06-13-95 Special/Workshop
CITY OF DELRAY BEACH. FLORIDA - CITY COMMISSION
SPECIAL/WORKSHOP MEETING - JUNE 13. 1995 - 6:00 P.M.
COHHI3SION ClIAMBER8 F JRS, FI.OOR..
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The City will furnish appropriate auxiliary aids and services
where necessary to afford an individual with a disability an equal
opportunity to participate in and enjoy the benefits of a service,
program, or activity conducted by the City. Please contact Doug
Randolph 243-7127 (voice) , or 243-7199 (TDD) , 24 hours prior to
the program or activity in order for the City to reasonably
accommodate your request. Adaptive listening devices available
for meetings in the Commission Chambers.
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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 based. The City neither provides nor prepares such record.
SPECIAL MEETING AGENDA
l. SETTLEMENT/EUGENE GUERRIER V. CITY OF DELRAY BEACH: Approve
settlement of the referenced matter as recommended by the
City Attorney. ~ 'l7).e.JwpdlaIlr;
Alison MacGregor Harty
City Clerk
WORKSHOP AGENDA
l. Review of the Redevelopment Plan for West Atlantic Avenue.
2. Review of parking restrictions on West Atlantic Avenue.
3. Review Capital Improvement Program - unfunded items. (Draft)
4. Visions 2005 - Recommendations:
1. Addition of youth to advisory boards as voting members
2. Adoption of slogan "Expect us to care because we do"
3. Holding a minimum of three town meetings annually
5. Hurricane Hardening Measures, City Hall 1982 Addition.
6. Comments and Inquiries on Non-Agenda Items.
A. City Manager
B. City Attorney
C. Commission
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EITY DF DELIAY HEREH
CITY ATTORNEY'S OFFICE 200 NW 1st AVENUE. DELRAY BEACH, FLORIDA 33444
FACSIMILE 407/278-4755 Writer's Direct Line: (407) 243-7091
DElRA Y BEACH
f ! 0 RID A
.... MEMORANDUM
AII.America City
" III! DATE: June 9, 1995
1993 TO: City Commission
FROM: Susan A Ruby, City Attorney
SUBJECT: Settlement of Eugene Guerrier v, City of Delray Beach
Mr, Guerrier sued the City and three of its police officers (2 of whom no longer work for
the City) for assault and battery, violation of his civil rights under section 1983 and false
arrest as a result of an arrest which occurred on December 28, 1989.
Mr, Guerrier is alleging that excessive force was used in his arrest which resulted in physical
and psychological injuries to him, As a result of these allegations an independent medical
examination was performed on Mr. Guerrier which showed a 2% permanent impairment.
Mr, Guerrier's doctors claim that Mr. Guerrier has permanent injuries, and at least one
doctor reported that he has a 6% permanent impairment.
While we feel no excessive force was used to arrest Mr. Guerrier the actual stop of Mr.
Guerrier is problematic and the City could have some liability exposure in that the
information used to initially stop Mr. Guerrier was based on an unverified anonymous tip.
Although it appears that Mr. Guerrier suffered no substantial injury from the arrest, the stop
of Mr. Guerrier was questionable and we expect it would result in monetary compensation
to Mr, Guerrier ifthis case were to go to trial.
Mr. Guerrier, through his attorney, has offered to settle this case for $26,000.00, which
includes all attorney's fees and costs, As a further condition of settlement, the individually
named officers will be dismissed from the suit. If the Commission accepts this offer, the
City Attorney's Office will obtain a complete release from Mr. Guerrier for all his claims.
Lee Graham, Risk Manager, concurs in this settlement agreement. Our office recommends
acceptance of this offer.
'.
ou have any questions.
avid T, Harden, City Manager /
Alison MacGregor Harty, City Clerk
Lee R Graham, Risk Manager
Donna R Woods, Claims Representative
@ Printed on Recycled Paper sr. I
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WEST ATLANTIC AVENUE
REDEVELOPMENT PLAN
General impressions
1. The plan appears to be a neighborhood design and not
considering this street as an integral part of the city.
2. This plan needs an economic feasibility study to determine if
the neighborhoods around this redevelopment proj ect can financially
support it.
3. The plan appears to model itself on the success of East
Atlantic Avenue when in fact the width of the street and the close
proximity of the residential area is significantly different and
requires an unique approach.
4. The plan provides for rear parking.
This approach has been the bane of East Atlantic
Avenue.
Rear parking is not conducive to "impulse " shopping.
Rear parking is perceived as unsafe, especially at
night.
Rear parking requires a front and back customer
entrance. This is an additional expense and a
hindrance to many commercial functions, such as
deliveries, display spacing, and security.
Lighting necessary for a rear parking area will be
pretty intense for nearby housing.
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5. The plan recommends the elimination of setbacks and the
curtailment of landscaping.
The present landscaped frontages of the court house , the
tennis center, the police station, the fire department head
quarters and even the landscaped empty lots give this road more the
appearance of a Boulevard. Most, but not all, of the buildings at
the setbacks detract from the beauty of this road.
Second and third story apartments above the commercial
buildings right at the setbacks is more conducive to a more urban
local. My remembrances of these up North are not fond nor were they
conducive to a peaceful stroll down the avenue.
Putting the commercial development right at the setback,
while possibly attractive with several small retailers, will be
overbearing with a single block long storefront.
If the commercial buildings are set well back on the
property, they can easily be covered by upper levels of residential
without impacting the streetscape. Large easily accessed parking
areas, heavily landscaped with distinctive monument signage would
be more conduce to the passerby to turn in and investigate.
6. The plan limits the depth of commercial development
significantly, which will greatly limit the number of potential
investors in the area. A flexible border would be much easier to
sell. If the plan is inflexible depth-wise it should at least
advocate the combining of blocks along the avenue to assist the
larger developers.
7. The plan recommends the creation of a West Atlantic Avenue
Architectural Review Committee.
I believe part of the city's recent success has been its
streamlining of the building application process. This committee
seems to be counterproductive and redundant. We have a Site Plan
Review and Appearance Board that can easily, with some guidelines,
handle these concerns.
8. Has the police department reviewed these plans with the CPTED
concept in mind?
9. How does the concept of rental apartments above the commercial
frontage mesh with our goal to limit rental and encourage owner
occupied single family residences?
10. Has this plan been reviewed by commercial developers to get
input, especially as to the parking lot and frontage proposals.
11. In reality 95% of this report is great and provides much
needed data from which to plan a redevelopment but some key factors
are missing.
12. Although my only familiarity with the "Finley" plan is from
the press and this report I must conclude that this plan is an
overreaction to that proposal and therefore lacks some of the
creativity a more freely guide design group would propose.
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TABLE OF CONTENTS
LIST OF TABLES............................................................................................... vii
LIST OF FIGURES.......................... ...... .............................................................. viii
EXECUTIVE SUMMARy........... ................... .......... ............. .................. ............. x
INTRODUCTION. ....................................... ........... ...... .................. ..................... 1
Settlement of Delray Beach. ....................................... ......... .................... 2
Background and History of The West Atlantic Avenue Area.................... 2
NW 5th Avenue Community Development Block Grant Plan............. 3
Atlantic Avenue Task Force....... ......................... .............. ........ ......... 3
Peach Umbrella Plaza Association.................................................... 3
The CRA ("Finley") Plan.............. ....................................................... 4
West Atlantic Property Owners Association....................................... 4
The Greenway Plan........................................... ................................. 5
City Projects....................................................................................... 5
o Visions 2000 and the Decade of Excellence
o Other City Projects
Visions West Atlantic.......................................................................... 6
Purpose of the Redevelopment Plan.... .................................................... 7
EXISTING CONDITIONS............. ....................................................................... 8
Definition of Area...................................................................................... 9
. Existing Land Uses....................................... ............................................ 9
Future Land Use Map and Zoning............................................................ 12
Future Land Use................................................................................ 12
Zoning............................................................................................... . 12
Structures....................,........................................................................... . 15
Occupancy........................................................................................ . 15
T enantlOwner Status......................................................................... 15
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Demographics........................................................................................ . 15
Database By Property............................................................................. 15
Property Values................................................................................ 16
Infrastructure............. ............................................... ............................... 16
Traffic and Transportation................................. ........... ..................... 16
0 Traffic Counts
0 FOOT, Widenings, and Concurrency
0 Parking Inventory
0 Condition of Streets
0 Alleyways
0 Public Transportation
Water and Sanitary Sewer Service.................................................... 24
Storm Sewer Collection..................................................................... 27
Electrical and Telephone Service...................................................... 27
0 Existing Service
0 Undergrounding
0 Street Lighting
Fire Protection................................................................................... 28
0 Hydrant Distribution
0 Fire Flows
Police Crime Report.......................................................................... 29
Organizations............................ ............................................................... 29
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Delray Merchants Association........................................................... 30
Community Redevelopment Agency................................................. 30
Peach Umbrella Merchants Association... ........... ............... ............... 30
TED Center........................................................ ................................ 30
Visions 2005................... ................................................................... 32
Haitian American Association............................................................ 32
Atlantic Avenue Task Force......... ............. ..................... ........ ..... ....... 32
600 Block Association........................................................................ 32
City of Delray Beach Community Improvement Department............. 32
City of Delray Beach Police Department........................................... 33
City of Delray Beach Historic Preservation Board........,...............,..,. 33
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City of Delray Beach Planning and Zoning Department.................... 33
Downtown Development Authority.......................................,............ 33
Delray Beach Community Development Corporation........................ 34
Mad Dads............................................................ .............................. 34
OPPORTUNITIES AND CONSTRAINTS............... ............................................ 35
Multiple Ownership....... .......................... ................................................. 36
Streetscape and Beautification............... ....................... .......................... 36
Entrance Features............................ ......... .... ....... ............................. 37
FOOT Sound Barrier.................. ....... ......... ........................................ 37
Crime Management and Public Safety..................................................... 37
Future Land Use Map Designations................................... .......... ............ 38
Zoning Districts......................................................................................... 38
GC (General Commercial).................................................................. 38
OSSHAD (Old School Square Historic Arts District)........................... 38
RM (Multiple Family Residential - Medium Density)........................... 39
R-1-A (Single Family Residential)................................................... ... 39
CF (Community Facilities)................ ........................................ .......... 39
OS (Open Space)............................................................................... 39
West Atlantic Avenue Overlay District.(Proposed).............................. 40
Infrastructure.......................................................................................... . 40
Water....................................................... ......... ................................. 40
Roads............................................................................................... . 40
. Historic Structures................................................................................... 40
Solomon D. Spady House................................................... ......... ..... 41
Susan Williams House........... ....... ........ ..... ..................... .................. 41
B. F. James-Frances J. Bright Park.................................................. 41
Economic and Cultural Center for the Community.................................. 41
Business Assistance and Economic Development................................. 42
Small Business Administration 504 Program.................................... 42
Small Business Administration 7a Program...................................... 42
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CRA Business Assistance Programs................................................ 42
0 Subsidized Loan Program
0 Historic Facade Easements
0 Site Development Assistance Program
THE REDEVELOPMENT PLAN........................................................................ 44
Future Land Use.................................. ............ ........................................ 45
Zoning................................................................ ........ .............................. 47
Land Development Regulations............ ..... ................ .............................. 47
West Atlantic Avenue Overlay District.... ..................... ............................ 49
Uses................................................................................................... 49
Setbacks.............................. .,............................................................. 49
Review by West Atlantic Avenue Architectural Review Committee... 50
Height Limits............................................ .......................................... 50
Depth of Commercial Development................................................... 51
Non-conforming Uses........................................................................ 51
Parking Requirements....................................................................... 52
0 In-lieu Fee
0 Access and Curb Cuts
Signage Requirements............... ...................................................... 52
Landscaping and Open Space....................................... .................. 53
0 Street Trees
0 On-site Landscaping Requirements
0 Open Space
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Development Opportunities Analysis..................................................... 53
Master Parking Plan...... .......... ............... ............ ........... ......................... 59
Parking Inventory and Demand Analysis......................................... 59
0 Existing Spaces and Requirement
0 Build-out Requirements
On-street Parking............................................................................., 60
Private Off-street Parking.............. ............................................. ....... 61
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Public Off-street Parking........ ............. ..... ......... ........... 0.' 0................. 61
Public Parking Opportunities by Block.............................................. 64
Cross-parking Rights............ .... ...... .... ............................................... 64
Design Issues... ...... ............... .... .............. ..... ..................................... 64
0 Lighting
0 Landscaping
Infrastructure Improvement Plan....................................................... ...... 65
Traffic Circulation.............................................................................. 65
0 Vehicular Traffic Circulation
0 . Pedestrian Traffic Circulation
0 ISTEA
0 Public Transportation
Water Distribution.............................................................................. 67
Sewer Distribution..................................................... 0......... .............. 67
Storm Water Collection.............................................. 0...................... 67
Electrical and Telephone Distribution.......... 0.................................... 67
Police and Safety...................... ................................. 0.............0........ 67
0 Community Policing
0 Sub-station
0 Foot Patrols
0 Defensible Space and CPTED
0 Other
Site Analysis By Use................................ 0.. ........... 0....... 0............... 0........ 69
Public Institutions.................... ...... ........ ......................................... 0.. 69
Supermarket...... ....... .................................0..............0.0............... 0...... 69
. Fast Food.......................... ........ .......................0.............................000 70
Hotel...... 0 0................................. ..... .........................................0.......... 70
West Atlantic CDC.... ................... .......... ............................................ 0..... 70
Economic Development Administration..................... 0.... 0........... 0............ 71
Relocation Policies................... 0 0............. 0........0.......0.0..0....... 0.....00......... 71
Housing Opportunities...... 0 0.0.0......0.......0......0.......................0.0 0....0.........00 71
Architectural Design Guidelines.............. 0........................... ..................... 72
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Building Styles, and Scale................................................................. 72
Site Plan Issues.................. ....... .......... .......................... .... ..... ........ ... 73
Colors............................................................................................... . 74
Signage.......................... ................................................................... 74
0 Free Standing Signs
0 Wall Signs
Architectural Detail.................. ................. ......................................... 76
Rehabilitation.................................................................................... . 76
Maintenance.......................................................... ............................ 76
Rights-of-Way and Public Areas.............................................. ........ o. 77
Revisions of Design Guidelines................... ...... ..........0..................... 77
Implementation........................................................................................ . 78
Processing of Land Use Amendments............................................... 78
Processing of LOR Amendments.. 0.................................................... 78
West Atlantic ARC..................... .................. 0..0......... 0.......... 0 0......... 0.. 78
Project Coordinator............................................................... 0......... 0 0 0 78
Public Relations and Marketing Strategy........................................... 79
REFERENCES.............. 0......... 0.....................00........................0... 0....0.............0... 80
APPENDIX "A"............... 0...........0..............0.......................................... 0.............. 82
APPENDIX "B".......................... 0............................................................ 0............. 83
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LIST OF TABLES
Table Subject Page
1 Existing Land Uses in the West Atlantic Avenue 9
Redevelopment Area
2 1993-1994 Traffic Counts for the West Atlantic Avenue 17
Redevelopment Area
3 1995 Traffic Counts for the West Atlantic Avenue 17
Redevelopment Area
4 1992-1994 Part One and Narcotics Arrests, City of 29
Delray Beach and Patrol Zone #7
5 Parking Shortages in the West Atlantic Avenue 59
Redevelopment Area
6 Community Shopping Centers in the City of Delray 70
Beach
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LIST OF FIGURES
Figure Subject ~
1 Boundaries of the West Atlantic Redevelopment Area 10
2 Existing Land Uses in the West Atlantic Avenue 11
Redevelopment Area
3 Future Land Use Map Designations in the West Atlantic 13
Avenue Redevelopment Area
4 Current Zoning in the West Atlantic Avenue Redevelopment 14
Area
5 Conditions of Streets in the West Atlantic Redevelopment Area 19
6 Existing Palm Tran Routes Serving the West Atlantic Avenue 21
Redevelopment Area
7 Proposed Palm Tran Routes Serving the West Atlantic Avenue 22
Redevelopment Area
8 Existing Tri-Rail Feeder Bus Service 23
9 Water Atlas for the West Atlantic Avenue Redevelopment Area 25
10 Sanitary Sewer Atlas for the West Atlantic Avenue 26
Redevelopment Area
11 Community Redevelopment Agency Boundaries 31
. 12 Proposed Future Land Use Map Designations for the West 46
Atlantic Avenue Redevelopment Area
13 Proposed Zoning Designations for the West Atlantic Avenue 48
Redevelopment Area
14 Two-story, traditional storefront structure with first floor retail 72
use and second story office or residential uses
15 Harmony with adjacent structures, in terms of scale, height, and 73
mass must be maintained
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16 Parking lots should be to the rear of structures with provision of 74
cross access wherever possible
17 If free-standing signs are to be used, monument signs, with 75
foundation and accent plantings must be provided. Pylon signs
are prohibited
18 Wall signs should be integrated into the facade of the structure 75
rather than appearing to be "added on"
19 Section of the proposed ultimate right-of-way for Atlantic Avenue 77
through the Redevelopment Area
20 Plan view of the proposed ultimate right-ot-way tor Atlantic 77
Avenue through the Redevelopment Area
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IX
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 and Visions West Atlantic. 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 catalysts for redevelopment.
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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. 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 1 st Street
Medium Density Residential Between approximately 300' south of Atlantic
Avenue and SW 1 st Street
Community Facilities Existing and proposed Government buildings
and existing churches
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.
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:
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0 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;
0 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:
0 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;
0 Restriction of drive-through and drive-in restaurants;
0 Allowance for a reduction of front setback requirements along Atlantic
. Avenue to 5 feet if paver block sidewalks are provided in the setback;
0 Establishment of an Architectural Review Committee (ARC) to review all
development proposals located in the area;
0 Establishment of a height limit of 35 feet, with allowance for increases up to
a maximum of 40 feet to accommodate residential units;
0 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;
0 Adoption of the in-lieu fee of $6,000 per parking space; and
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0 Reduction of open space requirements from 25% to 10%.
Master Parking 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.
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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.
Architectural Design 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.
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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 persuaded other relatives and friends to join them in homesteading efforts
between 1894 and 1896.
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.
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
INTRODUCTION
PAGE 3
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 housing
improvements. A total of $2,385,250 of expenditures was proposed in the first year
alone. 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 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
INTRODUCTION
PAGE 4
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.
The eRA ("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 parcels between Atlantic Avenue and NW 1 st 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, "A
Conceptual 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:
0 Limited encroachment of commercial land uses into existing residential
areas;
0 Increase provision of affordable housing, particularly single family
residential units in the area; and
.
0 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
_._--_.,...~
INTRODUCTION
PAGE 5
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.
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:
.
0 Northwest area drainage improvements
0 Construction of Fire Station #1
0 Paver block Sidewalk installation along West Atlantic Avenue
0 Pompey Park Improvements (Press Box, Lighting, Tennis and Basketball
Courts)
Other Proiects:
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
INTRODUCTION
PAGE 6
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.
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.
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 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.
------- ---
INTRODUCTION
PAGE 7
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 pro-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:
"""""""""""""""""""",,',,<w,aUISSmm4\a_S"mfl,m88"mJmM~" " .. ..~BEii.emmQ ',',' ..0,18, ,O'"'<.'"""""","""",,,,,,,,,,w....,
:j::nf::ffm}tn:::~::j::::::::::::::::::::::::::::/::::~:::::::::::::::::::::::::j::::t:::::::::::::::::::::::~:::::::::f\::::~::::ft:::::::::::::::t:::::::\~:::::::;::::::f::l:::::~::::::::Bi'"'*::::::::::~:_I:::::;~~:;::::::::::::~:::lt;:::tl\:::::::::_slmlwfmfMfmfj::~:~
""'..,...,..'''','''...'..Bell_ea''~Na'''SR.tm~'''B.E'mam..MAD. .. a's' "" BID 'G'R'R ''', ' ','," ,",' ',',',','.",',',',",','.',',',',',',w,
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.
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 9
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 1 st Street and NW 1 st Street on
the south and north, respectively. The area also extends one block north of NW 1st
Street, along NW 5th Avenue. Figure 1 (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 1 st Street. South of the commercial
area to SW 1 st 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 the 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
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EXISTING CONDITIONS
PAGE 12
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 M1. Olive Church and S1. Paul
AME Church.
The two blocks adjacent to Swinton Avenue are assigned to the Mixed Use FlUM
designation. 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:
.
0 CF (Community Facilities);
0 GC (General Commercial);
0 R-1-A (Single Family Residential);
0 RM (Multiple Family Residential); and
0 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.
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EXISTING CONDITIONS
PAGE 15
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.
DEMOGRAPHICS
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 16
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 of the 426 properties in the Redevelopment Area is
$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 are 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 are 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 have an average assessed value
of $15.38 per square foot. The governmental or institutional properties in the area have
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 126,000 average daily trips
(ADT). Atlantic Avenue, the commercial spine of the area, carried 30,063 ADT at 1-95,
. based on 1993-1994 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.
As the County's traffic counts may be up to two years old, the City 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 17
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
1993-1994 Traffic Counts for the West Atlantic Avenue
Redevelopment Area
Street Segment ACT
Atlantic Ave. (1-95 to 12th Ave.) 30,063
Atlantic Ave. (12th Ave. to Swinton Ave.) 21 ,336
Atlantic Ave. (1-95 to Congress Ave.) 27,093
Atlantic Ave. (Swinton Ave. to Federal Hwy.) 9,343
Swinton Ave. (Atlantic Ave. to Lake Ida Rd.) 9,290
Swinton Ave. (Atlantic Ave. to SW 10th St.) 12,074
Congress Ave. (Atlantic Ave. to Lake Ida Rd.) 28,532
Congress Ave. (Atlantic Ave. to SW 10th St.) 24,134
*1-95 (Atlantic Ave. to Linton Blvd.) 126,000
Source: Palm Beach County Metropolitan Planning Organization 1993/1994 Traffic Counts "1991/1992
Traffic Counts
Table 3
1995 Traffic Counts for West Atlantic Avenue
Street Segment Trips
Atlantic Ave. (1-95 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
FOOT. Widenings. and Concurrency:
As Atlantic Avenue is a State highway through the redevelopment area, maintenance
and improvements in the right-of-way (ROW) will be carried out by the Florida
Department of Transportation (FOOT). FOOT primarily concerns itself more with
"
.
EXISTING CONDITIONS
PAGE 18
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 is
working to create a 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 proposed TCEA. When
approved, the TCEA will exempt 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.
Parking 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 compared to current LOR parking requirements for the existing
land uses. An overall deficit of 511 spaces 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
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EXISTING CONDITIONS
PAGE 20
(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 may be permitted in order to help aggregate
property for development.
Public Transportation:
West Atlantic Avenue is served 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):
The City of Delray Beach is served by five Palm Tran Bus routes. However, only one of
the routes has stops on West Atlantic Avenue. These routes provide access to a
number of destinations within Palm Beach County. Currently, busses stop at Co-Tran
stops a maximum of once hourly. The one hour interval is in effect only at peak hours.
At other times longer waits are required The length of waiting time (headways) for Palm
Tran busses is a major factor inhibiting usage of the service. Figure 6 (page 21) shows
the existing routes serving Delray Beach.
Palm Tran is currently planning an expansion of its service to the South County area.
The plan would increase the number of routes serving Delray Beach to 6 and add a
second route which will stop in the Redevelopment Area. Headways for all routes
would also be significantly reduced. Headways during peak hours are expected to be
approximately 20 minutes after the expanded service goes into effect. The planned
expansions are expected to take effect in 1996, with the completion of the South
County Regional facility located on Congress Avenue. Figure 7 (page 22) shows the
. proposed routes to be implemented in 1996.
Tri-Rail:
The Tri-Rail commuter service runs 65 miles from Downtown West Palm Beach to
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. Shuttle buses transport passengers to and from the station from locations in
the City. However the shuttle makes only three daily stops on Atlantic Avenue. The
shuttle service stops at all Palm Tran bus stops along its route. Concurrent with the
expansion of Palm Tran service in 1996, shuttle bus service will be eliminated and
.
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EXISTING CONDITIONS
PAGE 24
replaced by the additional Palm Tran routes. The changes should make Tri-Rail more
accessible from the West Atlantic area. Figure 8 (page 23) shows the existing Delray
Beach Tri-Rail shuttle bus route.
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 the process of establishing 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 TCEA.
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.
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.
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EXISTING CONDITIONS
PAGE 27
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.
Serious 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
"0" by the Stormwater Master Plan. LOS "0" indicates minor flooding problems in
roadways without significant safety hazards or property damage. The Stormwater
Master Plan identifies drainage improvements for this area which will be completed as
Stormwater Utility Fund revenues become available.
Electrical and Telephone Distribution
. Existing 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.
Undergrounding:
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
"
EXISTING CONDITIONS
PAGE 28
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. LOR 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).
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. 25), 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).
"
EXISTING CONDITIONS
PAGE 29
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.
Over the past three years Patrol Zone # 7 has had a disproportionate share of crime
when compared to the City as a whole. Over the past three years (1992-1994),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.
Table 4
1992-1994 Part One and Narcotics Arrests
City of Delray Beach and Patrol Zone #7
Part-1 Crimes %ofTotal % Change Narcotics Crimes %of Total % Change
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
ORGANIZA TIONS
The following organizations are active in the redevelopment, maintenance, or
improvement of conditions in the West Atlantic Redevelopment area. A description of
EXISTING CONDITIONS
PAGE 30
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
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 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 low 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
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
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COMMUNITY REDEVELOPMENT AREA .
COMMUNITY REDEVELOPMENT PLAN Figure 11
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EXISTING CONDITIONS
PAGE 32
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.
600 Block Association
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. The purpose of their organization is to produce a
strategy for redeveloping the block and reducing problems such as crime and loitering
in 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.
EXISTING CONDITIONS
PAGE 33
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. The Police Department is also pursuing the implementation of a
Community Policing program.
City of Delray Beach Historic Preservation Board
The Delray Beach Historic Preservation Board has review authority for all developments
located within the City's four 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.
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 F utu re Land Use Map amendments,
Comprehensive Plan amendments, rezonings, and LOR 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.
,~ ,
EXISTING CONDITIONS
PAGE 34
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 Charles Ridley, longtime 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.
.
.
" ,
OPPORTUNITIES AND CONSTRAINTS
PAGE 36
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.
MUL TIPLE 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 37
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 impression 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 median. Although these items improve the appearance of the gateway,
several problems remain:
o clutter of lights, poles, wires, etc. at 12th Avenue and Atlantic Avenue
o lack of an entrance marker or 'Welcome to the West Atlantic Village" sign
o lack of design features in the passive parks
o 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.
FOOT Sound Barrier
The Florida Department of Transportation (FDOT) is scheduled to begin widening of 1-
95 through Delray Beach in 1995-96. Prior to the widening, sound barrier walls are to
be constructed adjacent to residential areas. The walls will have a maximum height of
20' (above grade) and will 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
. , "
OPPORTUNITIES AND CONSTRAINTS
PAGE 38
and other crimes are critical to the redevelopment of the area. Drug abuse and sales
playa key role in negative perceptions of the West Atlantic Avenue Area (see Police
Crime Report, pp. 28-29). 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
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
OPPORTUNITIES AND CONSTRAINTS
PAGE 39
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.
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 low and moderate income families.
However, 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 low
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.
. , "
OPPORTUNITIES AND CONSTRAINTS
PAGE 40
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.
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
OPPORTUNITIES AND CONSTRAINTS
PAGE 41
reminders of its past. Designation of historic areas such as the Old School Square
Historic Arts District and the Marina Historic District 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 D. Spady, a prominent Black educator and community leader. The house was
added to the Local Register on February 7, 1995.
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.
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:
0 Greater Mt. Olive Missionary Baptist Church
0 School Number 4 - Delray Colored
0 St. Paul African Methodist Episcopal Church
0 Free and Accepted Masons, Lodge 275
0 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.
ECONOMIC AND CUL TURAL 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
. "
OPPORTUNITIES AND CONSTRAINTS
PAGE 42
community. As automobile oriented 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 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.
0
eRA Business Assistance Programs
Subsidized Loan Program:
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.
OPPORTUNITIES AND CONSTRAINTS
PAGE 43
Historic Facade Easements:
The eRA 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 Historic 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 Historic Places.
Business Development Program:
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:
0 utility deposits;
0 advertising signs;
0 licenses; and
0 legal assistance.
Site Development Assistance Program:
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.
.
.
:.:.:.:.:.:.;.:.:.:.:.:.:.:.:.:.:.:.:.;.;.:.:.:.:.:.:.:.:.:.:.;.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.;.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.;.:.:.:.;.:.:.:.;.:.:.:.:.:.:.:.:.:.;.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.;.:.;.:.:.:.:.:.:.:.:.:.;.:.:.:.:.:.;.:.:.:.:.:.:.:.:.:.:.:.:.:.:.;.:.;.:.:.:.;.:.:.:.:.:.;.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.;.;.:.:.:.:.:.;.:.:.:.:.:.:.:.;.:.:.:.:.:.:.:.:.:.:.:.:
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THE REDEVELOPMENT PLAN
PAGE 45
FUTURE LAND USE
The West Atlantic Redevelopment Area currently is designated as "Redevelopment
Area #1 on the City of Delray Beach Future Land Use Map. This designation was
intended to serve as a temporary "holding" category, until such time that the
Redevelopment Plan was completed and permanent Future Land Use Map
designations applied. As a part 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' 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
The proposed Future Land Use Map for the West Atlantic Redevelopment Area is
attached as Figure 12 (page 46).
In addition to the above changes, Amendments to the Comprehensive Plan Text must
be made to accommodate the provisions of the Redevelopment Plan. Those changes
will also be made as a part of Comprehensive Plan Amendment 95-2.
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THE REDEVELOPMENT PLAN
PAGE 47
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:
0 Rezoning of 23 parcels from RM to GC;
0 Rezoning of 8 parcels from GC to RM;
0 Rezoning of 8 parcels from R-1-A to GC;
0 Rezoning of 8 parcels from GC to R-1-A; and
0 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.
LAND DEVELOPMENT REGULATIONS
A number of changes to the Land Development Regulations (LOR) to enforce the
provisions of the Plan will be required. The changes will be processed as LOR text
amendments following the adoption of the Plan. Proposed changes include the
following:
. 0 Establishment of the West Atlantic Avenue Overlay District;
0 Elimination of the provision allowing height increases up to 60' in the West
Atlantic Area east of NW 3rd Avenue and SW 4th Avenue;
0 Establishment of Architectural Review Committee as an advisory Board;
0 Elimination of special building setbacks for Atlantic Avenue; and
0 Reduction of open space requirements for commercial parcels, without
reduction of landscape requirements for parking areas and perimeter
buffers to residential areas,
Processing of LOR text amendments made necessary by the Redevelopment Plan will
be initiated immediately following the adoption of the Plan.
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THE REDEVELOPMENT PLAN
PAGE 49
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. 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:
0 Retail or Wholesale Automotive Parts Sales;
0 Lawn Care Equipment Sales;
0 Contractor's Offices;
0 Abused Spouse Residences;
0 Shooting Ranges;
0 Gun Shops;
0 Adult Entertainment Establishments; and
0 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
. 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
THE REDEVELOPMENT PLAN
PAGE 50
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 110', 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.
Review by West Atlantic Avenue Architectural Review Committee
The Visions West Atlantic Action Plan calls 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. The ARC will act in
an advisory capacity to the CRA and the City Board reviewing a development proposal.
Review by the ARC will take place in addition to review by the CRA of projects in the
area.
The ARC will consist of 7 members serving 2 year terms. Three of the initial members
will serve 1 year terms in order to stagger the terms of committee members. ARC
members will be nominated by the CRA Board of Commissioners. Membership of the
Committee will be as follows:
0 Two land development professionals (architect, engineer, surveyor,
landscape architect, contractor, etc.);
0 Two West Atlantic Avenue Business Owners; and
. 0 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 will be provided by the existing staffs of the Community
Redevelopment Agency and the Planning and Zoning Department. The Committee will
meet as required to review submissions, rather than at regular intervals.
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
THE REDEVELOPMENT PLAN
PAGE 51
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 have stated a desire for a
pedestrian friendly commercial area consisting primarily of one and two story structures.
Based on the stated preferences of Visions and the findings of the Charrette, the
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). A height limit of 35' for the Overlay District will be established.
An additional goal from the Visions Charrette is to provide for housing opportunities
above commercial structures. To help accommodate the development of residential
units over commercial, height increases up to a maximum of 40' may be approved by
SPRAB for parcels with frontage on Atlantic Avenue. Height increases will be granted
only to accommodate residential units.
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, 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
. ' "
THE REDEVELOPMENT PLAN
PAGE 52
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 Area will be established at
one space per 300 square feet for all commercial uses except restaurants. The parking
requirement for restaurants will be 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 can be 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 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 criteria included in the redevelopment plan. Those criteria are outlined in the
Architectural Guidelines section.
THE REDEVELOPMENT PLAN
PAGE 53
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 lanes. 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 district 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.
DEVELOPMENT OPPORTUNITIES ANAL YSIS
Based on the proposed zoning requirements and existing development, CRA staff
. reviewed the non-residentially zoned portion of each block of the Redevelopment Area
and estimated its development potential. Seven potential development scenarios were
used to determine that potential:
a Scenario A-1 - One story commercial structure with 120' of property depth;
a Scenario B-1 - One story commercial structure with 220' of property depth;
a Scenario B-2 - Two story structure with first floor commercial and second
floor office, and 220' of property depth;
0 Scenario B-3 - Three story structure with first floor commercial and
apartments above, and 220' of property depth;
0 Scenario C-1 - One story commercial with 300' of property depth;
. , "
.
THE REDEVELOPMENT PLAN
PAGE 54
0 Scenario C-2 - Two story structure with first floor commercial and second
floor office and 300' of property depth; and
0 Scenario C-3 Three story structure with first floor commercial and apartments
above, and 300' of property depth.
More information regarding each of these development scenarios, including a sketch of
site layout, is included in Appendix "8" at the end of this report.
The following section briefly describes the development potential for each block in the
Redevelopment Area.
Block 301
This block is located on the north side of Atlantic Avenue between NW 12th Avenue and
NW 11th Avenue. The Atlantic Avenue frontage contains a non-conforming auto repair
use (Byrd's), a single family home that could be converted to commercial, and several
vacant parcels. Development opportunities for the block are hampered by residential
uses on the rear lots and the small, vacant parcels on the frontage. However, over time if
the parcels could be assembled, a more intense use (scenario A-1) may result.
Block 305
Block 305 is on the south side of Atlantic Avenue between SW 12th Avenue and SW 11th
Avenue. The West Atlantic frontage contains a single family house and a small grocery
store (Mario's Market). There appears to be the opportunity to convert the single family
structure to commercial, renovate the existing structure and develop the vacant area with
a new building (B-3).
Block 302
This block is located on the north side of Atlantic Avenue, between NW 11th Avenue and
NW 10th Avenue. The entire frontage on Atlantic is vacant as are several parcels fronting
on NW 10th Avenue. The block could accommodate a three-story building with retail on
. the ground floor and apartments on the upper floors (scenario B-3).
Block 306
Block 306 is directly across Atlantic Avenue from Block 302. The Atlantic Avenue
frontage contains one single family house (which could be converted to commercial), a
recently renovated strip center containing a Chinese restaurant, a fish market and a liquor
store, and vacant land. The opportunity exists to construct a more intense use (scenario
B-3) on the vacant parcel if land for parking could be acquired to the rear of the parcels.
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THE REDEVELOPMENT PLAN
PAGE 55
Block 303
Block 303 is located between NW 9th Avenue and NW 10th Avenue on the north side of
Atlantic Avenue. The West Atlantic frontage contains a restaurant (Paradise Club) and a
small strip center. A vacant lot separates the two. Future development could consist of
an expansion of the restaurant or the strip center, however, neither has adequate parking
at this time. Unless the rear parcels can be assembled to provide parking, the
opportunities for further development are limited. The block's potential may be increased
if it is combined with Block 304 (scenario A-1).
Block 304
This block, located between NW 8th and 9th Avenues, contains an independent service
station on the corner of NW 8th Avenue. The remaining parcels on the Atlantic frontage
are vacant. An opportunity exists to develop the frontage more intensely but would
require acquisition of numerous small parcels. In addition, since NW 9th Avenue is poorly
improved and lacks minimum right-of-way width, abandonment of the south 300' of the
existing right-of-way, with a cul-de-sac provided for the north portion of the road, may be
appropriate. This would allow the aggregation of Blocks 303 and 304 into a larger parcel
in order to accommodate a larger retailer.(scenario C-3).
Block 307
Block 307 is on the south side of Atlantic Avenue between SW 9th Avenue and SW 10th
Avenue. The Atlantic Avenue frontage of the block contains a convenience store (Bi-Lo)
and laundry. Future expansion could include in-fill retail uses along the frontage,
however, rear lots would need to be acquired for parking. A vacant frontage parcel on the
SW 10th Avenue corner could be logical for additional retail development with possibly
apartments on the upper floors (scenarios A-1 & C-3). Aggregation of this block with
adjacent vacant parcels to accommodate larger scale development may be possible (see
Block 308, below).
Block 308
.
The West Atlantic frontage of Block 308 (located on the south side of Atlantic Avenue,
between 8th and 9th) is entirely vacant. In addition, there is a vacant lot fronting SW 8th
Avenue and a large, unimproved parking lot on SW 9th Avenue owned by the Elks Club.
The block lends itself to either one or two building developments fronting Atlantic with
parking in the rear (scenario C-3). Also, the recent permanent closure of SW 9th Avenue
could allow for an abandonment of the north 300' or so of the right-of-way to aggregate
the commercial portion of Block 307 and Block 308 for a single development.
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THE REDEVELOPMENT PLAN
PAGE 56
Block 4
Block 4, located on the north side of Atlantic Avenue between NW 7th Avenue and NW
8th Avenue, contains an Amoco service station and a vacant corner. The owner of the
vacant area, a physician, proposed to develop a medical office building on the land in
1991. The service station will likely remain in its current location. The remainder of the
block could be developed according to scenario B-2.
Block 5
Block 5, located between SW 7th Avenue and SW 8th Avenue on the south side of
Atlantic Avenue, contains a small, one-story building with approximately five retail shops
(Parker's Kitchen, etc.). The corner on SW 8th Avenue is vacant. The owner recently
proposed to landscape the site and construct parking in the rear. An opportunity to add
additional retail at the corner may be feasible but the project may create a parking
shortage (scenario C-3).
Block 12
Block 12 is to the north of Atlantic Avenue between NW 6th Avenue and NW 7th Avenue.
The block contains several structures facing West Atlantic that lack basic improvements
which encourage neighborhood retail. Few, if any, have adequate HVAC systems and
rest rooms for customers. To the rear of the structures are several, small, poorly
improved parking lots. The existing development of the block is similar to scenario A-1.
Future development in this block may be in the form of renovations to the existing
structures and parking improvements. The property owners and merchants, with the
assistance of the department and the TED Center have organized an association called
"The 600 Block Association." Retail and restaurant uses could be expanded into the
parking areas between the existing structures and West Atlantic Avenue. However,
additional parking would be required to accommodate those expansions.
Block 13
. The block contains one commercial business, a funeral home (Shuler's). Almost 1/2 of
the frontage along West Atlantic Avenue is vacant land, which its owner intends to
develop as a Cuban restaurant. However the depth of the parcel is not sufficient to
accommodate adequate parking without acquisition of additional land (scenarios B-3 & A-
1). The restaurant would consider developing some residential units above the proposed
restaurant.
Block 20
The City recently constructed a new fire station in this block. No new development is
proposed or anticipated in this area.
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THE REDEVELOPMENT PLAN
PAGE 57
NW 5th Avenue
NW 5th Avenue for two blocks will be encouraged by the Redevelopment Plan to
recapture its neighborhood commercial character. The area contains an existing church
(St. Paul's AME), which plans to renovate its existing parking lot and construct additional
parking.
Block 21
Block 21 is the south side of Atlantic Avenue, between SW 5th Avenue and SW 6th
Avenue. The Atlantic Avenue frontage contains a Haitian restaurant (Chez Zette), and a
bar (Clear View Lounge) adjacent to the restaurant. The corner on SW 5th Avenue is
vacant. Limited commercial potential is available in the area, unless the Clear View
Lounge and the vacant parcel are combined to accommodate a single one-story building
with limited rear parking (scenario A-1).
SW 5th Avenue
The first block of SW 5th Avenue is identified as a one-block commercial area by the
West Atlantic Redevelopment Plan. Currently Straghn Funeral Home is the largest
business in the area, but several other small businesses are operating. The potential
exists for small neighborhood retail, some of which could occupy converted residential
structures. Scenario A-1 is appropriate to this area.
Block 28
This block, located north of Atlantic Avenue, between SW 4th Avenue and SW 5th
Avenue, has been designated a special redevelopment site by the eRA in which the CRA
has started to acquire most of the frontage and several parcels in the rear. The project
has been named "Peach Umbrella." The frontage is ripe for either rehabilitation of
existing structures or demolition of structures followed by new construction according to
scenario B-2. Public or private parking additions could be accommodated to the rear of
the structures.
.
Block 29
Block 29 is another "Peach Umbrella" redevelopment block, located between SW 4th
Avenue and SW 5th Avenue.. The West Atlantic frontage has been redeveloped by Clay
and Hy Wideman (5,092 square feet) and Checker's restaurant, a fast food operation.
The office building has no on-site parking and is in desperate need of off-site parking
(scenarios A-1 & B-2). No additional development or redevelopment is likely in this block,
with the exception of additional parking for the existing uses.
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THE REDEVELOPMENT PLAN
PAGE 58
Block 36
The principal use in Block 36 is Westside Liquor and its unimproved parking lot. Fronting
on West Atlantic behind the liquor store is a small apartment complex. This block is ripe
for redevelopment with a building in the front 150' and parking in the rear 150'. Mt. Olive
Church is also developing parking on the block which could be utilized during the week by
a new development (Scenario C-2).
Block 37
The City police department was recently constructed on the site and no expansions are
expected.
Blocks 44 and 52
The Delray Beach tennis center is located on these blocks and is not expected to
intensify.
Block 45
The County Courthouse currently contains 42,440 square feet of space. The County
intends to expand the facility by remodeling existing space and constructing an addition
within the next 10 years. The need for parking will increase when the addition is
completed and 9 courtrooms are added. A proposed parking lot on Block 53, directly to
the east, would serve the expanded courthouse.
Block 53
The CRA owns the frontage but may be required to give it to the County by the year
2000. In the event the County does not request the parcel, the development potential of
the block is high, particularly for a 2-3 story building with retail and office services on the
ground floor and office space on the upper levels. Parking for the site could be shared
with the County. A post office may also be suitable for the site (scenario B-2).
.
Block 60
Block 60 is the first block west of Swinton Avenue on the north side of Atlantic Avenue.
The Atlantic Avenue frontage contains 2 fast food buildings. One, Doc's, was recently
renovated. The other is a vacant building that once contained Church's Fried Chicken.
With parking recently built in the rear of the parcel, an opportunity exists to demolish the
Church's building and develop the site with a more intense use such as in scenario B-2.
. , "
THE REDEVELOPMENT PLAN
PAGE 59
Block 61
Block 61 is the first block west of Swinton Avenue on the north side of Atlantic. The
Atlantic Avenue frontage contains a vacant gas station, a check cashing service, and a
vacant drive-in restaurant. The parcels along the frontage are ripe for demolition and
development with new uses. Retail and restaurant are potential uses (scenario A-1).
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
Existing Spaces 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 383 spaces with respect to current parking
requirements for the area was noted. Particular problem areas include:
Table 5
Parking Shortages in the West Atlantic Avenue
. Redevelopment Area
Location # of Spaces Deficient
Block 29 (Wideman Bldg.lCheckers) - 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
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THE REDEVELOPMENT PLAN
PAGE 60
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, 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.
.
THE REDEVELOPMENT PLAN
PAGE 61
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
Courthouse, Tennis Center, and the Community Center. The CRA is in the final stages
of construction of a 49 space parking lot on the east side of NW 1 st Avenue which is
open for public use. An expansion of that lot to a total capacity of approximately 100
spaces is planned for 1996. 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. Two of the lots, containing 24 and 25 spaces respectively, are proposed in
Block 29, near the Wideman Building and Checkers. A third lot, with a total of 66
spaces could be constructed in Block 28, to the rear of the existing commercial
structures (5th Ave. Pharmacy, Sam's Market, etc.).
Parking Opportunities by Block
Block 301 :
Unless residential parcels could be assembled, there is little opportunity to construct
parking for new commercial development.
. Block 305:
In order to redevelop this block and provide adequate parking, parcels in the rear would
have to be acquired.
Block 302:
Parking lots could be constructed to the rear of commercial development fronting on
Atlantic Avenue if vacant lots to the rear of those parcels are available.
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THE REDEVELOPMENT PLAN
PAGE 62
Block 306:
Parking lots could be constructed on rear vacant lots.
Block 303:
The Paradise Club could construct a small parking lot in the rear and side of its parcel.
Block 307:
Rear lot parking could be achieved with additional acquisition of land.
Block 304:
Parking is only feasible after assemblage of numerous parcels. The parking could be
placed in the rear of any proposed building.
Block 308:
An excellent opportunity for a shared parking arrangement between future commercial
development and the Elks Club.
Block 4:
Parking could be placed in the rear of the proposed medical office building site. The
physician may need assistance to accomplish his goals. Assistance with the creation of
parking lots may be a catalyst to development in the area.
Block 5:
A small lot is proposed in the rear of the existing building in order to better serve the
existing retail. Future expansion of the parking area would require acquisition of existing
buildings to the south.
.
Block 12:
Parking is not adequate to encourage retail and restaurant uses in the existing structures.
Much of the existing parking is in front of the stores and poorly delineated. An opportunity
exists to improve the existing parking areas and to build additional parking to the rear of
the structures, in order to accelerate redevelopment.
Block 13:
The funeral home and the proposed Cuban restaurant need parking in the rear of the
sites. There is an opportunity for the businesses to acquire land in the rear for parking.
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THE REDEVELOPMENT PLAN
PAGE 63
Block 20:
The fire station contains 52 parking spaces. No additional spaces are needed or likely.
NW 5th Avenue:
Parking is lacking for most buildings on NW 5th Avenue. Often, if land is available for
parking, the area is unimproved. St. Paul's AME Church plans to renovate its existing
parking and construct additional parking on a currently vacant parcel across the street.
Block 21:
Adequate parking exists on site for the Haitian restaurant and no on-site parking exists for
the bar. A new development, if over one story, would need to share adjacent block
parking; for example the proposed Block 29 CRA lot.
SW 5th Avenue:
Between Atlantic Avenue and SW 1st Street, SW 5th Avenue is identified in the plan as a
one-block commercial area. There is potential for small neighborhood retail, some of
which could be created by conversions of the existing residential structures. A mid-block
parking lot would be useful in encouraging new business in the area.
Block 28:
Parking in the rear should be constructed to serve the buildings fronting West Atlantic. As
a way of accelerating redevelopment, parking could be constructed prior to building
redevelopment.
Block 29:
The CRA is scheduled to build at least one 20-25 space parking lot behind the Wideman
building. An additional lot could also be constructed behind Checker's that would serve
. businesses on SW 5th Avenue as well as on West Atlantic Avenue.
Block 36:
A parking lot behind the frontage could be developed with a new building fronting West
Atlantic.
Block 37:
The police department has stated that additional parking on Block 29 (across SW 4th
Avenue from the station) would be useful for guests.
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THE REDEVELOPMENT PLAN
PAGE 64
Blocks 44 & 52 (Tennis Center):
Currently these blocks have approximately 85 spaces on the West Atlantic frontage. No
additional spaces are required or can be accommodated.
Block 45:
The County will add approximately 30 more spaces to the existing lot within the next 2
years on the site where the old City police station stood.
Block 53:
The CRA and County own half of the rear portion of the site and intend to acquire the
balance within 5 years. The probable use will be for parking to serve the scheduled
expansion of the County Courthouse. At least 250-300 additional spaces could be
provided. The parking could also serve the frontage parcel.
Block 60:
The CRA plans to continue creating parking for the Community Center, Old School
Square, and other users on the block. One 49 space lot was recently completed in 1995.
An additional lot in the middle of the block may hold 40 more spaces.
Block 61:
Limited opportunity to provide rear lot parking is available in this block. Additional parking
for uses in this block may be available in Block 53 in the future.
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 the City.
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 65
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 has included West Atlantic Avenue in its proposed
Transportation Concurrency Exception Area (TCEA). 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.
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THE REDEVELOPMENT PLAN
PAGE 66
Pedestrian Traffic Circulation:
Improving pedestrian circulation in the area is a primary concern of the Redevelopment
Plan. 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:
0 Decorative lighting (similar to East Atlantic)
0 Traffic signal arms (similar to East Atlantic)
a Landscape nodes (similar to East Atlantic)
0 Crosswalks
0 Landscaping and irrigation improvements
0 Deceleration lane for northbound traffic exiting 1-95 to eastbound Atlantic
Avenue
0 Trash receptacles
In addition to the obvious visual improvements that would be accomplished by carrying
out the improvements, the proposal would increase pedestrian safety in the area.
Addition of landscape nodes and crosswalks should improve safety in the area by
increasing the visibility of crosswalks to motorists and shortening the distance to be
crossed by the pedestrians.
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 (i.e. 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 City and CRA are preparing an
. application for ISTEA funding of a number of improvements in the West Atlantic Avenue
area
The submission deadline for applications is July 1, 1995.
Public Transportation:
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
. "
THE REDEVELOPMENT PLAN
PAGE 67
service, which has been identified as a potential means of mitigating traffic in the City's
proposed TCEA.
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 Policing:
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
"
THE REDEVELOPMENT PLAN
PAGE 68
departure from past police methods which emphasized officers in patrol cars reporting
to emergency radio calls. In addition to routine 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 crime where there is a low 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).
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THE REDEVELOPMENT PLAN
PAGE 69
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 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 ANAL YSIS 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 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, community shopping centers utilize an area of approximately 10
acres with 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 70
Table 6
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, under scenario B-2 or
C-2 (see Appendix "B").
.
WEST ATLANTIC COC
The CRA is working with Visions West Atlantic to establish Visions as a Community
Development Corporation (CDC). CDCs are not-for-profit developers that provide in-fill
affordable housing and foster redevelopment activity, within a specified development
area. Establishment of Visions as a CDC would allow Visions to apply to the
Community Development Department for Community Development Block Grant
(CDBG) funds. Acting as a CDC, Visions could also negotiate with landowners to
purchase property, in order to aggregate property for development.
.
THE REDEVELOPMENT PLAN
PAGE 71
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, low income 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 City, in co-operation with the CRA, 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.
The intent of this Plan is that property transactions take place between individuals as
buyer and seller. Use of eminent domain to purchase property is discouraged in the
Redevelopment Area. The CRA will act as a facilitator to assist potential buyers to find
available properties and to negotiate with property owners.
HOUSING OPPORTUNITIES
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
. ,
THE REDEVELOPMENT PLAN
PAGE 72
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:
a First floor retail or service uses with office or residential uses above
a Traditional storefront structure
..' '" .........-.:.... ...-...... ..... .....'........ ....: --------CORNiCE
:.~~. -:... \,.~ ;' ,.: ....~:\:" . (: ~ r-:" ".: ".. ",,: ..:.:. ::.~::.:..:~..:: ~.. ....: .:.: .:" ::.
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" . . , .. . . STOREFRONT CORNICE
.
DISPLAY WINDOWS
Figure 14: Two-story, traditional storefront structure with first floor retail use and
second story office or residential uses
. , "
THE REDEVELOPMENT PLAN
PAGE 73
0 Three story (35') maximum height with a preference for two stories
0 Harmony with adjacent structures, in terms of scale, height, and mass must
be maintained
.. .,.... .
I
I
I
~
.
Yes No
Figure 15: 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.
0 Front setback areas should be hardscape for pedestrian usage, rather than
landscaped areas or vehicular use areas
a 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
0 No parking should be located on parcels fronting Atlantic Avenue
0 Special consideration should be given to buffering of adjacent residential
properties from commercial development
0 Cross access between adjacent parking lots should be provided wherever
possible
0 The principal access to ground floor businesses should be from Atlantic
.. Avenue, or from pedestrian plazas opening to Atlantic Avenue.
0 Sidewalk connections and other pedestrian access from parking areas to
Atlantic Avenue and business entrances must be integrated into the site
design.
0 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.
0 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 74
-"T"
I I
_L.1-.
West Atlantic Avenue West A".ntIc Avenue.\ .
. ~
...... .----.. > -----
r--- ~- ---
Yes No
Figure 16: Parking lots should be to the rear of structures with provision of cross J
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 color 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.
a Signs in the Redevelopment area will require review by the West Atlantic
Avenue ARC and the CRA.
. Free Standing Signs:
a Free standing signs are discouraged in the Redevelopment Area.
a If free standing signs are proposed, they will be limited to monument signs
with a maximum height of 6'.
0 Pylon signs are prohibited.
0 Foundation and accent plantings must be provided for any free standing
sign.
. '
THE REDEVELOPMENT PLAN
PAGE 75
Danny's
Records · Tapes · CDs
Danny's
;
Yes No J
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:
0 Wall signs are to be in scale and proportion with the building facade.
a Sign clutter and excessive signage are to be avoided
a Multiple signs on one structure should be consistent in terms of color,
scale, print style, etc.
0 Wall signs should be integrated into the facade of the structure rather than
appearing to be "added-on"
0 Hand painted signs are discouraged
0 Under canopy or projecting signs are permitted as regulated by the City
Sign Code
'~ij'i'ifir:: ~i;i:;il(:::
. .{.~.r..: '.:: .:/:~~> ::~ :.:/ .
. ~':', :'.. ~.:'. :.:::~, Y... . ,'-. ~:.: ',.. ~ ~'.
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 76
Architectural Detail
a Pedestrian features such as awnings and covered walkways are
encouraged along Atlantic Avenue
0 Back-lit awnings are discouraged along Atlantic Avenue.
0 Window bars are prohibited where visible from the public right-of-way -
alternate provisions, such as storm shutters or security window film is to be
used in place of bars
0 Provide window shopping opportunities
a Blank walls are to be avoided and existing blank walls should be softened,
wherever possible, with landscaping, murals, banding, or other architectur~1
features J
0 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
0 On-site lighting, landscaping, paver treatments, and other decorative
features must be coordinated with and enhance existing and planned
streetscape features.
a Flat roofed structures should utilize decorative parapets rather than faux
mansard roofs or similar structures.
0 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
0 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.
0 Timely replacement of broken glass
0 Regular cleaning and painting of walls
0 Maintenance of landscaping and sodded areas
0 Prevention of parking in landscape areas
0 Regular clean-up of trash in parking lots, landscape areas, pedestrian
areas
. ,
THE REDEVELOPMENT PLAN
PAGE 77
Rights-of-way and Public Areas
o Limit Atlantic Avenue to four through lanes
o Create landscape nodes to delineate parking areas and facilitate pedestrian
crossings
a Consolidate utility and light poles to enhance the area's appearance
o Maintain on-street parking wherever feasible
o Create an improved entrance feature at the entrance from 1-95
.- \\~
r
10' I :l I;),' 1&' I;). I J() I S' l'
Figure 19: Section of the proposed ultimate right-of-way for Atlantic Avenue through
the Redevelopment Area
~ .~ .-.-
.
-- - - ---.:...-..- - -'...-
~ ) 110' .
(
.-"- - _0 _ _ _ _ - - --
.
hP . ~
-I-
Figure 20: Plan view of the proposed ultimate right-of-way for Atlantic Avenue through
the Redevelopment Area
Revisions of Design Guidelines
The ARC will take an active role in the maintenance, review and updating of the design
guidelines for the West Atlantic Avenue Redevelopment Area. The Committee, with
.
THE REDEVELOPMENT PLAN
PAGE 78
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.
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.
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.
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
Redevelopment Agency and the Planning and Zoning Department. The Committee will
meet as required to review submissions, rather than at regular intervals.
Project Coordinator
The CRA will hire a Project Coordinator to oversee the implementation of the
Redevelopment Plan. The Visions West Atlantic Steering Committee, in association
. ,
THE REDEVELOPMENT PLAN
PAGE 79
with the CRA is in the process of identifying a candidate for the position. The functions
of the Project Manager will include:
0 Administration of Visions West Atlantic and its Sub-committees
0 Production of grant requests for the area
0 Assist in the establishment of Visions West Atlantic as a Community
Development Corporation (CDC)
a Provide assistance to existing businesses and new businesses in the area
0 Promotion of CRA business assistance programs
Public Relations and 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 project coordinator in
generating a marketing plan for the area. An available option for the Redevelopment
Area is annexation of the area to the Downtown Development Authority area.
Annexation would allow area businesses and Visions West Atlantic to participate in and
benefit from the overall marketing strategy of the Downtown Joint Venture, a
partnership of the CRA, DDA., and the Chamber of Commerce.
.
. ,
80
REFERENCES
Alexander, Christopher. A Pattern 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." Planning 49, 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.1. 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.
. '
81
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.
Whyte, 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.
.
. ,
82
APPENDIX A
ORGANIZATIONS AND CONTACT PEOPLE
Organization Contact Phone
Visions West Atlantic Fr. Shepherd 272-4143
Delray Merchants Association Tony Hamdan 276-1713
Community Redevelopment Agency (CRA) Christopher Brown 276-8640
Peach Umbrella Association Clay Wideman 276-5066
Charlotte Durante 265-0200
TED Center Sam McGee 265-3790
Visions 2005 Sandy Simon
Haitian American Council Carolyn Zimmerman 276-1715
City of Delray Beach Community
Development Department Dorothy Ellington 243-7280
City of Delray Beach Neighborhood
Program Specialist Regina Scott 243-7246
City of Delray Beach Community
Improvement Department Lula Butler 243-7200
City of Delray Beach Police Department Scott Lunsford 243-7390
. City of Delray Beach Historic Preservation
Board Pat Cayce 243-7040
City of Delray Beach Planning and Zoning
Department Jeff Perkins 243-7325
Downtown Development Authority Michael Listick 276-7424
Delray Beach CDC Charles Broadnax 278-2214
MAD DADS Charles Ridley 276-6755
.
83
APPENDIX B
DEVELOPMENT SCENARIOS FOR THE REDEVELOPMENT AREA
FLOOR AREA RATIO (F.A.R.) ANALYSIS
Scenario A-1
Drawing No. Floor Area Site Size Building Size No. Stories Required
Ratio (Ft.) (SQ. Ft.) Parklna
A-1 0.310 280' X 120' 10,400 1 35
280'
4S Parking Spaces
lLLillLlJ~
Hie Hie i :ll
I
I 260' ,
. I ,
. I I
10,400 Sq. Ft. Retail ~
I I
I
~-------.:._--- - ---________________ __ - _____J
Atlantic Avenue ..-
--,:so:
., "
84
Scenario B-1
Drawing No. Floor Area Site Size Building Size No. Stories Required
Ratio (Ft,) (Sa. Ft.) Parkina
B-1 0.312 280' X 220' 19,200 1 64
:
J
210"
I I
I 91 Parking Spaces I
I
I
I
I
I
I
I
I
I to
~
I we'1WllUJtil:LLLW
I
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. I 19,200 Sq. Ft. I
. Retail I:t
I I
I I
I I
I I
I I
~ ~
------------------------ - ----- - - - - - -.-
Atlantic Avenue -
,.",
85
Scenario B-2
Drawing No. Floor Area Site Size Building Size No. Stories Required
Ratio (Ft.) (Sq. Ft.) Parkina
B-2 0.443 280' X 220' 27.3DO 2 91
J
2tO"
"
91 Parking Spaces I
I
I ~
I
I
I
,
I
210' I
r
,
13,650 Sq. Ft. - 1st Floor Retail I
. 13,650 Sq. Ft. - 2nd Floor Office ~ I
,
. I
27,300 Sq. Ft.
,
,
L fc)' I
----------- ----- --- - - --- -- - -- - - --- ----~
. .
Atlantic Avenue --=
,....
. '
86
Scenario B-3
Drawing No. Floor Area Site Size Building Size No. Stories Required
Ratio (Ft.) (Sa. Ft.) Parklna
B-3 0.665 280' X 220' 40.950 3 91
:
"
210"
I 91 Parking Spaces ,
I I
I ,
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I I
I I
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, I
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. I 13,650 Sq. Ft. - 1st Floor Retail I
. I 27,300 Sq. Ft. - 2nd + 3rd Fl. Apts (23) ... I
I .. I
I 40,950 Sq. Ft. I
I I
I I
L__~~______ ____.___ _ _ _ _ ________ _ __ ____ __~
A tlantic A venue --=
,- ..
87
Scenario C-1
Drawing No. Floor Area Site Size Building Size No. Stories Required
Ratio (Ft.) (SQ. Ft.) Parklna
C-1 0.359 280. X 300. 30.140 1 101
;
air f
1- - ~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - --I
~ I ~ :
I I
I 105 Parking Spaces I
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. 140' I
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I . 3Q;140 Sq. Ft. Retail I
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. ~ _ _ _ _ _ _ _ _ _ _ _ ._ _ _ __ _ _ _ _ _ __. _ _ _ _ . __. _ _ _ _ _ _ _ _ _ . _ _J
Atlantic Avenue -
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.
88
Scenario C-2
Drawing No. Floor Area Site Size Building Size No. Stories Required
Ratio (Ft.) (Sa. Ft.) Parkina
C-2 0.501 280' X 300' 42,120 2 141
~
2tO'
I
I 141 Parking Spaces
I
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, ". 21.06.0 Sq. Ft. - 1st Floor Retail
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21.060 Sq. Ft. - 2nd Floor Offk;e
I
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I 42.120 Sq. Ft. !
I
, ,
, I
~ _ _ _ _ _ _' _ _ _ _ _ _ _ _ _ _ _ _ . . _ _ _ _ _ _ __ _ . _ _ _ __ _ _ __ _ _ -.J
Atlantic Avenue s.c...
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89
Scenario C-3
Drawing No. Floor Area Site Size Building Size No. Stories Required
Ratio (Ft.) (Sq. Ft.) Parking
C-3 0.743 280' X 300' 62.~0 3 140
.
2tO"
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I 141 Parking Spaces I
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.. 20,800 Sq. Ft. - 1st Floor Retail
41.600 Sq. Ft. - 2nd + 3rd FI. Apts (35) ~
,
, .
, 62.400 Sq. Ft. I
I
1
, ,
~ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __J
Atlantic Avenue !u....
'.50"
,~ I
- .
MEMORANDUM
TO: MAYOR AND CITY COMMISSIONERS
FROM: CITY MANAGER tJtt1
SUBJECT: Parking Restrictions on West Atlantic Avenue
DATE: June 9, 1995
Mayor Lynch requested a review of the parking restrictions on West
Atlantic Avenue. A map of the area in question is attached, and
an enlarged version will be on display at the meeting.
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.
MEMORANDUM
TO: MAYOR AND CITY COMMISSIONERS
FROM: CITY MANAGER ~
SUBJECT: Visions 2005 - Recommendations
DATE: June 9, 1995
Commission guidance is requested regarding three recommendations
in the Vision 2005 Policy Statement:
1- It was suggested that the City encourage the addition of
youth to the advisory boards as voting members. At this
time the Education Board membership includes two students,
Sacasha Brown and Ethan C. Hansen. Alyson H. Alperin
represents the Atlantic Student Council on Kids and Cops and
there is presently one student vacancy. Pompey Park
Advisory Committee has two voting members in the 13 - 19
year age group, Jessie Baskins and Sam Brown. Are there
other boards which should include youth as members? A
listing of all advisory boards is attached.
2. Adoption of a slogan II Except us to care because we doll was
suggested under section II. Neighborhood Revitalization.
3. Holding a minimum of three town meetings annually was
proposed under section VI. Government Coordination
jInvolvement.
\;\15 '-I
_"~~l-=-fii"i;f
1. Qual~fied community youth (17 +) should be appointed as voting
members to city advisory boards and commissions.
2. City issues affecting youth should be brought up before the Youth
Commission for input and comment.
3. A Conference for Youth should be held that focuses on youth issues.
.~
.~
The conference should have representation from all sectors of the
community, in an informal atmosphere with refreshments.
4. A "town meeting" type of event should be held at Atlantic High, with
invitations going to all high school aged youth in Delray, to promote
the interaction of students attending different high schools.
5. Youth issues should be included as a regular agenda item at city council
meetings.
J. We thank our youth participants for the time and ideas they have contributed
to Visions 2005 and recommend that all future Visions programs in Deiray
Beach include youth.
32
I
1995 BOARDS AND COMMITTEES
May 18, 1995
BOARD OF ADJUSTMENT
(Two Year Term)
Orig. Orig.
Regular (5) ~ Expire Alternate (2) Appt. Expire
Robert Puzey 8/93 8/31/95 C.Lee Wilder, Jr. 9/94 8/31/95
Earl R. Hahn 8/94 8/31/96 Russell Jennings 9/94 8/31/95
Cheryl Lee-Bennett 8/93 8/31/95
Michael G. Park, Chr. 2/92 8/31/96
Robin Bird 8/93 alt 8/31/96
Commission Liaison: Dr. Alperin with Mr. Randolph as Alternate
(Election of Officers - Regular Meeting in September)
BOARD OF CONSTRUCTION APPEALS
(Two Year Term) (9 members)
Orig.
Name Occupation ~ Expire
John Henderson General Contractor 8/93 8/31/95
Daniel T. Davis General Contractor 8/94 8/31/96
Daniel P. Hess Master Plumber 8/93 8/31/95
Roy M. Simon Architect 9/92 8/31/95
Arthur King, Chrm. Master Electrician 8/92 8/31/96
Michael Kilbourne Air Conditioning Contractor 8/94 8/31/96
Donald MacLaren Sign Contractor 2/94 8/31/95
Murray Gold Real Estate Broker/Insurance Agent 8/94 8/31/96
Joseph Pike Engineer, P.E. 9/93 8/31/96
Commission Liaison: Mr. Randolph with Dr. Alperin as Alternate
(Election of Officers - First Regular Meeting in September)
EMERGENCY MANAGEMENT
Director of Emergency Management - City Manager
Coordinator of Emergency Services - Fire Chief
" '
.
Boards and Committees - 1995
Page 2
CIVIL SERVICE BOARD
(Two Year Term)
Orig.
Name ~ Expire
J. Michael Pakradooni 11/93 7/1/96
Wilbur Chaney, Chrm. 6/92 7/1/96
Robert P. Ferrell alt. 10/27/92 4/01/97
Jeff Vorpagel ** 4/93 4/30/95
Paul Dorling ** 4/93 4/30/95
Harvey L. Brown, Jr. Alternate 4/93 7/1/96
Amanda Allen ** Alternate 4/94 4/30/95
Commission Liaison: Mr. Ellingsworth with Mr. Randolph as Alternate
** Elected yearly by City Employees for one-year term.
(Election date to be the day immediately preceding
the regular meeting of the CS Board in April each
year).
CODE ENFORCEMENT BOARD
(Three Year Term)
Orig.
Regular (7) Position Filling Position ~ Expire
Tim Onnen, Chrmn. Businessperson Layperson 1/89 1/13/96
James Griffis Gen. Contractor Gen. Contractor 1/94 1/14/97
John Goodman Real Estate Real Est. Person 1/91 1/14/97
JoAnn Peart Layperson Engineer 1/95 1/14/98
Athalone Brailford Layperson Architect 4/94 1/14/98
Richard Eckerle Layperson Subcontractor 1/91 1/14/97
Beril Kruger Businessperson Businessperson 11/87 1/14/98
Alternate (2)
B. Hilary Carpenter Real Est. Person Real Est. Person 1/95 1/14/98
David Henninger Layperson Layperson 10/92 1/13/96
Commission Liaison: Mayor & Commissioners to Attend on an Alternating Basis
Boards and Committees - 1995
Page 3
SITE PLAN REVIEW AND APPEARANCE BOARD
(Two Year Term)
Orig.
Occupation ~ Expire
Mark Little Layperson 1/94 8/31/95
Patty Miller Andrews Layperson 8/94 8/31/96
Richard Mouw Layperson 8/92 8/31/96
Richard Sheremeta Engineer 8/93 8/31/95
Charles Toth Architect 8/94 8/31/96
Daniel Carter Landscape Architect 9/94 8/31/96
John Weavert Chrm. Layperson 8/93 8/31/95
Commission Liaison: Mrs. Smith with Dr. Alperin as Alternate
(Election of Officers - First Regular Meeting in September)
COMMUNITY REDEVELOPMENT AGENCY
(Four Year Term)
Orig.
Name ~. Expire
Kevin Egant Chairman 8/9/88 7/10/98
Edward A. Zurawt CPA 8/28/91 7/9/95
Marc deBaptiste 6/23/92 7/9/96
Leonard Mitchell 7/11/89 7/9/97
Clay Wideman 7/11/89 7/9/97
Kathi Sumrall 7/11/89 7/9/97
Wanda Gadson 7/18/89 7/9/97
Commission Liaison: Dr. Alperin with Mayor Lynch as Alternate
DELRAY BEACH DOWNTOWN
DEVELOPMENT AUTHORITY
(Three Year Term)
Orig.
Member (5) ~. Expire
Anne S. Bright 6/90 7/01/96
Michael M. Listickt Chairman 4/91 7/01/96
James F. Stahl 6/94 7/01/97
Christine Wenzel 6/91 7/01/97
Marguerite Eaton 12/94 7/01/95
Commission Liaison: Mr. Ellingsworth with Mayor Lynch as Alternate
. , .
Boards and Committees - 1995
Page 4
EDUCATION BOARD
(Two Year Term After Original Appointment)
(Students Limited to One Term)
Orig.
Member Appt. Expire
Thomas F. Fleming, III 7/94 7/31/96
Rosalind Murray 11/94 7/31/95
Kathleen Shabotynskyj 9/93 7/31/96
Janet Onnen 12/94 7/31/95
Roland Williams 11/94 7/31/95
Laura Orlove 5/95 7/31/96
Denise H. May 7/94 7/31/96
, . ,
"
~ ,.. '" ~ ~ 1"....;""', ,,~ .~ >
~. " .. . . ~ ~ ,- ' 11~ ~"j.o"""';f ~II'
, -
Commission Liaison: Dr. Alperin with Mr. Randolph as Alternate
City Representative: Robert A. Barcinski, Assistant City Manager
DELRAY BEACH HOUSING AUTHORITY
(Four Year Term)
(F.S.S. Sec. 421.05 - Mayor Appoints - Confirmed by Commission)
Orig.
Member (7) ~. Expire
W. Howard Ellingsworth 8/94 7/14/98
Reverend Lenard Johnson 6/93 7/14/97
Kevin McCarty 9/93 7/14/96
Charles E. Broadnax 3/92 10/27/95
Kyle Kuberski 8/94 7/14/98
Robin Preston (resident member)12/94 7/14/98
Judith Colvard, Chrmn. 3/90 3/6/98
Commission Liaison: Mayor Lynch with Mr. Randolph as Alternate
HISTORIC PRESERVATION BOARD
(Two Year Term)
(Two Year Term) Appt. Expire
James "Buck" Miller, Chrm. 9/13/92 8/31/96
Cecil "Sandy" Jamison 8/27/91 8/31/95
Charles Williams 9/14/93 8/31/95
John Vaughn 8/10/93 8/31/95
Betty P. Devitt 8/2/94 8/31/96
Vera R. Farrington 8/2/94 8/31/96
Julie Morgan 8/2/94 8/31/96
Commission Liaison: Dr. Alperin with Mr. Ellingsworth as Alternate
(Election of Officers - Regular Meeting in September)
Boards and Committees - 1995
Page 5
,
KIDS AND COPS
Name Membership Orig. Expires
Appnt.
Nancy Gross Pine Grove 10/18/94
Pansy Coleman S.D. Spady 5/17/94
Thomas J. Bruckner Banyan Creek 10/18/94
Yvonne Odom Carver 4/23 91
Reverend Bernard Pecaro Ministerial 9/27/94 4/22/96
Charles Ridley MAD DADS 5/17/94 4/22/96
Perry DonFrancisco, Chrm. Citizen at Large 4/23/91 4/22/96
Joe Dragon Parks & Recreation 4/23/91 4/22/97
Jeffrey Miller PBA 4/28/92 4/22/97
Edward Smith Police 9/27/94 4/22/97
Donald Samis Other Representation 11/1/94 10/31/96
Kathy Hillier Other Representation 11/1/94 10/31/96
Commission Liaison: Dr. Alperin; Mrs. Smith as Alternate
PERC COMMISSIONERS
(Four Year Term)
Orig. Orig.
Regular (3) Appt. Expire Alternate ~ Expire
Harvey L. Brown 5/94(alt) 6/26/98 Lorraine Kasper 9/94 6/26/98
(Unclassified) (unclassified)
Martin Frost, Ch, 1/88 3/13/96
(Employee Rep.) (Mr. Frost appointed Chairman
Armand Mouw 9/93 1/29/98 by Commission on 4/11/90 and on
(Managerial) 4/28/92)
Commission Liaison: Mr. Ellingsworth; Mr. Randolph as Alternate
. ,
Boards and Committees - 1995
Page 6
PLANNING AND ZONING BOARD
(Two Year Term)
Orig. Re
Name ~. ~ Expire
Carolyn Young 1/94 8/31/95
Randee Golder. Chrmn. 8/93 8/31/95
Frank Wheat 8/93 8/31/95
Fred Bonardi 8/94 8/31/96
N. Willard Schwartz 8/94 8/31/96
Louis J. Carbone 8/94 8/31/96
Karen Kiselewski 8/92 8/94 8/31/96
Commission Liaison: Mrs. Smith with Dr. Alperin as Alternate
(Election of Officers - Regular Meeting in September)
(Police and Fire) BOARD OF TRUSTEES
(Two Years)
Orig.
Name ~. Expire
Mayor Lynch ---- -------
Robert B. Lees 7/92 6/30/96
John Tallentire 5/93 4/22/97
Assist. Fire Chief Mike Wigderson -------
Mark S. Davis 4/22/95
William Adams 5/91 4/22/94
Major Richard Lincoln -------
Thomas Tustin 4/22/94
Robert Browut Chairman 4/22/95
(Mayor is sitting member; no liaison necessary)
(General Employees) RETIREMENT COMMITTEE
Mayor Thomas E. Lynch
Joseph Saffordt Secretary
Jeffrey J. Keating
Milena Walinski
Barry Rubin
City AttorneYt Ex-Officio
Susan Ruby
(Mayor is sitting member; no liaison necessary)
r Boards and Committees - 1995
Page 7
.
CHARTER REVISION COMMITTEE
(Created by Resolution 50-91; Sunset Date 10-1-91)
AFFORABLE HOUSING ADVISORY COMMITTEE
(Created by Ordinance 2-93; Passed February 23, 1993)
(Two-year term after original appointments)
Orig
Name Position Appnt. Expires
Tokunbo Abiose Residential Builder 3/10/93 3/31/97
Wanda Gadson, V.Ch. Banking/Mortgage Industry 3/10/93 3/31/96
Byron C. Smith Representative of those 3/23/93 3/31/97
Engaged in Home Building
Samuel McGhee Advocate for Low-Income 3/10/93 3/31/97
Persons
Fred Griffin, Chr. Provider of Affordable 3/10/93 3/31/97
Housing
Judith Colvard Real Estate Professional 3/10/93 3/31/96
Elizabeth Debs Citizen-at-Large 3/10/93 3/31/97
Anne M. Gannon Citizen-at-Large 3/10/93 3/31/96
Arthur Fleming Citizen-at-Large 3/10/93 3/31/96
POMPEY PARK ADVISORY COMMITTEE
(Established By Resolution # )
Orig.
Name Position Appnt. Expires
Alan Holliday Citizen 9/13/94 9/13/96
Dwayne Jackson Citizen 9/13/94 9/13/96
Tommy Stevens Citizen 9/13/94 9/13/96
M. Sue Jackson Citizen 9/13/94 9/13/95
Deborah Wright Citizen 9/13/94 9 / 131.95
boards.doc
. '
organizations can alleviate the problem and serve as watchdogs which report
code violations to the city's code enforcement staff. The Community
Redevelopment Agency and the city should continue their infill development
program of buying vacant lots and reselling them to developers as sites for a
range of affordable housing. Also, homeowners may approach property
owners to improve their lots with landscaping.
G. The city, the schooJ~, religious congregations, and neighborhood associations
..
and organizations all represent logical organizations for promoting and
encouraging youth involvement in neighborhood improvements and
revitalization programs.
1. Schools should offer course credits and scholarships as incentives for
community service. Courses could be offered as an elective and focus
on house constrUction, painting, and landscaping.
2. The city should develop an "All America" community service program
which rewards youth involvement.
3. Students suspended from school should be encouraged to participate in
community services. such as house painting and litter removal. Allow
stUdents to make up missed work as an incentive for participating in
community services.
~'~~'-'.' ~ _:lC. . ~-~~ ~~ .:_.~ ~":_:__:'"-. ,~:1 ~'~;::;~,_% ~~. ..~'~'.::'~~~~'..
:_">'. "..':~
.x ..... "C'"""" .,,",~:.,,": ...., '..1:
10
3. Various marketing tools should be utilized, e.g., brochures and flyers
highlighting Defray's All-America City achievements, and distributed to
hotelS"- and tourist information centers.
4.: The All-America City designation should be painted on all police and
other city vehicles.,
5. The Chamber of Commerce should take a more active role in
promoting the city. The Chamber, in conjunction with the Palm Beach
.~
.~
County Business Development Board should conduct a study of the
city's economic base and labor market and make recommendations on
what aspects of the city's economy should be marketed and which
businesses to attract.
-'-
. .J. \~" 0"" ... '" ,';i",,*::,~:;;; ~ ~ _ . r:;. ~ ~ ~,~~.:FJ Irh~ ..: ~ _'~;. '" ~ ~ ~~ ::.' C'
G. Delray Beach should work to improve its communication linkages both inter-
and intralocally, One manner in which this may be accomplished is to
enhance Delray's representation on county and state boards and councils. An
editorial advisory board could be established with representation from all of
Delray's communities to coordinate informational newspapers/bulletins and
increase distribution. Newspapers in the schools should include information
regarding city eventS and activities."
H. The city should produce a videotape, titled "Leadership Delray," to
communicate how the city is managed, the responsibilities of each department,
and where to fmd answers to questions.
31
'. ,
.
HURRICANE
HARDENING MEASURES
FOR
CITY OF DELRAY BEACH
CITY HALL
1982 ADDmON
City Project No. 94-82
G & J Project No. 93-395.11
April 19, 1995
SERVICE AUTHORIZATION #11
ITEMS 118 and 11C
Prepared by:
GEE & JENSON
Engineers-Architects-Planners, Inc.
One Harvard Circle
West Palm Beach, FL 33416-4600
Jfs .5
TABLE OF CONTENTS
I. Scope of Services
II. Executive Summary
III. Evaluation - Item 11 B
IV. Evaluation - Item 11 C
I. SCOPE OF SERVICES
City of Delray Beach
City Hall Hurricane Hardening Measures, 1982 Addition
Service Authorization #11 - Item 11 Band 11 C.
City Project No. 94-82
G&J Project No. 93-395.11
The report that follows represents part two (Item B) and part three (Item C) of a three
part comprehensive study of the Delray Beach City Hall Facility - 1982 Addition.
Item A: Wind Resistance Analysis
This part of the report was completed in November, 1 994, and is
provided here for reference only, as Attachment A. The wind resistance
analysis is Part 1 of the comprehensive study.
Item B: City Clerk's Vault
1. Evaluation
The City Clerk's Vault area will be evaluated individually with regard to it's
relative risk of damage or loss resulting from a potential hurricane landfall. The
Vault is located on the second floor of the central City Hall facility, in the
portion of the building previously referenced as the 1982 Addition.
Specific modes of failure directly affecting the Clerk's Vault will be identified.
2. Remedial Recommendations
Recommended concepts for repair, reinforcements and relocation alternatives
will be presented with the purpose of reducing or eliminating the storm damage
risk to the contents of the Vault.
-1-
.
Hurricane Hardening Measures
for Delray Beach
April 19, 1995
Item C: Computer Services (MIS) Support Area
1. Evaluation
The Computer Services (MIS) Support Area will be evaluated individually with
regard to it's relative risk of damage or property resulting from a potential
hurricane landfall of category II/III or more. The MIS Support Area is located
on the first floor of the central 1960 City Hall facility, directly below the portion
of the building previously referenced as the 1982 Addition.
Specific modes of failure directly affecting the MIS Support Area will be
identified.
2. Remedial Recommendations
Recommended concepts for repair, reinforcements and relocation alternatives
will be presented with the purpose of reducing or eliminating the storm damage
risk to the contents of the MIS Support Area.
Item D: Additional Services
Various specific evaluations, as defined in Service Authorization No. 11, to follow the
reports on Items A, Band C.
-2-
Hurricane Hardening Measures
for Delray Beach
April 19, 1995
II. EXECUTIVE SUMMARY
The executive summary provides a brief synopsis of the report findings.
As part of an ongoing hurricane hardening program, Gee & Jenson was directed to
evaluate the Delray Beach City Hall facility for it's specific wind resistance
characteristics. The ultimate goal is to identify the weaknesses in the facility which
may reduce the buildings ability to survive a direct hurricane landfall and recommend
solutions.
Items B & C, City Clerk's Vault and MIS Support Area, respectively, are evaluated in
this portion of the continuing report. Our summarized findings are as follows.
City Clerk's Vault
The Vault is located in the second floor area of the building previously identified as
having an extreme risk of collapse under hurricane wind loads. The Vault cannot
effectively or economically be made to behave indepen~ently from the surrounding
structure.
Therefore, the remedial hardening of the City Clerk's Vault is not recommended.
Since alternative surplus hardened space is limited in the current facility, we
recommend the microfilming of all valuable records and archiving in an off-site facility.
MIS Support Area
The MIS area is located just below the 1982 structure having been previously
identified as unstable under hurricane wind loads. While collapse of the actual MIS
structure is not expected, incidental damages from the collapsing second floor and
wind borne debris can be expected to penetrate the MIS area. This will allow the
intrusion of significant amounts of storm water both during and after the hurricane
event. The area containing the computer equipment cannot effectively or
economically be hardened to ensure against water damage to the equipment.
Therefore, the remedial hardening of the MIS Support Area is not recommended. We
recommend that the City consider plans to permanently relocate the MIS Equipment
to a specifically designed and hardened space. Relocation to the more stable north
wing addition, or into a new building addition represents the most effective option for
the protection of this equipment.
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Hurricane Hardening Measures
for Delray Beach
April 19, 1995
III. ITEM B CITY CLERK'S V AUL T
Evaluation
The current City Clerk's Vault is located within the Clerk's general offices on the north
end of the second floor of City Hall.
This area falls within the previously referenced 1982 Addition.
Two phases of concern exist regarding the City Clerk's Vault.
A. The survivability of the records and properties stored in the Vault.
B. The reinstatement of operations following a hurricane landfall event.
The type of property at risk are paper media records, stored in metal filing cabinets
and cardboard boxes stacked on the floor or on open shelves, and a small amount of
electronic data. Also, any computer equipment used to recall and process these
records.
The analysis and evaluation performed in the report on Item A of this study
(Attachment A) identified substantial structural risk to the entire second floor addition
(1982 Addition) under the environmental conditions expected in a direct hurricane
landfall.
The weaknesses identified in the previous report indicate that the City Clerk's Vault
is at risk from the entire list of potential failures cited. The primary structural stability
of the 1982 Addition under hurricane conditions is inadequate. Further, the building
exterior envelope system offers little storm resistance.
Hence, the nature of potential damage to the contents of the City Clerk's Vault ranges
from total loss due to structural collapse to severe water damage due to envelope
failure.
-4-
Hurricane Hardening Measures
for Delray Beach
April 19, 1995
Remedial Recommendations
Based on the comprehensive findings of the Study, remedial hardening of the existing
Vault is not recommended. The Vault's physical enclosure is not autonomous to the
surrounding facility and cannot be effectively isolated.
Options for the protection of the stored paper media records lie in the capacity to
maintain an alternative archive. Two possibilities exist:
1. An alternative hardened space within City Hall.
2. An offsite storm resistant storage facility.
The amount of time estimated to prepare and relocate the essential records currently
held in the Vault is 24 hours. This burden could be reduced entirely if the bulk of the
records were duplicated to microfilm and routinely stored offsite.
Alternative Hardened Space Within City Hall
City Hall as it stands today offers extremely limited potential for hardened storage.
The largest existing vault space is the Plans Vault located in the 1989 North Wing
Addition. However, with exception to a small amount of floor space, there is little
surplus capacity in this vault for additional storage.
Unless another space can be freed up and converted into additional vault space, the
best option for the near future is to accomplish the microfilming and offsite archiving
of the City's valuable records.
-5-
Hurricane Hardening Measures
for Delray Beach
April 19, 1995
IV. ITEM C COMPUTER SERVICES (MIS) SUPPORT AREA
1. Evaluation
The Current MIS Support Area is located at the north end of the 1960 ground floor
portion of City Hall. It is directly below the City Clerk's offices. (1982 Addition)
Two phases of concern exist regarding the MIS Area.
1. The survivability of the computer equipment located in this area.
2. The reinstatement of operations immediately following a hurricane
landfall event.
Digital data is regularly backed up and archived offsite and therefore is not considered
at risk under the scope of this study.
The type of property at risk is the computer central processing unit (cpu) system and
peripheral hardware. This equipment is not portable in nature and cannot reasonably
be moved to an alternate hardened space, in a timely manner.
The analysis and evaluation performed in the report on Item A of this study
(Attachment A) identified substantial risk to the 1982 structural addition located
directly above the MIS Area. The primary structural threat to this area is the potential
damage caused by the collapse of the second floor. Though the structure around the
MIS area should remain basically intact, incidental compromise to the weatherproofing
elements above and around the MIS area can be expected.
Hence, the source of potential damage to the MIS equipment will be a certain degree
of storm water damage both during and after the storm event.
Further' the two large windows facing east from the MIS Area are shuttered
ineffectively from the inside. The expected loss of these windows early in the event
will largely contribute to the potential storm water and wind borne debris damage
within.
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Hurricane Hardening Measures
for Delray Beach
April 19, 1995
Remedial Recommendations
Based on the comprehensive findings of the Study, opportunity for remedial hardening
of the existing MIS Support Area is limited. The most effective short term step would
be to install approved type hurricane shutters to the exterior windows, or remove the
windows entirely and infill with concrete masonry. Auxiliary systems located in a
hardened vault should be installed to restore a minimal amount of functionality to the
misoperation.
Remedial waterproofing of the space is not recommended. The primary means of
water intrusion after a hurricane event will be through fractures in the structure and
surrounding walls due to impact by collapsing adjacent structures and wind borne
debris and through the many conduits and ducts that penetrate the walls and ceiling
The city staff should have a plan in place to cover the equipment thoroughly with
padding and heavy plastic sheeting for protection against minor infiltration of moisture
and debris. However, the equipment cannot be expected to survive a catastrophic
level hurricane landfall in its current location.
The best recommendation for the survival of the MIS equipment is to permanently
relocate it to a specifically designed hardened space.
Footnote to Remedial Recommendations
In the interest of both the City Clerk's Vault and the MIS Support Area, a final option
does exist. It is offered as a footnote on the basis that it is clearly a costly and
extreme measure. However, should the City decide to apply it, it would provide the
degree of protection required by both areas, in their current locations.
Concept:
Build a separate vault within the existing space. Such a vault would possess the
following attributes:
Independence from the surrounding structure.
Complete membrane construction for water-tightness.
Wind and impact-resistant vault door.
.7.
Hurricane Hardening Measures
for Delray Beach
April 19, 1995
Independent auxiliary power, if required for climate or equipment.
Would be smaller in area and volume due to being inside the current space.
City Clerk's Vault
This vault would be constructed on the existing concrete floor system, independent
from the surrounding walls and roof structure. An encapsulated membrane wall and
ceiling system would be employed to repel water intrusion. Limited structural
reinforcement of the existing floor would be expected.
The estimated square foot cost of this solution is $90.00 per square foot. Based on
an estimated final vault area of 200 square feet the total cost would be $18,000.00.
MIS Support Area
This vault would be constructed on the ground floor of the existing MIS area and
would be independent of the surrounding walls and second floor structure above. An
encapsulated membrane wall and ceiling system would be employed to repel water
intrusion.
The estimated square foot cost of this solution is $90.00 per square foot. Based on
an estimated final vault area of 450 square feet the total cost would be $40,500.00.
.8.
, '
HURRICANE
HARDENING MEASURES
FOR
CITY OF DELRA Y BEACH
CITY HALL
1982 ADDITION
City Project No. 94-82
G & J Project No. 93-395.11
November ", 1994
SERVICE AUTHORIZATION #11
ITEM 11 A . FINAL DRAFT
Prepared by:
GEE & JENSON
Engineers.Architects.Planners, Inc.
One Harvard Circle
P.O. Box 24600
West Palm Beach, FL 33416.4600
.,
TABLE OF CONTENTS
I. Scope of Services
II. Executive Summary
III. City Hall Building History & General Description
IV. Introduction to Wind Force Interactions on
Building Structures
V. Analysis Methodology
VI. Basic Calculated Wind Forces and Justification
VII. Analysis
VIII. Recommendations/Costs
IX. Graphic Exhibits
I. SCOPE OF SERVICES
City of Delray Beach
City Hall Hurricane Hardening Measures, 1982 Addition
Service Authorization #11 . Item 11 A.
City Project No. 94.82
G&J Project No. 93.395.11
The report that follows is the first part of a four part comprehensive study of the Delray Beach City Hall Facility
. 1982 Addition.
Item A: Wind Resistance Analysis
Perform a detailed structural analysis of the facilities' lateral and uplift wind resistance
characteristics. Identify areas of apparent weakness in the structure and the envelope.
Classify the probable models) of potential failure and resulting collateral damage due to a
hurricane landfall event.
Specifically, the analysis includes the following exercises:
1. Calculate the wind pressures (lateral & upliftl to be resisted by the structure in accordance
with the Standard Building Code, 1993 edition, as adopted by Palm Beach County.
2. Apply the calculated wind pressures to the Main Wind Force Resisting System (MWFRSI and
determine the required resistance capacities vs. estimated existing resistance capacities.
3. Apply the calculated wind pressures to the various Components and Cladding elements which
make up the building envelope and determine the required resistance capacities vs. estimated
existing resistance capacities.
4. Determine the likely modes of failure for each deficient major component or system.
5. Recommend corrective measures or reinforcement methods to strengthen the facility.
.1 .
In the following pages, a brief technical description is offered with reference to the building systems and
elements which, if designed and constructed properly, can be expected to provide a certain amount of stability,
resistance and safety consistent with the dictates of local building codes. Necessary definitions in non. technical
terms are offered to accompany the discussion of the analysis criteria and conclusions. A condensed summary
of the analysis findings may be found in the Ex,ecutive Summary.
Item B: City Clerk's Vault
This item deals with the storm hardening of the City Clerk's Vault specifically, and will be handled in a following
report to Item A.
Item c: Computer Services (MIS) Support Area
This item deals with the storm hardening of the computer services (MIS) Support Area specifically, and will be
handled in a following report to Item A.
Item D: Additional Services
Various specific evaluations, as defined in Service Authorization No.11, to follow the reports on Items A, Band
C.
.2 .
II. EXECUTIVE SUMMARY
The executive summary provides a brief synopsis of the report findings.
As part of an ongoing hurricane hardening program, Gee & Jenson was directed to evaluate the Delray Beach
City Hall facility for it's specific wind resistance characteristics. This report logically follows an earlier Pre-
Hurricane Analysis, dated February 25, 1994, wherein general conclusions were drawn regarding this facility's
overall condition and ability to perform the civic duties expected of it during or after a hurricane landfall event.
That report brought attention to potential areas of concern, most of which related to the 1982 second floor
addition.
However, since some modifications were made to the 1982 addition during the later 1989 addition, these
modifications have also been evaluated.
This report is a detailed technical evaluation, backed by specific engineering analysis in the areas of wind
engineering as it pertains to the structural design and construction of the City Hall facility, with special emphasis
on the 1982 addition.
Several areas of the building are deficient in their capacity to meet current Code required wind resistance.
Further, certain components did not meet Code at the time of their installation. The areas of concern are as
follows:
1. The structural components of the Roof Diaphragm & Shear Chords are inadequate as designed.
Some reinforcement should be made to improve their ability to transfer wind shear out of the
roof and into the shear walls. Due to certain detailing of connections found in the 1982 design
documents, some potentially dangerous material overstresses exist. Without repair, failure of
the diaphragm under hurricane wind loading is likely, and could contribute to a systematic
structural collapse of the 1982 second floor addition roof.
2. The 1982 Addition Roof Joists are overstressed due initially to being undersized in 1982, and
secondly, due to the consequences of adding wood mansard trusses to the roof in 1989.
Without remedial action, these joists are likely to fail under hurricane wind loads.
3. Several of the small steel tube columns which are located in the exterior second story stud
walls fall within the so-called "end zone" of the building. This area, near the corners, is
subjected to increased wind pressures. In these areas, the column anchor bolts are
overstressed. There is potential for the columns to lift.up and pull out of their anchorage to
the building. Some additional anchorage should be provided to the base of these columns where
they anchor to the original 1960 concrete structure.
.3 .
4. The second floor exterior wall metal studs are undersized for wind resistance. While there are
no practical or economical solutions which could bring these walls entirely up to code, some
reinforcements in the form of added bracing above the ceiling would provide substantial
improvement. This, however, would only serve to raise the threshold of failure to a higher wind
speed level. If left as they are, these studs cannot be expected to withstand even a minimal
level of hurricane wind storm activity (Le., sustained wind speeds of 75 mph or greater).
5. Finally, all windows and glazed areas should be shuttered. Shuttering offers a basic level of
envelope protection, both against explosive pressurization of the building interior and against
damage to the collateral properties within.
It is our professional opinion, based on the information available, that the 1982 addition has several structural
deficiencies. These deficiencies greatly reduce the City Hall facility's ability to resist the level of wind force
activity which is required as a minimum in current as well as past building codes.
The nature of these deficiencies place the 1982 addition, and possibly the adjacent structures, in certain jeopardy
and high risk of collapse well before the upper range of a Category Two hurricane, with sustained wind speeds
of up to 110 miles per hour. (Note: this is currently the Code minimum design wind velocity in Palm Beach
County)
Most of the deficiencies described in the analysis that follows can be resolved through a variety of engineered
solutions. Some are expected to be costly. The recommendations section of this report outlines several options
to reinforce and harden this facility.
It is clear that without taking action in the areas described, the facility as it stands cannot perform as expected,
or as prescribed by Code.
.4 .
.
A simple cost estimate summary is listed below. The detailed recommendations can be found at the end of this
report.
1. Diaphragm Chord: ................................... $34,500
2. Roof Joists ........... ~ . . . . . . . . . . . . . . . . . . . . . . . . . " $22,000
3. Columns ......................................... $25,000
4. Wall Studs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . " $40,000
5. Shutters ......................................... $52.400
Total .......... $173,900
.5 .
'.
III. CITY HALL BUILDING HISTORY & GENERAL DESCRIPTION
City Hall
Building History & General Description
The design drawings of the original City Hall building are not available, though it appears that the original core
facility was dedicated around 1960. This structure originally consisted of two single story rectangular wings
north and south of a two story central entrance element (see Graphic Exhibit "A"). The building structure is
founded on continuous concrete stemwall footings. The building shell is eight (8) inch concrete masonry
(unreinforced) bearing walls with reinforced concrete tie columns and tie beams. The roof structure of both the
one and two story wings are precast concrete double tees.
In 1982 plans for additions and alterations to the facility indicate that a second floor was added to each of the
existing one story wings. These two story wings were each extended north and south respectively (see Graphic
Exhibit "B"). further, a new glass enclosed two story extension was added to the existing two story central
element to the east. Throughout, the existing precast roof was retained as the new second floor. New interior
columns and footings were added to reduce the precast spans. The double tees were cut and connected to the
new interior beams. New perimeter footing pads were placed below the concrete tie columns to handle the
additional gravity load. All second floor roof loads now transfer through the original tie columns to the
foundations.
The new second story framing was accomplished with structural steel columns supporting steel beams and open
web steel joists with light gage metal roof deck and a lightweight insulating concrete slab. The second floor
shell closure typically consists of four (4) inch metal stud walls with Exterior Insulated finish System (ElfS).
In 1989 plans show the proposed single story addition to the north wing (see Graphic Exhibit "C"). The
perimeter of this structure is of concrete masonry (non. reinforced, non.load bearing) walls and concrete columns
and beams. Interior supports are cast in place concrete columns. The roof structure is reinforced concrete flat
plate. Plans indicate that at this time new decorative wood mansard style trusses and decorative cornice
moldings were placed around the entire new and existing 1982 roof structure. Further, the plans show that the
design was prepared to allow for a future second floor addition to the new north wing addition.
No substantial additions or renovations have occurred since the 1989 additions.
.6 .
IV. INTRODUCTION TO WIND FORCE INTERACTIONS ON BUILDING STRUCTURES
As wind encounters a building structure the wind produces a complex variety of forces on the building. These
forces vary according to the shape and location of the building's external surfaces relative to the direction of
the wind. Principally, there are two general types of wind phenomena that concern the architect and engineer
in the design of building structures;
1. Vertical (uplift) forces.
2. lateral (horizontal) forces.
Vertical uplift forces act to lift the roof and it's components off their supporting walls or columns. Lateral wind
forces apply loads acting both inward and outward against the walls, doors, windows, shutters and other
elements which form the building envelope.
Typically, only the windward surfaces of the building receive direct inward pressure. Most other surfaces must
resist a coupling of pressures in the form of outward suction and internal pressure, caused when the wind
accelerates around the form of the building. In addition, small openings in the building skin, such as those
provided by normal tolerance cracks, seams and vents allow internal pressures to occur. More severely
compromised windows and doors allow dramatic internal pressure changes which add to the external forces
already acting on the building. The shape of exterior features can also drastically alter and amplify these
affects. (See Graphic Exhibit "D", "E", "f" for illustrations of these phenomena.) (See also, Graphic Exhibit "J",
Saffir.Simpson Hurricane Scale.)
The building structure and envelope must be designed to resist the forces delivered upon them under a variety
of foreseeable wind loading circumstances. Building codes serve as guides and a source of regional minimum
standards to be followed by the building industry. The Building Codes, as they pertain to wind resistance and
lateral stability, do not attempt to produce structures to resist all levels of wind force activity, but rather, strike
an acceptable balance of safety, constructability and economics.
Most buildings today do not possess a large degree of redundancy for resistance to wind forces. Rather, the
assemblage of components work together to achieve the total degree of resistance deemed necessary by the
Code, designers and owners. Since one element depends, in part, on another, it becomes critical that the total
system integrity remain intact. In light of the lessons learned from recent hurricane disasters, it is in the area
of redundancy and envelope integrity that we will place much scrutiny in this analysis.
.7 .
"
v. ANALYSIS METHODOLOGY
Source materials for the anafysis are copies of the 1982 architects' construction documents, developed by the
firm Toth.Rubsamen, Architects, Planners. The consulting structural engineer of record was J.W. Schubert &
Associates, Inc. Drawings are dated June, 1982. Shop drawings, field logs and as.built drawings were not
available for our review. In the 1982 additions and renovations, the false roof mansards did not appear. These
elements were included as a styling feature and "face.lift" to accompany the 1989 north wing annex addition.
These additions were examined in copies of the architect's plans, prepared by Digby Bridges, Marsh &
Associates, Inc. P.A. Architects & Planners. The consulting structural engineer of record was David R. Carmo,
P.E. The plans are dated January 18, 1989 with revisions through September 19, 1990. Limited on.site field
investigation may have been utilized to verify or clarify existing conditions in addition to examination of the
design documents. The Architects field records and shop drawings have been reviewed.
The analysis that follows will deal with each of the critical elements and components which make up the building
structure and exterior envelope in terms of their apparent in. place resistance to the Code minimum wind forces.
These elements fall within two distinct categories:
1. Main Wind force Resisting System, (MWfRS).
2. Components and Cladding, (C&C).
failure of anyone of these elements could initiate a partial or total collapse of the associated building structure,
or exposure of the collateral property to the destructive elements of wind and water.
The format of the analysis first presents a General Definition of the component being discussed, as it is most
often used in building design and construction. Second, a Description of that component as it is used in the
specific building being analyzed. Third, a Technical Evaluation of the component. finally, a Conclusion as to the
adequacy of the component. (The conclusion comments are also found in the Executive Summary)
finally, under the recommendations part of the report, possible remedial measures will be offered to produce a
reinforced or hardened component, intended to meet or exceed the minimum standards of resistance. Estimated
costs will be given to each item. Certain components may not lend themselves to improvement easily. This
conclusion will also be discussed.
.8 .
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VI. BASIC CALCULATED WIND FORCES & JUSTIFICATION
The Building Code Authority and basis for analysis and design being used to support this analysis is the Southern
Building Code Congress International Inc. (SBCCI), Standard Building Code (SBC), 1993 edition, as amended and
adopted by Palm Beach County. The ASCE Standard, American Society of Civil Engineers, Minimum Design Loads
for Buildings and Other Structures, was not used since the mean roof height of City Hall is below sixty feet (60
ft.).
Wind Analysis Criteria:
LEGEND OF ABBREVIATIONS
PSf .......... Pounds Per Square foot
PLf.......... Pounds Per Linear foot
INT.......... Internal
EXT .......... External
PRESS........ Pressure (Positive . Acting Toward)
SU CT ......... Suction (Negative. Acting Away)
MPH.......... Mile Per Hour
Building Type: Enclosed
Use factor: 1.15 (Essential records storage and post -disaster
operations)
Base wind Speed: 11 0 mph
Velocity Pressures: 0.15 ft. 25 psf
15.1.20 ft: 28 psf
20.1.40 ft: 34 psf
Mean Roof Height: 26 ft.1 31 ft.
Maximum Design Wind Load Pressures, by Zone: (Ref: SBC Code, Table 1205.2B and fig. 1205.2B 1)
for M.W.F.R.S.
Zone 1: - 25.5 psf (Ext. Press. + Int. Suet.)
- 9.8 psf (Ext. Press. + Int. Press.)
Zone 1 E: - 35.2 psf (Ext. Press. + Int. Suet.)
- 19.6 psf (Ext. Press. + Int. Press.)
Zone 2: - .39.1 psf (Ext. Suet. + Int. Press.)
- .23.5 psf (Ext. Suet. + Int. Suet.)
Wind Analysis Criteria, cont'd.
.9 .
Zone 2E: - .54.8 psf (Ext. Suct. + Int. Press.)
- .37.1 psf (Ext. Suet. + Int. Suet.)
Zone 3: - .25.5 psf (Ext. Suet. + Int. Press.)
- .9.8 psf (Ext. Suet. + Int. Suet.)
Zone 3E: - .31.3 psf (Ext. Suet. + Int. Press.)
- .15.7 psf (Ext. Suct. + Int. Suet.)
Zone 4: - .21.5 psf (Ext. Suet. + Int. Press.)
- . 5.9 psf (Ext. Suet. + Int. Suet.)
Zone 4E: - .27.4 psf (Ext. Suet. + Int. Press.)
- .11.8 psf (Ext. Suet. + Int. Suet.)
Maximum Horizontal Roof Diaphragm Shears:
Running Shear - 377 Plf (Uniformly applied throughout diaphragm length)
Chord Shear - 720 Plf (linear shear along length of chord at end of diaphragm)
Average flat Roof Gross Uplift: (MWfRS) - .32.3 psf
Average Pitched Roof Gross Uplift (Comp. & Clad.) - .63.1 psf
Net Uplift Reactions on Mansard Trusses: - .1200 Ibs.
(Camp. & Clad.)
Net Uplift force on Metal Roof Deck: - .41.0 psf
Ref. Zone "V" . Fig. 1205.20 . S.B.C.)
Maximum Roof Beam Net Uplift Reaction: - .6,180 Ibs.
(Camp. & Clad.)
Maximum Steel Column Net Uplift Reaction: - .11,088 Ibs.
(Camp. & Clad.)
.10 .
Wind Analysis Criteria, cant'd.
Design lateral Wind -Pressures on
Exterior Metal Wall Studs: - + 67.0 PLf (windward
(Comp. & Clad.) end and interior
zones)
- .76.0 PlF (leeward
end zones)
- .67.0 Plf (leeward
interior zones)
.11 .
VII. ANAL YSIS
The Main Wind Force Resisting System (MWFRS)
The Main Wind Force Resisting System is that part of the structure which is designed to account for the overall
stability of the building under the foreseeable loading conditions. Generally, this is the primary structural framing.
Specific wind pressures are calculated with respect to the MWfRS based on current building code requirements
and applied to the elements in this system.
1. Roof Diaphragm:
Definition .
A roof diaphragm is essentially a thin, flat beam which spans from one end or shear wall of the building
to the other. Wind forces accumulate from walls and other elements into the diaphragm and are
transferred horizontally to the end walls, shear walls or special moment-resisting frames.
Description .
This roof diaphragm is composed of light gage metal roof deck and lightweight insulating concrete fill
working as a composite assembly. In order to perform adequately, the diaphragm must possess
sufficient strength and stiffness to deliver these lateral loads to shearwalls or other systems designed
to transfer the loads vertically to the foundations.
Evaluation .
The amount of design information we were able to extract from the 1982 documents is less than
complete. The metal deck is indicated as 2B gauge "corruform" (probably 9/16") with 2" Zonolite
Insulperm panels covered with 2" lightweight concrete fill, forming a composite diaphragm assembly.
This is a proprietary product of W.R. Grace Co. and much technical data is available to support it's
design and evaluation. No reference is made in the drawings as to a required diaphragm design
strength, weld or fastener patterns, etc. The deck support spacing is 4'.0" on center. This information
may have been in the specifications which were not available for review.
Reference to Table 4 of the proprietary technical data indicates that the service range in terms of
diaphragm shear capacities range from a minimum value of 415 Ibs./lineal foot to a maximum allowable
value of 688 Ibs/lineal foot.
The stated factor of safety for the system is indicated to be 3.25. While this appears to be quite
conservative, our calculated maximum shear acting on the diaphragm is 720 Ibsllineal foot (plf), which
exceeds the 6BB plf allowable referenced above by five percent (5%). This places the roof diaphragm
design capacity below that required to resist the calculated wind shear.
.12 .
.
Conclusion .
Based on the information available through the original design documents, the existing roof diaphragm
assembly falls short of it's required capacity for shear resistance. While this fact does not indicate a
certain failure, it is worthy of concern.
2. Diaphragm Shear Transfer Chord:
Definition .
A shear chord is typically a continuous member which runs the entire length of the ends of a diaphragm,
often around the whole perimeter. It's purpose is to act as the attachment between the actual
diaphragm element and the end walls, shear walls or special moment-resisting frames. The chord must
be sized to accept the magnitude of wind shear forces accumulated in the diaphragm and fastened so
as to safely transfer all such forces into the next resisting element.
Description .
The Transfer Chord is composed of a continuous steel angle which runs around most of the perimeter
of the roof diaphragm. The chord behaves like a strut, accepting load in an axial manner. The original
design drawings indicate that the angle makes connection to two different elements around the perimeter
of the diaphragm, described below:
Condition "A":
At the extreme north and south ends of the City Hall wings, the connection is made directly to the tie
beams in the masonry end walls, which act as shear walls.
Evaluation .
Condition "A":
The chord provided is a steel angle: 2 1/2" x 2 1/2" x 3(16" (Area - 0.902 sq. in., r - O. 778 in.).
embedded into the concrete tie beams at the top of the concrete masonry end walls.
The basic solution is a commonly used method and is usually quite adequate. However, in this case,
the diaphragm chord angle is discontinuous across the length of the stair tower wall, some 50% of the
total available length of shear wall. Along this length of wall there is no connection indicated between
the diaphragm and the wall found in the plans. Rather, the deck terminates on a steel joist set adjacent
to the wall. further, the deck span direction changes to accommodate framing over the stair well.
This condition as detailed fail to fully utilize the stair well walls as shear resisting elements. A best
case scenario assumes that the diaphragm chord is effective for a length of only about twenty. four feet
(24'). Such a distance effectively increases the previously calculated shear stresses in the chord by
about 200%. (See Item 1: roof diagram). While the chord itself is still adequate, the same stress
increase goes to the diaphragm, placing it's shear load at over 1400 lbs./lineal foot - an overstress of
more than two-hundred percent (200%).
.13 .
'.
Conclusion .
Condition "A":
A proper chord anchorage would have been continuous along the full length of the wall, ensuring a
uniform distribution of shear forces. Based on the detailing provided in the original structural design
drawings, the chord design has compromised the diaphragm to a condition of overstress and probable
failure under design wind load magnitudes.
Condition "B":
Where the north and south wing diaphragms meet the central portion of the building, (part of the original
two story 1960 structure) the chord connects to the metal studs which form the roof top screen walls.
Evaluation .
Condition "B":
The 2 1/2" x 2 112" x 3/16" chord angle is welded to 3 1/2" so.called "heavy gauge" metal studs
spaced at 24" o.c. The drawings do not specify the gauge metal of these studs, therefore a precise
numerical analysis based on the design drawings is not possible. These studs are used to frame the
vertical portion of a parapet.type braced screen wall. Even under the best conditions, these studs
cannot be expected to transfer the required diaphragm end shears to the concrete tie.beam twenty
inches below.
-14 .
Conclusion .
Condition "B":
Based on the calculated diaphragm shear, each stud would receive a lateral buckling load in excess of
900 pounds. Such Ii load would induce, inelastic lateral buckling about the stud's weaker axes, as well
as torsional buckling. Based on the detailing provided in the original structural design drawings, it is
clear that the chord design in it's attachment to the studs is inadequate.
3. Shearwalls:
Definition .
Shearwalls are typically end walls or interior core walls designed specifically to receive lateral shear
loads from roofs and floors. Behaving essentially like large vertical cantilevered beams these walls
accumulate lateral shears from story to story and transfer the total shear to the foundation system.
This is a common and reliable system for lateral stability in low to mid. rise buildings.
Description .
Though not specifically noted in the drawings as such, the shearwalls in this facility are the concrete
masonry endwalls and stair towers. The original 1960 first floor block walls also make a fractional
contribution as shearwalls.
Evaluation -
By inspection, the eight inch concrete masonry walls with integral concrete tie.columns and tie.beams
represent very adequate and time proven shearwalls for a low.rise building. foundations were enlarged
during the 1982 additions to ensure proper load distribution to the ground.
Conclusion .
As indicated in the above sections addressing diaphragms and shear chords, it is unlikely that the
shearwalls can be expected to receive the full magnitude of potential wind shear, due to the inadequate
capacities of elements higher in the load path. failures are expected among other components before
shear loads reach the walls. If however, the roof is repaired, the shear walls appear to be adequate.
.15 .
'.
4. Moment Resisting Frames:
Definition .
Moment resisting con-nections and frames attempt to fix members as if they were one, resisting rotation
around member connections. By limiting such rotations the location and magnitude of moments
developed in the members are redistributed, often with the result that member sizes can be further
optimized. Moment frames are sometimes used in combination with shear walls to provide lateral
stability where walls may be impractical, or as redundant lateral stability systems.
Description .
The original structural design drawings specifically detail the intended use of some type of moment
connection. The details illustrate angle braces extending from the joist top chords to a select number
of beam bottom flanges. As these connections are located on the joists which are closest to the steel
columns, it is assumed that some degree of joint fixity (resistance to rotation) was sought at the beam
to column connections.
Evaluation .
While providing some bottom flange bracing to the roof beams (beneficial against uplift bending), it is
not likely that the beam to column connections receive any benefit in the area of lateral stability. At
best, the bottom flange bracing of the beams over columns provides a limited form of lateral buckling
resistance for the beams. However, these connections are not technically considered to produce working
moment frames. As such, they do not relieve an appreciable magnitude of running shear from the
diaphragm.
Conclusion -
The building does not benefit from properly designed and detailed lateral moment resisting frames. The
building, therefore, depends entirely on roof diaphragm and shear wall interactions for lateral stability.
This interaction has been established in preceding paragraphs to be inadequate.
5. Footings & Overturning:
Definition .
The final link in the lateral load resistance path are the footings. In addition to being proportioned to
resist gravity loads, footings must also be designed to counteract the tendency for a structure to
overturn under extreme lateral loading, and to anchor the building ultimately against uplift forces
successfully transferred through the vertical load path.
Description .
This facility utilizes conventional shallow spread footings under all walls and columns.
-16 .
Evaluation .
The footings below the 1960 building were extensively redesigned and modified to accommodate the
1982 second floor addition, and are considered to be adequate to resist all lateral, gravity and uplift
forces considered in this analysis.
Conclusion .
The footings as designed are adequate.
Components & Cladding:
Components and Cladding are individual elements which work in combination to resist various forces and usually
form the building enclosure, otherwise termed, the envelope. In some cases, elements which participate in the
main wind force resisting system must also be reevaluated as components. Components & Cladding are the first
building elements upon which wind forces act. They are more sensitive to short duration wind gusts, and
therefore are required to resist amplified wind force magnitudes. These elements are very important since the
loss of anyone could drastically affect how the remaining adjacent elements handle the changing, (and often
suddenly increasing) forces encountered. (Refer to Graphic Exhibits "E" and "f" Figs. 1 and 2, respectively.)
1. Ornamental Wood. framed Mansard System:
Definition .
Ornamental Mansard framing is typically a false roof built above the .actual structural roof framing, often
finished with decorative architectural roof tiles. They are a cosmetic feature, often added to an existing
facility in an attempt to add a roof.like visual element to a building elevation. Typically they are framed
by premanufactured wood or light gauge metal trusses.
Description .
The tile.c1ad mansard trusses were added to the 1982 addition during the 1989 north wing addition.
These are typical premanufactured mono.sloped wood trusses mounted on top of the existing roof, with
connections punched through the existing deck to the steel joists below. These trusses must carry their
own weight and whatever cladding materials are attached to them, as well as resist wind uplift and
lateral forces.
Evaluation .
The 1989 plans do not indicate the anticipated loadings for which the trusses were to be designed, nor
is there mention of reinforcing work to be done to the existing steel joists below in order to handle the
new concentrated gravity or uplift loads. No information is provided in the structural sheets to indicate
details of attachment, minimum nailing patterns, hurricane strap size, loads, etc.
Conclusion .
.17 .
'.
Basing our analysis on the detailing found in the architectural and structural construction documents
with regard to wind resistive detailing, we are concerned that special engineering design considerations
may not have been exercised in the placement of these components on the existing roof. If this is the
case, these elements are expected to become a liability not only to themselves, but to the structure on
which they are attached. (See following Item 3. Roof Joists.)
2. Roof Deck System:
Definition .
In addition to the discussion offered above with regard to Roof Diaphragms, the roof deck system also
represents the first gravity load carrying component in a building structure. Conversely, wind uplift
forces must also be resisted.
Description .
The original construction documents indicate that light 28 gauge corruform metal deck was specified
to be used in composite with lightweight insulating concrete fill.
Evaluation .
Of primary interest here is the deck's ability to resist the uplifting forces experienced during a wind
storm. The roof itself is attached to the deck and depends on it to maintain the water-tightness of the
roof. If excessive deflections or cyclical wracking occur, the roof membrane can loose adhesion or
rupture, allowing for subsequent water damage.
Though the fastening means and patterns are not indicated in the 1982 plans, our analysis considered
the minimum acceptable weld patterns for this type of deck. Based on these considerations it appears
that the metal roof deck can resist the expected wind uplift forces, as set forth in the current building
code.
Conclusion .
The roof deck system appears to be adequate.
3. Roof Joists:
Definition .
Roof joists are typically horizontal load carrying members which are set repetitively and parallel to one
another. They are used over medium to long span areas to provide extended open area without columns.
Considerably lighter in weight than steel beams, joist are utilized extensively as economic roof framing
members. The roof joists carry the roof deck loads directly.
Description -
.18 .
In this facility, open-web "H-series" steel joists were utilized. Spaced at four feet (4'.0") on center,
they span approximately forty-four feet (44'_0"). H.series joists became obsolete in the early eighties,
being replaced by lighter, stronger and more economical "K.series" joists.
Evaluation .
Investigation reveals that these joists should be capable of carrying a total lineal load of 181 plf and
a total live load of 88 pit. This translates to derived superimposed square foot loadings of 23.25 psf
dead load and 22.0 psf live load. Our calculations show that the actual 1982 loads were 23.0 psf dead
and 30.0 psf live, indicating that the joists were undersized originally (P.B.C. Code Amendments were
checked back to 1979 indicating 30 psf minimum live load for a flat member with less than 200 sq.
ft. tributary area). (Ref: Graphic Exhibit "G".) In addition to gravity loads, roof joists must resist a
proportional amount of wind uplift, often concentrated due to rooftop features or equipment. Since steel
joists are designed to be an economical method of framing, they can be sized to carry just the amount
of load required by the design, with minimal surplus capacity. This being the case, they are often
incapable of supporting loads delivered by future additions.
The mansard trusses were added to the 1982 addition during the 1989 north wing addition (Ref: Camp.
& Clad. Item 1). Typically, a check for surplus capacity must be performed on the existing joists to
determine their ability to carry the additional loads. In addition to gravity loads, changes in the way
the wind interacts with these features must also be considered. Additions such as these can produce
significant concentrated uplift loads at their points of attachment to the existing structure.
In this case, the resulting additional concentrated uplift loads calculated to act on the existing steel
joists will be expected to overstress the joists to the point of failure in every area. (Ref: Graphic
Exhibits "H" & "I".)
Conclusion .
Based on the wind induced concentrated loads due to the addition of the roof mansards, these joists
are expected to fail prior to wind speeds reaching 110 mph.
4. Roof Beams:
Definition .
Typically, roof beams follow joists in the load path hierarchy. Beams generally support several joists
and, therefore, an increased accumulation of tributary load, both gravity and uplift.
Description .
The steel wide flange roof beams support the roof joists around the perimeter of the building. They are
attached atop small steel tube columns hidden in the exterior walls. Spans are relatively short, generally
about twelve feet (12'-0").
.19 .
Evaluation -
The beams used in this facility are very small, short spanning wide flange members. The critical
element here is the unbraced length of the bottom flange under a condition of stress reversal
(compression) due to uplift bending.
Our analysis shows that the allowable moment for the eight foot (8 ft.) unbraced length, taking a one.
third increase in allowable stress for wind loads, is adequate to resist the uplift forces expected. This
condition is made possible only due to the so.called moment connections previously mentioned. It is
important, however, to assure that these connections were correctly installed and exist in every span,
as designated in the 1982 plans. IThough difficult, this could be verified at the site)
However, it should be noted that this is an illustration of the previously mentioned co.dependency of
components. If the roof deck fails, the joists loose their critical top chord bracing, which allows them
to buckle. The beam braces in turn could be incapable of controlling the beam buckling phenomena they
were designed to resist.
Conclusion .
The beams are adequate as designed as long as the as.built conditions reflect the design intent, and as
long as the entire roof framing system maintains integrity.
5. Roof Support Columns:
Definition .
These members are the final structural element capable of transmitting gravity and uplift forces to the
foundations. The beams typically are supported by the columns.
Description -
The columns used in this facility are very small, structural steel square tubes, three inches (3") in
dimension. (Tube steel 3" x 3" x 3116").
Evaluation .
Steel tube columns lying within the exterior wall system provide the support for the roof beams. The
columns must resist an increasingly larger tributary area affected by wind uplift forces. The columns
used here are very small members, steel tubes 3" x 3" x 3/16". They are designed to carry only a
concentric axial load and cannot tolerate induced moments such as might be expected if the roof
diaphragm is allowed to drift laterally. Such lateral drift may be expected under hurricane force loadings
if the diaphragm does not remain stiff and intact at both ends.
further, the means of attachment at the base of these columns is a potential weakness. The columns
are bolted to the original 1960 concrete roof beams by means of (4) 112" diameter expansion anchors.
.20 .
The critical depth of embedment is not specified. Based on the recommended standard embedment of
3 1/2", the connections near the extreme north and south ends of the building are 76% overloaded in
tension due to uplift.
Conclusion .
While the small columns have the virtue of being hidden easily in a thin stud wall, this could be their
weakness as well. Such columns are very slender and their potential for buckling failure due to impact
is large. further, the means by which the columns are anchored is unreliable and deficient in resisting
uplift. It could be expected that either or both modes of failure would occur.
.21 .
6. Exterior Wall Systems:
Definition .
There are generally two types of modern building wall systems: bearing wall and curtain wall Bearing
walls support vertical loads and provide support for floor and roof framing members. Curtain walls are
non-load bearing infill or hanging walls which serve only as closure to the building. The framing loads
are carried by a structural frame independent oi the walls.
Description .
The walls in this building are of both types listed above. The end walls and stair well walls as well
as the first floor 1960 walls are load.bearing type concrete masonry. The 1982 second floor east and
west walls are the curtain wall variety, composed ot 4" light gauge metal "cee" studs, 16" on center,
with exterior insulation board finished with cement plaster. This system is a non-load bearing curtain
wall providing building closure only. It is expected, however, that the exterior wall and its various
components must provide individual and composite resistance to lateral wind pressures of all types in
order to fulfill the wall's duty as part of the building envelope.
Evaluation .
The 1982 plans do not call out the metal stud gauge thickness to be used. However, considering the
external pressures of between 67.0 psf and 76.0 pst and an unbraced height of twelve feet (12'), no
4" stud section manufactured can meet these pressures. The maximum allowable height for a 14 gage
stud with allowable deflection limits of L{240 is 10.9 feet. (A 14 gauge wall stud would be considered
unusually heavy)
If we consider the lesser pressure of 50 psf acting on most areas of the windward walls, still only a
14 gauge, very heavy duty profile metal stud will qualify. There is no information in either the
architectural or structural drawings to indicate the criteria being used to size the wall studs, nor with
regard to the types of fastenings used.
Conclusion -
The exterior metal stud framed curtain walls, as detailed in the 1982 construction documents, are not
capable of resisting the Code specified minimum wind load pressures, and are expected to fail under
minimal hurricane level wind loading.
.22 .
VIII. RECOMMENDATIONS
Recommendations for possible reinforcing and hardening of the facility elements are presented here in the same
order as they appear in the above analysis. An estimation of general feasibility and cost of repair accompanies
each item.
MAIN WIND FORCE RESISTING SYSTEMS:
Roof Diaphragm/Shear Chord: (Ref: Analysis MWfRS. Items 1 & 2, Page 12)
Condition "A":
The roof diaphragm is expected to begin to fail towards the upper range of a category 2 storm
(maximum sustained wind speed - 110 mph). Due to unknowns regarding critical engineering design
intent on the 1982 plans, such as the design lateral shear and means of deck fastening, we can assign
only the minimum allowable shear capacity to the existing roof diaphragm system based on published
proprietary data (415 Ibs/l.f. x 3.25 safety factor - 1350 Ibs/l.f. ultimate) This value falls short of the
1400 Ibs.l.f. actual shear concentrated into the diaphragm due to the discontinuous shear chord.
The most feasible and economical solution to remedy this condition would be to introduce a new section
of diaphragm shear chord across the discontinuity at the stair tower shear wall, a length of about
twenty.two feet (22 ft.). This chord angle could be welded to the steel joist adjacent to the wall and
bolted into the tie-beam to create a uniform and continuous distribution of shear forces into the full
length of the shearwall. This would occur in two locations, (i.e., adjacent to each stairwell).
The estimated cost for this installation is $15,000.
Condition "B":
The metal studs to which the shear chord is fastened are of an unknown gauge and section.
Regardless, additional bracing must be added to transfer the shear load out of the studs and into the
concrete tie.beam of the masonry end wall. This could be accomplished by welding or bolting steel
strap material or steel angles in a diagonal fashion, to effectively create a wind transfer truss between
the diaphragm chord and the top of the wall.
The estimated cost for this installation is $19,500.
Shearwalls: No action required.
Moment Resisting Connections & Frames:
.23 .
It was determined that the so.called "moment connections" detailed in the design drawings do not contribute to
a moment resistance frame of any substance. These angle braces need only be inspected to verify that they
indeed were installed as detaiJed in order to provide the needed lateral bracing for the beams.
footings & Overturning: No action required.
COMPONENTS & CLADDING:
Ornamental Wood.framed Mansards: (Ref: Analysis, Compo & Clad., Item 1, Page 17)
There is a lack of engineering data from which to draw an analytical conclusion with regard to these
components. It is our professional opinion that the wood mansard members were engineered to minimal
standards. Recent storm history has given the professional community cause for some concern about common
building practices with wood trusses, plywood decking and tile roof cladding. Typically these systems come
apart as a combined result of inadequate design, detailing and faulty installation.
It would be costly to systematically inspect, analyze and reinforce the more than 500 mansard frames featured
on this roof. further, in light of recent wood truss performances in hurricane circumstances, it is possible that
portions of this false roof system would break. up and blow away, perhaps before inducing damage to the
supporting steel joists below. However, a precise prediction of this possibility is impractical.
Roof Deck System: No action required.
Roof Joists: (Ref: Analysis, Compo & Clad., Item 3, Page 19)
Due to the consequences of adding the wood mansard trusses to the roof joists in 1989, the originally
overstressed 22H7 joists are at serious risk of failure, if placed in the path of a severe wind storm. The very
type and magnitude of failures revealed in our analysis indicate the need for reinforcements in order for these
members to survive intact.
We recommend that a series of light steel beams and columns be introduced to the interior of the second floor
in order to shore the joists.
The estimated cost of this installation is $22,000.
Roof Beams: No action required.
Columns: (Ref: Analysis, Compo & Clad., Item 5, Page 21)
Assuming that the roof structure and diaphragms were to be hardened such that we could expect the framing
and cladding to hold together long enough to deliver the calculated magnitude of uplift to the columns, some
reinforcing work would be required here.
.24 .
'.
Those columns located near the corners of the building (known as end-zones) require some additional anchorage
into the concrete beams below. This would be accomplished by selective demolition of the walls adjacent to
these columns to allow access to the base plates. Additional steel and anchors would then be added to extend
the uplift resistance of the columns.
The estimated cost of this installation is $25,000.
Exterior Wall Systems: (Rev: Analysis, Compo & Clad., Item 6, Page 22)
A considerable risk to the building envelope lies in the metal studs and closure materials which form these walls.
The studs are undersized and the cladding materials (gypsum board and stucco) possess little capacity to resist
wind loads and air.borne debris expected in a wind storm.
Since the entire east and west second floor walls are constructed this way, any remedial operation to improve
their status would encompass a large area. The scale of this task makes it unfeasible to bring about
improvement to all aspects of the wall assembly.
However, the addition of strong knee bracing just above the suspended ceiling tile would reduce the vertical
unbraced length of the studs, thus improving their overall resistance to lateral forces. The extent of this remedy
would affect approximately three-hundred sixty linear feet (360 I.f.) of existing wall. The braces would be
attached from the studs to the joists above, creating a condition of improved fixity. All of this work would occur
above the ceilings.
This repair, however, would not bring the walls all the way toward the required resistance for 110 mph winds
and associated debris, but merely reduce the risk and elevate the ultimate threshold of total wall envelope failure.
The estimated cost for this installation is $45,000.
Window Treatments:
finally, no wall improvements make sense without the inclusion of adequate window protection. Based on a
round figure cost of $1,200 per unit for accordian type shutters, times 27 units, the estimated installed cost
of window shutters for the two-story 1982 facility is $32,400. Additionally, a custom shutter solution would
have to be achieved for the east, two story glass lobby storefront. Estimated cost could be as high as $20,000.
This figure does not include protection for the ribbon windows in the commission chambers, the first floor 1960
windows, or the 1989 north wing annex.
Cost Summary
1. Diaphragm Chord: . " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " $34,500
2. Roof Joists ....................................... $ 22,000
3. Columns ......................................... $25,000
.25 -
.
4. Wall Studs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $40,000
5. Shutters ......................................... $52.400
Total . . . . .. 173,900
IN CLOSING
This report represents the conclusion of the first part of a four part analysis. Items B, C & 0 will follow, based
on the findings herein.
The City Clerk's Vault (Part B), the (MIS) Computer Services Support Area (Part C), and other key offices are
at risk of damage due to wind and water intrusion, as well as structural loss. These issues and possible
solutions will be addressed specifically, and added to this portion, Part A, to conclude the final, comprehensive
analysis.
1933951CITYHALl.CEP -26 -