2011-27609 Reso I
RESOLUTION NO. 2011 -27609
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 625 WEST 47 STREET, 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, Jose Escalante, the owner of real property located at 625 West 47 Street
on Lot 3 and West 2 inches of Lot 4 in Block 32 of Lake New Subdivision, according to the Plat
thereof, as recorded in Plat Book 14 at Page 42 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 August 10, 2010, the City's Historic Preservation Board held a public
hearing and voted to approve the individual designation of the single - family residence at 625
West 47 Street as an historic structure [Exhibit "A"}; and
WHEREAS, on January 11, 2011, 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 [Exhibit "B "); and
WHEREAS, 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 625 West 47 Street; 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 625 West 47
Street 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. The existing, non - original Spanish tile is in disrepair and causing water intrusion. A
new flat tile roof will be constructed, which is consistent with the original roof design
as shown in historical photographs.
b. All existing, non - original, inappropriate windows will be replaced by code compliant,
impact resistant casement windows, consistent with the original window configuration
as shown in historical photo and original plans.
c. The existing delaminated stucco, which is currently causing water intrusion, will be
replaced with new smooth stucco, consistent with the original design.
d. A two -story, 314 square foot addition will be constructed at the northeast portion of
the existing home consisting of a storage room at the ground level and a master
bathroom at the second level.
e. A 66 square foot foyer will be constructed within the existing open entry loggia.
f. A new, code compliant, high efficiency, mechanical system will be installed to
replace current, non - compliant system.
g. New plumbing fixtures and piping will be installed to replace existing non code
compliant plumbing.
2
h. New energy efficient electrical fixtures, conduit and wiring will be installed throughout
the house to . replace existing.
9
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.
7. Completion of Work. An application must complete all work within 30 months following
the date of approval by the city commission. An approval for ad valorem tax exemption
shall expire if the building permit for the approved work is not issued within the
timeframes specified under the corresponding certificate of appropriateness, or if a full
building permit issued for the approved work should expire or become null and void, for
any reason. The approval for ad valorem tax exemption shall be suspended if such
permit is issued but the property owner has not submitted a final request for review of
completed work within 30 months following the date of approval by the city commission.
The Historic Preservation Board, for good cause shown, may extend the time for
completion of a substantial improvement for a period not to exceed two years from the
completion date in the original approval by the city commission, or such lesser time as
may be prescribed by the board.
8. Review of Completed Work. The applicant shall submit a request for Review of
Completed Work to the Planning Department no less than 30 calendar days prior to the
3
effective date of expiration of approval by the City Commission, as may be extended by
the Historic Preservation Board. The Planning Department shall conduct a review to
determine whether or not the completed improvements are in compliance with the work
approved by the City Commission, including any approved amendments. If the Planning
Department determines that the work is in compliance, the final request for Review of
Completed Work shall be approved and issued in writing to the applicant. If the Planning
Department determines that the work as completed is not in compliance, the applicant
will be advised in writing that the final request for Review of Completed Work has been
denied. A written summary of the reasons for the determination will be provided,
including recommendations concerning the changes to the proposed work necessary to
bring it into compliance. The applicant may file an appeal of the decision of the Planning
Department within 15 days of such decision. The appeal shall be in writing and shall be
to the Historic Preservation Board and shall set forth the factual and legal bases for the
appeal.
9. Notice of Approval to the 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.
PASSED and ADOPTED this 97 day of 227QfCi , 2011.
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— T:\AGENDA\2011\3 -09- 111625 West 47 St SF Ad Valorem_Reso.doc
4
COMMISSION ITEM SUMMARY
Condensed Title:
Resolution: Approval of a Preconstruction Application for Historic Ad Valorem Tax Exemption for the
Single - Family Property at 625 West 47 Street.
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 felt the effort put forth by the City of Miami Beach on historic preservation was
too little, too much or about the right amount. 77.1 % of respondents reported that the effort put forth
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 625 West 47 Street.
Item Summary /Recommendation:
The Administration recommends approval of the resolution.
Advisory Board Recommendation:
At its August 10, 2010, meeting, the Historic Preservation Board approved a request by the applicant for
the individual designation of the single - family property at 625 West 47 Street as an historic structure.
At its January 11, 2011 meeting, the Historic Preservation Board reviewed and approved 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.
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
625 West 47 Street.
Financial Information:
Source of Amount Account
Funds:
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:
Department Director Assi ant City M • ager City Manager
1 44eli 11
411 /IMP
AGENDA ITEM C
Nor MIAMIBEACH DATE '7-0
al-. MIAMI
City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
COMMISSION MEMORANDUM
TO: Mayor Matti Herrera Bower and Members of the City Commission
FROM: Jorge M. Gonzalez, City Manager
DATE: March 9, 2011
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 625 WEST 47 STREET, 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 625 West 47 Street.
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.
Commission Memorandum of March 9, 2011
Historic Single-Family Ad Valorem Tax Exemption
625 West 4 h Street
Page 2 of 5
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 625 West 47 Street on Lot 3 and West 2 inches of
Lot 4 in Block 32 of Lake New Subdivision, according to the Plat thereof, as recorded in
Plat Book 14 at Page 42 of the Public Records of Miami -Dade County, Florida.
EXISTING STRUCTURE
The two -story residence was designed by architect L. Murray Dixon for W.T. Shull in
1937. City of Miami Beach Building Records indicate that the permit issued for 2726
Alton Road consisted of a residence and garage, and its construction cost was valued at
$20,000.
An archival photograph was found within the L. Murray Dixon Archives at the Bass
Museum. Although the exact date of the photograph is unknown, it was most likely taken
shortly after construction was completed in 1937. Although, there have been some
alterations to the original design, including the replacement of the original flat tile roof to
barrel tile, the removal of the original decorative door along the front elevation, the
replacement of windows and garage door, enclosure of the rear porch, among other
minor modifications, most of the homes current architectural features appear to be
original. The house has an asymmetrical, massing and L- shaped plan with a loggia
along the garage which opens toward the front yard. The two -car garage, which faces
the street, has a porthole window centered on the front facing gable roof. A cupola
topped by a weather vein is slightly visible at the rear of the garage structure. One enters
Commission Memorandum of March 9, 2011
Historic Single- Family Ad Valorem Tax Exemption
625 West 47 Street
Page 3 of 5
the property through a front facing gable roof pavilion structure projecting slightly forward
from the garage. The pavilion entry door has a decorative keystone surround. The
exterior wall cladding is smooth stucco with horizontal stucco banding and a stepped
capped chimney rises on the south elevation.
BACKGROUND
At its August 10, 2010, meeting, the Historic Preservation Board approved a request by
the applicant for the individual designation of the single - family property at 625 West 47
Street as an historic structure.
At its January 11, 2011 meeting, the Historic Preservation Board reviewed and approved
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.
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 625 West 47
Street.
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
625 West 47 Street. In brief, the project includes the improvements to the historic
residence and site indicated below.
A. Exterior Architectural Features
1. The existing, non - original Spanish tile is in disrepair and causing water
intrusion. A new flat tile roof will be constructed, which is consistent with the
original roof design as shown in historical photographs.
2. All existing, non - original, inappropriate windows will be replaced by code
compliant, impact resistant casement windows, consistent with the original
window configuration as shown in historical photo and original plans.
3. The existing delaminated stucco, which is currently causing water intrusion,
will be replaced with new smooth stucco, consistent with the original design.
4. A two -story, 314 square foot addition will be constructed at the northeast
portion of the existing home consisting of a storage room at the ground level
and a master bathroom at the second level.
5. A 66 square foot foyer will be constructed within the existing open entry
loggia.
B. Interior Architectural Features
(The interior features indicated below may not be considered to be qualifying for
the tax exemption.)
Commission Memorandum of March 9, 2011
Historic Single- Family Ad Valorem Tax Exemption
625 West 47 Street
Page 4 of 5
1. A new, code compliant, high efficiency, mechanical system will be installed to
replace current, non - compliant system.
2. New plumbing fixtures and piping will be installed to replace existing non
code compliant plumbing.
3. New energy efficient electrical fixtures, conduit and wiring will be installed
throughout the house to replace existing.
C. Landscape Features
(The landscape and site improvements indicated below are not considered to be
qualifying for the tax exemption.)
1. All landscape except for approximately 3 trees will be removed and replaced
with new landscape material appropriately designed for the historic home.
FISCAL IMPACT
According to the applicant, the estimated cost of the entire project and the value of the
proposed qualifying improvements for the subject single - family property is $550,000.
The project commencement date is scheduled for May 2011 and the estimated project
completion date is May 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
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 2010 that the subject
property has an adjusted square footage of 3,741and a building value of $551,968. The
lot size is approximately 14,250 square feet with a land value of $608,466.
The Property Appraiser's Office advised that the subject property has an effective
building value per adjusted square foot of $148 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 380 square feet. Then the
estimated value of the proposed increase in qualifying square footage only, would be
$56,240. 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 $350 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.
Commission Memorandum of March 9, 2011
Historic Single-Family Ad Valorem Tax Exemption
625 West 47 Street
Page 5 of 5
ANALYISIS
The applicant is to be greatly commended for the retention and sensitive restoration of
the subject home. The proposed additions are in keeping with the architectural period of
the original structure. 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 the Administration
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, the Administration recommends in favor of the
application for Miami Beach Historic Ad Valorem Tax Exemption for the single - family
residence at 625 West 47 Street.
JMG:JGG:RGL:WHC:DJT
T:\AGENDA\2011 \3 -09 -11 \625 West 47 St SF Ad Valorem_Memo.doc
Exhibit "A"
SINGLE FAMILY RESIDENCE
625 West 47 Street
HISTORIC STRUCTURE
DESIGNATION REPORT
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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
August 10, 2010
Adopted on August 10, 2010
(HPB File No. 7185)
Exhibit "A"
I. REQUEST
The applicant, Dr. Jose E. Escalante, 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.
p y d
(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 625 West 47 Street 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 625 West 47 Street in 1937, during the
depression era of the 1930s, was clearly significant in the successful development history of
the City of Miami Beach. The proposed historic home still possesses the integrity of its
original location at 625 West 47 Street, 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 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;
The single - family residence at 625 West 47 Street is good example
Mediterranean Revival -Art Deco Transitional architecture, sometimes called
"Med-Deco:" a unique synthesis of Mediterranean Revival and Art Deco
decorative detail. The distinctive two story residence is characterized by an
asymmetric street fagade, L- shaped plan with entry loggia, multiple gable
3
Exhibit "A"
roofs, smooth stucco finish with horizontal stucco banding, `porthole'window
and decorative circles incised into the stucco on either side of the garage
door.
(4) Possesses high artistic values;
Many well defined original architectural features of the house add artistic
value and character to the structure and the neighborhood. These features
embody the spirit of Med -Deco architecture and include such elements as
the multiple tile roofs, asymmetrical massing, `porthole' window, smooth
stucco finish with horizontal banding and stepped chimne y detail. 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.
(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;
L. Murray ixon 1901 -1949
y � )
Lawrence Murray Dixon moved to Miami Beach in 1928 to start his own
practice after having worked for the New York City architectural firm Schultze
& Weaver. Together with Henry Hohauser, Dixon can be credited with
"inventing" the Tropical Art Deco style of architecture which has become the
signature of South Beach and made the Miami Beach Architectural District
worthy of listing on the National Register of Historic Places. Dixon is the
architect of over 100 surviving buildings in the National Register District
alone. In his short life he became one of Miami Beach's most prolific and
talented designers of hotels, residences and commercial buildings, his works
include:
Victor Hotel 1144 Ocean Drive
Tides Hotel 1220 Ocean Drive
Tiffany Hotel 801 Collins Ave
Tudor Hotel 1111 Collins Ave
Palmer House Hotel 1119 Collins Ave
Marlin Hotel 1200 Collins Ave
Raleigh Hotel 1777 Collins Ave
Ritz Plaza Hotel 1701 Collins Ave
(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 625 West 47 Street 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.
4
Exhibit "A"
IV. DESCRIPTION OF BOUNDARIES
The subject property is located at 625 West 47 Street on Lot 3 and West 2 inches of Lot 4 in Block
32 of Lake New Subdivision, according to the Plat thereof, as recorded in Plat Book 14 at Page 42
of the Public Records of Miami -Dade County, Florida.
V. PRESENT OWNER
The present owner of the subject property is Jose Escalante.
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.
VIII. ARCHITECTURAL BACKGROUND
Mediterranean Revival -Art Deco Transitional (circa late 1920s to mid- 1930s)
"Med- Deco" in Miami Beach was a synthesis of Mediterranean Revival form and Art Deco
decorative detail or vice versa. This unique hybrid style became a fascinating bridge
between the "familiar" and the "new" as the allure of Art Deco found its way into the City's
architectural vocabulary. Clean stepped roof lines and crisp geometric detailing replaced
scrolled parapets, bracketed cornices, and Classical features on structures of clear
Mediterranean Revival form. Likewise, sloped barrel tile 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.
2726 Alton Road
The two -story residence was designed by architect L. Murray Dixon for W.T. Shull in 1937.
City of Miami Beach Building Records indicate that the permit issued for 2726 Alton Road
consisted of a residence and garage, and its construction cost was valued at $20,000.
An archival photograph was found within the L. Murray Dixon Archives at the Bass Museum.
Although the exact date of the photograph is unknown, it was most likely taken shortly after
construction was completed in 1937. Although, there have been some alterations to the
original design, including the replacement of the original flat tile roof to barrel tile, the
removal of the original decorative door along the front elevation, the replacement of windows
and garage door, enclosure of the rear porch, among other minor modifications, most of the
homes current architectural features appear to be original. The house has an asymmetrical,
massing and L- shaped plan with a loggia along the garage which opens toward the front
5
Exhibit "A"
yard. The two -car garage, which faces the street, has a porthole window centered on the
front facing gable roof. A cupola topped by a weather vein is slightly visible at the rear of the
garage structure. One enters the property through a front facing gable roof pavilion structure
projecting slightly forward from the garage. The pavilion entry door has a decorative
keystone surround. The exterior wall cladding is smooth stucco with horizontal stucco
banding and a stepped capped chimney rises on the south elevation.
In addition to satisfying the criteria for evaluation as noted above, the building has retained
its strong integrity over the years despite some modest exterior alterations. The property,
located in a prominent residential single family area of the city, is complemented by its
setting and relationship with numerous other single family homes of similar scale in various
design styles. Its distinctive character contributes greatly to the character of its residential
neighborhood. The Med -Deco design is carefully executed, adapted to the south Florida
climate, in harmony with the surrounding landscape. The buildings proportion, scale,
massing and use of materials is reflective of Med -Deco architecture.
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 625 West 47 Street, 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 3 and West 2 inches of Lot 4 in
Block 32 of Lake New Subdivision, according to the Plat thereof, as recorded in Plat Book 14
at Page 42 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\ AugHPB10 \7185.designation.aug.doc
6
Exh►b►� � "
HISTORIC PRESERVATION BOARD
City of Miami Beach, Florida
MEETING DATE: January 11, 2011
FILE NO: 7222
PROPERTY: 625 West 47 Street — Single Family Home
LEGAL: Lot 3 and West 2 inches of Lot 4 in Block 32 of Lake New Subdivision,
according to the Plat thereof, as recorded in Plat Book 14 at Page 42 of the
Public Records of Miami -Dade County, Florida.
IN RE: The Application for a Certificate of Appropriateness for the partial
demolition, renovation, and restoration of the existing 2 -story home,
including the construction a new one -story accessory structure.
ORDER
The applicant, Dr. Jose Escalante, 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, is not
consistent with Certificate of Appropriateness Criteria `b' in Section 118- 564(a)(3) of the
Miami Beach Code, and is consistent with the Certificate of Appropriateness for Demolition
Criteria 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 staff; at a minimum, such drawings shall incorporate the following:
Vii( 1
Page 2 of 4
HPB File No. 7222
Meeting Date: January 11, 2011
a. Manufacturer's 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.
b. Windows shall be added to the east facade of the proposed new addition, in a
manner to be reviewed and approved by staff.
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 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.
d. 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. Tall hedges shall not be permitted within the required front yard. Any hedge
type landscaping proposed within the required front yard, shall consist of
plant material that does not exceed 36" in height at maturity. 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.
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.
Page 3 of 4
HPB File No. 7222
Meeting Date: January 11, 2011
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 dompetent 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 "Addition, Remodel and Renovation
for: Escalante Residence ", as prepared by Architeknics, dated 12 -1 -10.
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.
A
Page 4 of 4
HPB File No. 7222
Meeting Date: January 11, 2011
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
`� 1 t
Dated this f day of U ftP 0 20 1 l .
HISTO IC PRESERVATION BOARD
THE C,t OF rtIAMI RACH, F RIDA
BY: al
THOMAS R. MOONEY, Al P
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
1,rtvcyr 20 t( by Thomas R. Mooney, Design and Preservation Manager,
Planning Depiartment, City of Miami Beach, Florida, a Florida Municipal Corporation, on behalf
of the corporation. He is personally known to me.
eicf 004,, Notary Public State of Honda 1 ata"
r Randy Cesar
' /� � o My Commission DD975668 NOTARY PUBLIC
4 0 „ Expires 03/28/2014
Miami -Dade County, Florida
My commission expires: 3 - 27- 20 / 6 7
Approved As To Form:
Legal Department: (` -/ L/- ( ��
Filed with the Clerk of the Historic Preservation Board on "- / 41- ( )
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