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280 South Hibiscus DriveCITY OF MIAMI BEACH CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139 www.ci, miami-beach .fi. us PLANNING DEPARTMENT Telephone: (305) 673-7550 Facsimile: (305) 673-7559 April 29, 2005 Mr. & Mrs. Riad & Lulu Kabakibi 516 Hampton Hill Road Franklin Lakes, New Jersey 07417 Re: 280 South Hibiscus Drive, Miami Beach, Florida Request for a Determination of Architectural Significance Dear Mr. & Mrs. Kabakibi: Pursuant to your request that was received on April 4, 2005 (see Attachment), the Planning Department has evaluated the subject property at 280 South Hibiscus Drive to determine whether the single-family residence is architecturally significant. A site visit of the subject property was conducted by staff on April 7, 2005. In accordance with Section 142-108(1) of the Land Development Regulations of the Miami Beach City Code, the following criteria determine whether a home constructed prior to 1942 is architecturally significant: The subject structure is characteristic of a specific architectural style constructed in the city prior to 1942, including, but not limited to, Vernacular, Mediterranean Revival, Art Deco, Streamline Moderne, or variations thereof. Not Satisfied. The subject home is no longer exemplary of a specific architectural style in the city prior to 1942. Indeed, from examination of available historical documentation as well as an on-site inspection, it is difficult to assign a specific original architectural style to the subject residence. Although it was designed by architect She/don Tucker in 1940, the structure has c/early been significantly altered and no longer maintains a high level of its architectural integrity. In 1987, the front (north) elevation of the residence was modified on its east end with the construction of a covered porch and a second floor addition above as well as on its west end the construction of a second floor addition above the existing garage. The rear (south) elevation of the home was also modified in 1987 with the construction of a full-width addition and balcony on the second floor. Sometime around 1994, the front (north) elevation of the residence was further altered with the enclosures of the garage and porch (built in 1987) on the first floor as well as the introduction of multiple French doors and balconets on the second floor. The rear (south) elevation of the home was also further modified around this time with the expansions of the dining room on the first floor and the second floor addition above (built in 1987) as well as the introduction of additional French doors on the first and second floors. These numerous additions and alterations have a/most completely obscured the original design of the residence. The exterior of the structure is recognizable as an example of its style and/or period, and its architectural design integrity has not been modified in a manner that cannot be reversed without unreasonable expense. Not Satisfied. The exterior of this residence is no longer recognizable as an example of a specific architectural style in Miami Beach, nor does it maintain its architectural design integrity, due to numerous additions and alterations over the years that could not be reversed without unreasonable expense. (Refer to staff analysis in Criterion No. 1 above.) Re: 280 South Hibiscus Drive April 29, 2005 Page 2 of 2 Significant exterior architectural characteristics, features, or details of the subject structure remain intact. Not Satisfied. Most of the structure's original exterior architectural features have been altered, covered, or removed over time. (Refer to staff analysis in Criterion No. 1 above.) The subject structure embodies the scale, character, and massing of the built context of its immediate area. Not Satisfied. Although the two-story home is consistent with the scale and massing of the surrounding neighborhood, it does not embody the historic character of the built context on Hibiscus/s/and. The Planning Department has determined that the subject building does not meet the criteria in Section 142-108(1 ) and, therefore, is not architecturally significant. An application for the demolition of the structure may therefore be approved administratively, subject to the requirements of the Building Department. Please be advised that no demolition permit may be issued within a ten (10) day appeal period of the rendering of this decision. If you have any further questions or concerns, please do not hesitate to contact myself or Shannon Anderton, Senior Planner, at 305-673-7550. Sincerely~,/ . William H. Cary, Assistant Planning Director / / c: Robert Parcher, C'~ty Clerk Jorge G. Gomez, Planning Director Thomas R. Mooney, Design and Preservation Manager Shannon Anderton, Senior Planner SFRRB File No. 48 George Carmenate, II Villaggio Realty JGG:WHC:TRM:SMA F:\PLAN\$ALL\Single Family Homes\CorrespondenceS280 South Hibiscus Dr.sma.doc Gebruary 9, 2005 ~ W~anning ~epartment City of ~etiami ~eacti 1700 Convention Center,)ri'ye ~iami $each, ~£ 33139 Pdad ~ £ulu Kabal~bi 516 Hampton 9fill ~oad Grank~n £akes, HJ 07417 (201) 954 2791 ~Dear ~lanning ~epartment, This letter is a request for determination of architecturalsignificance for the subject property located at 280 South 9Tibiscus ~Dr., Miami Reach, GL 33139. I am requestin0 permission from the Oty of Miami ~each for full demol~tion of this property. Should the City of Miami Reach have any_further questions or request further information, please contact my representative George Carmenate at IL Viffaggio P~ealty, 1451 Ocean ~grive, Miami Peach, GL 33139, 005) 903 4923. Thankyou.