[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6266737,"mediaKeyId","3086739-a772f0bc63838ef13abef254101ef75c","parentId",3086739,"title","Board recommends permitting ‘contemporary functionalism’ as an alternate downtown architectural style","audioSeconds",4087,"startMs",4831000,"endMs",8918000,"viewUrl","/Search/View?dp=1&key=3086739-a772f0bc63838ef13abef254101ef75c&start=4831&end=8918","thumbnailUrl","https://assets.pipeline.soar.com/3086739-a772f0bc63838ef13abef254101ef75c/thumbnail_4831000.jpg","articleUrl","/articles/6266737/Delray-Beach/Palm-Beach-County/Florida/Board-recommends-permitting-contemporary-functionalism-as-an-alternate-downtown-architectural-style","mediaUrl","https://secure.pipeline.soar.com/6266737-08fc5af4165d0f4de721ec4d0d3dff0a/orig.mp4?Expires=1771198393&Signature=coUWOOkvNnzMI30kngwKOCEdWChKJUCQrkQbNAK5TsDp4rwZa~mbgUh1UUx8uNODF322m9p6nbbcvs5U53s7zoM1XVIbZ-wSe1p-IUp3Sk9ut0Z1l6D0nWn6~UdklJR0jndP064hrqukYUhs8wPmGIxi7pA-Cpg5m3fU2pPYkNRdB7UIdL8F-7LlUEUgtBP9DhA5~GzP18lQ79jBMdqFdrf5atLwSqdUatSme-O9ptZbJMI-uTNuIeqLO13xe3MpZPdOfPkhg57XseTYn2xp-1ED4UwvK9sJLdvFTEFoHqRs3XIoBLkqgLmihg8pcRRUs-y2SUXvJq~ViIQB~CXBWw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Delray Beach, FL","date","2025-04-22T12:15:20Z","article","The Planning & Zoning Board on April 21 voted 5‑2 to recommend that the City Commission accept “contemporary functionalism” as an alternate architectural style for a proposed four‑story residential project at 109 Southeast Fifth Avenue.

The applicant team, led by attorney Neil Schiller of Government Law Group with architects from NEDA and developer Jerry Badoff, asked the board to accept contemporary functionalism — characterized in their materials as a tripartite facade (base, middle, top), use of modern materials (glass, steel, concrete), expansive fenestration, simple geometric forms and climate‑responsive elements — as an accepted alternative style under the Central Business District design guidelines. The application is a request to establish the style category; the project’s level‑3 site plan will return to staff and the board for design review and any necessary waivers.

Planning staff, represented by Senior Planner Julian Gudanik, said staff was not opposed to contemporary‑era architecture per se but questioned whether the applicant had sufficiently defined the proposed style as a documented Florida vernacular that is contextually appropriate for Downtown Delray Beach. Staff noted the term “contemporary” describes a period rather than a specific architectural vocabulary and urged clearer, more specific defining characteristics before the style is adopted broadly. Staff also noted several nearby examples of contemporary buildings and advised that approval of the style does not equate to approval of a specific design.

Members who voted in favor said the city’s downtown already contains several contemporary buildings and the proposed style could be integrated with careful review of design details. Two members — Mitch Katz and Gregory Snyder — voted no, citing concerns about the breadth of the category and the need for greater specificity in the design guidelines.

The motion recommended approval of the “contemporary functionalism” style to the City Commission. If the commission concurs, the applicant’s site plan will proceed through the normal detailed review with staff and the board for design compliance and any additional approvals.","mediaType","Video","parentTitle","P&Z Meeting 04-21-2025 5:00 PM","oneSentenceSummary","The Planning & Zoning Board voted 5‑2 on April 21 to recommend that the City Commission permit an alternative architectural style called “contemporary functionalism” for a proposed four‑story residential development at 109 SE Fifth Avenue.","taxTitle","Delray Beach, Palm Beach County, Florida","taxId",5598,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6266741,"Planning board denies site‑plan conversion of shed into dwelling at 2312 Spanish Trail, rejects variances and landscape waiver",2200,2574000,4774000,"/Search/View?dp=1&key=3086739-a772f0bc63838ef13abef254101ef75c&start=2574&end=4774","https://assets.pipeline.soar.com/3086739-a772f0bc63838ef13abef254101ef75c/thumbnail_2574000.jpg","/articles/6266741/Delray-Beach/Palm-Beach-County/Florida/Planning-board-denies-siteplan-conversion-of-shed-into-dwelling-at-2312-Spanish-Trail-rejects-variances-and-landscape-waiver","https://secure.pipeline.soar.com/6266741-38d6ef9067a0817f8d59493bd118ad72/orig.mp4?Expires=1771198393&Signature=dBeqc4vn~XM7DM-wiyHsNuf3Ns0cvBZXpW-1WGo7SJHwGvegAxlCEumR~EyjUV5YSIBcriNRi-n76MKZ4~2hZiO4OawG-I~O87nQxgADOIcmh7axCTzkxPzV2uJfcTRwHLmgd2jy3OjlhHzib2mPZz7oWZ9CRh0oLT-JGuDRGa-ivYWa~JXjDPvs2fZmMGBk2oYaVHdmuA6Q~bcRQUQyiXHUeKcEMkwrsE3AOA3U~cKzAC5AMJCLLze5d-an6GZKSeE3C1TdTv3aQd0U66U5thPYCfZ8PT11wBe0lMomUKkjHY08rdI1iHwJ2ihUjCZyWvtXgSq3AQkKSuXYH5GVMA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning & Zoning Board on April 21 denied a level‑2 site plan application to legalize the conversion of a permitted shed into a third dwelling unit at 2312 Spanish Trail and denied the accompanying variances and landscape waiver.

The applicant, represented by architect Mike Covelli of Covelli Design, said the small existing building was permitted as a shed in 2007 and later converted to an efficiency unit without permits; the current owner purchased the property in 2023 and submitted the application to bring the structure into legal compliance.

Staff and the applicant described the requests as: an interior side setback of 14.6 feet where 15 feet is required (a 0.4‑foot reduction); a rear setback of 14.5 feet where 25 feet is required (a 10.5‑foot reduction); and a waiver for the front landscape buffer, proposing a 2.1‑foot strip where 5 feet is required. Staff noted a 2023 LDR text amendment increased rear setback standards for duplex/multifamily to 25 feet; the shed had been permitted under earlier standards.

Board members raised concerns about legal and procedural issues, including whether the current owner conducted sufficient due diligence at purchase and whether approving variances would reward an illegal conversion by a prior owner. Several board members said the combined scope of variances and waiver constituted special treatment. Director-level staff and the applicant explained the property’s permitting history and existing built relationships to adjacent structures.

A motion to deny the level‑2 site plan and associated variances and waiver was offered by Mitch Katz and seconded by Allison Thomas. The roll call recorded a 6‑0 vote to deny.

The applicant may pursue other remedies, but the board’s denial prevents legalization of the converted unit under the requested variances and waiver as proposed.","The board voted 6‑0 to deny a level‑2 site plan that would legalize a 413‑square‑foot converted efficiency unit and requested variances: a 0.4‑foot interior side setback reduction, a 10.5‑foot rear setback reduction and a reduction of required landscape buffer from 5 feet to 2.1 feet.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6266746,"Planning board approves Layton Point preliminary plat, recommends final plat to commission",1221,1246000,2467000,"/Search/View?dp=1&key=3086739-a772f0bc63838ef13abef254101ef75c&start=1246&end=2467","https://assets.pipeline.soar.com/3086739-a772f0bc63838ef13abef254101ef75c/thumbnail_1246000.jpg","/articles/6266746/Delray-Beach/Palm-Beach-County/Florida/Planning-board-approves-Layton-Point-preliminary-plat-recommends-final-plat-to-commission","https://secure.pipeline.soar.com/6266746-d3fad8a3de3ac5f7c9ecaebb7bb198ec/orig.mp4?Expires=1771198393&Signature=M15kif1DdPR-lbbCWSm-VhLmQ1SJRyJwrarE0y18H0YdPz0GI2pWnKHmM31rDimz86eplTW8hUhM4S0Wc154Qd9io~B41dyYiXE1MW3VztFzrXEzVTFucj8V9EoHlGeYqc8giXoVYiRCqRJeLOGHgNfKvc1A3FV-c0Ejch49So~THlQw7TPVyFVFAfrwrGWi0dgpW0808uR9OP7UByRWfd1BmxL8fMMM8U~3NL6dXEFi6sMT3DmnYZuNzl4qL~dQ83ySmYYogElMVk4C5KXPKBekugowJfdaBUH8dXPKDnDbdv7D~igRKT-8jNJq78hwNn9A-BdbsRwIbqvs9KAfKQ__&Key-Pair-Id=KUT5TJCACFTXG","The Delray Beach Planning & Zoning Board on April 21 approved a preliminary plat for the Layton Point subdivision at 3900 Sherwood Boulevard and recommended certification of the final plat to the City Commission.

Christina Blinky, attorney/representative for the applicant, described the project as a 9.34‑acre site that will be subdivided into 26 fee‑simple single‑family lots with about 2.2 acres of common open space. The applicant and staff said the plat complies with the land development regulations and the comprehensive plan’s low‑density designation.

Planning staff noted the property had a long history, including a monastery that was demolished earlier this year and a 2024 land‑use map amendment that allowed the change to low‑density residential. The plat proposes lot sizes larger than typical R1A lots (7,500 square feet is a referenced standard) and reserves Lot 26 to a single‑story product to protect an adjacent existing residence. The developer will provide open space, a playground and benches in the tract identified as open space.

Staff said public‑infrastructure items will follow through the commission and consent agenda, including abandonment of existing water and sewer easements and recordation of new easements; a class‑1 site plan review will follow administrative approval if the plat is certified. Staff also reported projected impacts: traffic estimated to add about 270 daily trips and that solid‑waste capacity is projected to accommodate the development through 2054.

Board member Allison Thomas made the motion to approve the preliminary plat; the board’s roll call recorded a 6‑0 vote in favor. The board then voted 6‑0 to recommend certification of the final plat to the City Commission.

Next steps: the applicant must complete the recordation steps and any required administrative site‑plan review before building permits may be issued.","The Planning & Zoning Board voted unanimously to approve a preliminary plat for a 26‑lot single‑family subdivision east of Military Trail (3900 Sherwood Blvd.) and recommended the final plat to the City Commission.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6266751,"Residents ask city to keep protective barrier on Barwick Road; Public Works to include issue in upcoming design outreach",719,395000,1114000,"/Search/View?dp=1&key=3086739-a772f0bc63838ef13abef254101ef75c&start=395&end=1114","https://assets.pipeline.soar.com/3086739-a772f0bc63838ef13abef254101ef75c/thumbnail_395000.jpg","/articles/6266751/Delray-Beach/Palm-Beach-County/Florida/Residents-ask-city-to-keep-protective-barrier-on-Barwick-Road-Public-Works-to-include-issue-in-upcoming-design-outreach","https://secure.pipeline.soar.com/6266751-ac61c85b6769742140f7fbe281db26c3/orig.mp4?Expires=1771198393&Signature=SfXVxADcDSAE5M4fWWlmQj1orsYuUHINN3OaU43CwyXdH2ggFCWK9mUJxt6V2-hYw6OTc3i6KrYccBQwV1LvLexhQweTS98Nus8VgOItr4ysA1YWfr9I5pLGSaHrOmsjQcXxamSEECS1ynG1kSp2hA1FMkD-CyxEqQUcDls843x4OWRvPVfkMoP8J0AZp5HmBl9mcynyvggGGpum-9ju13v-xrhnY18q4dfoJmFJ1qok9oZuRb65ZMB3zdJ1msSjyzh2-ODJndrHTQvq0x~m1jx-gQS~AwbXiAODYeHIYwfZaTO8XjD6eK5IXdjRCSyQxo~Br1-5UpgK3cqv7sDhQg__&Key-Pair-Id=KUT5TJCACFTXG","At the Delray Beach Planning and Zoning Board’s April 21 hearing on the annual infrastructure improvements plan, a representative of the Sable Lakes Phase 1 Homeowners Association urged city staff to retain a protective barrier on Barwick Road north of Lake Ida Road.

Michael Tang, speaking for the Sable Lakes HOA, told the board the guardrail and sidewalk barrier that runs along Barwick Road “is a crucial part of city infrastructure that keeps area residents, cyclists, and elementary school aged children that attend Banyan Creek Elementary safe” and said the barrier has been struck repeatedly by motor vehicles over the years.

City staff explained that the meeting was the annual public hearing to collect projects for the improvement plan that staff will evaluate for inclusion in the budget adopted in September. Public outreach for projects over $25,000 was described as already underway through the city website, social media and direct email to neighborhood groups.

Jason Kaufman, Public Works engineering division manager, said the southern portion of Barwick (Atlantic to Lake Ida) is currently under construction and that design for the northern segment will begin later this year. Kaufman said the design process will include two public outreach meetings and that staff has been compiling contact lists for the project and will notify Sable Lakes residents when the meetings are scheduled.

Board members and speakers also raised questions about reclaimed (recycled) water; Public Works deferred those technical utility questions to the Utilities Department and encouraged residents to contact utilities directly for more details.

No formal action was required at the hearing; staff said comments gathered at the hearing will be evaluated for inclusion in the September budget adoption process.","Homeowners urged the Planning & Zoning Board to preserve a protective roadside barrier on Barwick Road that separates sidewalks from vehicle traffic; Public Works said the north segment is slated for design later this year and the community will be notified of outreach meetings.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6266733,"Board recommends zoning rules to limit standalone tobacco/vape shops downtown; asks staff to widen separation distances",613,9153000,9766000,"/Search/View?dp=1&key=3086739-a772f0bc63838ef13abef254101ef75c&start=9153&end=9766","https://assets.pipeline.soar.com/3086739-a772f0bc63838ef13abef254101ef75c/thumbnail_9153000.jpg","/articles/6266733/Delray-Beach/Palm-Beach-County/Florida/Board-recommends-zoning-rules-to-limit-standalone-tobaccovape-shops-downtown-asks-staff-to-widen-separation-distances","https://secure.pipeline.soar.com/6266733-dac57fdceaa98b5449daffd0324b5f52/orig.mp4?Expires=1771198393&Signature=PGk8d-w5rW8s4XkCUM0xlJyAgKfSkky5~Qy0ertMBVZCM-yvNN2Updmvm0KyIxRc2sWfqI6VKT8KWeOK7f8csduxF3BzblhanGtNUyzXqb6da4eciMGMCdNZqxpsy23xxWo66EstOICHqCSb6Bv3KScOtj5yt~Z-lXl4grJcsx8FVJ74QIBTS06ZdeuPln83taTBZ4gqiI9h5oqZ9kalrw2lpn-UWd9XiPqhYl5XdS8X3EiwXMZjKHGYxKVCyS8sbPxH2HppF1blN7gHP8w03HFgUf0e9F5m53Et-rJCNOqN4QVs8UXukgf0BwUbWryDeDRa9V-FdfhrhT8LrmA5Jw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning & Zoning Board on April 21 recommended that the City Commission adopt a city‑initiated amendment to the Land Development Regulations to regulate standalone retail tobacco and nicotine product dealers.

Staff explained the amendment aims to prevent proliferation of standalone vape and tobacco shops in the downtown by treating those retailers differently from grocery stores and other retailers that sell tobacco incidentally. Key elements presented by staff included a 750‑foot separation between standalone retail tobacco dealers, a central‑business‑district limit of no more than one such shop per block, a 300‑foot buffer from residential zones, schools, public parks, daycare facilities and convenience stores, restrictions on display of nicotine products in windows, and operating hour limits (8 a.m. to 10 p.m.). Staff said the approach mirrors distance and locational restrictions used for alcohol and CBD retailers.

Board members expressed support for regulation but asked staff to tighten some standards. Several members said 750 feet felt too permissive and asked staff to increase the separation distance; others suggested a larger buffer from schools. Staff said existing standalone shops that do not meet new separation standards would be allowed to continue as legal nonconforming uses but that staff would evaluate options for whether future transfers or sale should affect grandfathering.

A motion to recommend the ordinance to the City Commission as amended to increase separation distance carried 6‑0. Staff said it will carry the board’s recommendation, with the suggested tweaks, to the City Commission for final action.","The Planning & Zoning Board recommended City Commission approval of a city‑initiated zoning amendment to restrict standalone retail tobacco and nicotine product dealers in the Central Business District, adding a separation rule and display limits; the board asked staff to increase distance requirements before forwarding the amendment.","actionData","errors"]

Article not found

Board recommends permitting ‘contemporary functionalism’ as an alternate downtown architectural style

Planning board denies site‑plan conversion of shed into dwelling at 2312 Spanish Trail, rejects variances and landscape waiver

Planning board approves Layton Point preliminary plat, recommends final plat to commission

Residents ask city to keep protective barrier on Barwick Road; Public Works to include issue in upcoming design outreach

Board recommends zoning rules to limit standalone tobacco/vape shops downtown; asks staff to widen separation distances