht for Many
Check Cashing Building on West A~c Avenue
..... -...- .......... -.-.- ........ -..-.-.. ....... -........ ....... ...... .... ....-.-..-.-...-. ..-...-.............-................ -- ,, '~ : ; .~ ~ t I
THE REDEVELOPMENT PLAN
PAGE 103
MASTER PARKING PLAN
One of the problems facing developments in the Redevelopment Area is a lack of available
parking for many existing structures, as well as the use of unimproved or poorly improved
areas for parking. In order to address .the lack of parking, City and CRA staff reviewed the
location of parking deficits and the location of vacant parcels that could function as parking
for existing and future commercial development on Atlantic Avenue. The following analysis
identifies parking deficiencies in the Redevelopment Area and a program for improving
parking conditions.
Parking Inventory and Demand Analysis
Existin¢l Sl~aces and Requirement:
City and CRA staff reviewed existing parking conditions in the Redevelopment Area. The
review inventoried existing spaces for all non-residential land uses, public parking lots and
available on-street spaces. The counts of existing spaces were compared to current LDR
parking requirements for the existing land uses. Currently, approximately 262,000 square
feet of non-residential land use exist in the Redevelopment Area, with 1,187 spaces An
overall deficit of ,3,?,,3 ~ spaces with respect to current parking requirements for the area
was noted. Particular problem areas include:
Table 7
Parking Shortages in the West Atlantic Avenue
Redevelopment Area
Location # of Spaces Deficient
Block 29 (Wideman Bldg./Checkers) - 37
Elks Club - 48
Paradise Club/Phillips Market - 50
Block 12 (Atlantic Market, etc.) - 52
Block 27 (St. Paul AME, etc.) - 68
Block 28 (Mt. Olive, Masonic Lodge) -150
Tennis/Community Center - 25
Total 430
Many of these areas have additional parking available in unimproved lots, or have plans
for future parking additions.
Build-out Requirements:
The Planning and Zoning Department performed an analysis of the maximum potential
development of the Area under the provisions of this plan. Based on the proposed zoning
designations and the provisions of the Overlay District, the Department estimated a
maximum build-out of approximately 450,000 square feet of commercial and office space,
THE REDEVELOPMENT PLAN
PAGE 104
350,000 square feet of governmental and institutional uses and 364 residential units. The
total of 800,000 square feet of non-residential uses would require a total of 3,250 parking
spaces, based on the lower parking requirements that are proposed for adoption in the
plan. However, development at this intensity is extremely unlikely, due primarily to the
presence of existing developments (Tennis Center, Courthouse, Checkers, 700 Block
Plaza, etc.).
In order to get a more accurate idea of the eventual build out of the area, the CRA carried
out the previously described block-by-block development scenario, which took into
account existing structures that are likely to remain. Based on that block-by-block
scenario, the development potential of the area is considerably less: 228,410 square feet
of commercial and office, 25,000 square feet of governmental, and 166 new residential
units. The additional parking required for those uses would be 1,376 spaces.
Although most of the additional parking required for that development scenario will be
located on the individual sites, construction of additional public parking lots will be
necessary to help foster redevelopment in areas with parking deficits and to meet the
demands of new development. Future plans for meeting the parking requirements of the
Redevelopment Area are discussed below.
On-Street Parking
On-street parking is currently available on most occupied blocks of Atlantic Avenue. That
on-street parking will be preserved wherever possible. On-street parking will be made
available adjacent to currently vacant parcels as they are developed.
A problem with the existing on-street parallel parking is that the spaces are poorly
delineated. Landscape nodes at the front and rear of each row of spaces would be
advisable to help delineate the parking spaces. Improved striping of spaces would also
help to identify on-street parking areas. Improvements to the appearance and functioning
of the on-street parking on Atlantic Avenue are included as a part of the City's Application
for ISTEA funding for roadway improvements.
Private Off-Street Parking
New developments in the Redevelopment Area are required to provide parking at the rate
established in the West Atlantic Avenue Overlay District. Additionally, a number of existing
structures have little improved parking. Improvements to one of those lots have been
proposed by the property owner of the 700 Block Plaza.
Public Off-Street Parking
Some off-street parking for public use is available in the governmental "campus" at the
east end of the Redevelopment Area. Public parking is available at the South County
THE REDEVELOPMENT PLAN
PAGE 105
Courthouse, Tennis Center, and the Community Center. The CRA ~..l.~iii~~i~:~
construction of a 49-space parking lot ~i!~i~~ii~i~ii~?~!~:on the east side of NW
-"~-" ........ ' P iti-
1st Avenue which is open for public use. An sxp&ns~on ,~, ,,,,~. ,~,, ,~, & ,,.,,.~, c~ &c ~,f
o+,F,,,.,^,,, ,~,~,~ ,,,,, o~,~,.~o is p',&nn~d f~,, I g.~C, The spaces in those lots are available for
existing uses, such as the Tennis Center, City Hall and the Community Center, as well as
for future development in the area.
The CRA is working toward the establishment of new public parking areas to serve existing
and future developments along ~ Atlantic Avenue. Several parking lots have been
designed in association with the development plans for the Peach Umbrella Plaza. T;w
~i~of the lots, containing 24 end-25spaces r~$psctlw',y, c~rs prc~pc, s~d in Block 29, neeu'-
~h~ ;','i~,,~,-~ '"' ';"~" .... -~ '"'~--' ....'
,.,-,,,~,, ,~ ,,, ,,, ,.,, ,~,.~,o. A th;rd ~iilot, with a total of CS ~i~spaces c~;;Id
~i~be constructed in Block 28, to the rear of the existing commercial structures. (Sth-AYe=
Parking "' ........ ='=-- '~'--'-
Example of public parking by the CRA to serve
existing and new businesses
THE REDEVELOPMENT PLAN
PAGE 106
Cross-Parking Rights
Wherever possible, existing parking areas should be utilized by multiple users. For
example, the Mt. Olive Church has a large number of existing spaces which are lightly
used except during church services. Some of those parking spaces could also be utilized
by nearby commercial developments Monday through Saturday, in order to meet a portion
of their parking requirements. Use of off-site parking spaces to meet parking requirements
must be approved with an off-site parking agreement between the property owners and
Design Issues
The design standards for parking lots in the Redevelopment Area will be the requirements
of LDR Section 4.6.9 as applied elsewhere in the City, except as modified by the provisions
of the West Atlantic Avenue Overlay District.
THE REDEVELOPMENT PLAN
PAGE 107
Lighting:
Provision of adequate lighting is an important part of parking lot design and should be
provided. However, all parking lots in the Redevelopment Area will be located in close
proximity to residential areas. Careful consideration of the possible impacts on those
areas should be given when designing parking lot lighting. Lighting standards for the
Redevelopment Area are the requirements of LDR Section 4.6.10, as applied elsewhere
in the City.
Landscaping:
Landscape standards for parking areas within the Redevelopment Area will be the
requirements of LDR Section 4.6.16, as applied elsewhere in the City.
INFRASTRUCTURE IMPROVEMENT PLAN
Traffic Circulation
Vehicular Traffic Circulation:
As previously mentioned in the Existing Conditions and Opportunities and Constraints
sections of the plan, West Atlantic Avenue exceeds (between 12th Ave. and 1-95) the
maximum number of trips which can be accommodated on a 4 lane roadway and is
approaching the maximum elsewhere. The usual solution to that problem is simply to
widen the road to six-lanes. However, widening Atlantic Avenue to six lanes is not
compatible with the stated Vision.
Rather than proposing expensive lane additions, which would be counterproductive to the
goals of this plan, the City ha~ included West Atlantic Avenue in its
Transportation Concurrency Exception Area ('I'CEA). A TCEA defines an urban area in
which relief from transportation concurrency requirements are permitted in order to
encourage infill development and urban redevelopment. Application of a wide range of
planning strategies (provision of alternative transit systems, parking improvements,
improvements to pedestrian systems, etc.) that correspond with local circumstances and
address the mobility needs of the area are required to mitigate traffic impacts in the area.
Proposed improvements to West Atlantic Avenue associated with the TCEA may include
establishment of the Downtown Trolley, parking additions, sidewalk and streetscape
improvements, and extension of deceleration and acceleration lanes for 1-95 to improve
the safety and efficiency of the interchange.
THE REDEVELOPMENT PLAN
PAGE 108
One of the possible methods for funding the proposed improvements (ISTEA) is discussed
in the following section.
ISTEA:
The Intermodal Surface Transportation Efficiency Act is a Federal program to assist local
governments in encouraging use of alternative (ke. other than automobile) Surface
transportation modes. The Act provides funding for facilities that encourage the use of
those modes, such as bicycle and pedestrian paths, park and ride facilities, roadway
beautification projects, and trolley systems. The ~ CRA ~ reCe~t[~
THE REDEVELOPMENT PLAN
PAGE 109
~!~ an application for ISTEA funding of a number of improvements in the West
Atlantic Avenue area
~ A number of physical improvements to Atlantic Avenue, that will improve pedestrian
circulation are proposed should be carried out to improve pedestrian access and
circulation as well as improving the area's image, of the and a part of the City's application
for ISTEA funds. The items include:
Decorative lighting (similar to East Atlantic)
Traffic signal arms (similar to East Atlantic)
Landscape nodes (similar to East Atlantic)
Crosswalks
Landscaping and irrigation improvements
Deceleration lane for northbound traffic exiting 1-95 to eastbound Atlantic
Avenue
Trash receptacles ~ili!~~!~!~!~~
The submission deadline for applications is ~i~!~ii~M~i~i~i~i~
Public Transportation in the area will be greatly enhanced by the planned improvements
to Palm Tran (formerly known as Co Tran) service which will go into effect in 1996. The
increased routes and shortened waiting times for buses will greatly improve the
accessibility and convenience of transit service to residents. The improvements may be
supplemented by the establishment of the City's in-town shuttle service, which has been
identified as a potential means of mitigating traffic in the City's proposed TCEA.
THE REDEVELOPMENT PLAN
PAGE 110
Water Distribution
As noted in the "Existing Conditions" and "Opportunities and Constraints" sections, some
areas south of Atlantic Avenue are currently served by inadequate 2" water mains. The
City's Environmental Services departments is working toward the replacement of those
mains with 6" and 8" mains. The improvements will be completed incrementally, as
funding becomes available from utility taxes. The estimated completion of the project is
approximately 1997-1998.
Sewer Collection
No required sewer improvements have been identified for the Redevelopment Area.
Storm Water Collection
The City's Stormwater Master Plan identified a number of locations in and around the
Redevelopment Area that require upgrades to storm drainage facilities. A program to
improve storm drainage throughout the City was also outlined in the plan. Phase One of
improvements in the northwest area (bounded by 1-95, Atlantic Avenue, Swinton Avenue,
and Lake Ida Road) are complete. Phase Two improvements have been designed and will
be installed as conditions require. Improvements to drainage facilities in the southwest
area are identified and are scheduled for completion in 1998.
Electrical Distribution
Adequate electrical service is available to the Redevelopment Area. Improvements to
electrical service in the area will be geared toward reducing the visibility of power poles,
especially along Atlantic Avenue.
Police and Safety
The Police Department has initiated a number of programs intended to reduce crime
problems in the Redevelopment Area and surrounding neighborhoods. The following
programs are included in the overall crime reduction strategy.
Community Policinq:
The cornerstone of Police Department efforts to reduce crime is the Community Policing
program. Community Policing emphasizes a cooperative effort between the Police and the
community to find long term solutions to the community's problems. Community Policing
is intended to both increase the police presence in the neighborhood and improve relations
between the Police and residents. This is a departure from past police methods which
emphasized officers in patrol cars reporting to emergency radio calls. In addition to routine
THE REDEVELOPMENT PLAN
PAGE 111
patrol activity, the Community Officers help to organize community improvement activities,
such as trash pick-ups, paint-up projects and organization of neighborhood watches.
Sub-station:
The Police sub-station was established in 1992 at 141 SW 12th Avenue to give the Police
Department a more visible presence in the community. The sub-station is a
base of operation for the four officers with responsibility for the Community Policing area,
which consists of patrol zones 6, 7, and 8. The sub-station also serves as resource center
for the neighborhood to help foster communication and cooperation with the Police.
Foot Patrols:
An on-going problem along Atlantic Avenue has been a negative image associated with
the prevalence of drug activity, public intoxication, loitering, loud music, etc. At the urging
of area residents and business owners the Police Department initiated foot patrols in 1993.
The area covered by the foot patrol officers is primarily Atlantic Avenue, but also extends
into the residential areas located in Patrol Zone # 7.
Defensible Space and CPTED:
The development of the defensible space approach originated with the writings of an
architect named Oscar Newman. Newman argued that crime problems in public spaces
can be partially traced to the physical characteristics of those spaces, and that changing
those characteristics can help to reduce the crime problems. His fundamental premise is
that criminals will select a location for a cdme where there is a Iow chance of detection and
easy escape routes. Principles of defensible space include provision of adequate lighting
at entrances and exits, removal of visual barriers that create hiding places, and providing
windows looking out into the space. Newman's work has resulted in the establishment of
a professional organization known as Crime Prevention Through Environmental Design
(CPTED), which does research into the effects of defensible space principles.
Defensible space principles have been effective in reducing crime in many neighborhoods,
especially when paired with strategies such as community policing and organization of
homeowners associations and crime watch groups. Further information on this subject is
available in a number of publications such as; Henry Cisneros, Defensible Space:
Deterring Crime and Building Community and Oscar Newman, Defensible Space (see
References pages 77-78).
Other:
In addition to the Police efforts identified above a number of other strategies are available
to reduce crime problems. Street closures, such as the one at SW 9th Avenue can help
to reduce crime in a particular area. Community efforts such as MAD DADS and
THE REDEVELOPMENT PLAN
PAGE 112
organization of neighborhood watch programs or homeowners associations can help
reduce illegal activity in the community or a particular area. The 600 Block Association has
been effective in reducing loitering and other nuisances in its area. As a method of curbing
drug activity along Atlantic Avenue, pay phones have been removed from a nUmber of
locations.
SITE ANALYSIS BY USE
Public Institutions
Expansion of the governmental and public use campus was not identified in the Charrette
as desirable on West Atlantic Avenue. However, many participants indicated that some
public uses, such as a library and Post Office would be desirable additions to the area.
Those uses should be located in, or as close as possible to, the existing node of
governmental uses between Swinton Avenue and 4th Avenue. In that scenario, the post
office and library additions would be an intensification of the existing governmental
"campus," rather than an expansion of the area into areas with commercial or residential
potential.
An additional public use which will be developed in the area is the Palm Beach County
Courthouse expansion. As the expansion is already planned, those provisions are
included in the plan. The expansion will either be located on the approximately three acre
parcel located to the east of the existing courthouse along Atlantic Avenue to the rear of
the existing commercial structures, or directly to the south of the existing courthouse.
Supermarket
Although a supermarket was not identified as a desired use during the Charrette, a
supermarket can be an important part of a community. As well as providing goods and
services, a supermarket also functions as a focal point for the day-to-day activities of a
community. Typically a, community shopping center will utilize an area of approximately
10 acres to accommodate approximately 100,000 square feet of floor area, of which
40,000, or so, square feet is the principal anchor grocery store. The limitations on
commercial development contained in the West Atlantic Avenue Overlay District will make
it difficult for a person to develop a project of that scale in the Redevelopment Area.
However, a smaller community shopping center, similar in scale to the Pineapple Grove
center (NE 2nd Ave.) could be accommodated. Table 6 (page 70) contains property area
and square footage information for existing community centers in the City.
THE REDEVELOPMENT PLAN
PAGE 113
Table 8
Community Shopping Centers in the City of Delray Beach
Location Square Feet Acres
Post Office Square (NE 2nd Ave. and NE 3rd St.) 49,646 3.44
Food Lion (proposed - Seacrest Blvd. and NE 22nd St.) 36,057 3.77
Sherwood Park Plaza (S. Congress Ave. and Lowson Blvd.) 33,480 3.90
Linton Square (S. Congress Ave. and Linton Blvd.) 107,885 9.40
Delray Town Center (Linton Blvd. and Military Trail) 102,912 9.90
Lake Ida Plaza (Congress Ave. and Lake Ida Rd.) Approx. 100,000 8.38
South Delray Shopping Ctr. (S. Federal Hwy. and Lindell) 92,578 10.38
Fast Food
The small size of parcels on Atlantic Avenue, as well as the high traffic volumes along the
Avenue, make those parcels very conducive to development as fast food restaurants. Fast
food locations typically require less than an acre of land and property depth of less than
300 feet. Development of a large number of fast food restaurants, especially with drive-
through windows, is inconsistent with the goal of a pedestrian oriented commercial
corridor, which was recommend by participants in the Charrette. Thus, steps to limit
development of fast food restaurants are included in the Plan (see West Atlantic Avenue
Overlay District, p. 49).
Hotel
Although the uses "hotel or motel" were not specifically identified by the participants of the
Charrette as desirable for the Redevelopment Area, several participants did identify a "bed
and breakfast" as desirable. Given the particular requirements for a bed and breakfast (i.e.
in a historic structure, commercial or OSSHAD zoning), establishment of that use along
West Atlantic Avenue is unlikely. However, a small hotel or residence inn (all suite motel)
could be constructed in the Redevelopment Area.
WEST ATLANTIC ""'" !REDE~E~QEMEN~!iG~!Tt~Ni!i~]N~!
The CRA ~ ~ with Visions West Atlantic to establish Visions as a
Co,~mun',ty Development Corporation (GBG)-. '""'"' ....t f~ ~ f:,t ~ .... ' ..... that
~.o,~.,,,~, ,, ~, ~. Establishment of Visions as a ~!~~::~:~~g~ would
THE REDEVELOPMENT PLAN
PAGE 114
ECONOMIC DEVELOPMENT ADMINISTRATION
The Economic Development Administration (EDA) is a Federal agency that is a portion of
the Department of Commerce. The EDA provides assistance in the form of grants or
technical expertise for communities "experiencing or threatened with substantial economic
distress." EDA defines distress as high unemployment, Iow ~ncome levels, decline in per
capita income, substantial loss of population due to lack of employment opportunities, high
rates of business failure, plant closings, major lay-offs of employees, or reduced tax base.
Priority for EDA funding is given to projects that will help generate employment in the
distressed area. The Coi{y, ~i~ in co-operation with the C::~.A-, ~ is preparing an
application for EDA funds to be applied within the Redevelopment Area.
RELOCATION POLICIES
One of the principal concerns of residents of the West Atlantic Redevelopment Area is the
potential for forced relocation of area residents to make way for commercial development.
In response to those concerns, the participants of the Visions West Atlantic Avenue
Charrette recommended a policy of minimal relocation of residents. "'~'-,,,~ '-,, ,,~,--,, ,,f "-;-,, ,,o P',~,, ,--
CRA will act as a facilitator to assist potential buyers to find available properties and to
negotiate with property owners
HOUSING OPPORTUNITIES
I
The "Renaissance Program", affordable housing
under construction
THE REDEVELOPMENT PLAN
PAGE 115
A number of groups and agencies are currently working in the Redevelopment Area to
increase the availability of affordable housing and promote home ownership. The TED
Center, Habitat for Humanity, and the Delray Beach CDC, in cooperation with the City and
CRA, are active in the construction of new housing units in the area. The City of Delray
Beach and CRA will continue to work with those agencies to improve the availability of
housing.
In addition to facilitating construction of new housing in the area, the City is working to help
stabilize neighborhoods. As previously described, the Police Department is implementing
a community policing program to foster cooperation between police and the community to
reduce crime problems. The Community Improvement Department sponsors the annual
Paint-up Delray event to help improve the appearance of neighborhoods. The Community
Development Division administers the bootstrap program, which assists homeowners to
improve their properties. The Community Development Division's Neighborhood Program
Specialist works to establish homeowners associations in neighborhoods throughout the
City. Those associations can be effective in communicating neighborhood concerns or
problems to government officials and working with those officials to find solutions.
ARCHITECTURAL DESIGN GUIDELINES
No particular design theme (e.g. Mediterranean Revival, Art Deco, Western, etc.) has been
identified for the West Atlantic area, however several general design principles were
identified by Visions West Atlantic. Many of the design principles are reflected in the
development requirements of the overlay district (height limit, setbacks, etc.). Additional
design principles for the redevelopment area are outlined in this section. These design
principles will be the basis for the Architectural Review Committee's review of development
proposals.
Building Styles and Scale
Buildings should be consistent with the stated desire of Visions West Atlantic for a
pedestrian oriented shopping area. The following characteristics will be emphasized:
First floor retail or service uses with office or residential uses above
Traditional storefront structure
Three stow (35') maximum height with a preference for two stories
THE REDEVELOPMENT PLAN
PAGE 116
Harmony with adjacent structures, in terms of scale, height, and mass must be
maintained
I
-3 . -,.-/s..,;~;~ .-...,~.I..: -. .... . . .-'.:.'..'.--'.: '.~.- -- 7
· ~ . '. ',. ,.'.-
~:': ":':'- :'.' ::: ':;,;~ :.': " ~ WINDOW LINTEL
:;::. -. ,:.: ,....:. ,%, -::-,
;':i::T-!??'i;: ?.:i'.':i.!!. :.; ;.: ....; :. :...};:i..: ,
~ -- STOREFRONT CORNICE
TRANSOM
2ND STORY ENTRANCE
AWNING
STORE ENTRANCE
DISPLAY WINDOWS
I
Figure 14: Two-story, traditional storefront structure with first floor retail use and
second story office or residential uses
THE REDEVELOPMENT PLAN
PAGE 117
Yes No
I
Figure 1,5: Harmony with adjacent structures, in terms of scale, height, and mass must
be maintained
Site Plan Issues
Planning for a pedestrian orientation should be reflected in a site plan, as well as the
appearance of the structure. The following principles should be included in the site plan
for any development in the redevelopment area.
Front setback areas should be hardscape for pedestrian usage, rather than
landscaped areas or vehicular use areas
No parking should be located between structures and the Atlantic Avenue right-
of-way, with a preference for parking located to the rear of any structure
No parking should be located on parcels fronting Atlantic Avenue
Special consideration should be given to buffering of adjacent residential
properties from commercial development
Cross access between adjacent parking lots should be provided wherever
possible
The principal access to ground floor businesses should be from Atlantic Avenue,
or from pedestrian plazas opening to Atlantic Avenue.
Sidewalk connections and other pedestrian access from parking areas to
Atlantic Avenue and business entrances must be integrated into the site design.
121 Fences shall not be allowed in the front or side setback of a structure with
frontage on Atlantic Avenue, unless the fence is integrated into and a part of an
approved sidewalk cafe.
No new chain-link fences will be permitted on any commercial property or
commercially zoned vacant property. Wood, masonry, wrought iron, or other
fence or wall materials may be used in rear setback areas, subject to approval
through, the ARC, CRA, and SPRAB.
THE REDEVELOPMENT PLAN
PAGE 118
We~t A~a~ntic ~venue , West
Yes - No
Figure 16: Parking lots should be to the rear of structures with provision of cross
access wherever possible.
Colors
In 1991, the CRA produced a palette of color schemes which were to be pre-approved for
commercial structures on West Atlantic Avenue. The Site Plan Review and Appearance
Board (SPRAB) approved the color palette at its meeting of September 11, 1991. The
color palette is kept at the offices of the City of Delray Beach Planning and Zoning
Department and CRA. Business owners who intend to paint their structures should select
a color scheme from the palette before beginning work. Business owners who intend to
use a cdlor scheme not included on the palette must obtain approval from the West Atlantic
Avenue ARC, the CRA, and SPRAB before painting.
Signage
The City of Delray Beach Sign Code, Section 4.6.7 of the Land Development Regulations,
will apply within the Redevelopment Area with the following additional guidelines.
Signs in the Redevelopment area will require review by the West Atlantic
Avenue ARC and the CRA.
Free Standinq Siqns:
Free standing signs are discouraged in the Redevelopment Area.
If free standing signs are proposed, they will be limited to monument signs with
a maximum height of 6'.
CI Pylon signs are prohibited.
I~1 Foundation and accent plantings must be provided for any free standing sign.
THE REDEVELOPMENT PLAN
PAGE 119
Danny's
Yes No ' .I.
Figure 17: If free-standing signs are to be used, monument signs, with foundation
and accent plantings must be provided. Pylon signs are prohibited.
Wall signs:
Wall signs are to be in scale and proportion with the building facade.
Sign clutter and excessive signage are to be avoided
Multiple signs on one structure should be consistent in terms of color, scale,
print style, etc.
Wall signs should be integrated into the facade of the structure rather than
appearing to be "added-on"
Hand painted signs are discouraged
Under canopy or projecting signs are permitted as regulated by the City Sign
Code
(.. The. Store!'}
The Store
Yes No
Figure 18: Wall signs should be integrated into the facade of the structure rather than
appearing to be "added-on"
THE REDEVELOPMENT PLAN
PAGE 120
Architectural Detail
Pedestrian features such as awnings and covered walkways are encouraged
along Atlantic Avenue
Back-lit awnings are disc°uraged along Atlantic Avenue.
Window bars are prohibited where visible from the public right-of-way -
alternate provisions, such as storm shutters or secudty window film is to be used
in place of bars
Provide window shopping opportunities
Blank walls are to be avoided and existing blank walls should be softened,
wherever possible, with landscaping, murals, banding, or other architectural
features
No mechanical equipment such as air conditioning units or exhaust' vents
located on the roof of a structure will be visible from the adjacent right-of-way
On-site lighting, landscaping, paver treatments, and other decorative features
must be coordinated with and enhance existing and planned streetscape
features.
Flat roofed structures should utilize decorative parapets rather than faux
mansard roofs or similar structures.
Pitched roofs should have a minimum slope of 5/12 and be covered with suitable
roofing material - asphalt shingles are acceptable, concrete tile or standing
seam metal are preferable
Rehabilitation
Renovations of existing structures must adhere to the design guidelines as
much as is possible
Maintenance
Maintenance of existing structures is at least as important to the image of a commercial
area as the design of new or remodeled structures. The following items are examples of
the kinds of routine maintenance that contribute to the appearance of a shopping area.
Timely replacement of broken glass
Regular cleaning and painting of walls
Maintenance of landscaping and sodded areas
Prevention of parking in landscape areas
Regular clean-up of trash in parking lots, landscape areas, pedestrian areas
Rights-of-way and Public Areas
Limit Atlantic Avenue to four through lanes
THE REDEVELOPMENT PLAN
PAGE 121
Create landscape nodes to delineate parking areas and facilitate pedestrian
crossings
Consolidate utility and light poles to enhance the area's appearance
Maintain on-street parking wherever feasible
Create an improved entrance feature at the entrance from 1-95
Figure 19: Section of the proposed ultimate right-of-way for Atlantic Avenue through
the Redevelopment Area
( ~ ) iio~
Figure ~0: ~lan view of the proposed ultimate right-of-way for ~tlanti¢ ^venue
through the Redevelopment ^rea
Revisions of Design Guidelines
The ARC will take an active role in the maintenance, review and updating of the design
THE REDEVELOPMENT PLAN
PAGE 122
guidelines for the West Atlantic Avenue Redevelopment Area. The Committee, with staff
assistance from the Planning and Zoning Department and the CRA, will undertake periodic
reviews of the provisions of the guidelines and propose revisions, additions, and
refinements to the guidelines. Changes to the design guidelines must be approved by the
CRA Board and SPRAB before taking effect.
IMPLEMENTATION
Processing of Land Use Plan Amendments
Adoption of the Redevelopment Plan will require a number of amendments to the City's
Future Land Use Map and Comprehensive Plan. Those amendments will be adopted as
a portion of Comprehensive Plan Amendment 95-2. Figure 12 shows the proposed FLUM
designations for the West Atlantic Avenue Redevelopment Area.
This was completed with Comprehensive Plan Amendment 95-2
(Adopted on December 5, 1995, Ordinance 69-95)
Processing of Rezonings
Most parcels within the West Atlantic Avenue Redevelopment Area will retain their current
zoning. However, adoption of the Redevelopment Plan will require some rezonings. The
proposed rezonings are described at the beginning of The Redevelopment Plan section
of this report and figure 13 shows the proposed zoning designations.
Completed on December 5, 1995
Processing of LDR Amendments
Creation of the West Atlantic Avenue Overlay District will require a number of text
amendments to the Land Development Regulations. Processing of those amendments will
begin immediately following the adoption of the Redevelopment Plan.
Completed December 5, 1995
West Atlantic ARC
As previously discussed an Architectural Review Committee (ARC) has been established
to review all development proposals located in Redevelopment Area #1, as defined by the
Comprehensive Plan. The ARC will act in an advisory capacity to the CRA and the City
Board reviewing any development proposal in the area.
Staff support for the ARC will be provided by the existing staffs of the Community
THE REDEVELOPMENT PLAN
PAGE 123
Redevelopment Agency and the Planning and Zoning Department. The Committee will
meet as required to review submissions, rather than at regular intervals.
Project Coordinator
i.!.~.~..].~i~i the CRA will hired~ a project coordinator to oversee the implementation of the
Redevelopment Plan "'~'- V"-;--- '"'--' ""--'"- ~' .... "-- '"----;"-- ' ..... =-'" ..... "'-
~~!~ii~~~~'~,~i~i~!~i'~i~i The functions of the Project-manager
· ":".,,, include:
Administration of
and its Sub-committees
Production of grant requests for the area
/"'.001,0 L II I LI IC~ C~OLC~i.)IIOI II I IC~l IL UI V I~.~IUI I,~ V V C~OL )'"~LIC3.1 It, lb C;[O C3, %JUl I II I Iai IIL,~
L.,~T;~V ~:;~l~J, JI I IGI Itl, %,,,,~,./I
Provide assistance to existing businesses and new businesses in the area
Promotion of CRA business assistance programs
'"'"-'"- "'-'-'" ..... -' Marketing Strategy
Visions West Atlantic, in association with the CRA and Pineapple Grove Main Street have-
commissioned Marketek, Inc. to perform a market analysis for the two areas. The
information gained from that study can be utilized by the pr~j~ct cc~c~,-~",,nat~r
~~ gen g pi fo .....
in erating a marketin an r the area. A,, ,~,,~,,,~,.,,, ,.,~,,,.,,, ,,.,, [,,,
,q~d~wlop,-n~nt A, ~ i$ ann~xat~c,n ,.,, ,,,,= .-., ~ ,,., th, ,.,,.,.,,.,~.,, D~wl~pm~nt,-,-,,
~~::!~i::i~~:.i::!~iii~[!~...~....~:::'::' ':'":'"'"" ...:........:.....i:~::.....~..........:!:~.........!:....'.......:.........::.`........~......:.....:...' :!:i"'""'"'"? '"": ::"'"':'":'"'""'i~:
THE REDEVELOPMENT PLAN
PAGE 124
THE REDEVELOPMENT PLAN
PAGE 125
THE REDEVELOPMENT PLAN
PAGE 126
THE REDEVELOPMENT PLAN
PAGE 127
REFERENCES
Alexander, Christopher. A Pa~ern Language. New York: Oxford University Press,
1977.
Atlantic Avenue Task Force. Interim Report. Delray Beach: City of Delray Beach, 1985.
Berkowitz, Bill. Community Dreams: Ideas for Enriching Neighborhood and Community
Life. San Luis Obispo, California: Impact Publishers, 1984.
Bryant, Carla and Hirsch, Ken. Visions West Atlantic 2003. Delray Beach. City of
Delray Beach Community Redevelopment Agency. 1993.
Cisneros, Henry. Defensible Space: Deterring Crime and Building Community.
Washington D.C.: U.S. Department of Housing and Urban
Development, 1995
Delray Beach, City of. Land Development Regulations. 1990.
Delray Beach, City of. Comprehensive Plan. 1989.
Delray Beach Community Redevelopment Agency, Community Redevelopment Plan.
1992.
Florida Department of Transportation. Florida Pedestrian Safety Plan. Tallahassee.
1992.
Gallion, Arthur B. and Eisner, Simon. The Urban Pattern: City Planning and Design,
4th ed. New York: Van Nostrand Reinhold, 1980.
Hall, Lawrence. "No Lost Causes: Three Strategies for Salvaging Neighborhood
Shopping Districts." Planning49, no. 3 (March, 1983): pp. 12-17.
Jacobs, Allen. Looking at Cities. Cambridge, Massachusetts: Harvard University
Press, 1985.
Jacobs, Jane. The Death and Life of Great American Cities. New York: Random
House, 1961.
Lynch, Kevin. Site Planning, 2nd ed. Cambridge, Massachusetts. M.I.T. Press,
1971.
Mayhew, Clemmer III. Design Guidelines for Historic Places: A Preservation Manual
Delray Beach. Delray Beach: City of Delray Beach Historic Preservation Board, 1990.
New Smyrna Beach, City of, Community Redevelopment Agency. Third Avenue
Design Guidelines. 1992.
Newman, Oscar. Defensible Space. New York: Macmillan, 1972.
Palm Beach County Department of Housing and Community Development. City Of
Delray Beach Neighborhood Strategy Area Study. 1982.
Ramati, Raquel. How to Save Your Own Street. Garden City, New York: Doubleday.
1981.
Smith, Tony. A Conceptual Approach and Framework for the Redevelopment of the
West Atlantic Community. Delray Beach: West Atlantic Property Owners
Association, 1989.
Werth, Joel T. and Bryant, David. A Guide To Neighborhood Planning. Planning
Advisory Service Report No. 342. Chicago: American Planning
Association, 1979.
Why~e, William H. City: Rediscovering the Center. New York: Doubleday, 1988.
Wiewel, Wim and Mier, Robert. Analyzing Neighborhood Retail Opportunities: A Guide
for Carrying Out a Preliminary Market Study. Planning Advisory Service
Report No. 358. Chicago: American Planning Association., 1981.
APPENDIX A
ORGANIZATIONS AND CONTACT PEOPLE
Organization Contact Phone
~~!~i~iii~~!~~ Leonard Mitchell 276-8640
Delray Merchants Association Tony Hamdan 276-1713
Community Redevelopment Agency Christopher Brown 276-8640
Peach Umbrella Plaza Association Clay Wideman 276-5066
Charlotte Durante 265-0200
TED Center Elizabeth Debs 265-3790
Visions 2005 Sandy Simon ~~
Haitian American Council ~!~~ ~~
City of Delray Beach Community
Development Department Dorothy Ellington 243-7280
City of Delray Beach Neighborhood
Prog ram Specialist ~!~?~~ 243- 7246
City of Delray Beach Community
Improvement Department Lula Butler 243-7200
City of Delray Beach Police Dept. Scott Lunsford 243-7390
City of Delray Beach Historic
Preservation Board Pat Cayce 243-7040
City of Delray Beach Planning
and Zoning Department ~i!i~i~ ~~!~i
Downtown Development Authority Michael Listick 276-7424
Chamber of Commerce Bill Wood 279-1380
Downtown Joint Venture Marjorie Ferrer 279-1384
Delray Beach', CD~C Charles Broadnax 278-2214
MAD DADS Charles Ridley 276-6755