2014-28454 Reso RESOLUTION NO. 2014-28454
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 2301 NORTH MERIDIAN AVENUE, 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, Courtney Lord and Karen Lord, the owners of real property located at 2301
North Meridian Avenue (Lot 40 in Block 2 of Mid Golf Subdivision, according to the Plat thereof,
as recorded in Plat Book 4 at Page 200 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 November 12, 2013, 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 2301 North Meridian Avenue as an historic structure [Exhibit"A"]; and
WHEREAS, at the same public hearing, the Historic Preservation Board reviewed and
approved the proposed improvements to the subject single-family property and granted a
Certificate of Appropriateness, J 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 voted 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 2301 North Meridian Avenue [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 2301 North
Meridian Avenue 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 existing, non-original windows will be replaced with new hurricane impact
resistant, energy efficient windows to match as closely as possible to the original
configuration in accordance with available historical documentation. The brick sills
and wood shutters will be reintroduced to match the historic configuration.
b. The existing non-original, "Altusa" Spanish tile roof will be replaced with a new
"Altusa" Spanish tile roof.
c. A new, approximately 440 square foot, 2-story addition will be constructed at the
northwest portion of the home to accommodate an expanded garage on the ground
level and a new bedroom, bathroom and private terrace on the second level. This
addition has been designed in a manner compatible with historic architecture.
d. A new, approximately 88 square foot, 1-story ground- level addition will be
constructed at the north portion of the home in order to accommodate an expanded
kitchen. This addition has been designed in a manner compatible with historic
architecture.
e. A new, approximately 200 square foot, 1-story ground level addition will be
constructed at the northeast portion of the home to accommodate an expanded
master bedroom with new bathroom and private terrace. This addition has been
designed in a manner compatible with historic architecture.
f. All existing non-code compliant Mechanical, Electrical and Plumbing systems will be
2
replaced with new code compliant systems.
3. Duration of Tax Exemption. The exemption shall take effect on the January 1St 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. Such extension shall only be considered by the board if
the corresponding certificate of appropriateness for the improvements approved by the
city commission is active and the applicant submits a request in writing to the planning
department no later than 90 calendar days after the expiration of the completion
deadline. If the board grants the extension of time request, any suspension of the
3
approval for ad valorem tax exemption shall be lifted and all work shall be completed by
the date mandated in the board order. A second extension, not to exceed two additional
years, may be considered by the board,if a valid full building permit for the improvements
approved by the city commission is active and the applicant submits a request in writing
to the planning department no later than 90 calendar days after the expiration of the
completion deadline specified in the first extension. The failure to complete all required
work within the timeframes mandated under an approved extension of time shall result in
a permanent revocation of the approval for the ad valorem tax exemption. If the board
denies a request for an extension of time, any suspension shall become a permanent
revocation of the approval for ad valorem tax exemption. As a condition of any extension
of time, the historic preservation board may require that the building site be properly
maintained, screened and secured.
8. Review of Completed Work. A request for review of completed work shall be submitted
to the planning department. The planning director, or designee, shall conduct a review to
determine whether or not the completed improvements are in compliance with the work
approved by the city commission, including approved amendments, if any. If the
planning director, or designee, determines that the work is in compliance with the plans
approved pursuant to city commission approval of the tax exemption, the final request
for review of completed work shall be approved and issued in writing to the applicant.
The city reserves the right to inspect the completed work to verify such compliance. If
the planning director, or designee determines that the work as complete is not in
compliance with the plans approved pursuant to city commission approval of the tax
exemption, the applicant shall be advised that the final request for review of completed
work has been denied. Such denial shall be in writing and provide a written summary of
the reasons for the determination, including recommendations to the applicant
concerning the changes to the proposed work necessary to bring it into compliance with
the approved plans. The applicant may file an appeal of the decision of the planning
director, or designee, 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 Property 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 1St following substantial completion of the
improvements.
PASSED and ADOPTED this day of J Chu ur , 2014.
.............
INCORP ORATED: OR
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I.ICORP 0RATLE D
CITY LERK
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APPROVED AS TO FORM & LANGUAGE
& FOR EXECUTION:
CITY ATTORNEY DATE
TAAGENDA\2014\January\2301 North Meridian Av Tax Exemption-Reso.docx
5
COMMISSION ITEM SUMMARY
Condensed Title:
Resolution: Approval of a Preconstruction Application for Historic Ad Valorem Tax Exemption for the,
Single-Family Property at 2301 North Meridian Avenue.
Key Intended Outcome Supported:
Designation and retention of historically significant properties.
Supporting Data(Surveys,Environmental Scan,etc.):78%of residential respondents and 82%
of businesses rate historic preservation efforts throughout the City as"very effective"or"somewhat
,effective."
Issue:
Shall the Mayor and City Commission adopt the proposed resolution, approving a Preconstruction
Application for Historic Ad Valorem Tax Exemption for a single-family property located at 2301 North
Meridian Avenue?
Item Summa /Recommendation:
The Administration recommends approval of the resolution.
Advisory Board Recommendation:
On November 12,2013,the City's Historic Preservation Board held a public hearing and voted to approve
the individual designation of the single-family residence at 2301 North Meridian Avenue as an historic
structure. Additionally,the Board reviewed and approved a Certificate of Appropriateness for the proposed
improvements to the property.
At the same public hearing, the Historic Preservation Board held a public hearing and voted 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
2301 North Meridian Avenue.
Financial Information:
Source of Amount Account
Funds: 1
2
3
OBPI Total
Financial Impact Summary:
In accordance with Charter Section 5.02,which requires that the"City of Miami Beach shall consider the
long term economic impact(at least 5 years)of proposed legislative actions,"this shall confirm that the
City Administration evaluated the long term economic impact(at least 5 years)of this proposed legislative
action. The proposed Ordinance is not expected to have any tangible fiscal impact.
Ci 'Clerk's Office Legislative Tracking:
Richard Lorber or Debbie Tackett
Sign-Offs:
Department Director /AW2r-i1stanA City Manager City anager
TAAGENDA\2014\January\2301 North Meridian AvTa mption-Sum.docx
101AMIBEACH AGEN®A ITEM
DATE
��
_ MIAMI BEACH
City of Miami Beath, 1700 Convention Center Drive,Miami Beach, Florida 33139,www.miamibeachfl.gov
COM ISSION MEMORANDUM
TO: Mayor Philip Levine and Members ol the City Co mission
FROM: Jimmy L. Morales, City Manager
DATE: January 15, 2014
SUBJECT: A RESOLUTION OF THE MAYO AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, APPR VING A PRECONSTRUCTION APPLICATION
FOR HISTORIC AD VALOREM TAX EXEMPTION FOR A SINGLE-FAMILY
PROPERTY AT 2301 NORTH MERIDIAN AVENUE, 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.
RECOMMENDATION
Adopt the Resolution.
BACKGROUND
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 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
Commission Memorandum
Historic Single-Family Ad Valorem Tax Exemption
2301 North Meridian Avenue
January 15, 2014 Page 2 of 4
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.
2301 North Meridian Avenue
On November 12, 2013, the City's Historic Preservation Board held a public hearing and voted
to approve the individual designation of the single-family residence at 2301 North Meridian
Avenue as an historic structure.
At the same public hearing, the Historic Preservation Board reviewed and approved 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 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 2301 North Meridian Avenue.
ANALYSIS
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 February 14, 2012.
Thereby, the subject single-family property is eligible to apply for an Historic Ad Valorem Tax
Exemption.
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 2301 North
Commission Memorandum
Historic Single-Family Ad Valorem Tax Exemption
2301 North Meridian Avenue
January 15, 2014 Page 3 of 4
Meridian Avenue. In brief, the project includes the improvements to the historic residence and
site indicated below.
A. Exterior Architectural Features
1. All existing, non-original windows will be replaced with new hurricane impact
resistant, energy efficient windows to match as closely as possible to the original
configuration in accordance with available historical documentation. The brick sills
and wood shutters will be reintroduced to match the historic configuration.
2. The existing non-original, "Altusa" Spanish tile roof will be replaced with a new
"Altusa" Spanish tile roof.
3. A new, approximately 440 square foot, 2-story addition will be constructed at the
northwest portion of the home to accommodate an expanded garage on the ground
level and a new bedroom, bathroom and private terrace on the second level. This
addition has been designed in a manner compatible with historic architecture.
4. A new, approximately 88 square foot, 1-story ground level addition will be
constructed at the north portion of the home in order to accommodate an expanded
kitchen. This addition has been designed in a manner compatible with historic
architecture.
5. A new, approximately 200 square foot, 1-story ground level addition will be
constructed at the northeast portion of the home to accommodate an expanded
master bedroom with new bathroom and private terrace. This addition has been
designed in a manner compatible with historic architecture.
6. All existing non-code compliant Mechanical, Electrical and Plumbing systems will be
replaced with new code compliant systems.
B. Landscape Features
(The landscape and site improvements indicated below are not considered to be
for the tax exemption.)
qualifying p )
1. New fountain in entrance walkway.
2. New pool and pool deck
3. A new exterior door to the den/library will be added to accommodate direct
access to the terrace. There will also be a planter similar to the historic planters
flanking the main entrance.
FISCAL IMPACT
In accordance with Charter Section 5.02, which requires that the "City of Miami Beach shall
consider the long term economic impact (at least 5 years) of proposed legislative actions," this
shall confirm that the City Administration evaluated the long term economic impact (at least 5
years) of this proposed legislative action. The proposed Ordinance is not expected to have any
tangible fiscal impact.
According to the applicant, the estimated cost of the entire project is $575,000 and the value of
the proposed qualifying improvements for the subject single-family property is $400,000. The
Commission Memorandum
Historic Single-Family Ad Valorem Tax Exemption
2301 North Meridian Avenue
January 15, 2014 Page 4 of 4
project commencement date is scheduled for April 1, 2014 and the estimated project completion
date is December 1, 2014.
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 2013 that the subject
property has an adjusted square footage of 2,190 and a building value of$221,875. The lot size
is approximately 9,432 square feet with a land value of$358,108.
The Property Appraiser's Office advised that the subject property has an effective building value
per adjusted square foot of$101 which is based upon its building class and grade. According to
the applicant, approximately 728 square feet of qualifying building additions will be added to the
site. Then the estimated value of the proposed increase in qualifying square footage only, would
be $73,528. This figure does not include any other qualifying improvements that the County
Tax Appraiser may determine to add value to the property. The County Tax Appraiser may
determine certain improvements to the existing structure to be maintenance and therefore not
adding building value to the property. In FY 2013/14, the adopted millage rate for the City of
Miami Beach is 5.8634.
For the sole purpose of providing an estimated savings to the property owner (based on solely
on the square footage of qualifying additions), 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
5.8634 millage rate for FY 2013/14, the applicant will save annually approximately $450 from
Miami Beach's portion of property taxes. Again, this calculation is a rough estimate of the
revenue implication to the City due to many variables.
Since 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 on December
8, 2004, a total of seventeen (17) historic single family home owners have applied for the
exemption. As of the date of this memo, a total of five (6) applications have been finalized and
processed by the Miami-Dade County Tax Appraiser for a total yearly exemption of $32,770
from the city's portion of the taxes (this number is based on the 2013/2014 millage rate).
CONCLUSION
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, Administration recommends that the City Commission approve the application
for Miami Beach Historic Ad Valorem Tax Exemption for the single-family residence at 2301
North Meridian Avenue.
JLM/JMJ/RGL/DJT
F:\PLAN\$HPB\Ad Valorem Tax Exemptions\CC Memos\2301 North Meridian Av\2301 North Meridian Ave Tax Exemp_Memo.docx
EXHIBIT `A'
SINGLE-FAMILY RESIDENCE
2301 North Meridian Avenue
HISTORIC STRUCTURE
DESIGNATION REPORT
a
a^
PREPARED BY
CITY OF MIAMI BEACH PLANNING DEPARTMENT
DESIGN, PRESERVATION & NEIGHBORHOOD PLANNING DIVISION
Richard G. Lorber, AICP, LEED AP, Acting Director, Planning Department
William H. Cary, Assistant Planning Director
Debbie Tackett, Principal Planner
Laura Camayd, Planner
CITY OF MIAMI BEACH HISTORIC PRESERVATION BOARD
Herb Sosa, Chair
Henry Lares
Jo Manning
David Wieder
Jane Gross
Dominique Bailleul
Ira Giller
November 12, 2013
Adopted on November 12,2013
(HPB File No.7387)
EXHIBIT `A'
I. REQUEST
The applicants, Courtney Lord and Karen Lord, are 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 a single-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 a single-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
1. 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 they are
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
EXHIBIT `A'
(2) Association with the lives of persons significant in the city's past history;
(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 2301 North Meridian Avenue 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.
Staff finds that the proposed Historic Single Family Home located at 2301 North
Meridian Avenue possesses integrity of location, design, setting, materials,
workmanship, feeling, or association for the following reasons:
Satisfied; The construction of the home located at 2301 North Meridian Avenue in 1936,
during the Great Depression, was clearly significant in the successful development
history of the City of Miami Beach. The proposed historic home still possess the integrity
of its original location at 2301 North Meridian Avenue, despite more than seventy years
of hurricanes, storms, and economic crises. Further, the original building still retains
many of its historic materials, details, and workmanship as well as the feeling of its
1930s period of construction in Miami Beach.
(a) Staff finds the proposed historic site to be eligible for historic designation and in
conformance with the designation criteria for the following reasons:
(3) Embody the distinctive characteristics of an historical period, architectural
or design style or method of construction;
This house, altered only minimally since its construction, is a prime
example of what is termed the "Med-Deco Transitional"architectural style,
common in Miami Beach in the 1930s. Mediterranean Revival elements
3
EXHIBIT 'A'
predominate here and include asymmetrical massing, multiple-gable roofs
of clay barrel tile and rounded arches. A feature porthole window,
numerous casement windows, and a smooth stucco finish references the
design vocabulary of the Art Deco style in Miami Beach.
(4) Possesses high artistic values;
The structure located at 2301 N Meridian Ave was designed in the "Med-
Deco Transitional" architectural style. The Med-Deco (abbreviation for
Mediterranean Revival-Art Deco) style was a popular transitional design
style in the City in the early 1930s. The style was a hybrid between the
popular Mediterranean Revival Style and the new architectural style
immerging in the Miami Beach, Art Deco. The style kept elements from
the Mediterranean Revival design features such as the projecting
balconies, arches, cornices, niches and entrance surrounds and at the
same time it borrowed the clean ziggurat roof lines, crisp geometric
detailing, and other features of Art Deco.
(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;
The house was designed by successful local architect, Robert A Taylor, in
1936. Taylor was the principal architect for N.B.T. Rooney, an early
Miami Beach developer. Notable architectural works among Taylor's
outstanding career include Rooney's "Spanish Village"on Espanola Way
in 1925, the Beach Patrol Headquarters at 1001 Ocean Drive, the George
Browne residence at 1700 James Avenue (Browne was Rooney's sales
manager) in 1925 and the Cromwell Hotel, as well as numerous homes
throughout the city.
(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.
The original 1936 single-family residence located at 2301 North Meridian Avenue
maintains a 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
Lot 40 in Block 2 of "MID GOLF SUBDIVISION," according to the Plat thereof, as recorded in
Plat Book 4 at Page 200, of the Public Records of Dade County, now known as Miami-Dade
County, Florida.
V. PRESENT OWNER
4
EXHIBIT 'A'
The present owner of the subject property is Courtney Lord and Karen Lord.
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-3 or Residential Single-Family Zoning District.
Vlll. 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.
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.
2301 North Meridian Avenue
The one-story single family home located at 2301 North Meridian Avenue was
constructed in 1936 and designed by prominent local architect Robert A. Taylor in the
Mediterranean Revival-Art Deco Transitional style of architecture, commonly known as
Med-Deco. According to the City of Miami Beach building records, the home was
constructed by general contractor E.R. Lindabury for owners Mr. and Mrs. Henry
Simons. This one-story residence with attached garage was constructed in the middle of
the Great Depression and cost $15,000. Taylor's original plans, found on microfilm
#7867, consist of all four exterior elevations, floor plans and interior elevations and the
footing layout of the house.
The existing three bedroom, two bathroom home sits on a lushly landscaped corner lot.
Although, no historic photographs have been found, original floor plans located within
City Building Department records, show the original house to have consisted of an
elongated plan with an attached garage facing Meridian Avenue. The house was
designed with the living areas separated from the sleeping quarters. The entrance is
located at the center of the south elevation, flanked by rounded planter bins. The
elevations show the original windows to have been casement windows, a chimney with
an elaborate chimney top and with a cross-hipped barrel tile roof.
5
EXHIBIT `A'
The main entrance to the residence leads directly into a vaulted ceiling living room which
is located between the dining room block to the west and the bedroom block to the east
with a study/ library are immediately off the living room. The elongated plan of the house
was design to facilitate air circulation throughout the entire house with at least two
exposures in all living rooms and bedrooms.
Current photographs show the original stain glass window at the end of the bedroom
wing to still be intact as well as the stone fireplace with the inset tiles. All the interior door
openings are rounded arches and the living room still has the decorative wood trusses.
The majority of the alterations have occurred within the interior of the house with the
exception of the windows which were changed at some point from casements to single
hung. The kitchen has been modernized and updated with no traces of the original
kitchen area remaining. There is a maid's bedroom hidden away between the kitchen
and the garage which accounts for the middle-bump on the exterior stepped massing.
The garage area has been converted into an interior room partially open to the kitchen.
Robert A. Taylor was an instrumental architect in the architectural landscape of Miami
Beach during the 1920s and 1930s. Taylor was the principal architect for N.B.T. Rooney,
an early Miami Beach developer.
Beach Patrol Headquarters 1001 Ocean Drive
The Bath Club 5937 Collins Avenue
Tatum Hotel 4343 Collins Avenue
Casa Tua 1700 James Avenue
Miami Beach Bank &Trust 604 Collins Avenue
Walker-Skagseth Grocery Store 1695 Alton Road
Cromwell Hotel 11020th Street
Townhouse Hotel 150201h Street
Residences in Pinetree Drive between 47th Street and 57th Street
X. PLANNING DEPARTMENT RECOMMENDATIONS
1. Criteria for Designation: Based upon the evidence presented and the historical and
architectural significance of the single-family residence located at 3128 Royal Palm
Avenue, 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.
2. Site Boundaries: The Planning Department recommends that the boundaries of the
historic site consist of the entire ro ert located on Lot 40 in Block 2 of "MID-GOLF
P P Y
SUBDIVISION," according to the Plat thereof, as recorded in Plat Book 4 at Page 200, of
the Public Records of Dade County, now known as 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.
6
EXHIBIT `A'
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.
5. Condition of Approval: The Board's action designating the structure as a historic
structure will become affective within ten (10) days of the date of the Board's action.
Notwithstanding the foregoing, if the Board of Adjustment does not grant Variance
Application No. 3679 in its entirety within six months of the date of the Board's action,
the Historic Designation of the structure will expire and become null and void. In
addition, if the Board of Adjustment, acting as the Flood Plain Management Board, does
not grant the floodplain variance application FP13-06, in its entirety within six months of
the date of the Board's action, the Historic Designation of the structure will expire and
become null and void.
F:\PLAN\$HPB\13HPB\Nov13\7387.designation.Nov13.docx
7
EXHIBIT 'B'
l
HISTORIC PRESERVATION BOARD
City of Miami Beach, Florida I
{
MEETING DATE: November 12, 2013
4
' f
1
FILE NO: 7388
P_RSJP_ER_T_Y_: 23CL1_NQrth_Mer_idian_ vp e
LEGAL: Lot 40 in Block 2 of Mid Golf Subdivision, according to the Plat thereof, as
recorded in Plat Book 4 at Page 200 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 1-story home,
including the construction a new ground level one-story addition and new
two-story addition.
ORDER
The applicants, Courtney Lord and Karen Lord, 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 single family home is designated as an `Historic Structure'.
I
Page 2 of 5
HPB File No. 7388
Meeting Date: November 12, 2013
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 consistent with the Certificate
of Appropriateness Criteria in Section 118-564(a)(2)of the Miami Beach Code, is consistent
with the Certificate of Appropriateness Criteria in Section 118-564(a)(3) of the Miami Beach
Code and is not consistent with the Certificate of Appropriateness for Demolition Criteria'6',
`8', & '9' in Section 118-564(f)(4)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:
1. Revised elevation, site plan and floor plan drawings shall be submitted to and approved
by s aff wf a minimum, such rawings shall-incorpora e the tallowing:
a. The remaining original exterior elevations of the 1936 home shall be restored as
near as possible to the original design, in a manner to be reviewed and approved
by staff consistent with the Certificate of Appropriateness Criteria and/or the
directions from the Board.
b. Manufacturer's drawings and Dade County product approval numbers for all new
windows, doors and glass shall be required, in a manner to be reviewed and
approved by staff consistent with the Certificate of Appropriateness Criteria and/or
the directions from the Board.
C. 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 reviewed and approved by staff consistent with the
Certificate of Appropriateness Criteria and/or the directions from the Board. 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, in a manner to
be reviewed and approved by staff consistent with the Certificate of
Appropriateness Criteria and/or the directions from the Board.
d. The color and finishes of all new windows shall match those of the original
windows.
e. 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.
2. 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
Page 3of5
HPB File No. 7388
Meeting Date: November 12, 2013
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. The hedge proposed along the 23rd Street property line shall not exceed
approximately 6'-0" in height from the rear property line east to the main entry
opening, and shall not exceed approximately 4'-0" in height east of the main
entry opening. The final selection of perimeter landscaping in a manner to be
reviewed and approved by staff consistent with the Certificate of Appropriateness
Criteria and/or the directions from the Board.
b. The final selection of all landscaped areas located within the right-of-way shall be
provided, in a manner to be reviewed and approved by staff consistent with the
Certificate of Appropriateness Criteria and/or the directions from the Board.
c. 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.
d. 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.
3. 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.
4. 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.
5. The Final Order shall be recorded in the Public Records of Miami-Dade County, prior to
the issuance of a Building Permit.
6. 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.
7. The conditions of approval herein are binding on the applicant, the property's owners,
operators, and all successors in interest and assigns.
8. Nothing in this order authorizes a violation of the City Code or other applicable law, nor
allows a relaxation of any requirement or standard set forth in the City Code.
I
,
i
Page 4 of 5
HPB File No. 7388
Meeting Date: November 12, 2013
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. 1-8, 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, prepared by architect Choeff + Levy, P.A.,
dated 10-04-2013.
When-r-eq-nesting-a-building-permi-t—the-plans-su-bm.itted-to-tie-Buiid-ing-Depar-tmerrt-for-per-mit
shall be consistent with the plans approved by the Board, modified in accordance with the
conditions set forth in this Order. 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.
i
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. If the Full Building Permit for the project
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.
U
f
Dated this day of 20 l�
Page 5of5
HPB File No. 7388
Meeting Date: November 12, 2013
HISTORIC PRESERVATION BOARD
THE CIT OF MIAMI BE CH, F ORIDA
BY:
THOMAS R. MOONEY, AICP
DESIGN AND PRESERVATION MANAGER
FOR THE CHAIR
STATE OF FLORIDA }
)SS
COUNTY OF MIAMI-DADE )
The foregoing instrument was acknowledged before me this day of
9 9 g Y
by Thomas R. Mooney, Design and Preservation Manager,
Planning Department, City of Miami Beach, Florida, a Florida Municipal Corporation, on behalf
of the corporation. He is personally known to me. \ �
RY PUB �.�I»�EI��If1 ,-
o�A MY COMMISSION I!UU 9?.814a
NOTARY PUBLIC
EXR' g;pe-ember 26erviCeS
�r,ndedthru8udgelNotary Miami-Dade County, Florida
j 9lFOFf4� My commission expires:
Approved As To Form:
Legal Department:
Filed with the Clerk of the Historic Preservation Board on Ik-ZZ-15
F:\PLAN\$H PB\13H PB\Nov13\7388-Nov13.FO.docx
i
t
EXHIBIT 'C'
HISTORIC PRESERVATION BOARD
City of Miami Beach, Florida
(I
I
f
MEETING DATE: November 12, 2013
i
FILE NO: 7389
PROPERTY: 2301 North Meridian Avenue
I ;
LEGAL. Lot 40 in Block 2 of Mid Golf Subdivision, according to the Plat thereof, as
recorded in Plat Book 4 at Page 200 of the Public Records of Miami-Dade
' County, Florida.
!
i
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.
i
ORDER 1
1�
The applicants, Courtney Lord and Karen Lord, filed an application with the City of Miami Beach
Planning Department requesting that the Historic Preservation Board recommend approval for j
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.
i
Page 2of2
HPB File No. 7389
Meeting Date: November 12, 2013
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 f
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.
Dated this day of 04 04K V , 20
HISTORIC PRESERVATION BOARD
THE CITV OF MIAMI BEAC , FL RI A
I
s
i
BY:
THOM R. MOONE , AICP
DESIGN AND PRESERVATION MANAGER
FOR THE CHAIR
7
1 I
i
STATE OF FLORIDA }
i
)SS
COUNTY OF MIAMI-DADE )
The foregoing instrument was acknowledged before me this day of 1
20f!?by Thomas R. Mooney, Design and Preservation Manager,
Planning Department, City of Miami Beach, Florida, a Florida Municipal Corporation, on behalf
of the corporation. He is personally known to me.
pOB�c+ TE-1111 MARIA NOTARY PUBLIC
* * My COMMISSION 1#Ub928148 Miami-Dade County, Florida
EXRMS:De®embarZ 2013
EOFFL,34� Bonded ThruOudgatNotarySemres My commission expires: `off'
Approved As To Form:
Legal Department:
Filed with the Clerk of thaistoric Preservation Board on 11-7,Z•
F:IPLANI$HPB113HPB1Nov13 17389-AdValoremNov13.F0.docx