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HARB approves revised design at 26 Tokes Place but directs revisions to soften hardscape and reorient porch steps
Summary
The board approved after-the-fact modifications to a raised house at 26 Tokes Place on condition the applicant reorient porch stairs to the original face of the house, reduce hardscape brick area and submit revised landscape plans that increase planting and use wood for trellises.
HARB approved changes to 26 Tokes Place on June 18, allowing after-the-fact modifications to the front porch orientation, rear wing and hardscape only after the applicant agreed to several modifications requested by the board.
What the board approved and required: Staff presented the as-built condition and the applicant presented a revised plan. HARB’s motion approved the after-the-fact modifications on condition that the applicant: - Reorient the front porch stairs to face forward (restore the originally approved orientation), sacrificing one parking space to restore the historic approach and protect the building’s residential character. - Reduce the large paved brick hardscape (approximately 1,600 sq ft proposed) and submit a revised landscape plan that increases planting, uses native or Florida‑friendly species, and integrates planting into the southwest quadrant to balance the yard. - Replace the existing vinyl trellis with a wood trellis and provide a plan for lighting color/temperature appropriate for the district. - Notify the city archaeologist and provide mitigation if ground disturbance exceeds the 100‑sq‑ft threshold.
Why the board took that approach: Board members criticized the large, monochrome brick paving and the porch reorientation (which had been constructed without subsequent HARB approval) because the result read as a commercial hardscape rather than a historic residential yard. Members directed the applicant to restore the stair orientation as previously approved, and to soften the paving area with landscaping and a wood arbor so the site better reflects the historic residential context while preserving limited loading/unloading functionality.
Vote and implementation: The motion to approve the application with the revisions passed unanimously. Staff will review the applicant’s revised landscape and hardscape plans for compliance; if the applicant provides the revised plans and they meet staff standards, no new HARB hearing is required. The applicant also must arrange for archaeological notification if disturbance exceeds the city threshold.
Public comment and context: Neighbors and board members stressed balancing the owner’s need for functional parking and loading with the city’s interest in preserving the residential look and pedestrian amenities in the historic neighborhood. The applicant agreed to return the stairs to the originally approved orientation and to reduce paving in favor of landscape.
