2301 North Bay RoadMIAMIBEACH
City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
PLANNING DEPARTMENT
Tel: 305-673-7550, Fax: 305-673-7559
October 20, 2005
Honorable Judge Judith L. Kreeger
2301 North Bay Road
Miami Beach, Florida 33140
Re:
2301 North Bay Road, Miami Beach
Request for a Determination of Architectural Significance
Dear Honorable Judge Kreeger:
Pursuant to your request that was received on August 25, 2005 (see Attachment), the Planning
Department has evaluated the subject property at 2301 North Bay Road to determine whether
the single-family residence is architecturally significant. A site visit of the subject property was
conducted by staff on September 21,2005. In accordance with Section 142-108(1 ) of the Land
Development Regulations of the Miami Beach City Code, the following criteria determine
whether a home constructed prior to 1942 is architecturally significant:
,
The subject structure is characteristic of a specific architectural style constructed in the
city prior to 1942, including, but not limited to, Vernacular, Mediterranean Revival, Art
Deco, Streamline Moderne, or variations thereof.
Satisfied. Built in 1929 and designed by local master architect Russell T. Pancoast, the
subject home is exemplary of the Mediterranean Revival style of architecture. The
predominately two-story residence has a roughly U-shaped plan with its principal
elevations facing North Bay Road and West 23rd Street. Characteristic of the
Mediterranean Revival style, the distinctive residence has multiple, hipped and shed
roofs with clay barrel tiles; wooden rafter tails; a rough stucco finish over the body of the
structure; and sculptural chimney tops. The home also retains its original multi-lited,
steel casement windows, some of which have arched and flat transoms.
Most impressive is the articulated front entrance that faces the street comer at North Bay
Road and West 23rd Street. It has a round arched door surround with a ledge above to
visually hold a group of four windows. These multi-lited, steel casement windows have
arched transoms and are separated by three twisted columns. The heavy, wood
paneled door is flanked by side lites with an arched transom above. Just to the east of
the front entrance, there is an octagonal-shaped tower that rises above the main roof. It
features a pyramidal, clay barrel tile roof; a corbel course below the roof eave; a large
casement window with an arched transom; and recessed circular decorative panels
(each containing four smaller circular elements).
On the south elevation, which faces West 23~ Street, the residence has a smafl raised
terrace and three, paired French doors (now infilled) with large, arched transoms above.
The window transoms and infilled door openings are separated by two square columns
with Ionic inspired capitals. Of special note, there are four, glazed ceramic plates
mounted into the stucco above the terrace windows. They appear to be hand painted,
depict a variety of exotic birds in vivid colors, and are likely original to the home.
Re: 2301 North Bay Road
October 20, 2005
Page 2 of 3
On the west elevation, which faces North Bay Road, the residence features a group of
five, multi-lited casement windows with arched transoms. These windows are separated
by four engaged columns with Ionic inspired capitals. Above this group of windows, on
the second floor, there is a projecting window box that has five casement windows,
quatrefoils below the windows, and carved wooden bracket supports.
On the north and east elevations, which face the rear courtyard, the residence has a
one-story, covered loggia that features multiple, ogee arched openings with paired,
twisted columns. Above the decorative columns, there are glazed ceramic plates
mounted into the stucco. These brightly colored plates appear to be hand painted and
are likely original to the home. The residence als° has three port hole windows above
the loggia on the north elevation. These windows allow for additional light in the two-
story high, great living room on the inside of the home.
The interior of the residence still retains many original design elements. The great living
room has an exposed wooden ceiling with stenciled purlins bearing on stenciled scissor
trusses. It also has a decorative fireplace that is composed of a projecting mantle
resting on twisted columns with Corinthian capitals. The dining room features a grand
barrel vaulted ceiling with small ornamental cross vaults running along the side walls.
The floors in the great living room, dining room, foyer, and den appear to have their
original terra cotta tiles of various patterns. The foyer stairwell has its original terra cotta
tiles on the treads and landing as well as painted glazed ceramic tiles on the stair risers.
The stairwell also has an ornamental wrought iron railing with a wooden hand rail.
Together all of these architectural features contribute to the special character and
architectural significance of this remarkable residence.
A detached, accessory structure is located at the northeastern comer of the property. It
has a two-car garage on the first floor with possible guestrooms/servants quarters
above. Although its original design appears to be substantially intact, this modest
utilitarian structure does not contribute greatly to the overall architectural significance of
the site.
.
The exterior of the structure is recognizable as an example of its style and/or pedod, and
its architectural design integrity has not been modified in a manner that cannot be
reversed without unreasonable expense.
Satisfied. The exterior of the subject home is clearly recognizable as an example of its
style and period with minimal modifications. In fact, the residence retains a high degree
of its original architectural integrity. Modifications to the original design of the home
include the removal and infill of three sets of original French doors on the south elevation
as well as the replacement of portions of the roof's original clay barrel tiles with terra
cotta-colored cement tiles, as evidenced on the loggia roof in the rear courtyard. These
alterations do not have a significant negative impact on the architectural integrity of the
single-family home and could be reversed without unreasonable expense if so desired in
the future.
The ongoing maintenance of a home that is over 75 years of age with this level of
architectural ornamentation can be challenging for any property owner. Spa/ling
concrete is apparent on a few of the original window ledges as well as the round arched
door surround at the southwest corner of the residence. Although several of the twisted
columns that support the rear loggia have already been lost due to spa/ling concrete,
they will be carefully replaced to match the original conditions in the near future.
We are committed to providing excellent public service and safety to all who live, work, and play in our vibrant, tropical, historic
community.
Re: 2301 North Bay Road
October 20, 2005
Page 3 of 3
,
Significant exterior architectural characteristics, features, or details of the subject
structure remain intact.
Satisfied. The subject home has not been significantly altered and appears to be
substantially consistent with its original architectural design.
,
The subject structure embodies the scale, character, and massing of the built context of
its immediate area.
Satisfied. The predominately two-story residence is highly compatible with the built
context of the surrounding single-family homes in terms of scale, character, and
massing.
The Planning Department has determined that the subject building does meet the criteria in
Section 142-108(1) and, therefore, is architecturally significant. This determination relative to
architectural significance of the single-family home may be appealed within ten (10) days of
rendering such decision. The appeal must be in writing and shall be to the Design Review
Board.
In accordance with Section 142-108(4), a request for the total demolition of an architecturally
significant single-family home must be reviewed by the Design Review Board (DRB). A permit
for the demolition of an architecturally significant single-family home shall not be issued unless a
full building permit for new construction has been issued. In the event an architecturally
significant home is proposed to be demolished, the Design Review Board shall review and
approve all new construction on the subject site. If you wish to pursue the total demolition of the
subject structure and the construction of a new home, please contact Michael Belush, Senior
Planner, at 305-673-7000 extension 6258, in order to schedule a pre-application conference for
the Design Review Board.
Because staff has determined this single-family home to be architecturally significant, we would
like to suggest that you consider requesting that the Historic Preservation Board evaluate the
property for local individual historic structure designation. There can be significant tax and other
benefits to historic designation, and staff would be pleased to discuss these opportunities with
you and assist in this process. Please contact either myself or Shannon Anderton, Senior
Planner, to schedule an appointment to discuss this matter further at 305-673-7550.
If you have any further questions or concerns, please do not hesitate to contact myself or
Shannon Anderton, Senior Planner, at 305-673-7550.
Sincerely,
William H. Cary
Assistant Planning Director
C:
Robert Parcher, City Clerk
Jorge G. Gomez, Planning Director
Thomas R. Mooney, Design and Preservation Manager
Shannon Anderton, Senior Planner
SFRRB File No. 56
JGG:WHC:TRM:SMA
F:\PLAN~$ALL\Single Family Homes\CorrespondenceS2301 North Bay Road.sma,doc
We are committed to providing excellent public service and safety to all who live, work, and play in our vibrant, tropical, historic
community.
2301 North Bay Road
Miami Beach, Florida 33140
August 24, 2005
City of Miami Beach
Planning Department
1700 Convention Center Drive
Miami Beach, Florida
Att: Shannon Anderton
Senior Planner
Re:
Application for Designation of Architectural Significance
2301 North Bay Road
Dear Ms. Anderton:
My husband, Julian H. Kreeger, and I own and live in the home located at 2301
North Bay Road. The home was built in 1926 and was designed by the architect Russell
Pancoast. We are preparing to have major repairs and renovation done. We want to
apply for designation that our home is architecturally significant, to take advantage in the
waiver of permit fees for this work.
Accordingly, enclosed are the following:
l,
A copy of the building card for our property;
Current color photos of the home that show all elevations;
Two sets of mailing labels, accompanied by the certification of Jose R.
Pedrera, of Lopez Data Research, who prepared the list for us.
The City does not have any microfilm records about our home, and we do not have any
available historic photographs or other relevant historic documentation.
Please let me know if there is anything else you require to process this
determination. My telephone number during business hours is 305-349-5729, and my
husband's is 305-373-3101. Thank you very much.
JLK:hs
Enclosures
Sincerely,
ith L. Kreeger