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HPB clears way for larger mixed‑use redevelopment at 1020 Pennsylvania Ave by removing square‑foot cap and approving a 3‑story, six‑unit building
Summary
The board approved deleting a 2014 condition that limited future development at 1020 Pennsylvania Avenue to the footprint of demolished structures and approved a new three‑story, six‑unit residential building after design revisions reduced a third‑floor overhang. Staff supported the removal of the 4,530 sqft cap, saying
The Historic Preservation Board on July 8 approved two linked actions for 1020 Pennsylvania Avenue: deletion of a prior (2014) restriction that would have limited future construction to the square footage of previously demolished buildings, and the COA for a new three‑story, six‑unit building that exceeds that past cap.
Why staff recommended removing the cap Planning staff told the board the vacant lot has sat empty for more than a decade and that the 2014 condition — which limited future development on the site to roughly 4,530 square feet — made reasonable redevelopment economically infeasible. The city’s planners said the proposed building is sized, scaled and massed to be compatible with two‑ and three‑story neighboring buildings and the Flamingo Park Historic District and that lifting the 2014 restriction would allow a project more in line with current zoning while still being contextually appropriate.
Design changes and waivers In response to staff comments, the project team reduced the depth of a projecting third‑floor overhang facing the street and sought a two‑foot waiver on the minimum height for the covered parking area (the code requires 12 feet above base flood elevation plus freeboard; the board may waive by up to 2 feet). Staff supported the height waiver to keep the new building compatible with adjacent low‑scale contributing structures.
Board vote and conditions The board voted to remove the prior square‑footage restriction and approved the new building design, subject to staff’s recommended conditions and a modified condition limiting the street‑facing overhang to no more than three feet and requiring additional staff review of the final overhang detail and materials. The COA and variance approvals were adopted following roll‑call votes.
Quotes (selected) • "Staff has no objection to the deletion of this condition...the lot has remained vacant for over 10 years and has had an increasingly adverse impact on the surrounding historic district." — Jake, Planning/Historic Preservation staff • "We are proposing units on approximately 1,200 square feet...larger than most of the existing units in the neighborhood." — project architect
Ending With the board’s approvals the applicant can move forward with final permitting; staff will review final details and the applicant will be required to comply with the HPB conditions on the overhang and covered parking height.
