HomeMy WebLinkAbout2005-25997 Reso
RESOLUTION NO. 2005-25997
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, RECOMMENDING APPROVAL OF A
PRECONSTRUCTION APPLICATION FOR HISTORIC AD VALOREM TAX
EXEMPTION FOR A SINGLE-FAMILY PROPERTY AT 2535 LAKE AVENUE,
AND AUTHORIZING THE MIAMI-DADE COUNTY PROPERTY APPRAISER'S
OFFICE TO GRANT SAID 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, Joseph Blount, the owner of real property located at 2535 Lake Avenue on
Sunset Island No. 2 (Lot 6 and the South 50 feet of Lot 5, in Block 2, of the Sunset Lake
Extension, according to the Plat thereof, as recorded in Plat Book 40, at Page 23, 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 February 8, 2005, 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 2535 Lake Avenue 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 July 12, 2005, the Historic Preservation Board held a public hearing and
voted unanimously (6 to 0; 1 vacancy) 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 2535 Lake
Avenue [Exhibit "C"]; 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.
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 2535 Lake
Avenue be approved, subject to the following conditions:
1. Scooe of Tax Exemotion. 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 of Miami Beach. 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. Aooroved QualifvinQ Imorovements. 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. Demolition of the single-story north wing of the house containing the garage, and
the construction of a new two-story addition in the same location. The design of
the new addition is compatible with the existing historic architectural vocabulary
of the residence.
b. Construction of a one-story addition on the south side of the home. The design
of the new addition is compatible with the existing historic architectural
vocabulary of the residence.
3. Duration of Tax Exemotion. The exemption shall take effect on the January 1st 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 of Miami Beach 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 of
Miami Beach 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
2
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, or assigns. Violation of the covenant shall result in the property
owner being subject to the payment of 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. 9212.12(3).
5. BuildinQ 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. The applicant must complete all work shown in the building permit
plans within two (2) years following the date of approval by the City Commission. An
application for tax exemption shall be automatically revoked if the property owner has
not submitted a final request for Review of Completed Work within two (2) years
following the date of approval by the City Commission. The Historic Preservation Board
may extend the time for substantial completion of an improvement for a period not to
exceed two (2) years, 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
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.
3
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 sl following substantial completion of the
improvements.
,2005.
PASSED and ADOPTED this 8th
MAYOR
ATTEST:
~C rt4~
. CITY CLERK
'Robert Parcher'
David Dermer
APPROVED AS TO FORM & LANGUAGE
& FOR EXECUTION:
~
CITY A OR EY.1:5("
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DATE
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CITY OF MIAMI BEACH
COMMISSION ITEM SUMMARY
~
Condensed Title:
Resolution - Approval of a Preconstruction Application for Historic Ad Valorem Tax Exemption for the
Single-Family Property at 2535 Lake Avenue.
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 2535 Lake Avenue.
Item Summary/Recommendation:
Adopt the proposed resolution.
Advisory Board Recommendation:
On February 8, 2005, the Historic Preservation Board unanimously approved (7 to 0) the individual
designation of the single-family residence at 2535 Lake Avenue as an historic structure. At the same public
hearing, the Board 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 July 12, 2005, the Historic Preservation Board voted unanimously (6 to 0; 1 vacancy) in favor of
recommending that the Mayor and City Commission approve a Preconstruction Application for Historic Ad
Valorem Tax Exemption for the single-family property at 2535 Lake Avenue.
Financial Information:
Source of Amount Approv~d
Funds: 1
D 2
3
4
Finance Dept. 'Total
Ci Clerk's Office Le islative Trackin :
Thomas R. Mooney, Design & Preservation Manager; Shannon M. Anderton, Senior Planner.
City Manager
City Manager
AGENDA ITEM
DATE
R7C
q-~-{)S-
CITY OF MIAMI BEACH
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139
www.miamibeachfl.gov
COMMISSION MEMORANDUM
To:
Mayor David Dermer and
Members of the City Commission
Date: September 8, 2005
From:
Jorge M. Gonzalez ~. ~.... /
City Manager U v- 0
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, RECOMMENDING APPROVAL OF A
PRECONSTRUCTION APPLICATION FOR HISTORIC AD VALOREM TAX
EXEMPTION FOR A SINGLE-FAMILY PROPERTY AT 2535 LAKE AVENUE, AND
AUTHORIZING THE MIAMI-DADE COUNTY PROPERTY APPRAISER'S OFFICE
TO GRANT SAID 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.
Subject:
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 2535 Lake Avenue.
HISTORIC SINGLE-FAMILY AD VALOREM TAX EXEMPTION
On December 8, 2004, the City of Miami Beach enacted legislation that authorizes the exemption for
its portion of ad valorem taxes for improvements to historically designated single-family homes
(Sections 118-600 through 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.
The application for Historic Ad Valorem Tax Exemption is a two step process. The "Part 1 -
Preconstruction Application" is submitted to the Planning Department orior 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
Commission Memorandum of September 8, 2005
Historic Sing/e-Family Ad Valorem Tax Exemption
2535 Lake A venue, Sunset Island No. 2
Page 20f4
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.
For final approval of the 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 an Historic Ad Valorem 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 single-family property is located at 2535 Lake Avenue or, more specifically, at Lot 6 and
the South 50 feet of Lot 5, in Block 2, of the Sunset Lake Extension, according to the Plat thereof, as
recorded in Plat Book 40, at Page 23, of the Public Records of Miami-Dade County, Florida.
EXISTING STRUCTURE
Constructed in 1939 and designed by noted architect Robert Law Weed, the residence is a good
example of Colonial Revival architecture, sometimes called "Florida Georgian:" "A clean-cut
adaptation of the Georgian and Regency styles which are admirably suited to a warm climate." 1 The
distinctive two-story residence is characterized by a symmetrical street fayade with hipped roofs and
double chimneys, sash windows with both traditional and Bermuda style shutters, Classically-
inspired columns, pedimented doors and windows, and distinctive railings.
BACKGROUND
The property owner, Joseph Blount, submitted to the Planning Department a request for designation
as an historic structure, a Certificate of Appropriateness, and an Historic Ad Valorem Tax Exemption
for the single-family property located at 2535 Lake Avenue on Sunset Island NO.2.
On February 8, 2005, the Historic Preservation Board held a public hearing and voted unanimously
(7 to 0) to approve the individual designation of the single-family residence at 2535 Lake Avenue as
an historic structure. At the same public hearing, the 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 July 12, 2005, the Historic Preservation Board held a public hearing and voted unanimously (6 to
0; 1 vacancy) in favor of recommending that the Mayor and City Commission approve a
Preconstruction Application for Historic Ad Valorem Tax Exemption for the single-family property at
2535 Lake Avenue. Thereby, the Board 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.
The Board also 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).
1 "Florida Georgian," House and Garden, September 1940, pp. 48-49.
Commission Memorandum of September 8, 2005
Historic Single-Family Ad Valorem Tax Exemption
2535 Lake A venue, Sunset Island No.2
Page 30f4
SCOPE OF PROJECT
In brief, the approved project included the following improvements to the historic residence and site:
A. Exterior Architectural Features
(The exterior improvements indicated below are considered to be qualifying for the tax
exemption.)
1. Demolition of the single-story north wing of the house containing the garage, and the
construction of a new two-story addition in the same location. The design of the new
addition is compatible with the existing historic architectural vocabulary of the residence.
2. Construction of a one-story addition on the south side of the home. The design of the
new addition is compatible with the existing historic architectural vocabulary of the
residence.
B. Interior Architectural Features
(The interior improvements indicated below are not considered to be qualifying for the tax
exemption.)
1. Removal of a portion of the original curved wall on the second floor of the entrance
stairwell in order to open the upper foyer. Install a new railing in its place.
2. Remodel kitchen, butler's pantry, laundry, and staff area on the first floor of the
residence.
3. Removal of the existing service stair in the kitchen and install an elevator.
4. Reconfigure second floor bedroom partitions. Remodel second floor baths.
C. Landscape Features
(The landscape and site improvements indicated below are not considered to be qualifying for
the tax exemption.)
1 . Removal of the existi ng driveway and install a new driveway on axis with the front door of
the residence.
2. Removal of the existing pool in the rear yard. Install a new pool and patio perpendicular
to the location of the existing pool.
3. Install new landscaping on the subject site.
FISCAL IMPACT
According to the applicant, the estimated value of the proposed qualifying improvements to the
subject single-family property is $1.7 million. The estimated project completion date is August of
2006.
Please note that the revenue implication calculation provided below is a rough approximation. The
Miami-Dade County Property Appraiser's Office does not provide an estimate until the qualifying
improvements are substantially completed. It assumes that the Property Appraiser's Office will not
reduce the actual square footage of the additions to adjusted square footage. It assumes that the
Commission Memorandum of September 8, 2005
Historic Single-Family Ad Valorem Tax Exemption
2535 Lake Avenue, Sunset Is/and NO.2
Page 4 of4
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 has determined in 2005 that the adjusted
square footage is 5,921 and the building value is $731,055. Then the effective building value per
adjusted square foot would be $123.47. According to the applicant, the proposed actual square
footage of the qualifying building additions for the site is 3,621. Then the estimated value of the
proposed increase in square footage would be $447,100. The most recent millage rate for the City
of Miami Beach is 7.425 as of 2004. Assuming there is no change in millage rate over the ten year
period in which the exemption is granted, the applicant will save annually $3,320 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.
STAFF ANALYSIS
The applicant is to be commended for a well conceived project that retains the historic integrity of
the 1939 single-family home. While staff would generally like to see more restoration and
rehabilitation within the scope of work for a tax exemption application, this historic home maintains a
high degree of its architectural integrity, as evidenced by the numerous historical photographs, and
appears to be in good condition. It is very important that the current owners have chosen to
preserve and expand this historic home, rather than to demolish and replace it. The proposed new
additions are well within the scale and massing of the existing home and the surrounding single-
family neighborhood. The new construction is in keeping with the architectural vocabulary of the
original structure and does not overwhelm the site. The historically significant home is an asset to
the neighborhood.
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 Preconstruction Application for Historic Ad
Valorem.~~emption for the single-family residence at 2535 Lake Avenue.
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Exhibit "A"
SINGLE-FAMILY RESIDENCE
AT 2535 LAKE AVENUE
HISTORIC STRUCTURE
DESIGNATION REPORT
PREPARED BY
CITY OF MIAMI BEACH PLANNING DEPARTMENT
Jorge G. Gomez, AICP, Director, Planning Department
William H. Cary, Assistant Planning Director
Thomas R. Mooney, AICP, Design and Preservation Manager
Carolyn Klepser, Historical Research Consultant
Michael Belush, Senior Planner
CITY OF MIAMI BEACH HISTORIC PRESERVATION BOARD
Mitch Novick, Chair
Beth Dunlop, Vice Chair
Judith Berson-Levinson, Ed.D.
Randall Robinson
William Taylor
Allan Hall
Carrie Penabad
February 8, 2005
Adopted on February 8, 2005
(HPB File No. 2675)
I. REQUEST
The applicant, Joseph Blount, 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 ofthe 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
(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 2535 Lake Avenue 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.
(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) Embodv the distinctive characteristics of an historical period. architectural or
desian style or method of construction:
The single-family residence at 2535 Lake Avenue is a good example
Colonial Revival architecture, sometimes called "Florida Georgian:" "a clean-
cut adaptation of the Georgian and Regency styles which are admirably
suited to a warm climate."1 The distinctive two-story residence is
characterized by a symmetrical street fayade with hipped roofs and double
chimneys, sash windows with both traditional and Bermuda style shutters,
Classically-inspired columns, pedimented doors and windows, and
distinguishing railings.
(4) Possesses high artistic values:
The many defining features of the house add character to the neighborhood,
are complimentary to each other; and are well refined design elements which
embody the spirit of Colonial Revival Architecture. The carefully executed
design was clearly done with the highest regard to the character of the house
1 "Florida Georgian," House and Garden, September 1940, pp. 48-49.
3
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 outstandinQ or representative
work of a master desioner, architect or builder who contributed to our
historical. aesthetic or architectural heritaoe;
Robert Law Weed (1897-1961) made a significant contribution to the
character of Miami Beach's neighborhoods. The architect of a residential,
religious, and civic architecture from the 1930's through 1940's, including two
fire stations, his design styles included Mediterranean Revival, Eclectic,
Neoclassical Revival, Streamline Moderne, and Post War Modern.
BioaraDhv of Robert Law Weed (1897-1961)
The architect, Robert Law Weed, listed the house at 2535 Lake Avenue as one of his
notable achievements in his application for AlA Fellowship in 1953.2 Weed, a native of
Pennsylvania, studied at the Carnegie Institute of Technology in Pittsburgh and came to
Florida in 1922.3 He designed a "Florida Tropical Home" for the 1933 Century of Progress
exposition in Chicago.
The Florida Tropical House, designed by Miami, Florida architect, Robert Law Weed,
is located on the lake side [of Beverly Shores, Indiana). Once a bright pink color, this
spacious two-story house was designed to conform to Florida's sub-tropical weather
by blending outdoor and indoor environments. [Its] rooms were built with high
ceilings to allow the maximum amount of outdoor air to pass through the house,
while the roof deck gave residents the opportunity to enjoy the evening breezes so
common to Florida. An interior shiny reflective surface enhanced the spaciousness
while at the same time minimized household cleaning chores. The original flat roof,
once covered with ceramic tiles[,] had to be replaced and built up with roofing to
make the structure capable of withstanding the harsh mid-western winters. 4
In partnership with Edwin T. Reeder, he designed the Miami Beach Fire Station at 23rd Street
and Dade Boulevard in 1939, and won an award for the Beach Theatre at 420 Lincoln Road
in 1941. During World War II he designed military installations for the Army-Air Forces, and
after the war he participated in the design of the modernist campus of the University of
Miami.
(b) A buildino, structure (includino the public portions of the interior). improvement or
landscape feature may be desionated 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 2535 Lake Avenue has not been significantly altered.
Minor additions have been added at the rear, one of which was subsequently
demolished, and the windows have been replaced; however the design integrity of the
original structure has been well maintained over the years.
2 American Institute of Architects, Records, Coral Gables Office.
3 Tracy Hollingsworth, History of Dade County, Florida; Glade House, Coral Gables, 1949, pp. 179-180.
4 Notes from the Northwest Indiana Traveler, northwestindiana.com
4
IV. DESCRIPTION OF BOUNDARIES
The subject property is located at 2535 Lake Avenue on Lot 6 and the South 50 feet of Lot 5, Block
2, SUNSET LAKE EXTENSION, according to the Plat thereof, as recorded in Plat Book 40 at Page
23 of the Public Records of Miami-Dade County, Florida.
V. PRESENT OWNER
The present owner of the subject property is Mr. Joseph Blount
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
Colonial Revival (1880 to 1955)
"In 1874, an influential magazine published a photograph of a 1728 house in Newport,
lamenting its advancing state of decay and advising that such houses should be preserved or
at least recorded, as they were both picturesque and of "architectural merit." In 1877, the
prominent architects McKim, Mead, White and Bigelow took what they called their
"celebrated" trip through New England, sketching and making measured drawings of
"important colonial houses."
It was not long before they and others were designing buildings of varying colonial veracity. At
first, much of the new trend appeared as a decorative overlay on the current Queen Anne
style - generous applications of neo-c1assical touches such as dentil mouldings, pediments,
fluted columns and Palladian windows over the rather free-form and asymmetric underlying
structures. Such was the appeal of the new look that some existing buildings were "done
over" in the Colonial Revival style.
As architects delved deeper into the source material (Le., real colonial homes), the style took
on a more academic tone, becoming firmly aligned with the most academic of colonial styles,
the Georgian. The result was Colonial Revival houses displaying the symmetry, formal
detailing and proportions of their forebears.
By the turn of the 20th century, understanding of the colonial style spread across the country
through books and periodicals featuring detailed measured drawings and photographs of
colonial prototypes. In addition to the popular Georgian side-gabled versions, Colonial Revival
houses quote other precedents, including the gambrel type favored by the Dutch settlers, hip-
roofed Federals, and medieval-style examples with overhanging second floors (the inspiration
for the garrison colonial of subdivision fame). They come in one, two or three stories.
Like their predecessors, Colonial Revivals of all stripes feature strong entrances and
cornices, with double-hung windows featuring multiple panes. Due in part to matters of taste
and to advances in woodworking technology, entrances tend to be more elaborate than the
originals, with broken pediments common. Cornices feature little overhang, with dentil
mouldings or mod ill ions, or, unlike the originals, can sometimes even have open eaves and
rake. Windows can vary from the colonial prototype by having a single large pane in the lower
sash, or by being bays or paired. Clapboard is common, but brick is often seen in higher-end
models. Trim is usually painted white, with green or black shutters.
5
Be it out of nostalgia, national pride, or the comfort found in a sim~le form, Americans have
embraced the Colonial Revival style for well over a century now."
2535 Lake Avenue
The two-story residence was designed by architects Robert Law Weed and Edwin 1. Reeder, for
Cuban sugar baron Julio Sanchez and his wife in 1939.
In addition to satisfying the criteria for evaluation as noted above, the building has retained its strong
integrity over the years. 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 streetscape of its
residential neighborhood. The Colonial Revival design is carefully executed, adapted to the south
Florida climate, in harmony with the surrounding landscape. The building's proportion, scale,
massing and use of materials are reflective of Colonial Revival architecture.
IX. PLANNING DEPARTMENT RECOMMENDATIONS
1. Criteria for Desianation: Based upon the evidence presented and the historical and
architectural significance of the single-family residence located at 2535 Lake Avenue, 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 existing structure only, on Lot 6 and the South 50 feet of Lot 5,
Block 2, SUNSET LAKE EXTENSION, according to the Plat thereof, as recorded in Plat
Book 40 at Page 23 of the Public Records of Miami-Dade County, Florida.
3. Areas Subiect 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.
5. Condition of Aooroval: The board's action designating the structure as a historic structure
will become affective within ten (10) days of the date of the Board's action. Notwithstanding
the foregoing, if the Board of Adjustment does not grant Variance Application No. 3066 in its
entirety within six months of the date of the Board's action, the historic designation of the
structure will expire and become null and void. In addition, if the Board of Adjustment, acting
as the Flood Plain Management Board, does not grant the floodplain variance application in
its entirety within six months of the date of the Board's action, the historic designation of the
structure will expire and become null and void.
X. BOARD ACTION
On February 8, 2005, the Historic Preservation Board reviewed the Designation Report with
recommendations prepared by the staff of the Planning Department regarding the designation of the
single-family residence at 2535 Lake Avenue as an historic structure. Based upon the evidence
5 Colonial Revival Architecture, Recalling the Good Old Days, Bruce Irving, thisoldhouse.com
6
presented and the historical and architectural significance ofthe subject property, and in accordance
with Chapter 118, Article X, Division 4, of the Land Development Regulations of the City Code, the
Board unanimously approved a motion (7 to 0) to adopt the single-family residence at 2535 Lake
Avenue as an historic single-family residential structure (referred to as HSFRS-3).
XI. FIGURE INDEX
Figure 1:
(Cover) Front fa9ade of 2535 Lake Avenue by Smith Architecture Group, Inc.,
December 2004.
JGG:WHC:TRM:MAB
F:\PLAN\$HPB\05HPB\febhpb05\2675-desig.feb-ExhibitA.doc
7
Exhibit "B"
111111111111111111111111111111111111111111111
CFN 2005R0236438
DR e-k 22:1'53 F'9:: 3610 - 3t.14; (~;P~I';
RECORDED 03/10/2005 10:22:59
HIWVEY RUt!! ['h CU~r.:r: DF C:~JURT
rlU,11I.DM;'[ (DUrn'! ~ FL@IDt
HISTORIC PRESERVATION BOARD
City of Miami Beach, Florida
FILE NO:
2675
.~'\ chane, A 71
\~ti MyCOrnmI$ lilt
a; #;lIP1rea Ju", 8Ion 00233174
'r 17, 2007
MEETING DATE: February 8, 2005
PROPERTY:
0lalY.
2535 Lake Avenue - Sinole Familv Home PnntedNaml: (..(1:$
My ConIniaion &In: (~)
TI1is dlIcurIIIll cor4ft S .
Lot 6 and the South 50 feet of Lot 5, Block 2, SUNSET LA~TENSION,
according to the Plat thereof, as recorded in Plat Book 40 at Page 73 of the
Public Records of Miami-Dade County, Florida.
LEGAL:
IN RE:
The Application for a Certificate of Appropriateness for partial demolition of the
home, along with the construction of a rooftop addition at the north of the site
and a ground level one story addition at the south of the site.
ORDER
The applicant, Joseph Blount, is requesting a Certificate of Appropriateness for partial demolition of
the home, along with the construction of a rooftop addition at the north of the site and a ground level
one story addition at the south of the site.
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 individually designated as an Historic Structure in the Miami Beach
Historic Properties Database.
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 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 Certificate of Appropriateness Criteria for
Demolition in Section 118-564(f)(4).
C. The project would be consistent with the criteria and requirements of section 118-564 if the
following conditions are met:
1.
6
" /l,.
Page 2 of 5
HPB File No. 2675
Meeting Date: February 8,2005
a. Fully detailed drawings shall be provided, clearly noting the scope of work for
the project, subject to the review and approval of staff.
2. A revised landscape plan, prepared by a Professional Landscape Architect,
registered in the State of Florida, 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. All exterior walkways and driveways shall consist of decorative pavers, set in
sand or other equally semi-pervious material, subject to the review and
approval of staff.
b. 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.
c. The applicant shall verify, prior to the issuance of a Building Permit, the exact
location of all backflow preventors and all other related devices and fixtures;
such fixtures and devices shall not be permitted within any required yard or
any area fronting a street or sidewalk. The location of backflow preventors,
siamese pipes or other related devices and fixtures, if any, and how they are
screened with landscape material from the right-of-way, shall be clearly
indicated on the site and landscape plans and shall be subject to the review
and approval of staff.
d. The applicant shall verify, prior to the issuance of a Building Permit, the exact
location of all applicable FPL transformers or vault rooms; such transformers
and vault rooms, and all other related devices and fixtures, shall not be
permitted within any required yard or any area fronting a street or sidewalk.
The location of any exterior transformers, and how they are screened with
landscape material from the right-of-way, shall be clearly indicated on the site
and landscape plans and shall be subject to the review and approval of staff.
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, orior to the issuance of a building
permit.
- --II..
Page 3 of 5
HPB File No. 2675
Meeting Date: February 8, 2005
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 applicant may be required to submit a separate analysis for water and sewer
requirements, at the discretion of the Public Works Director, or designee. Based on
a preliminary review of the proposed project, the following may be required by the
Public Works Department:
a. Remove/replace sidewalks, curbs and gutters on all street frontages, if
applicable. Unless otherwise specified. the standard color for city sidewalks is
red. and the standard curb and gutter color is gray.
b. Mill/resurface asphalt in rear alley along property, if applicable.
c. Provide underground utility service connections and on-site transformer location,
if necessary.
d. Provide back-flow prevention devices on all water services.
e. Provide on-site, self-contained storm water drainage for the proposed
development.
f. Meet water/sewer concurrency requirements including a hydraulic water model
analysis and gravity sewer system capacity analysis as determined by the
Department and the required upgrades to water and sewer mains servicing this
project.
g. Payment of City utility impact fees for water meters/services.
h. Provide flood barrier ramps to underground parking or minimum slab elevation to
be at highest adjacent crown road elevation plus 8".
i. Right-of-way permit must be obtained from Public Works.
j. All right-of-way encroachments must be removed.
~II
Page 4 of 5
HPB File No. 2675
Meeting Date: February 8, 2005
k. All plantingllandscaping in the public right-of-way must be approved by the Public
Works and Parks Departments.
9. A drawn plan and written procedure for the proposed demolition shall be prepared and
submitted by a Professional Structural Engineer, registered in the State of Florida, which
fully ensures the protection of the public safety, as well as the protection of the existing
structure on the subject site and all existing structures adjacent to the subject site during
the course of demolition.
10. The Certificate of Appropriateness for Demolition shall only remain in effect for the period
of time that there is an active Certificate of Appropriateness for the associated new
construction on the subject property.
11. The Final Order shall be recorded in the Public Records of Miami-Dade County, prior to
the issuance of a Building Permit.
12. 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.
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. 1-12, inclusive) hereof, to which the applicant has agreed.
No building permit may be issued unless and until all conditions of approval as set forth herein 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 zoning
approval. If adequate handicapped access is not provided, this approval does not mean that such
handicapped access is not required or that the Board supports an applicant's effort to seek waivers
relating to handicapped accessibility requirements.
When reauestino a buildino permit. three (3) sets of plans approved bv the Board. modified in
accordance with the above conditions shall be submitted to the Plannina Department. If all of the
above-specified conditions are satisfactorily addressed, the plans will be reviewed for building permit
approval. Two (2) sets will be returned to you for submission for a building permit and one (1) set
will be retained for the Historic Preservation Board's file.
If the Full Building Permit is not issued within eighteen (18) months of the meeting date at which this
Certificate of Appropriateness was granted and construction does not commence and continue in
accordance with the requirements of the applicable Building Code, the Certificate of
_1\-
OR BK 23153 PG 3614
Ln~S"r PJ~~CiE
Page 5 of 5
HPB File No. 2675
Meeting Date: February 8, 2005
Appropriateness will expire and become null and void, unless the applicant, prior to expiration of
such period, makes application to the Board for an extension of time; the granting of any such
extension of time shall be at the discretion of the Board. At the hearing on any such application, the
Board may deny or approve the request and modify the above conditions or impose additional
conditions. 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.
Dated this ;5 day of lilA/a:! ,200~
HISTORIC PRESERVATION BOARD
THE CI OF MIAM~ACI:I, LORIDA
BY: ~L J
THOMAS R. MOONEY, AICP
DESIGN AND PRESERVATION MANAGER
FOR THE CHAIR
STATE OF FLORIDA )
)SS
COUNTY OF MIAMI-DADE )
The foregoing instrument was acknowledged before me this / S'- day of
./I'J M r 'f 20~ by Thomas R. Mooney, Design and P~ Manager,
Planning Department, City of Miami Beach, Florida, a Florida Municipal Corporation, on behalf ofthe
Corporation. He is personally known to me.
.~"\ Chal1et A taft
\':Y-~; ~ Comn,;
,....' EJ.:p; IIIon 00233174
,.. July 1 7 ,,^A
, <Luu7
Approved As To Form:
Legal Department:
~
Filed with the Clerk of the Historic Preservation Board on
( :l-J,.i',4) >" )
4;)65 (
4>
F:\PLAN\$HPB\05HPB\febhpb05\2675. fO.doc
STATE OF Fl(!lRIEJA. COUNT OF DADE
~ IHfEREBY CERTIFY that this IS a i()c;c.' the
~fed !J;S office ,on . day of
i1C; , AD 20 ~
Wlf7I"AIESS my hend and OffIcial Seal.
HARVEY RUV , ER of Circuit and County Courls
8J. D.C.
Exhibit "e"
Single-Family Property at
2535 lake Avenue, Sunset Island No.2
1. Preconstruction Application for Historic Ad Valorem Tax Exemption
2. Current Photo Booklet
(Under Separate Cover)
3. Historical Images
4. Architectural Drawings of the Existing Conditions and Proposed Improvements
(Under Separate Cover)
FEE-01-2005 12:03
CITY MIAMI BCH PLANNING D
3056737559
P.08
mSTORIC PRESERVATION PROPERTI' TAx EXEMPTioN APPLICATION
PART 1 -- PRECONSTRUCTlON APPLICA nON
Instructions: Read the attached instructions carefully before completing this application. In the
event of any discrepancy.'between the application fonn and other supplementary material
submitted with it (such as architectural plans, drawings and specifications); the application form
shall take precedence, Type or print clearly in black ink. If additional space is needed, attach
additional sheets. '
1. PROPERTY ID~NTIFICA nON AND LOCA nON
HistoridSite Name:
Property Address:
2535 Lake Avenue
Legal Description (subdivision, lot, block and folio numbe~): 02-3227-010-0110
Lot 6 and South 50' of Lot 5, Block 2, Sunset Lake Ext., PB40-23
- -- ~ ~ -. - . - ---
Attach Public Value InquiT)l which can be obtained at Dade County ProperJY Appraiser
Office. 1 J 1 NW 1st Stree~, Miami, Florida. .,
() Designated as a local historic ~andmllrll: '5 ~ .
() Deslgnated as a contributing structure within a local district
.~. , . ~
() Listed in the National Register of Histone Places
Individual listing ( )
A$. a contributing structure in a cli strict ( )
Attach the local designation report or the National Register Nomination
n. OWNER INFORMA nON
Name ofindividual(s) or organization owning the property:
Joseph Blount
Mailing Address: 2535 Lake Avenue
City:
Mi;:Jrni R~;:JC'h
State:
Florida
Zip: 33140
Daytime Telephone Number: (305)377-6231 (telephone number for Michael W. Larkin)
Contact Person: Michael W. Larkin
Ifproperry is in multiple ownership please attach a list of all owners and their mailing
add.J-esses. .
FEB-01-2005 12:03
C ITY I'll AI'11 BCH PLANN II'IG 0
3056737559
P.09
. ,
,m. CURRENT PHYSICAL DESCRIPTION OF PROPERlY
A. General Information
Date of Construction: 1939
, Alterations: Provide date and description of physical. alterations to the property. (for
, example, "casement windows replaced withjaJousie type, approximately 1974)
Acco-rding to the building card with I regard to the property, a. b,uilding permit
was issued on November 10, 1970 permitting the.enclosure of two stairways
within the home.
Additions: provide date and description of any additions which may h~ve b~ made.
(For example, .rrear bedroom addecl, 1974"). According to the buil~ing card, there
have been no additions made to the home since ,the original date of construction
of the home. The staff recommendation in connection with the designation report,
however, states that minor additions have been added' at the ~ear of the property,
one of which was subsequently demolished, and the window~ have ~een replaced. . .
Through photo comparison, .the terrace on the rear of the property has been extended
toward Sunset Lake. It is unknown when this occurred~ The building card; however,
does not reflect the changes to the home de:;;cribed in the stat'f recommendation.
B. Exterior '
Exterior Construction Materials: Stucco walls and details, metal columns and rai,l-
ings, windows with muntins & shutters, stained wood main entry door.
Type of Roof and Material (e,g., hipped, gable, flat, etc.l composition shingJe, barrel tile)
Hip roofs, with flat concrete tiles. The I-story garage wing currently
has a standing seam metal roof.
Number of Stories: 'J:wn
Basic Floor Plan:
Rectangular () Square () "L "-shaped ~~ "H"-shaped () "U"-shap~d ()
Irregular ( ) Other ( )
Distinguishing Exterior Architectural FeatUres (e.g., placement and type of windows'
chimneys; porches) etc, )
This residen~e is a good example of Colonial Revival Architecture,
sometimes called "Florida Georgian". Symmetrical street facade,
double chimneys, sash windows with both traditional and Bermuda-style
shutters, classically inspired columns, pedimented windows and doors,
and distinguishing railings.
FEB-01-2005 12:03
CITY MIRMI BCH PLRNNING D
3056737559. P.10
C. Interior
, .
Distinguishing features (e,g., decprative molding -dining room; limestone fireplace -living'
,room; etc.)
Unique decoFative mouldings and overdoorsthroughout the house;
curving stairwell'in entry foyer.
"
.'
D. Auxiliary Structures
Describe the present ~ppearance of~y auxiliary structures on the property.'ce.g.., out,
buildings; garage; walls; etc:)
There are no' auxiliary structures on the property. The garage is
the North~ing of the home and is connected to the home with a
covered walkway.
FEB-01-2005 12:03
CITY MIRMI BCH PLAt-It-lING D
3056737559. P.1l
. N. DESCRIPTION OF PROPOSED IMPROVEMENTS.
All improvement3 to historic properties il/ill be evaluatedfor their consistency with the
current Secretary pi Inierior Standards for Rehabil!tarion w~ich are appentkd to lhis . I.
application. Applications must contain sufficient information to enable those judgments
andwilI he returned/or insufficient documentation. ,The applicadon must include
labeled photographs of both the interior and extenor'ofthe property which ckscribe the "
.' property and its characteristics. Black and white or ~olor photograph is acceptable;
minimum siz.e ofphotogrClfh is 31/2"X 'S",
Use of building before improvements:
~ingle-family home
Use,ofbuilding after improvements:
Estimated project start date~
I
Single-family home
August 2005
Estimated project completion date:
August 2006
Estimated value of improvements/r.estoraiiOn: " $ 7' mi 11 ion
Type of work proposed:
Addition (x) Alteration () Upgrade () Restoration~) Rehabilitation (')'
A. EXTERIOR ARCHITECTURAL PEA TURES
I
I
The jollowing represents an itemization of work to be accomplished List eoc;h principal
elevation affected and describe the impact to the existing jeatf.Jres.. Use additional pages
if necessary. Incluck a numbered photograph of each elevation or cklml and plans or
drawings. Please atTach additional sheels ifnecessary.
Feature 1
Elevation (e.g., north; south; east; west. Please specify principal .facade):
West elevation (Principle facade)
Photo number:
Plan Number: First floor plan, second floor plan, West elevation _
Existing and proposed.
Describe work:
A new I-story wing will be constructed to be South. The existing I-story
North wing will be reconstructed into a 2-story wing, matching the scale of
the new wing to the South. The North wing will also be extended to the
East to match the main house that will be extended to the North. The West
facade of the '2-story main house portion is unchanged.
FEB-01-2005 12:03
C [TY M I AM r BCH PLAI'it-j r t-JG D
3056737559
P.12
Feautre 1 conlt.
"
Feature 2
.'
Elevation:
North elevation
Photo Number:
Plan Number: Fip;t floor p).an. second floor plan, North elevation
Existing and proposed.
Describe work: .
The North wing,is to be reconstructed into ~ 2-storY, structure with
dormer-style ..windows. The existing porch to the East of the North wing
will be infilled to extend to the main house .., The remainder of the'
existing main house North elevation (East end) is unchanged.
Feature 3
Elevation:
. East elevation
Photo number:
Pla.n number: First floor plan, Second floor plan, East elevation -
Existing and proposed.
Describe work:
A new I-story wing will be constructed to the South. To the North, a
2-story addition will connect the existing main house to the new North
wing. Minor window relocation is planned at the existing main house
portion adjacent to the new addition to the North. The remainder of the
existing elevation is unchanged. The roof material for the North and South
wings will match the main house.
See attached sheet...
B. Interior Architectural Features
Feature 1
Room:
Foyer/Main Stair/Upper Foyer
Photo number:
A. Exterior Architectural Features (continued)
Feature 4
Elevation:
South elevation
Photo Number:
Plan Number: First floor Plan, Second floor plan, South elevation-
Existing and proposed.
Describe Work:
A new I-story wing will be constructed to the South. One door on
the existing main house South elevation will be obscured and will become instead
the interior connection into the new wing.
FEB-0i-2005 i~:04
CITY MIAMI BCH PLANNING D
3055737559
P.i3
Plan Number:Fi rst floor plan. Second floor plan - Existin~ 'and proposed.
Describe work: The curved stair. will remain. The curved wall at the second
floor will be removed and a new railing will be installed,' opening the
stair to the upper foyer. The coat closet on the 1st floor w111 b~
. removed to open the space.
. Feature 2
...,
I'
Room:
Kitchen/Butler's Pantry
Photo Number:
Plan Number: First floor plan - Existing and proposed.
Describe work: The kitchen and Butler's P.antry will be updated and
reconfigured'with new cabinetry, countertops, flooring and appliances.
,
. I
F~ture 3
I
I
Room:
Staff/Laundry Area
Photo number:
Plan number: First floor plan - Existing and proposed.
Describe work: The staff and laundry areas will be reconfigured and
updated, and a stair to the new second floor will be incorporated
into the plan.
See attached sheet...
C. Landscape Features
Landscape plan e:B., trees and shrubbery, paths, walls, fountains, etc.
B. Interior Architectural Features (continued)
Feature 4
Room: Garage
Photo Number:
Plan Number: First floor plan - Existing and proposed.
Describe Work: The garage will be reconstructed and the bays will be widened
to accommodate the size of to day's vehicles.
Feature 5
Room: Elevator
Photo Number:
Plan Number: Second floor plan, Second floor plan - Existing and proposed.
Describe Work: The existing service stair at the kitchen will be demolished and
an elevator will be installed.
Feature 6
Room: Second floor
Photo Number:
Plan Number: Second floor plan - Existing and proposed.
Describe Work: The second floor will largely be upgraded and altered. The
baths will be reconfigured and updated, and room partitions will be rearranged.
The mechanical, electrical and plumbing systems will be revised and upgraded to
coordinate with these alterations.
Site sketch and/or landscape plan number: La.nd~.ap2 P 1 :on "l,t"
':bescn'be Work: A large amount of landscapin"g is planned throughout:. the, '
property, including a ficus hedge and trees along the North pr9perty
, line. palms, and flowers. The existing drive will be replaced with
lawn and landscaping. and a new drive will be constructed on axis with
the front door of the residence. A new pool will be built perpendicular
to the existing pool, and paving will be added in the rear yard.
· Attach additional Mef,t$ ifnecessary
, .
. . ,
OWNER A nEST A T10N: I hereby atteit that the information ~ have provided is; to the
best afmy knowledae. correct, and that 1 own the propeny described above or that 1 aD'2legally
the authority in charae oftbe property. Further, by submission of this APplication, I agree to
&Dew access to tbe property ~ representatives ofthe'Dade County Historic Preservation DMslon
or representatives oft.be apJ)ropriat.1 official in wmclJ the property is loeated, for the purpose of
verification ofinforma.tion provided in this Application. 1 also understaod that," if the requested
exemption is granted. I wiD tile required to on~er into a Covenant with ~e municipality and Da.de
County in which r m~st agree to m&ntain the 'character oftbe property and the qualifying
improvements for the tenn of the exemption, '
j" r
, 7~/J! It) J3it.'tJ1/
~ame
. ,
TOTAL P.09
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