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2010-27545 Reso RESOLUTION NO. 2010 -27545 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 2740 NORTH BAY 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, Claude Dray, the owner of real property located at 2740 North Bay Road (Lot 10 in Block 12 of "AMENDED PLAT OF SUNSET LAKE SUBDIVISON," according to the Plat thereof, as recorded in Plat Book 8 at Page 52, 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 May 11, 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 2740 North Bay 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, on September 14, 2010, the Historic Preservation Board held a public hearing and voted unanimously (5 to 0, 2 absent) 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 2740 North Bay Road; 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 h City's e C ty 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 2740 North Bay 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. A single - story, 191 square foot addition will be constructed on the ground level of the northwest side of the existing home. This addition will contain a portion of the enlarged kitchen. b. A second - story, 2,330 square foot addition will be constructed above the existing, single -story attached, three car garage at the northeast corner of the property. This second story addition will contain a bedroom, bathroom and playroom. c. A 35 square foot covered balcony will be constructed at the northeast portion of the home at the second level. d. A 412 square foot rear covered terrace will be constructed on the ground level at the west side of the home. e. The original arched wood ood door made up of wood spindles located at the east elevation will be retained and restored. f. All existing windows will be removed and replaced with impact resistant windows to match the original window configuration. A new structural concrete perimeter frame will be installed in order to anchor the new impact windows into the existing walls. g. The existing chimney located at the west side of the home will be retained and restored. 2 h. The original wood colonnade which spans the width of the living room from east to west will be retained and restored. i. The original balconet (including the railings and French doors) located along the second floor hallway which overlooks the living room will be retained and restored. j. The original carved keystone fireplace mantel located within the living room will be retained and restored. k. New mechanical and electrical systems will be added throughout the structure to ensure energy efficiency compliance with current code and standards. I. The existing ground level, single story 898 square foot garage will be converted into air - conditioned habitable space. 3. Duration of Tax Exemption. The exemption shall take effect on the January 1 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. 3 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 Tess than 30 calendar days prior to the 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 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 1 following substantial completion of the improvements. 4 AND .275 PASSED and ADOPTED this l 1 day of 11 ovf b er' , 2010. ' ICI // /1 /. / e . _ AY • ATTEST: /14 � � 9 A C/6 CITY CLERK APPROVED AS TO FORM & LANGUAGE & FOR EXECUT • N: a EY $La e D E T:WGENDA\2010 \October 27\Consent\2740 N Bay Rd_SF Ad Valorem_Reso.doc 5 COMMISSION ITEM SUMMARY Condensed Title: Resolution: Approval of a Preconstruction Application for Historic Ad Valorem Tax Exemption for the Single- Family Property at 2740 North Bay Road. Key Intended Outcome Supported: Designation and retention of historically significant properties. Supporting Data (Surveys, Environmental Scan, etc.): In the 2009 Survey, all respondents were asked to indicate if they put City by felt the effort ut forth b the Cit of Miami Beach on historic preservation w a s too little, too much or about the right amount. 77.1 % of respondents reported that the effort put forth II by 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 a single - family property located at 2740 North Bay Road. Item Summary /Recommendation: The Administration recommends approval of the resolution. Advisory Board Recommendation: On May 11, 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 2740 North Bay 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. On September 14, 2010, the Historic Preservation Board held a public hearing and voted unanimously (5 to 0, 2 absent) 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 2740 North Bay Road. Financial Information: Source of Amount Account Funds: 1 2 3 OBPI Total Financial Impact Summary: City Clerk's Office Legislative Tracking: William H. Cary, Assistant Planning Director; Debbie Tackett, Senior Planner. Sign - Offs: Depa tm . nt Director ssistant City Manager City Manager m AGENDA ITEM 6 G- DATE 11 -17-10 MIAMI BEACH 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 A DATE: November 17, 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 2740 NORTH BAY 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 a single - family property located at 2740 North Bay 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 November 17, 2010 Historic Single- Family Ad Valorem Tax Exemption 2740 North Bay Road Page 2 of 6 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 2740 North Bay Road on Lot 10 in Block 12 of "AMENDED PLAT OF SUNSET LAKE SUBDIVISON," according to the Plat thereof, as recorded in Plat Book 8 at Page 52, of the Public Records of Dade County, now known as Miami -Dade County, Florida, excepting the following described parcel of land: Beginning at the Northeasterly corner of Lot 10, in Block 12, at SUNSET LAKE SUBDIVISION, according to the Plat thereof, as recorded n Plat Book 8 at Page 52, of the Public Records of Dade County, now known as Miami -Dade County, Florida, said corner being in the Westerly line of North Bay Road at a distance of 80.1 feet South from the intersection of the Southerly line of West 29 Street and the Westerly line of North Bay Road, as measured along in said Block 12, for a distance of 258.75 feet more or Tess to the Northwesterly corner of said Lot 10; thence Northeasterly for a distance of 241.88 feet more or Tess to a point in the Westerly said North Bay Road, said point being 25 feet South, as measured along the Westerly line of said North Bay Road, from the Northeasterly corner of said Lot 10; thence Northerly along the Westerly line of said North Bay Road for a distance of 25 feet to the Point and Place of Beginning. EXISTING STRUCTURE Built in 1929 and designed by architect, August Geiger, the subject residence is a good example of the Mediterranean Revival style of architecture. The distinctive two -story Commission Memorandum of November 17, 2010 Historic Single- Family Ad Valorem Tax Exemption 2740 North Bay Road Page 3 of 6 residence is characterized by an asymmetric street facade, complex massing, multiple barrel tile gable and rounded - arched front entry door. Many well defined original architectural features of the house add artistic value and character to the structure and the neighborhood. 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 May 11, 2010, the Historic Preservation Board approved a request by the applicant for the individual designation of the single- family property at 2740 North Bay Road as an historic structure. The Board also voted to approve a request for approval of a Certificate of Appropriateness for the partial demolition, renovation and restoration of the existing home and the construction of a new addition. On September 14, 2010, the Historic Preservation Board held a public hearing and voted unanimously (5 to 0, 2 absent) 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 2740 North Bay 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 2740 North Bay Road. Staff recommends the improvements to the historic residence and site indicated below. A. Exterior Architectural Features (For clarification, staff identifies qualifying additions to an historic home to be which are fully attached to the existing house, are necessary to bring the existing structure up to a level of livability more comparable to new surrounding homes, and do not remove or adversely alter significant historic architectural features.) 1. A single -story, 191 square foot addition will be constructed on the ground level of the northwest side of the existing home. This addition will contain a portion of the enlarged kitchen. 2. A second -story, 2,330 square foot addition will be constructed above the existing, single -story attached, three car garage at the northeast corner of the property. This second story addition will contain a bedroom, bathroom and playroom. 3. A 35 square foot covered balcony will be constructed at the northeast portion of the home at the second level. 5. A 412 square foot rear covered terrace will be constructed on the ground level at the west side of the home. 6. The original arched wood door made up of wood spindles located at the east elevation will be retained and restored. Commission Memorandum of November 17, 2010 Historic Single- Family Ad Valorem Tax Exemption 2740 North Bay Road Page 4 of 6 7. All existing windows will be removed and replaced with impact resistant windows to match the original window configuration. A new structural concrete perimeter frame will be installed in order to anchor the new impact windows into the existing walls. 8. The existing chimney located at the west side of the home will be retained and restored. B. Interior Architectural Features (The interior features indicated below may not be considered by the Miami -Dade County Tax Appraiser to be qualifying for the tax exemption.) 1. The original wood colonnade which spans the width of the living room from east to west will be retained and restored. 2. The original balconet (including the railings and French doors) located along the second floor hallway which overlooks the living room will be retained and restored. 3. The original carved keystone fireplace mantel located within the living room will be retained and restored. 4. New mechanical and electrical systems will be added throughout the structure to ensure energy efficiency compliance with current code and standards. 5. The existing ground level, single story 898 square foot garage will be converted into air - conditioned habitable space. C. Landscape Features (The landscape and site improvements indicated below are not considered to be qualifying for the tax exemption.) 1. The existing swimming pool will be retained and repaired and the pool deck and patio will be resurfaced with a new paving material. 2. A single -story 294 square foot gazebo at the western portion of the property will be constructed. FISCAL IMPACT According to the applicant, the estimated cost of the entire project is $3,550,000 and the value of the proposed qualifying improvements for the subject single - family property is $3,125,000. The project commencement date is scheduled for November 2010 and the estimated project completion date is June 2012. 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 Commission Memorandum of November 17, 2010 Historic Single - Family Ad Valorem Tax Exemption 2740 North Bay Road Page 5 of 6 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 6,119 and a building value of $932,948. The lot size is approximately 28,245 square feet with a land value of $3,758,582. The Property Appraiser's Office advised that the subject property has an effective building value per adjusted square foot of $152 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 3419 square feet. Then the estimated value of the proposed increase in qualifying square footage only, would be $521,056. 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 2010/11, the adopted millage rate for the City of Miami Beach is 6.2155. 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 6.2155 millage rate for FY 20010/11, the applicant will save annually approximately $3240 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. ANALYISIS Staff commends the applicant for the retention and designation of the single family home, designed by August Geiger and constructed in 1929. An earlier proposal for the subject property was previously reviewed and approved by the Design Review Board, which substantially demolished the majority of the existing historic residence, including all of the roofs in order to raise the entire structure up to the minimum flood elevation. In reconsidering this proposal, the owner became concerned with the loss of the remarkable design identity and intimate character of the home, and instead met with staff to seek its designation. While staff is supportive of the application, there are certain improvements listed by the applicant which staff does not consider to be qualifying. These improvements either remove or adversely alter significant architectural features of the historic home, are not restorative in nature and are not necessary to bring the existing structure up to a level of livability more comparable to newer surrounding homes. Staff has brought these recommendations to the attention of the applicant during the initial review of the application. Staff does not recommend the following improvements to be qualifying for the tax abatement: 1. A second -story, 328 square foot addition will be constructed at the west side of the home consisting of a sitting area and terrace with hot tub located Commission Memorandum of November 17, 2010 Historic Single- Family Ad Valorem Tax Exemption 2740 North Bay Road Page 6 of 6 adjacent to the already generous master suite of rooms. 2. A 39 square foot vestibule and A/C closets will be added at the east side of home which will require the removal of original fenestration and exterior wall at the primary facade. 3. A 988 square foot loggia will be added at the east side of the home at the ground level which will significantly alter the original primary facade of the historic structure and which will remove significant architectural features including the original front entrance door. 4. A 188 square foot new covered porch will be added to the ground floor at the east side of the home adjacent to the existing courtyard and original entrance porch. This will alter the original significant entrance courtyard area. 5. A 167 square foot covered terrace will be constructed on the second level of the proposed master suite at the west side of the home providing a new sundeck above the new breezeway and requires the removal and replacement of significant architectural features of the primary facade. 6. A single story, 864 square foot garage will be partially attached to the east side at the primary facade of the home at the ground level. The existing home already incorporates a 3 car garage which is proposed to be converted into multiple bedrooms and staff quarters on two levels. The applicant is to be greatly commended for the retention and restoration of the subject home. It is very important that the current owner has chosen to preserve and expand this historic home, rather than to demolish and replace it. The historically significant home is an asset to the neighborhood, and as such staff recommends approval of the tax exemption application. 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 2740 North Bay Road. R JMG:JGG:RGL:WHC:DJT T:\AGENDA\2010 \November 17 \Consent\2740 N Bay Rd_SF Ad Valorem_Memo.doc EXHIBIT `A' SINGLE - FAMILY RESIDENCE 2740 North Bay Road HISTORIC STRUCTURE DESIGNATION REPORT 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 Thomas R. Mooney, AICP, Design and Preservation Manager Debbie Tackett, Senior Planner CITY OF MIAMI BEACH HISTORIC PRESERVATION BOARD Jeff Donnelly, Chair Erika Brigham Henry Lares Jo Manning Simon Nemni Norberto Rosenstein David Wieder May 11,2010 Adopted on May 11, 2010 (HPB File No. 7132) EXHIBIT `A' I. REQUEST The applicant, Delphine Dray, 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 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) 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 2740 North Bay 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. Staff finds that the proposed Historic Single Family Home located at 4343 North Bay Road possesses integrity of location, design, setting, materials, workmanship, feeling, or association for the following reasons: Satisfied; The construction of the home located at 2740 North Bay Road in 1929, at the end of the Florida Boom and the same year of the stock market crash, was clearly significant in the successful development history of the City of Miami Beach. The design and construction of the home brought a architectural style of high aesthetic appeal and stature to the neighborhood, as well as highly prominent local architect, August Geiger, who was qualified to execute it. The proposed historic home still possess the integrity of its original location at2740 North Bay Road, despite more than eighty 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 late 1920s 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: (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 2740 North Bay Road, built on the brink of the Great Depression, is a last gasp of the Florida Boom of the 3 EXHIBIT `A' 1920s, when wealthy northern industrialists flooded into Florida, building their palatial winter residences and investing in real estate speculation. Specific to Miami Beach, this house was an early component of Carl Fisher's Sunset Lake Subdivision. (2) Association with the lives of persons significant in the city's past history; The original owner Val Duttenhofer Jr. was not only a well known industrialist from Cincinnati, Ohio, but also became a prominent investor in properties in Miami and Miami Beach. (3) Embody the distinctive characteristics of an historical period, architectural or design style or method of construction; This house is a good example of the Mediterranean Revival style of architecture, the predominant style in Florida in the 1920s. Some of its characteristics seen here are the clay barrel tile gable roofs, round - arched doorways, balconies, decorative medallions and door surrounds. The later garage addition was designed to blend compatibly with the original house. (4) Possesses high artistic values; Valued at $30, 000 in 1929 and designed by a prominent architect, this house was of high - quality design and construction with many fine details, and built in an upper -class neighborhood. (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; August Geiger was one of the City's finest architects, favored by Carl Fisher himself. He designed many prominent buildings in Miami Beach from the 1910s through the 1940s, although many have now been demolished. The Skinner brothers, who designed the garage addition, were well known for their work in Coral Gables, and later for their many civic buildings. They designed several Contributing buildings in Miami Beach's historic districts. (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 single- family residence at 2740 North Bay 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. 4 EXHIBIT `A' IV. DESCRIPTION OF BOUNDARIES The subject property is located at 2740 North Bay Road on Lot 10 in Block 12 of "AMENDED PLAT OF SUNSET LAKE SUBDIVISON," according to the Plat thereof, as recorded in Plat Book 8 at Page 52, of the Public Records of Dade County, now known as Miami -Dade County, Florida, excepting the following described parcel of land: Beginning at the Northeasterly corner of Lot 10, in Block 12, at SUNSET LAKE SUBDIVISION, according to the Plat thereof, as recorded n Plat Book 8 at Page 52, of the Public Records of Dade County, now known as Miami -Dade County, Florida, said corner being in the Westerly line of North Bay Road at a distance of 80.1 feet South from the intersection of the Southerly line of West 29 Street and the Westerly line of North Bay Road, as measured along in said Block 12, for a distance of 258.75 feet more or less to the Northwesterly corner of said Lot 10; thence Northeasterly for a distance of 241.88 feet more or less to a point in the Westerly said North Bay Road, said point being 25 feet South, as measured along the Westerly line of said North Bay Road, from the Northeasterly corner of said Lot 10; thence Northerly along the Westerly line of said North Bay Road for a distance of 25 feet to the Point and Place of Beginning. V. PRESENT OWNER The present owner of the subject property is 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 -2 or Residential Single - Family Zoning District. VIII. ARCHITECTURAL BACKGROUND Mediterranean Revival (circa mid -1910s to early 1930s) Mediterranean Revival architecture was the "style of choice" for the first major land development period in Miami Beach. Its connotation of Mediterranean resort architecture, combining expressions of Italian, Moorish, North African, and Southern Spanish themes, was found to be an appropriate and commercially appealing image for the new Floridian seaside resort; it was a style that was simultaneously being used expansively in California and other areas of similar climate. During the mid -1910s through the early 1930s, the style was frequently applied to hotels, apartment buildings, commercial structures, and single - family residences. Its architectural vocabulary was characterized by stucco walls, low- pitched terra cotta and historic Cuban tile roofs, arches, scrolled or tile capped parapet walls, and articulated door surrounds, sometimes utilizing Spanish Baroque decorative motifs and Classical elements. Feature detailing was occasionally executed in keystone or patterned ceramic tile. Application of the architectural vocabulary in Miami Beach ranged from sparing to modestly exuberant, and building massing varied from a simple rectangular form to stepped massing with recessed wall planes and tower -like corner features. Wooden casement or double - hung windows of several configurations provided additional detail to the facades. 5 EXHIBIT `A' 2740 North Bay Road The subject house occupies Lot 10 in Block 8 of the Sunset Lake Subdivision of Miami Beach, platted by developer Carl G. Fisher's Miami Beach Bay Shore Company in April of 1923. This is a waterfront lot on Sunset Lake that Fisher dredged in order to isolate rival Stephen A. Lynch's land, which became the Sunset Islands.' 2740 North Bay Road is one of two houses for which permits were issued on the same day, October 7, 1929 (shortly before the stock market crash), to the same owner, Valentine Duttenhofer Jr. The other house was located directly north of 2740 at 2760 North Bay Road, Lot 11 in Block 8. Both residences were designed in the Mediterranean Revival style by architect August Geiger (see Biography following), each cost $30,000 to construct. Duttenhofer himself had a winter residence located on Lot 9 in Block 8 at 2700 North Bay Road, built in 1925. He was one of the many northern industrialists who contributed to the Florida Boom of the 1920s. In 1905, Valentine Duttenhofer Jr. (1862 - 1939), together with his younger brother John, founded the Val Duttenhofer's Sons Company, well known shoe manufacturers in Cincinnatti, Ohio. Val Jr.'s purchase of the Clyde Court Apartments in Miami for $500,000 in the 1920s was "the largest all -cash sale in Miami up to that point. " In later years his son Clifford owned both the Clyde Court and the Mildred Lee Apartments in Miami Beach (now demolished). Although the Florida Boom crashed after the 1926 hurricane, Duttenhofer continued to invest in building these two elegant homes in 1929. The subject house was occupied by James W. Eustis of Boston in the 1930s. August Geiger's plans for the residence were found on Microfilm #3292 in the City of Miami Beach Building Department records. The plans show an irregularly shaped, two -story house of reinforced concrete, with multiple gable roofs and one -story shed -roof elements. The front entry door, characterized by rounded arch and fan window, leads into a double- height living room and a loggia, also with rounded arches, overlooks Sunset Lake. The central section of the house has an east -west axis and contains a bedroom, stairway, kitchen, pantry, and dining room. The original garage is located at the north side of the property, set at an angle to the main house. The original plans clearly show barrel tile roofs, and the windows appear to be six -pane casement with wooden frame details. Other exterior features include decorative medallions on the roof gables; second story balconies on the front and rear, with wood spindle railings and masonry door - surrounds; and a similar wood - spindle gate into an open entry porch. An addition costing $2,500 is documented on the original Building Permit Card and plans for were located on Microfilm #9645. The addition was designed by brothers John and Coulton Skinner (see Biography following) and appears to be a one -story, three -car garage situated to the north of the main house. Its footprint can be seen in the 1952 plat map. When this new garage was constructed, the original attached garage was converted to living space. Later alterations to the residence documented on the Building Permit Card include the 1 Kleinberg, Miami Beach: A History, Centennial Press, 1966, p. 94. 2 Google Books online; Cincinnatti, the Queen City, vol. 4, pp. 214 -215 3 Ballinger, Miami Millions; Franklin Press, 1936, p. 26. 4 Stearns, Along Greater Miami's Sun- Sea -Ara; 1932. 6 EXHIBIT `A' installation of central air - conditioning and other interior work in 1976, and the addition of a swimming pool in 1987. While no archival photographs have been found to verify that the house and garage addition were built according to plan, site inspection of the building reveals that the property largely conforms to the plans by both Geiger and the Skinners, and most of the original features remain intact. Architect Biographies August Geiger (1888 -1968) was from New Haven, Connecticut. He was educated at Boardman's Manual Training School, and by apprenticeship; he came to Miami in 1905 and became Florida's tenth registered architect. Geiger started his own practice in 1911, and in his early career designed a number of bungalow residences, the Bulmer Apartments in Miami (demolished), the Miami City Hospital (now "the Alamo" at Jackson Memorial Hospital), and public schools at Homestead, Arch Creek and Dania. As a master of the Mediterranean Revival style with a strong Beaux -Arts influence, he became Miami Beach developer Carl Fisher's favorite architect, and designed both of Fisher's residences, one of which still stands at 5010 North Bay Road. Other buildings he designed for Fisher include the 1916 clubhouse for the Municipal Golf Course, now one of the oldest buildings in the City; the Lincoln Hotel (now demolished) and the Lincoln Building (now the Van Dyke) on Lincoln Road. His work also includes the Allison Hospital (later St. Francis) and the La Gorce Golf Clubhouse, both now demolished. From 1935 to 1948, Geiger worked as architect for the Dade County School Board, and in this capacity worked on the Ida Fisher High School at 1410 Drexel Avenue, North Shore Elementary School at 711 41 Street, and Biscayne Bay Elementary School at 800 77 Street. His 1947 neoclassical -deco style Chase Federal Savings Bank Building at 1100 Lincoln Road has now been rehabilitated as a Banana Republic store. In Miami, Geiger designed the Woman's Club at 1737 North Bayshore Drive; the grand neoclassical Christian Science church at 1836 Biscayne Boulevard; and, in 1925, he was one of the architects of the Dade County Courthouse on Flagler Street. In addition to architecture, Geiger was active in many civic organizations, and also was the developer of the Fairgreen Subdivision in Miami Beach. (William) Coulton Skinner (1891 -1963) and his brother John L. Skinner (1893 -1972) were from Cleveland, Ohio. Both brothers graduated with degrees in architecture from the University of Toronto. Coulton went into practice in Toronto and Detroit, while John studied toward a Master's Degree at Harvard in 1920. After graduation, John headed the architecture department at Georgia Tech in Atlanta. In 1925 the brothers came to Miami to work on George Merrick's Coral Gables development, eventually designing 18 residences in the "Villages" section. From 1927 to 1932, John Skinner served as the first head of the architecture department at the newly created University of Miami. In Miami Beach, the Skinner brothers designed two Mediterranean Revival style houses in the Palm View Historic District: 1835 Michigan Avenue (1931) and 1800 Jefferson Avenue (1936). In addition, they designed the Koulton Arms Apartments at 932 15 Street, the Barbizon Hotel at 530 Ocean Drive and the Bentley Hotel at 500 Ocean Drive, all constructed in the 1930s. 7 EXHIBIT `A' In 1941 the Skinners joined architect Harold D. Steward as the firm of Stewart & Skinner. This firm worked on a number of civic and municipal buildings in the Miami area, including the retrofitting of the Nautilus, Pancoast, and Biltmore Hotels as military hospitals during World War II; several new buildings at the University of Miami; the Miami Seaquarium; parts of Miami International Airport; an addition to Jackson Memorial Hospital; the former Miami Public Library; and the Dade County Auditorium. 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 2740 North Bay 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. 2. Site Boundaries: The Planning Department recommends that the boundaries of the historic site consist of the entire property located on Lot 10 in Block 12 of Sunset Lake Subdivision, according to the Plat thereof, as recorded in Plat Book 8 at Page 52 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\$ HPB\ 10HPB\ MayHPB10 \7132.designation.may.doc 8 X1418)T HISTORIC PRESERVATION BOARD City of Miami Beach, Florida I I MEETING DATE: May 11, 2010 FILE NO: 7132 PROPERTY: 2740 North Bay Road — Single Family Home LEGAL: Lot 10, Block 12, of "Amended Plat of Sunset Lake Subdivision ", according to the Plat thereof, as recorded in Plat Book 8 at Page 52 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 new one and two story additions. ORDER The applicant, Delphine Dray, 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 consistent with the Certificate of Appropriateness Criteria in Section 118- 564(a)(2) of the Miami Beach Code, and is not consistent with Certificate of Appropriateness Criteria `b' 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: 1. 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: Page 2 of 5 HPB File No. 7132 Meeting Date: May 11, 2010 a. The columns supporting the new covered rear terrace on the first floor shall be redesigned to be more consistent with the original square columns of the house, in a manner to be approved by staff. b. The architecture of the proposed second floor terrace, adjacent to the original living room shall be further simplified, in a manner to be reviewed and approved by staff. c. 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 a right -of -way, shall be replaced with windows to match their historic configuration, in a manner to be reviewed and approved by staff. d. 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. 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 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. Ficus hedges shall not be permitted anywhere on the property. The final selection of perimeter landscaping shall be subject to the review and approval of staff. 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. 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. tiAbi Page 3of5 HPB File No. 7132 Meeting Date: May 11, 2010 4. Manufacturers drawings and Dade County product approval numbers for all new windows, doors and glass shall be required, prior to the issuance of a building permit. 5. 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. 6. 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. 7. 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. 8. The Final Order shall be recorded in the Public Records of Miami -Dade County, prior to the issuance of a Building Permit. 9. 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. 10. The conditions of approval herein are binding on the applicant, the property's owners, operators, and all successors in interest and assigns. 11. 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. 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 New Residence for Ms. Delphine Dray ", as prepared by Ramon Pacheco Architect & Planner, dated 2 -25 -2010. cd(1•1 Page 4 of 5 HPB File No. 7132 Meeting Date: May 11, 2010 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. 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. 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. l.; . Dated this I day of , 20 HISTORIC PRESERVATION BOARD THE CITY OF MIAMI BEACH, FLORIDA A BY: THOMAS R. MOONEY, AICP DESIGN AND PRESERVATION MANAt ER FOR THE CHAIR Page 5 of 5 HPB File No. 7132 Meeting Date: May 11, 2010 STATE OF FLORIDA ) )SS COUNTY OF MIAMI -DADE ) The foregoing instrument was acknowledged before me this / 7 day of Nl� y 20 /C 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. (?_4 ooµ P � Notary Public State of Florida t , Randy Cesar NOTARY PU:LIC M, •. coi,"0 � Expire My Co s mm 03/28/ issio 2014 n QQ975868 4 Miami -Dade County, Florida / My commission expires: 3 2 ?(,26/ Approved As To Form: y Legal Department: (S''! i t--30/ o ) Filed with the Clerk of the Historic Preservation Board on 5717/2. ( F: \PLAN1$HPB \10HPB \MayHPB10 \7132 2010.fo.docx • 1!