2010-27342 ResoRESOLUTION NO. 2010-27342
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, APPROVING A PRECONSTRUCTION
APPLICATION FOR HISTORIC AD VALOREM TAX EXEMPTION FOR A
SINGLE-FAMILY PROPERTY AT 4431 ALTON ROAD, AND AUTHORIZING
THE MIAMI-DADE COUNTY PROPERTY APPRAISER'S OFFICE TO GRANT
THIS TAX EXEMPTION FOR THE CITY'S PORTION OF AD VALOREM
PROPERTY TAXES FOR QUALIFYING IMPROVEMENTS TO THE SUBJECT
PROPERTY FOLLOWING SUBSTANTIAL COMPLETION OF THE PROJECT
AND COMPLIANCE WITH CERTAIN CONDITIONS.
WHEREAS, the Mayor and City Commission have deemed it in the best interest and
welfare of the City of Miami Beach ("City") to provide financial incentives for the retention and
rehabilitation of architecturally and historically significant single-family homes in Miami Beach;
and
WHEREAS, on December 8, 2004, the Miami Beach City Commission adopted
Ordinance No. 2004-3469 that authorizes an exemption for the City's portion of ad valorem
taxes if qualifying improvements are made to historically designated single-family homes; and
WHEREAS, Constance Rachel Coopersmith Residence Trust, the owner of real
property located at 4431 Alton Road (Lot 1 of Block 6 of Nautilus Extension, according to the
Plat thereof, as recorded in Plat Book 34 at Page 47 of the Public Records of Miami-Dade
County, Florida), submitted requests to the City's Planning Department for the following: a)
designation of the property as an historic structure, b) a Certificate of Appropriateness, and c)
an Historic Ad Valorem Tax Exemption for the subject property; and
WHEREAS, on January 12, 2010, the City's Historic Preservation Board held a public
hearing and voted unanimously (7 to 0) to approve the individual designation of the single-family
residence at 4431 Alton Road as an historic structure [Exhibit "A"]; and
WHEREAS, at the same public hearing, the Historic Preservation Board reviewed and
unanimously approved (7 to 0) the proposed improvements to the subject single-family property
and granted a Certificate of Appropriateness, subject to certain conditions indicated in the Final
Order of the Board [Exhibit "B"]; and
WHEREAS, at the same public hearing, the Historic Preservation Board held a public
hearing and voted unanimously (7 to 0) in favor of recommending that the Mayor and City
Commission approve a Preconstruction Application for Historic Ad Valorem Tax Exemption for
qualifying improvements to the historically designated single-family property at 4431 Alton Road
[Exhibit "C"]; and
WHEREAS, the Historic Preservation Board has certified that the subject single-family
property for which an exemption is requested is eligible and satisfies Section 118-602(a) of the
Miami Beach City Code; and
WHEREAS, the Historic Preservation Board has determined that the proposed
improvements to the subject single-family property are consistent with the Secretary of the
Interior's Standards for Rehabilitation and the Certificate of Appropriateness criteria in Section
118-564 of the Miami Beach City Code, in accordance with Section 118-602(b); and
WHEREAS, the City's Planning Department has recommended that this request for a
tax exemption for the subject single-family property be granted, subject to all of the conditions
set forth herein and the Historic Preservation Board Order (Exhibit "B").
NOW THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, that a Preconstruction Application
for Historic Ad Valorem Tax Exemption for the subject single-family property at 4431 Alton Road
be approved, subject to the conditions of the Historic Preservation Board Order (Exhibit "B") and
the following conditions:
1. Scope of Tax Exemption. The exemption shall apply to one hundred (100) percent of
the assessed value of all qualifying improvements to the single-family property that result
from restoration, renovation, rehabilitation, and/or compatible additions. The exemption
applies only to taxes levied by the City. The exemption does not apply to taxes levied
for the payment of bonds or to taxes authorized by a vote of the electors pursuant to the
Miami Beach City Code or the Florida Constitution. The exemption does not apply to
personal property or to properties located within a community redevelopment area. The
Miami-Dade County Property Appraiser's Office will make the final determination of
whether an improvement qualifies for an exemption.
2. Approved Qualifying Improvements. The qualifying improvements to the subject single-
family property delineated below are considered to be eligible for the tax exemption, as
submitted to and approved by the City's Historic Preservation Board.
a. All non-original awning windows will be removed and replaced with Aluminum Impact
Resistant Casement windows to match the historic window type and configuration.
b. A one-story, 1,214 square feet master-suite addition will be constructed over the
original garage at the north wing of the home facing 44th Court.
c. A 565 square feet addition will be added at the ground level below the proposed
master suite, which will contain a gym and powder room.
d. In 1955 a flat roof enclosure was added at the South End at the second level of the
home. This flat roof will be removed and the original barrel the roof line will be
extended to the southern portion of the second floor, with a gable end to match the
existing roof.
e. A sun porch addition will be constructed on the second level at the Southeast portion
of the structure overlooking the pool and patio below. This will result in a small
covered terrace at the lower level on the rear elevation, which will contain an open
cabana structure and summer kitchen.
f. The two existing second floor bathrooms, in original condition, will be renovated and
expanded, including appropriate the and fixtures and all plumbing and electrical
systems will be upgraded or replaced as necessary.
g. The ground floor powder room will be renovated and upgraded.
2
h. The existing kitchen will be expanded with new finishes and fixtures.
3. Duration of Tax Exemption. The exemption shall take effect on the January 1S` following
substantial completion of the improvements. The exemption shall remain in effect for ten
(10) years. The duration of ten (10) years shall continue regardless of any change in the
authority of the City to grant such exemptions or any changes in ownership of the
property.
4. Required Covenant. The property owner shall enter into a covenant with the City for the
term for which the exemption is granted. The covenant shall be form approved by the
City Attorney and shall require that the character of the property, and the qualifying
improvements to the property, be maintained during the period that the exemption is
granted. Before the effective date of the exemption, the owner of the property shall have
the covenant recorded in the official records of Miami-Dade County, Florida. The
covenant shall be binding on the current property owner, transferees, and their heirs,
successors, and assigns. Violation of the covenant shall result in the property owner
being required to pay the differences between the total amount of taxes which would
have been due in March in each of the previous years in which the covenant was in
effect had the property not received the exemption and the total amount of taxes actually
paid in those years, plus interest on the difference calculated as provided in F.S. §
212.12(3).
5. Building Permit Plans and Construction. Building permit plans must accurately reflect all
improvements approved by the Historic Preservation Board and City Commission in the
Preconstruction Application and architectural drawings for the single-family property. All
work on site must be in accordance with the building permit plans.
6. Amendments. All proposed amendments to the approved application and permit plans
must be reviewed and approved prior to the completion of the improvements. Minor
amendments to permit plans may be approved by the Planning Department provided
such amendments are consistent with the Secretary of the Interior's Standards for
Rehabilitation and the Certificate of Appropriateness criteria in Section 118-564 of the
Miami Beach City Code. Major amendments to the approved plans must be reviewed
and approved by the Historic Preservation Board.
7. Completion of Work. An application must complete all work within 30 months following
the date of approval by the city commission. An approval for ad valorem tax exemption
shall expire if the building permit for the approved work is not issued within the
timeframes specified under the corresponding certificate of appropriateness, or if a full
building permit issued for the approved work should expire or become null and void, for
any reason. The approval for ad valorem tax exemption shall be suspended if such
permit is issued but the property owner has not submitted a final request for review of
completed work within 30 months following the date of approval by the city commission.
The Historic Preservation Board, for good cause shown, may extend the time for
completion of a substantial improvement for a period not to exceed two years from the
completion date in the original approval by the city commission, or such lesser time as
may be prescribed by the board.
8. Review of Completed Work. The applicant shall submit a request for Review of
Completed Work to the Planning Department no less than 30 calendar days prior to the
3
effective date of expiration of approval by the City Commission, as may be extended by
the Historic Preservation Board. The Planning Department shall conduct a review to
determine whether or not the completed improvements are in compliance with the work
approved by the City Commission, including any approved amendments. If the Planning
Department determines that the work is in compliance, the final request for Review of
Completed Work shall be approved and issued in writing to the applicant. If the Planning
Department determines that the work as completed is not in compliance, the applicant
will be advised in writing that the final request for Review of Completed Work has been
denied. A written summary of the reasons for the determination will be provided,
including recommendations concerning the changes to the proposed work necessary to
bring it into compliance. The applicant may file an appeal of the decision of the Planning
Department within 15 days of such decision. The appeal shall be in writing and shall be
to the Historic Preservation Board and shall set forth the factual and legal bases for the
appeal.
9. Notice of Approval to the Propertv Appraiser. Upon the receipt of a certified copy of the
recorded restrictive covenant, the Planning Department shall transmit a copy of the
approved request for Review of Completed Work, the exemption covenant, and the
resolution of the City Commission approving the final application and authorizing the tax
exemption to the Miami-Dade County Property Appraiser's Office. Final verification of
substantial completion of the improvements shall be determined by the Miami-Dade
County Property Appraiser's Office. If final verification of substantial completion and
approval are given by the Miami-Dade County Property Appraiser's Office, the
exemption shall take effect on the January 15' following substantial completion of the
improvements.
PASSED and ADOPTED this ~~~-
ATTEST:
~~~ P~.~
CITY CLERK
APPROVED AS TO FORM & LANGUAGE
& FOR,E'1C~CUTION:
CITY.
day of m~~c~
2010.
. AY R
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DAT
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Exemption_Reso.doc
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COMMISSION ITEM SUMMARY
Condensed Title:
Resolution: Approval of a Preconstruction Application for Historic Ad Valorem Tax Exemption for the
Single-Family Property at 4431 Alton Road.
rce tntenaea outcome Su ortea:
Designation and retention of historically significant properties.
Supporting Data (Surveys, Environmental Scan, etc.): In the 2009 Survey, all respondents were
ssked to indicate if they felt the effort put forth by the City of Miami Beach on historic preservation was
loo little, too much or about the right amount. 77.1 % of respondents reported that the effort put forth
~y the City of Miami Beach on historic preservation is "about the right amount."
Issue:
The Administration is requesting that the Mayor and City Commission consider the proposed resolution,
which would approve a Preconstruction Application for Historic Ad Valorem Tax Exemption for asingle-
family property located at 3190 Royal Palm Avenue.
Item Summary/Recommendation:
The Administration recommends approval of the resolution.
~avisory t3oara rcecommenaation:
On January 12, 2010, the City's Historic Preservation Board held a public hearing and voted unanimously
(7 to 0) to approve the individual designation of the single-family residence at 4431 Alton Road as an
historic structure; and
At the same public hearing, the Historic Preservation Board reviewed and unanimously approved (7 to 0)
the proposed improvements to the subject single-family property and granted a Certificate of
Appropriateness, subject to certain conditions indicated in the Final Order of the Board.
At the same public hearing, the Historic Preservation Board held a public hearing and voted unanimously
(7 to 0) in favor of recommending that the Mayor and City Commission approve a Preconstruction
Application for Historic Ad Valorem Tax Exemption for qualifying improvements to the historically
designated single-family property at 4431 Alton Road.
Financial Information:
Source of Amount Account
Funds: q
2
3
OBPI Total
Financial Impact Summary:
Cit Clerk's Office Le islative Trackin
William H. Cary, Assistant Planning Director; Debbie Tackett, Senior Planner.
Sign-Offs:
D part ent 'rector sistant Manager City Manager
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AGENDA ITEM G7
BATE 3-/O-/17
MIAMIBEACH
CiTy of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
COMMISSION MEMORANDUM
TO: Mayor Matti Herrera Bower and Members of the City Commission
FROM: Jorge M. Gonzalez, City Manager
DATE: March 10, 2010
SUBJECT: A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA, APPROVING A
PRECONSTRUCTION APPLICATION FOR HISTORIC AD
VALOREM TAX EXEMPTION FOR A SINGLE-FAMILY
PROPERTY AT 4431 ALTON ROAD, AND AUTHORIZING THE
MIAMI-DADE COUNTY PROPERTY APPRAISER'S OFFICE TO
GRANT THIS TAX EXEMPTION FOR THE CITY'S PORTION OF
AD VALOREM PROPERTY TAXES FOR QUALIFYING
IMPROVEMENTS TO THE SUBJECT PROPERTY FOLLOWING
SUBSTANTIAL COMPLETION OF THE PROJECT AND
COMPLIANCE WITH CERTAIN CONDITIONS.
ADMINISTRATION RECOMMENDATION
The Administration is requesting that the Mayor and City Commission adopt the
proposed resolution, thereby approving a Preconstruction Application for Historic Ad
Valorem Tax Exemption for asingle-family property located at 4431 Alton Road.
HISTORIC SINGLE-FAMILY AD VALOREM TAX EXEMPTION
On December 8, 2004, the City of Miami Beach enacted legislation that authorizes an
exemption for its portion of ad valorem taxes for improvements to historically designated
single-family homes (Sections 118-600 to 118-612 of the Miami Beach City Code). This
legislation allows for the City's portion of property taxes to be "frozen" at the rate they
were assessed before qualifying improvements are made to an historic single-family
home for a period of ten (10) years. The "freezing" is accomplished by removing from
the assessment the incremental value added by the qualifying improvements. Only the
incremental value of the qualifying improvements shall be "frozen" for the ten year
period.
Qualifying improvements are the result of restoration, renovation, rehabilitation and/or
compatible additions to an historic single-family property. In order for an improvement to
qualify for an exemption, the improvement must be determined by the Historic
Preservation Board and City Commission to be consistent with the Secretary of the
Interior's Standards for Rehabilitation and the Certificate of Appropriateness Criteria in
Section 118-564 of the Miami Beach City Code. However, the Miami-Dade County
Commission Memorandum of March 10, 2010
Historic Single-Family Ad Valorem Tax Exemption
4431 Alton Road
Page 2 of 5
Property Appraiser's Office will make the final determination of whether an improvement
qualifies for an exemption.
The application for Historic Ad Valorem Tax Exemption is a two step process. The "Part
1 -Preconstruction Application" is normally submitted to the Planning Department prior
to any construction or demolition for an eligible single-family property. The "Part 2 -
Review of Completed Work" is submitted to the Planning Department upon substantial
completion of the project.
Upon submittal of a completed Part 1 -Preconstruction Application, the Planning
Department will schedule the request for approval of Historic Ad Valorem Tax Exemption
from the Historic Preservation Board at their next regularly scheduled meeting. The
Board will review and make a recommendation to the City Commission to grant or deny
an application for tax exemption.
The Planning Department will transmit the request for approval of Historic Ad Valorem
Tax Exemption, together with the Part 1 -Preconstruction Application and the
recommendations of the Historic Preservation Board and staff, for final consideration by
the City Commission at a regularly scheduled meeting. A majority vote of the City
Commission is required to approve an application for tax exemption.
For final approval of an Historic Ad Valorem Tax Exemption, the applicant must submit
to the Planning Department the Part 2 -Review of Completed Work upon substantial
completion of the project. A review will be conducted by Planning Department staff to
determine whether or not the completed improvements are in compliance with the work
approved by the City Commission in the Part 1 -Preconstruction Application. To qualify
for a tax exemption, the property owner is required to enter into a covenant or
agreement with the City guaranteeing that the character of the property and its qualifying
improvements will be maintained during the period that the exemption is granted.
LEGAL DESCRIPTION
The subject property is located at 4431 Alton Road or, more specifically, on Lot 1 of
Block 6 of Nautilus Extension, according to the Plat thereof, as recorded in Plat Book 34
at Page 47 of the Public Records of Miami-Dade County, Florida.
EXISTING STRUCTURE
Built in 1936 and designed by Martin Luther Hampton, the subject residence is a good
example of the Mediterranean Revival-Art Deco Transitional (Med-Deco) style of
architecture, a unique synthesis of Mediterranean Revival and Art Deco decorative
detail. The distinctive two story residence is characterized by an asymmetric street
facade with barrel the roofs, articulated entry feature and decorative bas-relief plaques.
Many well defined original architectural features of the house add artistic value and
character to the structure and the neighborhood. These features embody the spirit of
Med-Deco architecture and include such elements as a barrel-tile gable roofs, chimney,
and overall asymmetry reflecting the Mediterranean style. Art Deco features are also
present, particularly on the front fagade, including a repetitive theme of stacks of
horizontal bars incised into the exterior stucco. The front entrance door is set into an
articulated recess with incised horizontal bars and abas-relief plaque decorating the wall
above, with asimilarly-recessed window above. Three other bas-relief plaques of
Commission Memorandum of March 10, 2010
Historic Single-Family Ad Valorem Tax Exemption
4431 Alton Road
Page 3 of 5
tropical flora and fauna decorate the front facade, which can be seen in the architect's
original plans The carefully executed design was clearly done with the highest regard to
the character of the house and the neighborhood in which it rests, as evidenced by the
careful attention to detail expressed throughout the design, both on the exterior and
interior.
BACKGROUND
On January 12, 2010, the City's Historic Preservation Board held a public hearing and
voted unanimously (7 to 0) to approve the individual designation of the single-family
residence at 4431 Alton Road as an historic structure; and
At the same public hearing, the Historic Preservation Board reviewed and unanimously
approved (7 to 0) the proposed improvements to the subject single-family property and
granted a Certificate of Appropriateness, subject to certain conditions indicated in the
Final Order of the Board.
At the same public hearing, the Historic Preservation Board held a public hearing and
voted unanimously (7 to 0) in favor of recommending that the Mayor and City
Commission approve a Preconstruction Application for Historic Ad Valorem Tax
Exemption for qualifying improvements to the historically designated single-family
property at 4431 Alton Road.
SCOPE OF PROJECT
The applicant is requesting that the Historic Preservation Board recommend approval of
an application for Historic Ad Valorem Tax Exemption for the single-family property at
4431 Alton Road. In brief, the project includes the improvements to the historic
residence and site indicated below.
A. Exterior Architectural Features
1. All non-original awning windows will be removed and replaced with Aluminum
Impact Resistant Casement windows to match the historic window type and
configuration.
2. A one-story, 1,214 square foot master-suite addition will be constructed over
the original garage at the north wing on the home facing 44"' Court.
3. A 565 square foot addition will be added at the ground level below the
proposed master suite which will contain a gym and powder room.
4. In 1955 a flat roof enclosure was added at the South End at the second level
of the home. This flat roof will be removed and the original barrel the roof line
will be extended to the southern portion of the second floor, with a gable end
to match the existing roof.
5. A sun porch addition will be constructed on the second level at the Southeast
portion of the structure overlooking the pool and patio below. This will result
in a small covered terrace at the lower level on the rear elevation which will
contain an open cabana structure and summer kitchen.
Commission Memorandum of March 10, 2010
Historic Single-Family Ad Valorem Tax Exemption
4431 Alton Road
Page 4 of 5
B. Interior Architectural Features
(The interior features indicated below may not be considered to be qualifying for
fhe tax exemption.)
1. The two existing second floor bathrooms, in original condition, will be
renovated and expanded, including appropriate the and fixtures and all
plumbing and electrical systems will be upgraded or replaced as necessary.
2. The ground floor powder room will be renovated and upgraded.
3. The existing kitchen will be expanded with new finishes and fixtures.
C. Landscape Features
(The landscape and site improvements indicated below are not considered to be
qualifying for the tax exemption.)
N/A
FISCAL IMPACT
According to the applicant, the estimated cost of the entire project and the value of the
proposed qualifying improvements for the subject single-family property is $250,000.
The project commencement date is scheduled for April of 2010 and the estimated
project completion date is January of 2011.
Please note that the revenue implication calculation provided below is a rough
approximation. It assumes that the Miami-Dade County Property Appraiser's Office will
not reduce the actual square footage of the additions to adjusted square footage. It
assumes that the City's millage rate, the building market value, as well as the building
class and grade value will remain the same. It is also based solely on the estimated
value of the new additions and not to any repairs to the historic residence.
The Miami-Dade County Property Appraiser's Office determined in 2009 that the subject
property has an adjusted square footage of 3,376 and a building value of $456,513. The
lot size is approximately 10,868 square feet with a land value of $283,770.
The Property Appraiser's Office advised that the subject property has an effective
building value per adjusted square foot of $135 which is based upon its building class
and grade. According to the applicant, the proposed actual square footage of the
qualifying building additions for the site is approximately 1,779 square feet. Then the
estimated value of the proposed increase in square footage would be $240,165. In FY
2009/10, the adopted millage rate for the City of Miami Beach is 5.91.
For the sole purpose of providing an estimated savings to the tax payer, we will assume
there will be no change in millage rate over the ten year period in which the exemption is
granted. When using the estimated 5.91 millage rate for FY 2009/10, the applicant will
save annually approximately $1,419 from Miami Beach's portion of property taxes.
Commission Memorandum of March 10, 2010
Historic Single-Family Ad Valorem Tax Exemption
4431 Alton Road
Page 5 of 5
Again, this calculation is a rough estimate of the revenue implication to the City due to
many variables.
ANALYISIS
The applicant is to be greatly commended for the retention and sensitive restoration of
the subject home. In accordance with Section 118-604 of the Miami Beach City Code,
an eligible single-family property must file a written application for Historic Ad Valorem
Tax Exemption with the Planning Department prior to any construction or demolition.
The tax exemption ordinance was adopted by the City Commission on December 8,
2004. The subject single-family property was determined to be an Historic Structure by
the Historic Preservation Board on January 12, 2010. Thereby, the subject single-family
property is eligible to apply for an Historic Ad Valorem Tax Exemption.
RECOMMENDATION
In view of the foregoing analysis, and consistency with the Secretary of the Interior's
Standards for Rehabilitation and the Certificate of Appropriateness Criteria in Section
118-564 of the Miami Beach City Code, staff recommends in favor of the application for
Miami Beach Historic Ad Valorem Tax Exemption for the single-family residence at 4431
Alton Road.
~L /1~
JMG:JGG: RGL:W HC:TRM:
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EXHIBIT A
SINGLE-FAMILY RESIDENCE
4431 ALTON ROAD
HISTORIC STRUCTURE
DESIGNATION REPORT
PREPARED BY
CITY OF MIAMI BEACH PLANNING DEPARTMENT
DESIGN, PRESERVATION 8~ NEIGHBORHOOD PLANNING DIVISION
Richard G. Lorber, AICP, LEED AP, Acting Director, Planning Department
William H. Cary, Director, Design, Preservation & Neighborhood Planning Division
Thomas R. Mooney, AICP, Design and Preservation Manager
Debbie Tackett, Senior Planner
CITY OF MIAMI BEACH HISTORIC PRESERVATION BOARD
Jeff Donnelly, Chair
Erika Brigham
Allan Hall
Henry Lares
Jo Manning
Simon Nemni
Norberto Rosenstein
January 12, 2010
Adopted on January 12, 2010
(HPB File No. 6916)
EXHIBIT A
I. REQUEST
The applicant, Jukka Ahtokivi, is requesting that the Historic Preservation Board approve a request
for the designation of an existing single-family home as an historic structure.
II. DESIGNATION PROCESS
The process of designation for historic structures is delineated in Section 118-591(f) in the Land
Development Regulations of the City Code. An outline of this process is provided below:
Step One: An application for the individual designation of asingle-family home as an historic
structure is submitted by the property owner to the Planning Department for
recommendation to the Historic Preservation Board. The Board will make a
determination as to whether the single-family home may be designated as an historic
structure based upon the requirements and criteria of Section 118-592 in the Land
Development Regulations of the City Code.
Step Two: Upon receipt of a completed application package, the Planning Department prepares
a Designation Report that will be presented to the Historic Preservation Board at a
regularly scheduled meeting. The Designation Report is an historical and
architectural analysis of the proposed historic structure.
Step Three: The Designation Report is presented to the Historic Preservation Board at a public
hearing. If the Board finds that the proposed single-family designation application
meets the criteria set forth in Section 118-592 of the Land Development Regulations
in the City Code, it may formally adopt the single-family home as a local historic
structure. No public hearing is required before the Planning Board or City
Commission. Upon the designation of asingle-family home as an historic structure,
the structure is subject to the Certificate of Appropriateness requirements of Article X
of the Land Development Regulations in the City Code, with the exception of the
interior areas of the structure (which are not be subject to such regulations).
III. RELATION TO ORDINANCE CRITERIA
In accordance with Section 118-592 in the Land Development Regulations of the City Code,
eligibility for designation is determined on the basis of compliance with the listed criteria set
forth below.
(a) The Historic Preservation Board shall have the authority to recommend that
properties be designated as historic buildings, historic structures, historic
improvements, historic landscape features, historic interiors (architecturally
significant public portions only), historic sites or historic districts if theyare significant
in the historical, architectural, cultural, aesthetic or archeological heritage of the city,
the county, state or nation. Such properties shall possess an integrity of location,
design, setting, materials, workmanship, feeling or association and meet at least one
(1) of the following criteria:
(1) Association with events that have made a significant contribution to the
history of the city, the county, state or nation;
(2) Association with the lives of persons significant in the city's past history;
2
EXHIBIT A
(3) Embody the distinctive characteristics of an historical period, architectural or
design style or method of construction;
(4) Possesses high artistic values;
(5) Represent the work of a master, serve as an outstanding or representative
work of a master designer, architect or builder who contributed to our
historical, aesthetic or architectural heritage;
(6) Have yielded, or are likely to yield information important in pre-history or
history;
(7) Be listed in the National Register of Historic Places;
(8) Consist of a geographically definable area that possesses a significant
concentration of sites, buildings or structures united by historically significant
past events or aesthetically by plan or physical development, whose
components may lack individual distinction.
(b) A building, structure (including the public portions of the interior), improvement or
landscape feature may be designated historic even if it has been altered if the
alteration is reversible and the most significant architectural elements are intact and
repairable.
2. The single-family residence at 4431 Alton Road is eligible for designation as an historic
structure as it complies with the criteria as specified in Section 118-592 in the Land
Development Regulations of the City Code outlined above.
(a) Staff finds the proposed historic site to be eligible for historic designation and in
conformance with the designation criteria for the following reasons:
(1) Association with events that have made a significant contribution to the
history of the city, the county, state or nation;
The single family residence located at 4431 Alton Road, was built during the
Greaf Depression of the 1930s and is a fine example of Depression-era
residential building in Miami Beach.
In 1924, Miami Beach developer Carl G. Fisher opened his Nautilus Hotel on
the bayfront at 43ro Street, in the Nautilus Subdivision. A vast expanse of
vacant land east of the hotel was devoted to four polo fields, for a sport that
Fisher himself played and that he cultivated in Miami Beach. It added to the
heady atmosphere in the Boom days of the 1920s, but social values
changed after the 1926 hurricane and the start of the Depression. Over the
course of a decade, Fisher's Miami Beach Bay Shore Company subdivided
the polo fields into building lots, beginning in February 1934 with the first
Nautilus Extension subdivision, lining the east side of Alton Road. The
subject house is located here, on Lot 1 of Block 17. Built in 1936, the subject
house is one of the earliest in the subdivision.
3
EXHIBIT A
(3) Embody the distinctive characteristics of an historical period, architectural or
design stvle or method of construction;
The single-family residence at 4431 Alton Road is a good example of
Mediterranean Revival Art Deco Transitional architecture, sometimes called
"Med-Deco:" a unique synthesis of Mediterranean Revival and Art Deco
decorative detail. The distinctive two story residence is characterized by an
asymmetric street fagade with barrel the roofs, articulated entry feature and
decorative bas-relief plaques.
(4) Possesses high artistic values;
Many well defined original architectural features of the house add artistic
value and character to the structure and the neighborhood. These features
embody the spirit ofMed-Deco architecture and include such elements as a
barrel-tile gable roofs, chimney, and overall asymmetry reflecting the
Mediterranean style. Art Deco features are also present, particularly on the
front fagade, including a repetitive theme of stacks of horizontal bars incised
into the exterior stucco. The front entrance door is set into an articulated
recess with incised horizontal bars and abas-relief plaque decorating the
wall above, with asimilarly-recessed window above. Three other bas-relief
plaques of tropical flora and fauna decorate the front fagade, which can be
seen in the architect's original plans. The carefully executed design was
clearly done with the highest regard to the character of the house and the
neighborhood in which if rests, as evidenced by the careful attention to detail
expressed throughout the design, both on the exterior and interior.
(5) Represent the work of a master, serve as an outstanding or representative
work of a master desianer, architect or builder who contributed to our
historical, aesthetic or architectural heritage;
Martin L. Hampton (1891-1950) was from Laurens, South Carolina; he was
educated at Columbia University in New York and came to Miami in 1914.
After serving overseas during World War 1, he returned here for the
remainder of his career. He was one of several architects who helped to
create George Merrick's planned city of Coral Gables in the 1920s.'
Hampton is known to have traveled in Spain in 1923 for first-hand study of
Mediterranean architecture, and he was acknowledged a master of this style
in Florida. In Palm Beach prior to 1925 he designed the Beaux Arts Building,
Maisonette Apartments, and Everglades Club. !n Miami his most notable
buildings are the Granada Apartments and the Congress Building, and in
Coral Gables, the Coral Gables Inn.2
Unfortunately, many of Hampton's finest and most impressive buildings in
Miami Beach --such as the oceanfront Pancoast and Good Hotels, and the
~ Arva M. Parks, George Memck's Coral Gables; Centennial Press, Miami, 2006, p.22.
~ "Architect Here Since 1914 Dies." Miami Herald, June 16, 1950.
4
EXHIBIT A
Helene Apartments on 15th Street -- have been demolished. Some of his
surviving buildings in Mediterranean Revival style are the Mayflower Hotel at
1700 Alton Road (1922), Hampton Court (now Villa Maria)at 2800 Collins
Avenue (1924), the Hampton Hotel at 940 Lincoln Road (1926), Old City Hall
at 1130 Washington Avenue (1927), and E/ Paraiso Apartments (now the
Claridge Hotel) at 3500 Collins Avenue (1928). In addition, Hampton also
executed some outstanding examples ofArt Deco architecture, including the
Embassy Hotel at 2940 Collins Avenue (1935) and the Ocean Spray Hotel at
4130 Collins Avenue (1936).
(b) A building, structure (including the public portions of the interior), improvement or
landscape feature maybe designated historic even if it has been altered if the alteration
is reversible and the most significant architectural elements are intact and repairable.
The single-family residence at 4431 Alton Road maintains high degree of architectural
integrity with limited modifications. Restoration and appropriate renovation can be
successfully completed of this fine residence by careful analysis of on-site conditions
and available historic documentation.
IV. DESCRIPTION OF BOUNDARIES
The subject property is located at 4431 Alton Road on Lot 1 of Block 6 of Nautilus Extension,
according to the Plat thereof, as recorded in Plat Book 34 at Page 47 of the Public Records of
Miami-Dade County, Florida.
V. PRESENT OWNER
The present owner of the subject property is Bret D. Orlove, Trustee (Constance Rachel
Coopersmith Residence Trust).
VI. PRESENT USE
The original and current use of the subject property is single-family residential.
VII. PRESENT ZONING DISTRICT
The subject property is located in the RS-4 or Residential Single-Family Zoning District.
VIII. ARCHITECTURAL BACKGROUND
Mediterranean Revival-Art Deco Transitional (circa late 1920s to mid-1930s)
"Med-Deco" in Miami Beach was a synthesis of Mediterranean Revival form and Art Deco decorative
detail or vice versa. This unique hybrid style became a fascinating bridge between the "familiar" and
the "new" as the allure of Art Deco found its way into the City's architectural vocabulary. Clean
stepped roof lines and crisp geometric detailing replaced scrolled parapets, bracketed cornices, and
Classical features on structures of clear Mediterranean Revival form. Likewise, sloped barrel the
roofs rested gracefully on edifices with spectacular Art Deco entrances and facade treatments.
5
EXHIBIT A
Some of the most celebrated architects in Miami Beach designed structures in this unique and
significant Miami Beach style, including V.H. Nellenbogen, Henry Hohauser, Russell Pancoast, T.
Hunter Henderson and others. The predominant exterior material of Med-Deco Transitional was
smooth stucco with raised or incised details. Featured stucco areas were often patterned or scored.
Keystone, either natural or filled and colored, was frequently used to define special elements.
Windows ranged from wooden and steel casement to wooden double-hung, and even large single
windows in gracefully curved masonry openings. Decorative ironwork was also employed in this
style.
4431 Alton Road
A building permit was issued on March 23, 1936, for the subject house, one of the earliest in the
subdivision. This is a two-story cement block residence and garage, originally costing $14,000,
designed by renowned architect Martin L. Hampton. Builders were the Normandy Construction
Company of Miami. The original owner named on the permit is Mrs. Harry Weitzman, but there is no
record of the Weitzmans ever residing here; the 1937 Polk's City Directory lists the earliest resident
as Mrs. Gertrude King, succeeded by John J. and Amy King (1938-1944); David Lehmann in the
1950s; and the Michael Coppola family in the 1950s-60s.
No archival photographs of the house have yet been found, but three pages of Hampton's original
plans survive on Microfilm #8082 in the Miami Beach Building Department, consisting of all four
elevations and the second-storyfloor plan, with some interior details of the doorways. While several
later additions were made to the structure, the original design remains largely intact.
Standing on a comer site, the house is basically L-shaped, with the main two-story section facing
west onto Alton Road. Originally the house had aone-story sunroom extension on the south, and a
one-story garage extension to the east along 44~' Court. The plans show clay barrel-tile gable roofs
on the two-story section and the garage, but the sunroom had a flat roof. Casement windows are
shown throughout.
Later additions documented on the Building Permit Card include an "addition of porch" by architect
Harold McNeil in 1940, for which the plans were found on Microfilm #15051. It had a shed roof and
jalousied walls, but its location on the building is not clear. An addition was made to the second floor
in 1955 as noted above, and a swimming pool was added in 1956. The only other exterior alteration
was a permit to "enclose porch and garage door" in 1976.
6
EXHIBIT A
X. PLANNING DEPARTMENT RECOMMENDATIONS
Criteria for Desis~nation: Based upon the evidence presented and the historical and
architectural significance of the single-family residence located at 4431 Alton Road, and in
accordance with Chapter 118, Article X, Division 4, of the Land Development Regulations of
the City Code, the staff of the City of Miami Beach Planning Department recommends that
the Historic Preservation Board adopt the subject property as a local historic structure.
Site Boundaries: The Planning Department recommends that the boundaries of the
historic site consist of the existing structure only, on Lot 1 of Block 6 of Nautilus Extension,
according to the Plat thereof, as recorded in Plat Book 34 at Page 47 of the Public Records
of Miami-Dade County, Florida.
3. Areas Subject to Review: The Planning Department recommends that the proposed
historic site shall be subject to Section 118-591 (f) of the Land Development Regulations of
the City Code.
4. Review Guidelines: The Planning Department recommends that a decision on an
application for a Certificate of Appropriateness shall be based upon Section 118-591 (f) of
the Land Development Regulations of the City Code.
F:\PLAN\$H PB\10HPBWanHPB 10\6916.designation.jan.doc
~~N~B~T
HISTORIC PRESERVATION BOARD
City of Miami Beach, Florida
MEETING DATE: January 12, 2010
FILE NO: 6916
PROPERTY: 4431 Alton Road
LEGAL: Lot 1, Block 6 of Nautilus Extension, according to the Plat thereof, as
recorded in Plat Book 34 at Page 47 of the Public Records of Miami-Dade
County, Florida.
IN RE: The Application for a Certificate of Appropriateness for the partial
demolition, renovation, and restoration of the existing 2-story home,
including the construction a new addition.
ORDER
The applicant, Jukka Ahtokivi, filed an application with the City of Miami Beach Planning
Department for a Certificate of Appropriateness.
The City of Miami Beach Historic Preservation Board makes the following FINDINGS OF FACT,
based upon the evidence, information, testimony and materials presented at the public hearing
and which are part of the record for this matter:
A. The subject structure is a designated `Historic Structure.'
B. Based on the plans and documents submitted with the application, testimony and
information provided by the applicant, and the reasons set forth in the Planning Department
Staff Report, the project as submitted is consistent with the Certificate of Appropriateness
Criteria in Section 118-564(a)(1) of the Miami Beach Code, is not consistent with Certificate
of Appropriateness Criteria 'a' in Section 118-564(a)(2) of the Miami Beach Code, and is not
consistent with Certificate of Appropriateness Criteria 'b', 'c', `d', 'h' and `m' in Section 118-
564(a)(3) of the Miami Beach Code.
C. The project would be consistent with the criteria and requirements of section 118-564 if the
following conditions are met:
Prior to the issuance of any building permit for the subject property, and prior to any
request for an ad valorem tax exemption for the subject property going before the
City Commission, The property owner shall provide a notarized instrument verifying
the ownership of the property; such instrument shall be subject to the review and
approval of the City Attorney's Office.
Page 2 of 5
HPB File No. 6916
Meeting Date: January 12, 2010
2. Revised elevation, site plan and floor plan drawings shall be submitted to and
approved by staff; at a minimum, such drawings shall incorporate the following:
a. The design of the north elevation of the proposed addition shall be further
developed and detailed to include larger, better proportioned and more
historically accurate windows, in a manner to be reviewed and approved by
staff.
b. The proposed false garage doors of the north elevation shall be eliminated
and appropriate fenestration shall be developed, in a manner to be reviewed
and approved by staff. A recess indicating the original outline of the garage
doors shall be provided. Alternatively, the proposed garage doors may
remain if the garage use is restored.
c. The design of the east elevation of the proposed addition shall be further
developed and detailed to include additional, well proportioned fenestration in
order to reduce the massiveness of the predominately solid, unbroken
elevation.
d. Manufacturers drawings and Dade County product approval numbers for all
new windows, doors and glass shall be required. All windows in the original
portion of the house that are visible from aright-of-way, shall be replaced with
windows to match their historic configuration, in a manner to be reviewed and
approved by staff.
e. Any roof-top fixtures, air-conditioning units and mechanical devices shall be
clearly noted on a revised roof plan and elevation drawings and shall be
screened from view, in a manner to be approved by staff. Any mechanical
equipment located at the ground shall be located in a manner that is not
disruptive to neighboring properties and is screened from view, subject to the
review and approval of staff.
Prior to the issuance of a Certificate of Occupancy, the project Architect shall
verify, in writing, that the subject project has been constructed in accordance
with the plans approved by the Planning Department for Building Permit.
3. A revised landscape plan, and corresponding site plan, shall be submitted to and
approved by staff. The species type, quantity, dimensions, spacing, location and
overall height of all plant material shall be clearly delineated and subject to the
review and approval of staff. At a minimum, such plan shall incorporate the
following:
a. All asphalt paving within swale area fronting W. 44'h Ct., with the exception of
two (2) driveway approaches to access the on site parking, shall be removed
and replaced with sod and street trees, if possible, in a manner to be
reviewed and approved by staff.
b. Any hedge material within the front yard shall not exceed five (5') feet in
height. „ n ,
Page 3 of 5
HPB File No. 6916
Meeting Date: January 12, 2010
c. A planting area shall be provided along the north elevation, adjacent to
original garage structure, in a manner to be reviewed and approved by staff.
d. All exterior walkways and driveways shall consist of decorative pavers, set in
sand or other decorative material, subject to the review and approval of staff.
e. A fully automatic irrigation system with 100% coverage and an automatic rain
sensor in order to render the system inoperative in the event of rain. Right-
of-way areas shall also be incorporated as part of the irrigation system.
f. Prior to the issuance of a Certificate of Occupancy, the project architect shall
verify, in writing, that the project is consistent with the site and landscape
plans approved by the Planning Department for Building Permit.
4. The final exterior surface color scheme, including color samples, shall be subject to
the review and approval of staff and shall require a separate permit.
5. Manufacturers drawings and Dade County product approval numbers for all new
windows, doors and glass shall be required, prlOr to the issuance of a building
permit.
6. All roof-top fixtures, air-conditioning units and mechanical devices shall be clearly
noted on a revised roof plan and elevation drawings and shall be screened from
view, in a manner to be approved by staff.
7. Revised drawings, with corresponding color photographs, that are separate from the
construction documents, drawn to scale and clearly documenting the existing
conditions of the subject building, shall be submitted. Such drawings and
photographs shall include all four elevations and interior floor plans of the building,
as well as a site plan.
8. The project shall comply with any landscaping or other sidewalk/street improvement
standards as may be prescribed by a relevant Urban Design Master Plan approved
prior to the completion of the project and the issuance of a Certificate of Occupancy.
9. The Final Order shall be recorded in the Public Records of Miami-Dade County, prior
to the issuance of a Building Permit.
10. The Final Order is not severable, and if any provision or condition hereof is held void
or unconstitutional in a final decision by a court of competent jurisdiction, the order
shall be returned to the Board for reconsideration as to whether the order meets the
criteria for approval absent the stricken provision or condition, and/or it is appropriate
to modify the remaining conditions or impose new conditions.
11. The conditions of approval herein are binding on the applicant, the property's
owners, operators, and all successors in interest and assigns.
Page 4 of 5
HPB File No. 6916
Meeting Date: January 12, 2010
IT IS HEREBY ORDERED, based upon the foregoing findings of fact, the evidence, information,
testimony and materials presented at the public hearing, which are part of the record for this
matter, and the staff report and analysis, which are adopted herein, including the staff
recommendations, which were amended by the Board, that the Certificate of Appropriateness is
GRANTED for the above-referenced project subject to those certain conditions specified in
paragraph C of the Findings of Fact (Condition Nos. 1-11, inclusive) hereof, to which the
applicant has agreed.
PROVIDED, the applicant shall build substantially in accordance with the plans approved by the
Historic Preservation Board, as determined by staff, entitled "Proposed Addition and Alteration
for Coopersmith Residence Trust", as prepared by C. David Morton & Associates, dated
12/4/2009.
No building permit may be issued unless and until all conditions of approval that must be
satisfied prior to permit issuance as set forth in this Order have been met. The issuance of a
Certificate of Appropriateness does not relieve the applicant from obtaining all other required
Municipal, County and/or State reviews and permits, including final zoning approval. If adequate
handicapped access is not provided on the Board-approved plans, this approval does not mean
that such handicapped access is not required.
When requesting a building permit, the plans submitted to the Building Department for permit
shall be consistent with the plans approved by the Board, modified in accordance with the
conditions set forth in this Order.
If the Full Building Permit for the project is not issued within eighteen (18) months of the meeting
date at which the original Certificate of Appropriateness was granted, the Certificate of
Appropriateness will expire and become null and void, unless the applicant makes application to
the Board for an extension of time, in accordance with the requirements and procedures of
Chapter 118 of the City Code; the granting of any such extension of time shall be at the
discretion of the Board. At the hearing on any such application, the Board may deny or approve
the request and modify the above conditions or impose additional conditions. If the Full Building
Permit should expire for any reason (including but not limited to construction not commencing
and continuing, with required inspections, in accordance with the applicable Building Code), the
Certificate of Appropriateness will expire and become null and void.
In accordance with Section 118-561 of the City Code, the violation of any conditions and
safeguards that are a part of this Order shall be deemed a violation of the land development
regulations of the City Code.
Failure to comply with this Order shall subject the Certificate of Appropriateness to Section 118-
564, City Code, for revocation or modification of the Certificate of Appropriateness.
Page 5 of 5
HPB File No. 6916
Meeting Date: January 12, 2010
(~ `~-
Dated this I 1 day of !v~ ~~' , 2014 .
HISTORIC PRESERVATION BOARD
THE CITY OF MIAMI BEACH, FLORIDA
BY: `--
THOMA R. MOONEY, AICP
DESIGN AND PRESERVATION
FOR THE CHAIR
STATE OF FLORIDA
R
)SS
COUNTY OF MIAMI-DADE )
The foregoing instrument was acknowledged before me this ~~ day of
~(o,.nva 20 la by Thomas R. Mooney, Design and Preservation Manager,
Planning De artment, City of Miami Beach, Florida, a Florida Municipal Corporation, on behalf
of the corporation. He is personally known to me. ~(~~,,,,~,~// ~ ~~/]
~~,n.,,~ NaeryP llItN99iFbil~b ~?`"'"-' l~ C~~~" /
~9' NOTARY P BLIC
1~co~nD13i3192A9
">`~.~,,,~ ~ Miami-Dade County, Florida
My commission expires: 2-'/3' Zo/6
Approved As To Form:
Legal Department: ( ~ ~ ! 3 - ~'p /O )
Filed with the Clerk of the Historic Preservation Board on ~ ~ ~ 6~~ 2 ~~~ ( ~ C
F:\PLAN\$H PB\10HPBUan HPB 10\6916Jan2010.fo.docx
~XH~Q~T e.
HISTORIC PRESERVATION BOARD
City of Miami Beach, Florida
MEETING DATE: January 12, 2010
FILE NO: 6917
PROPERTY: 4431 Alton Road
LEGAL: Lot 1, Block 6 of Nautilus Extension, according to the Plat thereof, as recorded
in Plat Book 34 at Page 47 of the Public Records of Miami-Dade County,
Florida.
IN RE: The application requesting that the Historic Preservation Board recommend
approval for an Historic Ad Valorem Tax Exemption for the restoration,
renovation, and rehabilitation of the existing historic home, as well as for the
new construction proposed for the site.
ORDER
The applicant, Jukka Ahtokivi, filed an application with the City of Miami Beach Planning Department
requesting that the Historic Preservation Board recommend approval for an Historic Ad Valorem Tax
Exemption.
The City of Miami Beach Historic Preservation Board makes the following FINDING OF FACT,
based upon the evidence, information, testimony and materials presented at the public hearing and
which are part of the record for this matter:
Based on the plans and documents submitted with the application, testimony and
information provided by the applicant, the analysis and reasons set forth in the Staff Report,
and consistency with the Secretary of the Interior's Standards for Rehabilitation and the
Certificate of Appropriateness Criteria in Section 118-564 of the Miami Beach City Code, the
Historic Preservation Board recommends in favor of the application for Miami Beach Historic
Ad Valorem Tax Exemption for the subject single-family residence.
IT IS HEREBY ORDERED, based upon the foregoing finding of fact, the evidence, information,
testimony and materials presented at the public hearing, which are part of the record for this matter,
including the staff report and analysis, which are adopted herein, including the staff
recommendations, that the Historic Preservation Board recommends in favor of the application for
Miami Beach Historic Ad Valorem Tax Exemption for the above-referenced property.
Page 2 of 2
HPB File No. 6917 - Ad Valorem Tax Exemption
Meeting Date: January 12, 2010
Dated this ~ ~~ day of l~ ~ ~ , 20~.
HISTORIC PRESERVATION BOARD
THE CITY OF MIAMI BEACH, FLORII
BY:
THOMAS R. MOONEY, AICP
DESIGN AND PRESERVATION
FOR THE CHAIR
STATE OF FLORIDA )
)SS
COUNTY OF MIAMI-DADE )
The foregoing instrument was acknowledged before me this ~ 1 day of
j e.v~uar 20 tb by Thomas R. Mooney, Design and Preservation Manager,
Planning De rtment, City of Miami Beach, Florida, a Florida Municipal Corporation, on behalf ofthe
Corporation. He is personally known to me.
N State of Fbrida ~C°~
~`~~ Randy Cesar NOTARY P BLl' IC
My Commissbn DD517341
~wn~ EXpresouf3rzoto Miami-Dade County, FloridaZ _ i3_ Z6lo
My commission expires:
Approved As To Form:
Legal Department: ~;/i~~'1 (6' ~3 ~d'fl t~ )
Filed with the Clerk of the Historic Preservation Board on ~ - ~ w' ~ o ( 12 ~ )
F:\PLAN\$HPB\10H P B\JanHP610\6917ADVALOREMJ an2010.fo.docx