HomeMy WebLinkAbout2006-26115 ResoRESOLUTION NO. 2006-26115
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 55 PALM 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, Dr. Noaman Sanni, the owner of real property located at 55 Palm Avenue
on Palm Island (Lot 13, in Block 1, of the Palm Island subdivision, according to the Plat thereof,
as recorded in Plat Book 6, at Page 54, 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 December 13, 2005, the City's Historic Preservation Board held a public
hearing and voted unanimously (5 to 0; 1 absence and 1 vacancy) to approve the individual
designation of the single-family residence at 55 Palm Avenue as an historic structure [Exhibit
"A"]; and
WHEREAS, at the same public hearing, the Historic Preservation Board reviewed and
unanimously approved (5 to 0; 1 absence and 1 vacancy) 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 voted
unanimously (5 to 0; 1 absence and 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 55 Palm
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 55 Palm Avenue
be approved, subject to the following conditions:
.
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 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.
,
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. Exterior Architectural Features
1)
Construction of a major addition to the north of the historic home. A
central courtyard will provide separation between the new construction
and the original structure. The addition is attached to the historic home
with a one-story wing on the west side of the property and a covered
walkway on its east end. A portion of the original coral rock will be
removed from the historic home on the north elevation in order to
accommodate the one-story connecting wing. The design of the new
addition is compatible with the architectural vocabulary of the historic
home.
2)
Construction of a one-story, three car garage to the south of the historic
home. It will be connected to the original structure by a covered walkway.
A portion of the original coral rock will be removed from the historic home
on the south elevation in order to accommodate the covered walkway.
The design of the new garage is compatible with the architectural
vocabulary of the historic home.
B,
3)
4)
Interior
1)
2)
The existing clay barrel roof tile on the historic home will be repaired or
replaced as necessary. Any replacement tiles will match the existing clay
barrel roof tiles.
The original casement windows, arched and flat transoms, and doors in
the historic home will be removed and replaced to match their original
configurations as closely as possible.
As required in the Certificate of Appropriateness Final Order of the
Historic Preservation Board, the original ornamental masonry windows
screens as well as the original wooden screen doors with turned spindles
shall be retained and preserved in the historic home.
Architectural Features
As required in the Certificate of Appropriateness Final Order of the
Historic Preservation Board, the original architectural features in the great
living room of the historic home shall be retained and preserved, including
the exposed wooden ceiling with rafters, clerestory windows, rough
plaster walls, and terra cotta tiled floor, as well as the decorative fireplace,
sloping chimney breast, arched bookcase niche, and arched door
opening on the east wall; and on the west wall, the arched wall recess
with columns and flanking arched door openings.
As required in the Certificate of Appropriateness Final Order of the
Historic Preservation Board, the original terra cotta tiled floors and
exposed wooden ceilings with rafters shall be retained and preserved in
the existing front porch, dining room, and rear porch of the historic home.
,
Duration of Tax Exemption. 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.
,
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
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. § 212.12(3).
,
Building Permit Plans and Construction. Building permit plans shall be consistent with
the Certificate of Appropriateness Final Order of the Historic Preservation Board. Said
plans must also 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.
,
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, as determined by
the Planning Department, must be reviewed and approved by the Historic Preservation
Board.
o
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.
,
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.
,
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 1st following substantial completion of the
improvements.
ATTEST:
PASSED and ADOPTED this 8th
day
MAYOR
David Dermer
,2006.
CITY CLERK
Robert Parcher
APPROVED AS TO FORM & LANGUAGE
& FOR EXECUTION:
C fTY'KI'T~ R-'~'EY ~
DATE
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TtAGENDA~006\feb0806\Regula~55 Palm Ave.TaxEx. CCreso.doc
COMMISSION ITEM SUMMARY
,
Condensed Title:
Resolution: Approval of a Preconstruction Application for Historic Ad Valorem Tax Exemption for the I
Single-Family Property at 55 Palm Avenue.
I
Key Intended Outcome Supported:
IRetention and rehabilitation of a locally designated historic single-family property.
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 55 Palm Avenue.
Item Summary/Recommendation'
IAdopt the proposed resolution.
Advisory Board Recommendation:
On December 13, 2005, the Historic Preservation Board approved the individual designation of the
single-family residence at 55 Palm Avenue as an historic structure. At the same public hearing, the
Board 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.
The Board also voted 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
55 Palm Avenue.
Financial Information'
Financial Impact Summary:
City Clerk's Office Legislative Tracking:
IThomas R. Mooney, Design & Preservation Manager; Shannon M. Anderton, Senior Planner.
n-Offs:
F:\P doc
,~Csum.doc
MI,A,Mi BEACH
AGENDA ITEM DATE
MIAMIBEACH
City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
COMMISSION MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Mayor David Dermer and Members of the City Commission
JorgeFebruaryM. Gonzalez,8, 2006 City Manager D ~
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 55 PALM 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.
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 55 Palm Avenue.
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.
The application for Historic Ad Valorem Tax Exemption is a two step process. The "Part 1 -
Preconstruction Application" is submitted to the Planning Department prior to any
construction or demolition for an eligible single-family property. The "Part 2 - Review of
Commission Memorandum of February 8, 2006
Historic Single. Family Ad Valorem Tax Exemption
55 Palm A venue
Page 2 of 5
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 55 Palm Avenue on Palm Island in Biscayne Bay or, more
specifically, at Lot 13, in Block 1, of the Palm Island subdivision, according to the Plat
thereof, as recorded in Plat Book 6, at Page 54, of the Public Records of Miami-Dade
County, Florida. Said lands located, lying, and being in the City of Miami Beach, County of
Miami-Dade, Florida.
EXISTING STRUCTURE
The subject home was constructed in 1928 and designed by Raymond DeC. Weakley. It
was built by Wendel Andreas for his own private residence. Andreas was the president of
the Northern Building Company. The subject home is an exceptional example of the
Mediterranean Revival style of architecture. Some of its significant architectural features
that are reflective of this style include: rough stucco wall surfaces, multiple clay barrel tile
roofs, twisted rope columns, arched masonry openings, multi-lited casement windows,
wooden screen doors with turned spindles, and a campanile-inspired chimney. The
residence also incorporates in its design a unique and now rare material, coral rock. On the
interior of the home, there are many original design elements, including exposed wooden
ceilings with rafters, rough plaster walls, an arched built-in bookcase, a decorative fireplace,
an arched wall recess, arched door openings, and terra cotta tiled floors of various patterns.
Together all of these arChitectural features contribute to the special character and
architectural significance of this residence.
Commission Memorandum of February 8, 2006
Historic Single-Family Ad Valorem Tax Exemption
55 Palm A venue
Page 3 of 5
BACKGROUND
The prOperty owner, Dr. Noaman Sanni, 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 55 Palm Avenue.
On December 13, 2005, the Historic Preservation Board held a public hearing and voted
unanimously (5 to 0; 1 absence and 1 vacancy) to approve the individual designation of the
single-family residence at'55 Palm Avenue as an historic structure. The Board also
reviewed and unanimously approved (5 to 0; 1 absence and 1 vacancy) 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.
At the same public hearing, the Board voted unanimously (5 to 0; 1 absence and 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 55 Palm
Avenue. Thereby, the Boe, rd 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).
SCOPE OF PROJECT
In brief, the project includes the improvements to the historic residence and site indicated
below. All qualifying improvements for both the historic home and proposed additions shall
be consistent with the Certificate of Appropriateness Final Order of the Historic Preservation
Board (HPB File No. 3221).
A. Exterior Architectural Features
.
Construction of a major addition to the north of the historic home. A central
courtyard will provide separation between the new construction and the
original structure. The addition is attached to the historic home with a one-
'story wing on the west side of the property and a covered walkway on its east
end. A portion of the original coral rock will be removed from the historic
home on the north elevation in order to accommodate the one-story
connecting wing. The design of the new addition is compatible with the
architectUral vocabulary of the historic home.
.
Construction of a one-story, three car garage to the south of the historic
home. It will, be connected to the original structure by a covered walkway. A
portion of the original coral rock will be removed from the historic home on
the south elevation in order to accommodate the covered walkway. The
design of the new garage is compatible with the architectural vocabulary of
the historic home.
.
The existing clay barrel roof tile on the historic home will be repaired or
replaCed as necessary. Any replacement tiles will match the existing clay
barrel roof tiles.
Commission Memorandum of February 8, 2006
Historic Single-Family Ad Valorem Tax Exemption
55 Palm A venue
Page 4 of 5
,
The original casement windows, arched and fiat transoms, and doors in the
historic home will be removed and replaced to match their original
configurations as closely as possible.
.
As required in the Certificate of Appropriateness Final Order of the Historic
Preservation Board, the original ornamental masonry windows screens as
well as the original wooden screen doors with turned spindles shall be
retained and preserved in the historic home.
B. .lnterior Architectural Features
',
As required in the Certificate of Appropriateness Final Order of the Historic
Preservation Board, the original architectural features in the great living room
of the historic home shall be retained and preserved, including the exposed
wooden ceiling with rafters, clerestory windows, rough plaster walls, and terra
cotta tiled floor, as well as the decorative fireplace, sloping chimney breast,
arched bookcase niche, and arched door opening on the east wall; and on
the west wall, the arched wall recess with columns and flanking arched door
openings.
.
As required in the Certificate of Appropriateness Final Order of the Historic
Preservation Board, the original terra cotta tiled floors and exposed wooden
ceilings with rafters shall be retained and preserved in the existing front
porch, dining room, and rear porch of the historic home.
C. Landscape Features
(The landscape and site improvements indicated be/ow do not qualify for the tax
exemption.)
.
Removal of the original circular driveway on the south side of the existing
home and the installation of a new driveway with a rectangular-shaped plaza.
The original vehicular access will be relocated from the west end of the
property to ~ts center. The original decorative wooden gate with flanking
masonry columns and scrolled details will be reconstructed in its new
location.
,
COnstruction of a new pool cabana, swimming pool, and deck at the
northweSt corner of the property.
,
.
Construction of a gazebo at the northeast corner of the property.
Introduction 'of new landscaping on the property.
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 $1,500,000. The
project commencement date is spring of 2006 and the estimated project completion date is
Spring of 2007.
Commission Memorandum of February 8, 2006
Historic Single-Family Ad Valorem Tax Exemption
55 Palm A venue
Page 5 of 5
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 2005 that the subject
property has an adjusted square footage of 3,082 with a building value of $212,206. The lot
size is approximately 30,000 square feet with a land value of $2,760,000.
The Property Appraiser's Office advised that the subject property has an effective building
value per adjusted square foot of $105, 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 9,491 (including a two-story addition, one-story connecting wing, and
garage). Then the estimated value of the proposed increase in square footage would be
$996,600. The 2005 millage rate for the City of Miami Beach is 7.481. Assuming there is no
change in millage rate over the ten year period in which the exemption is granted, the
applicant will save annually $7,460 from Miami Beach's portion of property taxes. Again, this
calculation is a rough estimate of the revenue implication to the City due to many variables.
ANALYISIS
The applicant .is to be com'mended for the retention of the subject home. The proposed
major addition on the north side of the historic home will be much less visible from Palm
Avenue due to the substantial lot depth. The introduction of a courtyard between the historic
home and the rear addition will allow the architecture of the original structure to stand on its
own. The new construction is in keeping with the architectural vocabulary of the original
structure. It is very important that the current owner has chosen to preserve and expand this
historic home, ratherthan to demolish and replace it. 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 Tax Exemption for the single-family
residence at 55 Palm Avenue.
JMG:TH:JGG:WHC:TRM:SMA
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T:~,GENDA~2006\feb0806\Regular~55 Palm Ave. TaxEx. CCmemo.doc
Exhibit "A"
Single-Family Property at
55 Palm Avenue
,
Historic Designation Final Order of the Historic Preservation Board
(HPB File No. 3221)
2. Historic Structure Designation Report
HISTORIC PRESERVATION BOARD
City of Miami Beach, Florida
· MEETING DATE: December 13, 2005
FILE NO: 3221
PROPERTY:
55 Palm Avenue - Single Family Home
LEGAL:
Lot 13, in Block 1, of the Palm Island subdivision, according to the Plat thereof,
as recorded in Plat Book 6, at Page 54, of the Public Records of Miami-Dade
County, Florida.
IN RE:
The Application for the designation of an existing single family home as an
historic structure.
ORDER
The applicant, Dr. Noaman Sanni, filed an application with the City of Miami Beach Planning
Department for the designation of an existing single family home as an historic structure.
The City of Miami Beach Historic Preservation Board makes the following FINDING 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:
Based on the plans and documents submitted with the application, testimony and
information provided by the applicant, and the reasons set forth in the Designation Report,
the project as submitted is consistent with the Designation Criteria in Section 118-592 of the
Miami Beach Code.
IT IS HEREBY ORDERED, based upon the foregoing finding of fact, the evidence, information,
testimony and materials presented at the public hearing, which are part of the record for this matter,
and the designation report and analysis, which are adopted herein, including the staff
recommendations, that the request for the designation of an existing single family home as an
historic structure is GRANTED for the above-referenced property.
Dated this ~ t~ day of ~'-~ ~}t~ ~¥ ,20 i~.
HISTORIC PRESERVATION BOARD
THE C,~,TY OF MI ,Al'VII BE~(~H, FLORIDA
THOMAS R. MOO'NEY, AICP /
DESIGN AND PRESERVATION MANAGER
FOR THE CHAIR
Page 2 of 2
HPB File No. 3221 - Designation Report
Meeting Date: December 13, 2005
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
)
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)
20(:~ by Thomas R. Mooney, Design and Preservation Manager,
Planning Department, City of Miami Beach, Florida, a Florida Municipal Corporation, on behalf of the
Corporation.~.,~..He is per...p~~llv ~(nnw_n t,~.me.c, mm~^~. -- ~"~~f~''~'~' ~ v, .,/~~//,
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My commission expires:
Approved As To Form:
Legal Department: .~p~¢¢~,~ ( /'o t ~' '" ~'
Filed with the Clerk of the Historic Preservation Board on
F:\PLAN\$HPB\05HPB\decHPB05\3221 HistDes.fo.doc
SINGLE-FAMILY RESIDENCE
55 PALM 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
Shannon M. Anderton, Senior Planner
CITY OF MIAMI BEACH HISTORIC PRESERVATION BOARD
Mitch Novick, Chair
Beth Dunlop, Vice Chair
Judith Berson-Levinson, Ed.D.
Allan Hall
Jean-Francois Lejeune
Randall Robinson, Jr.
December 13, 2005
HPB File No. 3221
Adopted December 13, 2005
I. REQUEST
The applicant, Dr. Noaman Sanni, is requesting that the Historic Preservation Board approve a
request for the designation of an existing single-family home that is located at 55 Palm Avenue as
an historic structure.
II. DESIGNATION PROCESS
The process of designation for historic structures is delineated in Section 118-591(g) 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 as they are not subject to such regulations.
III. RELATION TO ORDINANCE CRITERIA
.
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;
(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.
The single-family home that is located at 55 Palm 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)
Embody the distinctive characteristics of an historical period, architectural or
design style or method of construction;
Built in 1928 and designed by Raymond DeC. Weakley, the subject home is
an exceptional example of the Mediterranean Revival style of architecture,
which was the style of choice from the first major land development period in
Miami Beach. Some of its significant architectural features that are reflective
of the Mediterranean Revival style include: rough stucco wall surfaces,
multiple clay barrel tile roofs, twisted rope columns, arched masonry
openings, multi-lited casement windows, wooden screen doors with turned
spindles, and a campanile-inspired chimney. The residence also
incorporates in its design a unique and now rare material, coral rock.
Unfortunately, there are only a handful of coral rock structures that remain in
the City today. On the interior of the residence, there are many original
design elements, including exposed wooden ceilings with rafters, rough
plaster walls, an arched built-in bookcase, a decorative fireplace, an arched
wall recess, arched door openings, and terra cotta tiled floors of various
patterns.
(b)
(4) Possesses hiqh artistic values;
The many defining architectural features of the subject home enhance the
special character of Palm Island. They are well refined design elements that
embody the spirit of Mediterranean Revival architecture. The carefully
executed design was clearly done with the highest regard to the character of
the house and the residential island in which it rests, as evidenced by the
close attention to detail expressed throughout the design.
(5)
Represent the work of a master, serve as an outstandinq or representative
work of a master desiqner, architect or builder who contributed to our
historical, aesthetic or architectural herita.qe;
Although little is known about the architect of the single-family home located
at 55 Palm Avenue, Raymond DeC. Weakley is also credited for designing
the Mediterranean Revival style Los Rosas Apartments in two phases for Dr.
Armando Rosales, 1560 Jefferson Avenue in 1936 and 1550 Jefferson
Avenue in 1937. Both of these buildings are contributing properties within
the local Flamingo Park Historic District as well as the Miami Beach National
Register Architectural District.
A building, structure (including the public portions of the interior), improvement or
landscape feature may be desiqnated historic even if it has been altered if the alteration
is reversible and the most siqnificant architectural elements are intact and repairable.
The subject home maintains a high degree of its architectural integrity with limited
modifications. Restoration and appropriate renovation can be successfully completed of
this Mediterranean Revival home by careful analysis of on-site conditions and available
historic documentation.
IV. DESCRIPTION OF BOUNDARIES
The subject property is located at 55 Palm Avenue on Palm Island in Biscayne Bay or, more
specifically, at Lot 13, in Block 1, of the Palm Island subdivision, according to the Plat thereof, as
recorded in Plat Book 6, at Page 54, of the Public Records of Miami-Dade County, Florida. Said
lands located, lying, and being in the City of Miami Beach, County of Miami-Dade, Florida.
V. PRESENT OWNER
The present owner of the subject property is Dr. Noaman Sanni.
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-1 or Residential Single-Family Zoning District.
VIII. HISTORICAL AND ARCHITECTURAL BACKGROUND
Sin_~le-Family Home at 55 Palm Avenue
Designed by Raymond DeC. Weakley, the single-family home located at 55 Palm Avenue was
constructed in 1928 at a cost of $13,500. It was built by Wendel Andreas for his own private
residence. Andreas was the president of the Northern Building Company. This single-family home
was featured in the 1932 edition of "Along Greater Miami's Sun-Sea-Ara," a register of prominent
residents and their fine homes in the Greater Miami area (see Figures 1 and 2).
The subject home is an exceptional example of the Mediterranean Revival style of architecture. The
predominately one-story structure has a roughly L-shaped plan with varied massing and delicate
proportions. The main section of the home is set back about 70 feet from the front property line. It
has a covered front porch, a two-story high great living reom in the center area, a rear covered
loggia, two bedrooms on the west side, and a dining room and kitchen on the east side. The one-
story wing at the east side of the home has a bedroom, a servant's reom, a chauffeur's reom, a
laundry space, a covered walkway and terrace (now partially infilled), and a two-car garage. The
garage is accessed from both Palm Avenue and the interior circular driveway. On the south, west,
and east sides of the property, there is a decorative masonry fence wall with recessed panels. An
elaborately carved wooden gate is located at the west end of the masonry fence wall on the south
side of the site. This gate is flanked by square masonry columns with scrolled details.
Characteristic of the Mediterranean Revival style of architecture, the distinctive residence has rough
stucco wall surfaces, multiple clay barrel tile roofs, twisted rope columns, arched masonry openings,
and wooden screen doors with turned spindles. The home still retains its original multi-lited, steel
French doors and casement windows, some of which have arched and flat transoms.
On the south elevation, which faces Palm Avenue, the residence has a one-story, screened front
porch that features a shed roof with clay barrel tiles, three arched openings supported by twisted
columns, and entrance steps on its west end. To either side of the front porch, the home
incorporates in its design a unique and now rare material, coral rock. This stonework also wraps the
west end of the structure. To the north of the front porch, a section of the residence rises above the
main roof for a two-story high great living room on the interior. It has three quatrefoil-shaped
windows on each of the north and south elevations and two porthole windows on each of the east
and west elevations, which allow for additional light in the great living room. This section of the
home also has a gabled roof with clay barrel tiles and a campanile-inspired chimney at its east end.
In the east wing, near the southeast corner of the residence, an octagonal-shaped tower rises above
the main roof. It has a pyramidal clay barrel tile roof, a corbel course below the roof eave, and a bell
mounted on a projecting bracket towards the top of the tower. The base of the tower has three
arched masonry openings, which lead to a covered walkway and terrace. The covered walkway and
terrace incorporate intricate ornamental masonry window screens on the east and west elevations of
the east wing.
On the north elevation, which overlooks Hibiscus Island and Biscayne Bay, the home has a one-
story, screened loggia that features a flat roof with alternating clay barrel tile coping between
scrolled parapet walls with finials. It has five arched masonry openings with an entrance at its
center. This entrance has an original wooden screen door with turned spindles and terra cotta tiles
on the steps.
The interior of the residence still retains many original design elements. The two-story high great
living room features an exposed wooden ceiling with rafters, rough plaster walls, and a terra cotta
tiled floor. On the east wall of the great living room, there is an original decorative fireplace that is
composed of a sloping chimney-breast and a mantle that rests upon columns with Corinthian
capitals. Below the mantle, colorful patterned ceramic tiles span between the column capitals.
There is an original arched bookcase built-in to the wall to the north of the fireplace and an arched
doorway opening to its south side. On the west side of the great living room, there is an arched
recess (presently it holds a mirror) that is flanked by two arched door openings. The arched recess
is highlighted by two, small columns with Corinthian capitals that rest upon a ledge. The home also
retains its original exposed wooden ceilings with rafters in the front covered porch, rear covered
loggia, west bedrooms, kitchen, and covered walkway. Most of the floors appear to have their
original terra cotta tiles of various patterns. Together all of these architectural features contribute to
the special character and architectural significance of this residence.
The subject home maintains a high degree of its architectural integrity with limited modifications.
These modifications include the following: the infill of two of the three arched masonry openings on
the west elevation of the east wing in the covered terrace between the tower and garage, the
expansion of the dining room towards the north into the rear covered loggia with folding French
doors in conjunction with the enclosure of three masonry openings with a single door flanked by two
casement windows, and the construction of an open exterior staircase at the northeast corner of the
house to access the roof and provide a lookout over Hibiscus Island and Biscayne Bay. These
limited modifications do not have a significant negative impact on the architectural integrity of the
residence. Restoration and appropriate renovation can be successfully completed of this
Mediterranean Revival house by careful analysis of on-site conditions and available histOric
documentation.
Mediterranean Revival (late 1910s to 1930s)
Mediterranean Revival architecture was the "style of choice" for the first major land development
period in Miami Beach. Designed to evoke the romanticism of Mediterranean resort architecture, it
combined Italian, Moorish, North African, and Southern Spanish themes. This style was found to be
an appropriate and commercially appealing image for the new Floridian seaside resort. It was a
style that was simultaneously being used expansively in California and other areas of similar climate.
During the late 1910s through the 1930s, the Mediterranean Revival style was applied to hotels,
apartment buildings, commercial structures, and single-family residences. Its architectural
vocabulary was characterized by Iow-pitched terra cotta and histodc Cuban barrel tile roofs, scrolled
or tile capped parapet walls, wooden rafter tails, sculptural chimney tops, rough stucco wall
surfaces, decorative bas relief panels or cartouches, terra cotta tiled floors of various patterns,
arched masonry openings, decorative vents, twisted columns, decorative window gdlles and balcony
railings of wrought iron or wood, heavy wood paneled entrance doors, and articulated door
surrounds (sometimes utilizing Spanish Baroque decorative motifs and Classical elements).
Feature detailing was occasionally executed in keystone or patterned ceramic tile.
Application of the architectural vocabulary in Miami Beach ranged from sparing to modestly
exuberant, and building massing varied from a simple rectangular form to stepped massing with
recessed wall planes, multi-level roofs, tower-like corner features, covered loggias, and projecting
balconies. Wooden casement or double-hung windows of several configurations provided additional
detail to the facades.
Raymond DeC. Weakley
Although little is known about the architect of the single-family home located at 55 Palm Avenue,
Raymond DeC. Weakley is also credited for designing the Mediterranean Revival style Los Rosas
Apartments in two phases for Dr. Armando Rosales, 1560 Jefferson Avenue in 1936 and 1550
Jefferson Avenue in 1937. Both of these buildings are contributing properties within the local
Flamingo Park Historic District as well as the Miami Beach National Register District.
IX. PLANNING DEPARTMENT RECOMMENDATIONS
Criteria for Desiqnation: Based upon the evidence presented and the historical and
architectural significance of the single-family home located at 55 Palm Avenue, and in
accordance with Chapter 118, Article ×, 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.
.
Site Boundaries: The Planning Department recommends that the boundaries of the
historic structure consist of the subject property at Lot 13, in Block 1, of the Palm Island
subdivision, according to the Plat thereof, as recorded in Plat Book 6, at Page 54, of the
Public Records of Miami-Dade County, Florida.
,
Areas Subject to Review: The Planning Department recommends that the proposed
historic structure shall be subject to Section 118-591(g) of the Land Development
Regulations of the City Code.
.
Review Guidelines: The Planning Department recommends that a decision on an
application for a Certificate of Appropriateness shall be based upon Section 118-591(g) of
the Land Development Regulations of the City Code.
X. BOARD ACTION
On December 13, 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 55 Palm Avenue as an historic structure. Based upon the evidence
presented and the historical and architectural significance of the 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 (5 to 0; 1 absence) to adopt the single-family residence at 55
Palm Avenue as an historic single-family residential structure (referred to as HSFRS-5).
Xl. FIGURE INDEX
Figure 0:
Figure 1'
Figure 2:
(Cover) Historical Museum of Southern Florida, Frank F. Stearns, "Along Greater
Miami's Sun-Sea-Ara," (booklet) February 1932, p. 58.
Ibid., p. 61.
Ibid., p. 58.
JGG:WHC:TRM:SMA
F:\PLAN\$H PB\05H PB\decH PB05\3221 -HistDes.final.dec.doc
Figure 1 Wendel Andreas and his residence at 55 Palm Avenue were featured in the 1932
edition of "Along Greater Miami's Sun-Sea-Ara," a register of prominent residents and their
fine homes in the Greater Miami area. Andreas was the president of the Northern Building
Company at that time. The footprint of the subject home is seen at the northeast end (lower
right) of Palm Island in the above map.
Exhibit "B"
HISTORIC PRESERVATION BOARD
City of Miami Beach, Florida
MEETING DATE: December 13, 2005
FILE NO: 3221
PROPERTY:
55 Palm Avenue - Single Family Home
LEGAL:
Lot 13, in Block 1, of the Palm Island subdivision, according to the Plat thereof,
as recorded in Plat Book 6, at Page 54, of the Public Records of Miami-Dade
County, Florida.
IN RE:
The Application for Certificate of Appropriateness for the partial demolition,
renovation and restoration of the existing home and the construction of a new
2-story, main home addition.
ORDER
The applicant, Dr. Noaman Sanni, 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 home is individually designated as an historic structure.
a.
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 not consistent with Certificate
of Appropriateness Criteria a, b, d, e, f, and g in Section 118-564(a)(2) of the Miami Beach
Code, is not consistent with Certificate of Appropriateness Criteria b, c, h, j, and m in Section
118-564(a)(3) of the Miami Beach Code, and is not consistent with Certificate of
Appropriateness Criteria for Demolition 2, 3, 8 and 9 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:
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:
a. Security bars shall not be permitted on windows or doors.
Page 2 of 7
HPB File No. 3221
Meeting Date: December 13, 2005
b.
g,
h,
C.
d,
e,
The proposed roof with alternating clay barrel tile coping between scrolled
parapet walls with finials shall not be permitted over the front porch of the
historic home. The original shed roof over the front porch (incorrectly
portrayed on the provided elevations) shall be retained and preserved, in a
manner to be reviewed and approved by staff.
Any replacement roof tiles shall match the historic home's existing clay barrel
tiles, subject to the review and approval of staff.
A full proposed east courtyard elevation shall be provided; a blind recess
shall be created in the proposed enclosed opening located to the north of the
proposed maids' quarters on the west elevation of the historic home's east
wing, as well as in the area of the proposed enclosure of the existing garage
opening on the north side of the proposed maids' quarters, in a manner to be
reviewed and approved by staff.
The proposed removal of two wooden garage doors for replacement with
stuccoed masonry panels with new inset windows shall not be permitted on
the front elevation of the historic home's east wing. Said garage doors shall
be retained and preserved or replaced with new wooden garage doors
designed to be consistent with the historic architecture, in a manner to be
reviewed and approved by staff. An infill wall may be constructed behind the
original garage doom on the interior of the structure.
The relocated vehicular access gate with its flanking masonry columns and
scrolled details shall be recreated to match the original design, in a manner
to be reviewed and approved by staff.
All original windows, arched and flat transoms, and doors that are proposed
to be replaced in the historic home shall match their original configurations,
in a manner to be reviewed and approved by staff.
The original wooden screen doors with turned spindles shall be retained and
preserved in the historic home, in a manner to be reviewed and approved by
staff.
Full details of the proposed covered connector from the historic home to the
proposed new garage shall be provided; such structure shall be fully self-
supporting and attached to the historic home along only its northernmost
extension to minimize the demolition of coral rock, in a manner to be
reviewed and approved by staff.
Page 3 of 7
HPB File No. 3221
Meeting Date: December 13, 2005
k.
m,
no
o,
p.
q.
The number and size of openings on the east elevation of the historic home's
existing back terrace and dining room shall be modified to match their
original configurations, in a manner to be reviewed and approved by staff.
Blind recesses shall be created where original openings on the east and
west ends of the front porch are enclosed in the historic home.
The original ornamental masonry windows screens shall be retained and
preserved in the historic home, in a manner to be reviewed and approved by
staff.
The proposed demolition and introduction of two windows shall not be
permitted at the east end of the front elevation of the historic home. The
original window masonry opening, its original configuration, and the
surrounding coral rock in said location shall be retained and preserved, in a
manner to be reviewed and approved by staff.
The proposed infill of the original arched transom windows shall not be
permitted at the west end of the front elevation of the historic home.
The proposed demolition at the north ends of the west and east elevation
walls in the existing rear bedroom of the historic home as well as the
increase in height and relocation of the roof ridgeline above the rear
bedroom shall not be permitted. The proposed contemporary windows and
removal of the coral rock on the west elevation of the historic home shall not
be permitted. The original roof ridgeline above the rear bedroom shall be
maintained, and the coral rock that wraps the west end of the historic home
shall be retained and preserved, in a manner to be reviewed and approved
by staff.
The proposed one-story connecting wing, which is located on the west side
of the property between the historic home and new home, shall be set back 6
to 8 inches on the east and west elevations to better differentiate the historic
home from the new construction. This may require the higher roof ridgeline
of the proposed connecting wing to be moved slightly to the north and an
adjustment of the location of the new French doors.
The proposed interior demolition of the original arched door openings and
arched wall recess that is highlighted by columns with Corinthian capitals
shall not be permitted on the west wall of the two-story high, great living room
in the historic home. The original architectural features in the great living
room shall be retained and preserved, including the exposed wooden ceiling
with rafters, clerestory windows, rough plaster walls, and terra cotta tiled
floor, as well as the decorative fireplace, sloping chimney breast, arched
bookcase niche, and arched door opening on the east wall; and on the west
Page 4 of 7
HPB File No. 3221
Meeting Date: December 13, 2005
.
.
.
wall, the arched wall recess with columns and flanking arched door
openings, in a manner to be reviewed and approved by staff.
The original terra cotta tiled floors and exposed wooden ceilings with rafters
shall be retained and preserved in the existing front porch, dining room, and
rear porch of the historic home, in a manner to be reviewed and approved by
staff.
So
The east and west elevations of the new home shall be further studied and
developed to reduce their massive appearance by incorporating additional
changes in plane, in a manner to be reviewed and approved by staff.
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 Depart'ment for Building Permit.
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,
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.
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.
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.
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.
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.
Page 5 of 7
HPB File No. 3221
Meeting Date: December 13, 2005
o
,
o
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.
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.
So
Provide on-site, self-contained storm water drainage for the proposed
development.
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.
k.
All planting/landscaping in the public right-of-way must be approved by the
Public Works and Parks Departments.
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.
Page 6 of 7
HPB File No. 3221
Meeting Date: December 13, 2005
,
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.
10.
The Final Order shall be recorded in the Public Records of Miami-Dade County, prior
to the issuance of a Building Permit.
11.
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. 1-11, 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 requesting a buildin.~ permit, three (3) sets of plans approved by the Board, modified i~-
accordance with the above conditions, shall be submitted to the Planning 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
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.
Page 7 of 7
HPB File No. 3221
Meeting Date: December 13, 2005
HISTORIC PRESERVATION BOARD
THE CITY OF MIAMI BF_~CH, ~I./ORIDA
DESIGN AND PRESERVATION N R
FOR THE CHAIR
STATE OF FLORIDA
COUNTY OF MIAMI-DAME
)
)ss
)
The f__ore.going ipstrument was acknowledged before me this / ~/~,/ day of
~r",/~kJ ~j~ 20 ~/o by Thomas R. Mooney, Design and Preservation Manager,
Planning Department, City of Miami Beach, Florida, a Florida Municipal Corporation, on behalf of the
Corporation. He is p,__eersonally known to me.
E"xDire$ ,luh/17, 2007
My commission expires:
Approved As To Form:
Legal Department:
Filed with the Clerk of the Historic Preservation Board on ///~/~
,/
'/
F:\PLAN\$HPB\05HPB\decHPB05\3221 .fo.doc
Exhibit "C"
Single-Family Property at
55 Palm Avenue
.
Tax Exemption Final Order of the Historic Preservation Board
(HPB File No. 3221)
2. Preconstruction Application for Historic Ad Valorem Tax Exemption
.
Supplemental Materials
(Includes Property Survey, Property Tax Information, Building Permit Card, and
Microfiche of the Original Architectural Plans)
[Under Separate Cover]
,
Current Photo Booklet
[Under Separate Cover]
o
Architectural Drawings of the Existing Conditions and Proposed Improvements
[Under Separate Cover]
HISTORIC PRESERVATION BOARD
City of Miami Beach, Florida
MEETING DATE:
FILE NO:
PROPERTY:
LEGAL:
IN RE:
December 13, 2005
3221
55 Palm Avenue - Single Family Home
Lot 13, in Block 1, of the Palm Island subdivision, according to the Plat thereof,
as recorded in Plat Book 6, at Page 54, of the Public Records of Miami-Dade
County, Florida.
The application requesting that the Historic Preservation Board recommend
approval for an Historic Ad Valorem Tax Exemption for the restoration,
renovation, and rehabilitation of the existing home, as well as for the new
construction proposed for the site.
ORDER
The applicant, Dr. Noaman Sanni, filed an application with the City of Miami Beach Planning
Department requesting that the Historic Preservation Board recommend approval for an Historic Ad
Valorem Tax Exemption for the restoration, renovation, and rehabilitation of the existing home, as
well as for the new construction proposed for the site.
The City of Miami Beach Historic Preservation Board makes the following FINDING 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:
Based on the plans and documents submitted with the application, testimony and
information provided by the applicant, the analysis and reasons set forth in the Staff Report,
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
Historic Preservation Board recommends in favor of the application for Miami Beach Historic
Ad Valorem Tax Exemption for the subject single-family residence.
IT IS HEREBY ORDERED, based upon the foregoing finding of fact, the evidence, information,
testimony and materials presented at the public hearing, which are part of the record for this matter,
including the staff report and analysis, which are adopted herein, including the staff
recommendations, that the Historic Preservation Board recommends in favor of the application for
Miami Beach Historic Ad Valorem Tax Exemption for the above-referenced property.
Page 2 of 2
HPB File No. 3221 -Ad Valorem Tax Exemption
Meeting Date: December 13, 2005
Dated this
HISTORIC PRESERVATION BOARD
THE ClT.~! OF MIAMI BI~AbH, ~RIDA
THOMAS' R.'~"MOON EYV AICP
DESIGN AND PRESERVATION M.~I~AGER
FOR THE CHAIR
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
)
)ss
)
The foregoing instrument acknowledged before me this /~/~7'/ day of
"J"..~A/'C/~ 20v~a(~ by Thomas R, Mooney, Design and Preservation Manager,
Planning Departr{qent, City of Miami Beach, Florida, a Florida M.j,~ici..pal Corporation, on behalf of the
Corporation. He is personally_ . k now__Q to me.
~tl~j¢ MYCo',,.~k~ NOTARY PUBLIC ./'~~r,4~,/ .~.
"';.'~ E~,~.._ ~¢,.~?,~ Miami-Dade County, Florida"" /"-7)'/¢'/''
· ,u~, ~,~
My commission expires:
Approved As To Form: ~/.. _ .
Legal Department: ~ (/--/?--.1~-, ¢: )
Filed with the Clerk of the Historic Preservation Board on [,//~///r~,(
F :\PLAN\$ H PB\05H PB\decH P B05\3221 -AdVal.fo .dec.doc
CITY OF MIAMI BEACH
HISTORIC AD VALOREM TAX EXEMPTION FOR SINGLE-FAMILY PROPERTIES
PART 1- PRECONSTRUCTION APPLICATION
Instructions: Prior to any construction or demolition for an eligible single-family property, the Part 1 -
Preconstruction Application is submitted to the City of Miami Beach Planning Department for review and approval
by the Historic Preservation Board and City Commission at separate public hearings. Read the attached
instructions carefully before completing this application. Your application cannot be evaluated unless it is complete
and all required supporting materials are provided. In the event of any discrepancy between the application form
and other supplementary materials submitted with it (such as architectural drawings and specifications), the
application form shall take precedence. Type or print clearly in black ink, Attach additional sheets if necessary.
I. PROPERTY IDENTIFICATION AND LOCATION
Site Name (Original/Current):
Property Address: 55 Palm Avenue, Miami Beach, Florida
Folio Number: 02-4205-001-0130
Plat Book: 6 Page Number: 54
Legal Description (Lot, Block, & Subdivision): Lot 15, Block 1, Palm Island Subdivision,
Plat Book 6, Pa.qe Number 54
II.
Attach the Public Value Inquiry, which can be obtained at the Miami-Dade County Property Appraiser's
Office, 111 NW 1't Street, Suite 710, Miami, Florida 33128 or http://miamidade.£ov.
Locally Designated Historic Property
X Individually designated as a local Historic Site or Structure
[] Contributing Property within a local Historic District
Listed in the National Register of Historic Places
[] Individually designated as an Historic Site in the National Register
n Contributing Property within an Historic District in the National Register
Name of Historic District
Attach the local Historic Designation Report or the National Register Nomination.
OWNER INFORMATION
Name of Individual(s) or Organization Owning the Property:
Dr. Noaman Sanni
Mailing Address: P.O. Box 57
City: Watertown State: NY Zip: 13601
Contact Person:
Michael J. Marrero
Daytime Phone No.: (305) 374-5300 Cell Phone No.:
Fax: (305)377-6222 E-mail: m marrero@brzonin.qlaw, com
If property is held in multiple ownership, attach a list of all owners and their mailing addresses.
lll,
City of Miami Beach
Historic Single-Family Ad Valorem Tax Exemption
Part 1 -Preconstruction Application
Page 3
CURRENT PHYSICAL DESCRIPTION OF PROPERTY
This section is used to determine what particular features of the building and site contribute to the overall
historic character of the property. Describe the building in its present condition (before improvements), and
identify any changes that have been made to the building since its original construction. ,~ttach additional
sheets if necessary.
A. General Information - History
Original Architect:
Raymond Weakley
Year Built: 1929
Original Builder:
Wendel Andrea
Architectural Style:
[] Vernacular
X Mediterranean.Revival
[] Mediterranean Revival/Art Deco Transitional
[] Art Deco
[] Streamline Modeme
[] Other Architectural Style:
[] Colonial Revival
[] Neoclassical Revival
[] Bungalow/Craftsman
[] Monterey
[] Post War Modern/Miami Modem (MiMo)
Alterations: Provide date and description of physical alterations to the property (e.g., casement windows
replaced with jalousie type, entire main structure, 1955; Florida room enclosed with French doors and arched
transoms, west elevation, circa 1985; etc.).
None.
Additions: Provide date and description of any additions to the property (e.g., second floor bedroom addition,
southwest comer, 1974; two-story wing addition, north side, 1987; etc.).
None.
Be
City of Miami Beach
Historic Single-Family Ad Valorem Tax Exemption
Part 1 -Preconstruction Application
Page 4
Exterior Features
Indicate all exterior features or materials that apply to the building in its present condition (before
improvements).
Number of Stories: ~l Building Height: '! 5'
Basic Floor Plan:
[] Rectangle X "L"-shaped
[] Square [] Irregular
[] Other Floor Plan:
[] "T"-shaped
[] "U"-shaped
[] "H"-shaped
Exterior Fabric:
X Stucco [] Wood Shingle
rn Other Exterior Fabric(s):
[] Wood Siding
X Natural Stone
[] Brick
Type of Roof.'
[] Hipped X Gabled
[] Other Roof Type(s):
[] Flat w/Eaves
[] Flat w/Parapet
[] PenffShed
Roof Material:
Clay Tile Cement Tile
X Barrel r~ Barrel
[] S-Type [] S-Type
[] Flat [] Flat
[] Other Roof Material(s):
Shingle Metal
rn Wood [] Aluminum
[] Slate [] Copper
[] Asphalt
[] Built Up/Asphalt
Windows:
n Double-Hung Sash
[] Single-Hung Sash
X Casement
[] Jalousie
[] Other Window Type(s):
[] Awning
rn Sliding
[] Fixed
[] Glass Block
rn Arched Transom
[] Focal Window
[] Dormer Window
X Porthole/Round Window
[] Comer Window
[] Projecting Window
[] Boxed Window
[] Framed Glass Wall
Doors:
[] Kusticated Wood Door
[] Wrought Iron Screen Door
[] Other Door Type(s):
[] Paneled [] Flush X French [] Sliding
Historically Significant Architectural Features and
[] Carved Wooden Detail/Railing X
[] Wrought Iron Work/Railing
[] Window Shutters
[] Decorative Columns/Pilasters
[] Ornate Window/Door Surround
[] Bas Relief/Sculpted Panel
X Keystone Feature
[] Decorative Ceramic Tile
[] Brick/Field Stone Panel
Materials on the Exterior of the
Chimney []
[] Covered Porch
X Loggia/Breezeway
X Tower-like Element
X Roof/Sun Deck
[] Balcony/Balconet
[] Second Floor Overhang
[] Built-In Niche
[] Built-In Planter
Concrete Breeze Block [] Porte Cochere
Other Significant Exterior Feature(s) or Material(s):
Building:
Decorative Urns/Sculpture
[] Decorative Quoins
ri Decorative Attic Vent
X Arched Opening
[] Roof Rafter Tails
[] Rounded RoofEaves
[] Eyebrow/Concrete Canopy
X Porthole/Round Opening
[] Stucco Molding/Band
[] Stucco Reveal/Scoreline
City of Miami Beach
Historic Single-Family Ad Valorem Tax Exemption
Part 1 -Preconstruetion Application
Page 5
Major Interior Features
Describe the historically significant architectural features and materials on the interior of the building,
including their location (e.g., wrought iron stair railings and suspended light pendant, entrance foyer; carved
keystone fireplace, living room; decorative crown molding and terrazzo floor, dining room; etc.).
The interior contains a fireplace, a ceiling beam, as well as a series of decorative
windows.
Auxiliary Structures and Site Features
Describe the auxiliary structures and site features on the property, including their location and date of
construction (e.g., original fountain, fence wall and wrought iron gate, east side, 1935; swimming pool and
cabana, west side, 1960; detached one-story garage; northeast corner, 1991; etc.).
None.
Am
City of Miami Beach
Historic Single-Family Ad Valorem Tax Exemption
Part 1 -Preconstruction Application
Page 6
DESCRIPTION OF PROPOSED IMPROVEMENTS
This section is used to describe the existing feature conditions, proposed improvements, and the impact of
these improvements on existing features and materials and the overall historic character of the property. All
improvements to historic properties will be evaluated for their 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. Applications must contain sufficient information to enable an evaluation and will be
returned for insufficient documentation. The application must include labeled "before" photographs of both
the interior and exterior of the property, which describe the property and its characteristics. Photographs
must be in color; minimum size of each photograph is 3 2/., ,, by 5."
Use of the Building Before Improvements:
Use of the Building After Improvements:
Estimated Date of Project Commencement:
Estimated Date of Project Completion:
Estimated Cost of Entire Project:
Estimated Cost of Qualifying Improvements:
Type of Work Proposed (indicate all that apply):
X Addition [] Alteration [] Upgrade
Exterior Architectural Features
Residential
Residential
Fall 2005
Sprin~ 2007
$1,500,000.00
$1,500,000.00
X Restoration [] Rehabilitation
The following represents an itemization of work to be accomplished List each feature affected by the
proposed improvement and describe the impact to the existing features and materials. Include a numbered
photograph of each feature and indicate the architectural plan or drawing number. Describe the entire
project. Attach additional sheets if necessary.
Feature 1
Exterior Feature:
Principal Fa(;ade
Elevation:
South Elevation
Date of Feature: 1929 Photo No.: Ext. 1 Plan No.: A-2.50
Describe existing feature and its present condition.
Stone cladding wall in the front with striped awnings on the windows. A circular driveway is
present to the south of the structure. Roof tower/chimney is visible from the south.
Describe work on existing feature.
A one-story garage will be added. The driveway will be renovated with a new approach.
Awnings will be removed. Windows and doors will be replaced or renovated. Existing front
porch is to be renovated as well.
Ao
Exterior Architectural Features (continued)
Feature 2
Exterior Feature:
City of Miami Beach
Historic Single-Family Ad Valorem Tax Exemption
Part 1 -Preconstruction Application
Page 7
Elevation: North Elevation
Date of Feature: 1929 Photo No.: Ext. 2 Plan No.: A-2.50
Describe existing feature and its present condition.
Windows and doors with awnings lead into rear porch. Stone cladding on
side of the wall. Roof towedchimney is visible from the north.
east and west
Describe work on existing feature.
Living facilities will be added, including a bar, foyer, dining room with covered porch, a
gazebo and opening of the rear portion of the structure. Additionally, a deck, swimming
pool and a cabana will be added. An additional bedroom will also be added to the second
floor.
Feature 3
Exterior Feature:
Elevation:
East Elevation
Date of Feature: 1929 Photo No.: Ext. 3 Plan No.' A-2.52
Describe existing feature and its present condition.
Existing maid's quarters, laundry room and three bedrooms are presently located on the
east wing. The tower extending above the roof includes a large bell to the south side.
Describe work on existing feature.
Bedrooms will be converted into a media room and a bar. Maid's quarters and laundry
room will be renovated. A deck will be added with an attached stairwell going to the second
floor master bedroom.
Feature 3
Exterior Feature:
City of Miami Beach
Historic Single-Family Ad Valorem Tax Exemption
Part 1 -Preconstruction Application
Page 8
Elevation:
West Elevation
Date of Feature: 1929 Photo No.: Ext. 4 Plan No.: A-2.51
Describe existing feature and its present condition.
Two master bedrooms with two bathrooms presently exist on this wing.
hallway connecting the two bedrooms.
There is a small
Describe work on existing feature.
One bedroom will remain as existing with a renovated bathroom. The other bedroom will
be removed to allow for a foyer area. A second story master bedroom with a bathroom will
be added to the second floor of this wing. The cabana will also be on this side.
B. Interior Architectural Features
City of Miami Beach
Historic Single-Family Ad Valorem Tax Exemption
Part 1 -Preconstruction Application
Page 9
Feature 1
Interior Feature: Fireplace
Room: Livinq Room
Date of Feature: 1929 Photo No.: Int.
Plan No.:
Describe existing feature and its present condition.
Stucco plaster fireplace with decorative elements and columns.
Describe work on existing feature.
Fireplace will be renovated and painted but remain close to form.
Feature 2
Interior Feature:
Interior Ceilings
Photo No.: Int. 1 Plan No.:
Room: Livinq Room
Date of Feature: 1929
Describe existing feature and its present condition.
Gabled ceilings with exposed wooden rafters and beams.
Describe work on existing feature.
The ceilings will be renovated but will maintain their present character.
B. Interior Architectural Features (continued)
City of Miami Beach
Historic Single-Family Ad Valorem Tax Exemption
Part 1 - Preconstruction Application
Page 10
Feature 3
Interior Feature:
Upper Windows
Room: Livinq Room
Date of Feature: 1929 Photo No.: Int. 1 Plan No.:
Describe existing feature and its present condition.
A series of opalite windows and quadrifoil windows located in the upper walls of the living
room.
Describe work on existing feature.
The windows will remain as they are, and additional windows of comparable character will
be added to some of the additions
Ce
Landscape Features
Feature 1
Landscape Feature: Landscape Tree and Plant Circle
Location on Property: South Elevation (Front)
Date of Feature: 1929 Photo No.: Ext. 1 Plan No.: A-1.02
Describe existing feature and its present condition.
A round tree and plant circle surrounded by the circular driveway immediately in front of the
principal fagade of the house.
Describe work on existing feature.
This landscape feature will remain on the property and will be surrounded by the renovated
driveway.
Co
Landscape Features (continued)
Feature 2
Landscape Feature:
City of Miami Beach
Historic Single-Family Ad Valorem Tax Exemption
Part 1 -Preconstruction Application
Page 11
Location on Property:
Date of Feature: Photo No.:
Describe existing feature and its present condition.
Plan No.:
Describe work on existing feature.
Feature 3
Landscape Feature:
Location on Property:
Date of Feature: Photo No.:
Describe existing feature and its present condition.
Plan No.:
Describe work on existing feature.
08/23/2005 15:59 3054471177 JARO~Z DEVELOPHENT PAGE 02
V. OWNER ATTESTATION
City of Miami Beach
Historic Single-Family Ad Valorem Tax £xempfion
Part I - Preeonstruction Application
Page I0
I hereby attest that the information I have provided is, to the best of my knowledge, correct, and that
I own the gwperty described above or that I am legally the authority in charge of the property,
Further, by submission of this application, I agree to allow access to the property by representatives
of the City of Miami Beach Planning Department for the purpose of verification of information
provided in this application. I also understand that, if the requested exemption is granted, ! will be
r~uired to enter into a Cov~aant with the City of Miami Beach in which ! must agree to maintain the
chnra~er of the property and thc qu~~~~ol' t~ption.
Paint Nnn~ Si~ature Dnte
Complete the following if an individual is signing for an organization:
Title Organization Name
Notariz~:
STATE OF FLORIDA)
COUNTY OF MIAMI-DADE)
Sworn to and subscribed before me this ~'~' day of
foregoing instrument was acknowledged before me by
(nxld) who has (have) produced
as identification and / or is (are) personally known J~n,e and who did / did not take an oath.
· ,
~pires:
DE
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2
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2008
Bonded Thru At, l&ntie a~ndlaa Co., Ine .... . . _
]~R~T NAME
My Commission Expires:
Mttlttpte owners must provide tko same information os abow,- Use additional skeets if necessary.
V. OWNER ATTESTATION
City of Miami Beach
H/swric Sm/le-F~uuily Ad Valorum Tax Exomp~ion
Part 1 -Pr~eonstruction Appli,:sti~n
l~ge ~o
! hel~by atl~s~ ~zt tl~ inforln~ion I have provid~l
! ~ ~ ~~ d~~ a~ or
Fu~, ~ ~i~ of ~is ~li~mn, I ~ ~o allow a~ ~ ~e ~o~ ~ ~~tives
of ~e Ci~ of Mi~i B~h Planning D~~t
~vid~ ~ ~is ~l[~. l al~ undid ~ tf ~e ~~ ~p~on is ~d~ I will be
~~ w ~ inw a C~t ~& ~ Ci~ ~Ml~t Beach in which I
~ d~e ~ and ~e q~~ ~~~im.
~ H~ Da~
Con~l~te tht followtng if'an individual ts stgntng for an orgtotitation:
Ttflo Orpmzatio~
STATE OF FLORIDA)
C~ OF MIAM1-DADE)
Sworn lo slid svbs~b~d befor~ me this .,i',ff day of
fom$oin8 {a.~-umeat w~ ~kliowled~l befor~ me by
(~d)
who has (have) produced
as id~ati~caflon sad / or is (are! personally kn._own ~e~ f-~/~and who did / did not take an oal:h.
NOTAr, v
~ :t:.'~' Jenn'L~r ~,'!arrero
~ Commission ,~ DD381270
Bonded Th~ AtlantJ~ illmdl~l go,, Ina,
My Commisstou Expires:
Mttlt~¢ ~wnert mu~t provtde tke same information m abow~ U,~t additional sl~eets tf necessm.),.