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310 South Coconut LaneCITY OF MIAMI BEACH CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139 www.ci.miami-beach.fi.us PLANNING DEPARTMENT September 2, 2005 Telephone: (305) ~3-7550 Facsimile: (305) 673-7559 Mr. Pierre De Agostini 420 Lincoln Road, Suite 235 Miami Beach, Florida 33139 Re: 310 South Coconut Lane, Miami Beach Request for a Determination of Architectural Significance Dear Mr. De Agostini: Pursuant to your request that was received on August 17, 2005 (see Attachment), the Planning Department has evaluated the subject property at 310 South Coconut Lane to determine whether the single-family residence is architecturally significant. A site visit of the subject property was conducted by staff on August 24, 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: 1. 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 Modeme, or variations thereof. Not Satisfied. The subject home is no longer characteristic ora specific architectural style in the city prior to 1942. Although it was originally designed in the Mediterranean Revival style in 1926, the structure has clearly been significantly altered and no longer maintains a high level of its architectural integrity. The subject residence was originally built as an accessory structure to the main house just to the north at 320 South Coconut Lane. The two-story structure was erected at the far eastem end of its site adjacent to the street at 310 South Coconut Lane. It originally had a garage and an arched east-to-west vehicular pass-through on the first floor and servants quarters above. According to the building permit records forthe subject property, an addition to the structure was built in 1932 for a kitchen, dining room, and two rooms. Another addition was built in 1935 for a bedroom. These one-story additions are seen on the west side of the residence in a 1941 aerial photograph of Miami Beach. They were later removed around 1974 when the original design of the structure was severely modified. At that time, a mansard roof was constructed that wrapped the entire roofline above the second floor and obscured the original raised parapet walls. Also that same year, a 9 ~ foot-high fence wall was built along the front property line and a second floor overhang with a mansard roof was attached from the structure's front facade wall to the new fence. These modifications completely blocked the views from the street of the structure's front facade on the first floor and a portion of the second floor. After reviewing the original 1926 architectural drawings of the structure, it is apparent that a/most all of the original window and door masonry openings have been modified over time. Other modifications to the original design of the residence include: the enclosure of the original projecting balcony at the south end of the west elevation and the enclosure of the small area be/ow, a second floor overhang addition at the north end of the west elevation, a Re: 310 South Coconut Lane September 2, 2005 Page 2 of 2 small one-story addition on the north elevation for a laundry/storage room, and the enclosure of the original east-to-west vehicular pass-through. In fact, one of the few remaining traces of the structure's original 1926 design is an arched masonry opening on the west elevation, which was originally the west end of the vehicular pass-through. It has been enclosed with French doors and an arched transom window. These numerous additions and alterations have almost 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 Ionger 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.) 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. I 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 Palm Island. 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 i ~' Assistant Planning Direc or C: Robert E. Parcher, City Clerk Jorge G. Gomez, Planning Director Thomas R. Mooney, Design and Preservation Manager Shannon M. Anderton, Senior Planner Allan T. Shulman, Architect SFRRB File No. 55 JGG:WHC:TRM:SMA F:~PLAN~,LL~ingle Family Homes~Co~Tespondence~310 South Coconut Lane.sma.doc 420 Lincoln Road. Suite 235 Miami Beach. F1. 33139. Tel: 1 800 4970464 Fax: 1 786 2763767 www. Pierregourmet.com Miami, August 17, 2005 To whom it may concern, I hereby request a determination of architectural significance for the existing building at 310 S. Coconut Lane. I believe, and the architect concurs, that there are no significant remaining historic resources at the property. The original structure has been identified as a garage/coach house for an adjacent home. The little detail apparent in the attached microfilm drawings is no longer extant. Almost every original window has been relocated, expanded or closed. A later mansard gives the structure a completely different look. The intent of the current project, designed by Allan T. Shulman, Architect, P.A., is to demolish the site-wall and partially retain the existing building with significant changes as a coach house to an expansion of the home which will be built in back. If you need any further information, please do not hesitate to call me at the office at 1 800 5958034 or on my cellular at 1 786 2539567. Very Si,ncei'ely, i ':// mi,e¢ '~e ~'~°stini · ~ Miami, August 17, 2005 To whom it may concern, 420 LincOln Road. Suite 235 Miami Beach. FI. 33139. Tel: 1 800 4970464 Fax: 1 786 2763767 www. Pierregourmet.com I hereby request a determination of architectural significance for the existing building at 310 S. Coconut Lane. I believe, and the architect concurs, that there are no significant remaining historic resources at the property. The original structure has been identified as a garage/coach house for an adjacent home. The little detail apparent in the attached microfilm drawings is no longer extant. Almost every original window has been relocated, expanded or closed. A later mansard gives the structure a completely different look. The intent of the current project, designed by Allan T. Shulman, Architect, P.A., is to demolish the site-wall and partially retain the existing building with significant changes as a coach house to an expansion of the home which will be built in back. If you need any further information, please do not hesitate to call me at the office at 1 800 5958034 or on my cellular at 1 786 2539567. Ver,, Sincerely Pierre 'De Agostini.