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* IRCRAR RRAIFR? Planning Department
� 18 98 Q' Historic Preservation Office
O R
ANALYSIS FOR A
SPECIAL CERTIFICATE OF APPROPRIATENESS
APPLICANT: Jessica Collazo, Calil Architects Inc
PROJECT ADDRESS: 713 NW 7 Street Rd
NET OFFICE: Upper Eastside
COMMISSION DISTRICT: District 5 (Keon Hardemon)
STATUS: Vacant Lot
A. GENERAL INFORMATION:
FILE ID: PZ-19-3790
ZIP: 33136
HEARING DATE: 5/5/2020
TDRs: Not Eligible
REQUEST: Pursuant to Section 23-6.2(b)(4) of the City Code of Ordinances, as amended, the
Applicant is requesting a Special Certificate of Appropriateness (SCOA) to allow for the new
construction of a single-family residence on a parcel zoned T3-R "Sub -Urban Transect Zone".
The subject property is located within the Spring Garden Historic District, Spring Garden Subdivision,
and the Overtown NET area. The site is located approximately on the east side of NW 7 Street Road
just north of NW 7 Street.
Folio: 0131350270900
Lot Size: Approximately 7,000 sq. ft.
B. BACKGROUND:
On February 6, 1919, the City Council of Miami, pursuant to Resolution No. 1347, approved the
Spring Garden Subdivision in the City of Miami establishing block 10 lot 27 also known as 713 NW
7 Street Road.
On June 17, 1997, the Historic and Environmental Preservation Board, pursuant to Resolution No.
HEPB-97-24, designated the subject property located at 713 NW 7 Street Road as part of the Spring
Garden Historic District.
W. Adams 713 NW 7 Street Road File No. PZ-19-3790
04/20/2020 Page 1 of 8
On July 7, 2015, the Historic and Environmental Preservation Board, pursuant to Resolution No.
HEPB-R-15-056, denied an application for a Special Certificate of Appropriateness for demolition of
a contributing resource and new construction of a single-family home (Attachment A).
On October 22, 2015, the City Commission, pursuant to Resolution R-15-0466, granted an appeal
of Resolution No. HEPB-R-15-056 (Attachment B).
On January 5, 2016, the Historic and Environmental Preservation Board, pursuant to Resolution No.
HEPB-R-16-003, approved, with conditions, an application for a Special Certificate of
Appropriateness for new construction (Attachment C).
On November 5, 2019, the Historic and Environmental Preservation Board deferred the applicant's
request for a Special Certificate of Appropriateness for the new construction of a single-family
residence (Attachment D).
C. COMPREHENSIVE PLAN:
The subject property is part of a designated historic district. Pursuant to Goal LU-2, 2.3 and 2.4 of
the Miami Neighborhood Comprehensive Plan the City will preserve and protect the heritage of the
City of Miami through the identification, evaluation rehabilitation, adaptive reuse, restoration and
public awareness of Miami's historic and archeological resources.
The Applicant's request for the new construction of a single-family residence is in accordance with
the Comprehensive Plan, Chapter 23 of the City of Miami Code of Ordinances, the Secretary of
Interior Standards, the Preservation Office Historic Design Guidelines and Miami 21 Code.
D. PHOTOS:
Site:
W. Adams 713 NW 7 Street Road File No. PZ-19-3790
04/20/2020 Page 2 of 8
Historic Photograph
Previously Approved Design (2016)
Proposed Design:
W.Adams
04/20/2020
713 NW 7 Street Road File No. PZ-19-3790
Page 3 of 8
E. NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Property
T3-R: Sub -Urban Transect Zone
(Spring Garden Historic District)
Surrounding Properties
NORTH: T3-R: Sub -Urban Transect Zone
(Spring Garden Historic District)
SOUTH: T3-R: Sub -Urban Transect Zone
(Spring Garden Historic District)
EAST: D1: District Zone Work Place
WEST: T3-R: Sub -Urban Transect Zone
(Spring Garden Historic District)
F. ANALYSIS:
FUTURE LAND USE DESIGNATION
Single-family Residential
Maximum of 9 D.U. per acre
Single-family Residential
Maximum of 9 D.U. per acre
Single-family Residential
Maximum of 9 D.U. per acre
Light Industrial
Maximum of 36 D.U. per acre
Single-family Residential
Maximum of 9 D.U. per acre
The following is a review of the request pursuant to Section 23-6.2(b)(4) of the City Code of Ordinances,
the Preservation Office Historic Design Guidelines, the Secretary of the Interior's Standards, and Miami
21 Code.
Analysis: The applicant is requesting a Special Certificate of Appropriateness to permit the
construction of a single-family residence at the property located at approximately 713 NW 7
Street Road, within the Spring Garden Historic District.
The subject plot is currently vacant.
The proposed new single-family residence is a two-story structure of contemporary design
that incorporates several design cues from the wood frame structure that previously
occupied the site.
Construction is of concrete block and stucco with a flat roof with parapet. The height to the
top of the parapet is twenty-three feet, six inches (23-6"). The windows will be of clear Low-
E impact glass in bronze anodized aluminum frames and the front entry door will be solid
wood. Drawings showing opening dimensions, a window and door schedule, dimensioned
and scaled profile sections of the proposed new windows and doors, and color
manufacturers' brochures and/or color catalogue photographs of the proposed new windows
and doors shall be submitted to Staff for review
W. Adams 713 NW 7 Street Road File No. PZ-19-3790
04/20/2020 Page 4 of 8
The front elevation has three bays. The first floor of the northernmost bay is setback
approximately thirteen feet (13') from the front elevation and the second floor of the
northernmost bay is setback approximately thirty feet (30') from the front elevation. The front
elevation is of board formed stucco designed to look like horizontal wood siding and smooth
stucco. The windows are all the same size and equally spaced. The front door is centrally
located. The carport is covered with a green roof which wraps around the front of the
structure to cover the entry. There is a concrete eyebrow over the second -story windows.
The side elevations will be of board formed stucco and smooth stucco. The north elevation
will have regularly placed windows while the south elevation will have windows in a more
irregular pattern and a recessed courtyard area.
The rear elevation will be of board formed stucco and smooth stucco. The majority of the
wall area is glazed with windows and sliding doors. There are eyebrows over the first and
second floor windows. The railings around the second -floor terraces and the pool deck are
of dark brown anodized aluminum flat bars. Details, specifications, and a manufacturer's
brochure or color photograph of the proposed railings shall be submitted to Staff for review.
The board formed stucco will be painted Keystone Gray (SW 7504), the smooth stucco will
be Ibis White (SW 7000), and the eyebrows will be Chateau Brown (SW 7510).
The first floor measures 2,958 square feet and contains a foyer, three bedrooms, four
bathrooms, a family room, and a kitchen with dining area. The second floor measures 1,528
square feet and contains two bedrooms, two bathrooms, a studio, loft and wet bar areas,
and two open terrace areas, one to the front and one to the rear.
The front building setback is thirty feet, six inches (30'-6"). The rear building setback is thirty
feet, six inches (30'-6") and the pool setback is twelve feet (12'). The side setbacks are five
feet, two inches (5-2") to the north and five feet, six inches (5-6") to the south.
There will be two Green Buttonwoods in the right-of-way. The front yard will be of sod with
an Orange Geiger, Purple Queen, Dwarf Podocarpus, African Iris, Gold Mound, Alexander
Palms, Dwarf Clusia, and Perennial Peanut. The ten foot (10') wide driveway, parking area
under the car port, and the walkway to the front door will be of pervious pavers. The proposed
color of the pavers shall be specified. The side yards will be sod. The northern side yard will
have Red Tip Cocoplum and the southern side yard will have pavers. The rear yard will
contain a raised pool deck area and swimming pool with the remainder being sod and
Podocarpus.
To the front of the property will be a six foot (6) high smooth stucco wall topped with a
decorative aluminum slat fence. Pedestrian access will be via an aluminum louver door and
vehicular access will be via an aluminum louver rolling gate. Access to the back yard will be
via two five foot (5) high bronze anodized aluminum louver gates. There is an existing five
foot (5) high CBS wall on the northern property line. A new six foot (6) high CBS wall is
proposed for the southern property line. The new six foot (6') high fence and gates shall be
set back at least one foot (1') behind the front fagade. Solid masonry walls may not exceed
W. Adams 713 NW 7 Street Road File No. PZ-19-3790
04/20/2020 Page 5 of 8
three feet (3') in height between the front fagade of the building and the sidewalk, although
they may be topped with a fence to equal the maximum permitted height of five feet (5).
Details, specifications, and a color manufacturer's brochure and/or color photographs shall
be submitted for all proposed walls, fences, and gates.
Per Section 23-6.2(h)(1) of the City Code of Ordinances, as amended:
Generally, for applications relating to alterations or new construction as required in
subsection (a) the proposed work shall not adversely affect the historic,
architectural, or aesthetic character of the subject structure or the relationship and
congruity between the subject structure and its neighboring structures and
surroundings, including but not limited to form, spacing, height, yards, materials,
color, or rhythm and pattern of window and door openings in building facades; nor
shall the proposed work adversely affect the special character or special historic,
architectural or aesthetic interest or value of the overall historic site or historic
district. "
Form — The proposed structure has a contemporary appearance; however, it takes
a number of design cues from existing historic structures in the district and the wood
frame house that previously occupied the site including board formed stucco that
resembles horizontal wood siding, smooth stucco, a flat roof with parapet,
eyebrows, a covered entry, a carport, and a three -bay front elevation with an
appropriate window and door pattern. The overall design of the structure resembles
the historic structure that previously occupied the site; however, the roof is flat
instead of pitched. The first and second floor setbacks of the northernmost bay
reduce the overall massing.
• Spacing — The proposed setbacks are consistent with historic structures in the
district.
Height — The two-story height is consistent with historic structures in the district.
Yards — The front yard incorporates a pervious paver walkway and driveway and
landscaping. The side yards are of sod, landscaping, and concrete pavers.
Approximately half of the rear yard is taken up by the swimming pool and deck and
the remainder is covered with sod. The back yard is smaller than most of the other
historic properties on the river; however, there are examples of smaller rear
setbacks and less landscaping.
Materials — The materials are consistent with those used on historic structures in
the district.
• Rhythm and pattern of windows and door openings — The proposed fenestration on
the front elevation is consistent with that of historic structures in the district.
W. Adams 713 NW 7 Street Road File No. PZ-19-3790
04/20/2020 Page 6 of 8
In addition to the above, in 2016, the HEPB approved a new single-family residence that
resembled the historic structure that was demolished. Although Staff did not agree with
replicating the historic structure and simulating wood siding with stucco, the HEPB approved
the application with the conditions listed below. The proposed residence was never built;
however, the conditions shall still be considered for this application.
1. All glass shall be clear.
The applicant has confirmed the glass shall be clear Low-E.
2. The exterior wall finishing shall be as indicated in Sheet A3 of the plans, which is 5/8"
stucco with simulated planking on top of the 8" concrete masonry units.
The plans show board formed stucco that resembles horizontal wood siding.
3. The applicant consider a tile roof instead of an asphalt shingle.
The plans indicate a flat roof is proposed.
4. City Historic Preservation staff shall oversee the design details with the goal that the
new building pay some homage to the frame vernacular building that existed on the
property before, such details shall include but not be limited to the representation of
horizontal siding in a contemporary way.
The applicant has worked with Staff. The front elevation is similar to the that of the
frame vernacular building as it has two floors and three bays, rectangular windows
of a similar size, a carport and covered entrance, and simulated horizontal siding
designed in a contemporary way.
5. This Certificate of Appropriateness is subject to approval by zoning, building, and all
other required city departments.
The proposed design; therefore, observes almost all of the above conditions. The applicant
did consider a pitched roof during meetings with Staff but opted for a flat roof due to its better
performance in hurricanes.
The property is located within a Moderate Probability Archaeological Conservation Area. A
Certificate to Dig shall be required during the permitting phase for all ground -disturbing work.
Findings: Consistent
G. NEIGHBORHOOD SERVICES:
Building Required
NET Required
Environmental Resources Required
W. Adams 713 NW 7 Street Road File No. PZ-19-3790
04/20/2020 Page 7 of 8
H. CONCLUSION:
The application has demonstrated compliance with Chapter 23 entitled "Historic Preservation" of the
City of Miami Code of Ordinances and the Secretary of the Interior's Standards. Staff finds the
request complies with all applicable criteria and finds that the request for a Special Certificate of
Appropriateness for the new construction of a single-family residence does not adversely affect the
aesthetic interest or value of the historic district subject to the following conditions as stipulated in
subsection "I" entitled "Recommendation" as listed below.
I. RECOMMENDATION:
The site shall be developed in accordance with the plans as prepared by Calil Architects
submitted as part of application PZ-19-3790. The plans are deemed as being incorporated
by reference herein.
2. Drawings showing opening dimensions, a window and door schedule, dimensioned and
scaled profile sections of the proposed new windows and doors, and color manufacturers'
brochures and/or color catalogue photographs of the proposed new windows and doors
shall be submitted to Staff for review
3. Details, specifications, and a manufacturer's brochure or color photograph of the proposed
railings shall be submitted to Staff for review.
4. The proposed color of the driveway and walkway pavers shall be specified.
5. Details, specifications, and a color manufacturer's brochure and/or color photographs shall
be submitted for all proposed walls, fences, and gates.
6. A Certificate to Dig shall be required during the permitting phase for all ground -disturbing
work.
7. The Resolution shall be included in the master permit set.
8. The Applicant shall comply with all applicable requirements of the Miami 21 Code and
Chapter 17 and Chapter 23 of the City of Miami Code of Ordinances.
9. The Applicant shall comply with the requirements of all applicable departments/agencies as
part of the City of Miami building permit submittal process.
•� f
Warren Adams
Preservation Officer
W. Adams 713 NW 7 Street Road File No. PZ-19-3790
04/20/2020 Page 8 of 8
Attachment I A of
Miami Historic and Environmental Preservation Board
Resolution: HEPB-R-15-056
File ID 15-00218 July 7, 2015 Item HEPB.11
Mr. David Freedman offered the following resolution and moved its adoption:
A MOTION OF THE MIAMI HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD
APPROVING WITH CONDITIONS WHICH FAILED (3-3), CONSTITUTING A DENIAL OF AN
APPLICATION FOR A SPECIAL CERTIFICATE OF APPROPRIATENESS FOR DEMOLITION
OF A CONTRIBUTING RESOURCE, AND NEW CONSTRUCTION OF A SINGLE-FAMILY
HOME AT 713 NORTHWEST 7TH STREET ROAD, WITHIN THE SPRING GARDEN
HISTORIC DISTRICT.
Upon being seconded by Mr. Gary Hecht, the motion fails by a vote of 3-3:
Mr. Timothy Barber
Mr. David Freedman
Mr. Gary Hecht
Mr. William E. Hopper, Jr
Ms. Lynn B. Lewis
Mr. Hugh Ryan
Mr. Jordan Trachtenberg
Mr. Todd Tragash
Megan Schmitt
Preservation Officer
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )
No
Yes
Yes
No
No
Absent
Absent
Yes
J�'''�1
Execution Date
Personally appeared before me, the undersigned authority, Megan Schmitt, Preservation Officer of the City of Miami, Florida, and
acknowledges that she executed the foregoing Resolution.
SWORN AND SUBSCRIBED BEFORE ME THIS'C� '"DAY OF . JI_ k 2015.
J '
Print Notary Name INotary Public State of Florida
Personally know ''< or Produced I.D.
Type and number of I.D. produced
Did take an oath or Did not take an oath
My Commission Expires:
; •+",'�;�; VANESSATAUJILLO
= «r MY COMMISSION Y FF M944
�'" EXPIRES: July 11, 2019
6 d� °P ` Bonded Thru Notary public Urde wdte s
Attachment 'B'
City of Miami
Legislation
". "
Resolution: R-15-4466
File Number: I5-00218ha
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
Final Action Date: ll?122/2015
A RESOLUTION OF THE MIAMI CITY COMMISSION REVERSING THE MIAMI
HISTORIC PRESERVATION AND ENVIRONMENTAL PRESERVATION BOARD'S
DENIAL OF AN APPLICATION FOR A SPECIAL CERTIFICATE OF
APPROPRIATENESS FOR THE DEMOLITION OF A CONTRIBUTING RESOURCE
AND THE NEW CONSTRUCTION OF A SINGLE-FAMILY HOME AT 713
NORTHWEST 7TH STREET ROAD, MIAMI, FLORIDA, WITHIN THE SPRING
GARDEN HISTORIC DISTRICT.
WHEREAS, on July 7, 2015, the Miami Historic Preservation and Environmental Preservation
Board ("HEPB") adopted Resolution HEPB-R-15-056, denying an application for a special Certificate
of Appropriateness ("COA") for the demolition of a contributing resource and for the new
construction of a single-family home at 713 Northwest 7th Street, Miami, Florida ("Property"); and
WHEREAS, Erika Franco ("Appellant") filed an appeal pursuant to the City of Miami Code Section
23-6.2(e); and
WHEREAS, based on the testimony and evidence presented, after due notice and an opportunity
to be heard has been afforded to all parties and members of the public, there is competent
substantial evidence in the record to support approval of the COA; and
WHEREAS, the Miami City Commission, after careful consideration of this matter, finds that the
stated grounds for the appeal, and the facts presented in support thereof, justify reversing the
decision of the HEPB; and
WHEREAS, for the reasons stated on the record at the public hearing, the City Commission
reverses the HEPB's denial of a COA for the demolition of a contributing resource and new
construction of a single-family home;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY OF MIAMI,
FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Resolution are adopted by
reference and incorporated as fully set forth in this Section.
Section 2. The City Commission approves the appeal and reverses the decision of the HEPB as
set forth in HEPB-R-15-056, thereby approving the COA.
Section 3. This Resolution shall become effective immediately upon its adoption and signature of
the Mayor. {1 }
City of ;vianli Page 1 of 2 File Id: 15-00218ha (6ersion: 3) Printed Ott: 41312018
Fife Number_ 15-00218ha
Footnotes:
Fitactnrcm Number: R-15-0466
{1I If the Mayor does not sign this Resolution, it shall become effective at the end of ten (10)
calendar days from the date it was passed and adopted. If the Mayor vetoes this Resolution, it shall
become effective immediately upon override of the veto by the City Commission.
City of :lliaitIi Page 2 of 2 File Id: I5-00218ha 0 rsiotr. 31 Primed Ow 41312018
Attachment 'C'
O !t'
Miami Historic and Environmental Preservation Board
Resolution: HEPB-R-16-003
File ID 15-01637 January 5, 2016 Item HEPB.4
Mr. David Freedman offered the following resolution and moved its adoption:
A RESOLUTION OF THE MIAMI HISTORIC AND ENVIRONMENTAL
PRESERVATION BOARD APPROVING, WITH CONDITIONS (ATTACHED AS
EXHIBIT A), AN APPLICATION FOR A SPECIAL CERTIFICATE OF
APPROPRIATENESS FOR NEW CONSTRUCTION LOCATED AT 713 NW 7TH
STREET ROAD, WITHIN THE SPRING GARDEN HISTORIC DISTRICT.
Upon being seconded by Mr. Todd Tragash, the motion passed and was adopted, as
amended, by a vote of 6-0:
Mr. Timothy A. Barber -
Mr. David Freedman
Mr. Jonathan Gonzalez
Dr. William E. Hopper, Jr
Ms. Lynn B. Lewis
Mr. Hugh Ryan
Mr. Jordan Trachtenberg
Mr. Todd Tragash
1C,
Megan Schmitt
Preservation Officer
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )
Absent
Yes
Yes
Yes
Yes
Absent
Yes
Yes
i z(M �
Execution Date
Personally appeared before me, the undersigned authority, Megan Schmitt, Preservation Officer of the City of Miami, Florida, and
acknowledges that she executed the foregoing Resolution.
SWORN AND SUBSCRIBED BEFORE ME THIS ) C' DAY OF t 2016.
Cct4ri7 �(� l�l( ,Il:Ez
Print Notary Name Notary ublic State of Florida
Personally know or Produced I.D. My Commission Expires:
Type and number of I.D. produced
Did take an oath or Did not take an oath
Yam.? ' BEATRIZALVAREZ
t = MY COMMISSION tt FF 071&i0
EXPIRES: November 20,201 .
� c: Bonded Thru NetWPublk Lbden+r*,m
HEPB-R-16-003
EXHIBIT A
Conditions
1. All glass shall be clear.
2. The exterior wall finishing shall be as indicated in Sheet A3 of the plans, which is 5/8" stucco
- with simulated -planking on top of the 8"concrete masonry units.- - - -
3. The applicant consider a tile roof instead of an asphalt shingle.
4. City Historic Preservation staff shall oversee the design details with the goal that the new
building pay some homage to the frame vernacular building that existed on the property
before, such details shall include but not be limited to the representation of horizontal siding
in a contemporary way.
5. This Certificate of Appropriateness is subject to approval by zoning, building, and all other
required city departments.
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Attachment 'D'
`' 1 City of Miami
Planning Department
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Historic Preservation Office
ANALYSIS FOR A
SPECIAL CERTIFICATE OF APPROPRIATENESS
APPLICANT: Jessica Collazo, Calil Architects Inc
PROJECT ADDRESS: 713 NW 7 Street Rd
NET OFFICE: Upper Eastside
COMMISSION DISTRICT: District 5 (Keon Hardemon)
STATUS: Vacant Lot
A. GENERAL INFORMATION:
FILE ID: PZ-19-3790
ZIP: 33136
HEARING DATE: 11/5/2019
TDRs: Not Eligible
REQUEST: Pursuant to Section 23-6.2(b)(4) of the City Code of Ordinances, as amended, the
Applicant is requesting a Special Certificate of Appropriateness (SCOA) to allow for the new
construction of a single-family residence on a parcel zoned T3-R "Sub -Urban Transect Zone".
The subject property is located within the Spring Garden Historic District, Spring Garden Subdivision,
and the Overtown NET area. The site is located approximately on the east side of NW 7 Street Road
just north of NW 7 Street.
Folio: 0131350270900
Lot Size: Approximately 7,000 sq. ft.
B. BACKGROUND:
On February 6, 1919, the City Council of Miami, pursuant to Resolution No. 1347, approved the
Spring Garden Subdivision in the City of Miami establishing block 10 lot 27 also known as 713 NW
7 Street Road.
On June 17, 1997, the Historic and Environmental Preservation Board, pursuant to Resolution No.
HEPB-97-24, designated the subject property located at 713 NW 7 Street Road as part of the Spring
Garden Historic District.
W. Adams 713 NW 7 Street Road File No. PZ-19-3790
10/11 /2019 Page 1 of 7
On July 7, 2015, the Historic and Environmental Preservation Board, pursuant to Resolution No.
HEPB-R-15-056, denied an application for a Special Certificate of Appropriateness for demolition of
a contributing resource and new construction of a single-family home (Attachment A).
On October 22, 2015, the City Commission, pursuant to Resolution R-15-0466, granted an appeal
of Resolution No. HEPB-R-15-056 (Attachment B).
On January 5, 2016, the Historic and Environmental Preservation Board, pursuant to Resolution No.
HEPB-R-16-003, approved, with conditions, an application for a Special Certificate of
Appropriateness for new construction (Attachment C).
C. COMPREHENSIVE PLAN:
The subject property is part of a designated historic district. Pursuant to Goal LU-2, 23 and 2.4 of
the Miami Neighborhood Comprehensive Plan the City will preserve and protect the heritage of the
City of Miami through the identification, evaluation rehabilitation, adaptive reuse, restoration and
public awareness of Miami's historic and archeological resources.
The Applicant's request for the new construction of a single-family residence is in accordance with
the Comprehensive Plan, Chapter 23 of the City of Miami Code of Ordinances, the Secretary of
Interior Standards, the Preservation Office Historic Design Guidelines and Miami 21 Code.
D. PHOTOS:
Site:
W. Adams 713 NW 7 Street Road File No. PZ-19-3790
10/11 /2019 Page 2 of 7
Proposed Design:
E. NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Property
T3-R: Sub -Urban Transect Zone
(Spring Garden Historic District)
Surrounding Properties
NORTH: T3-R: Sub -Urban Transect Zone
(Spring Garden Historic District)
SOUTH: T3-R: Sub -Urban Transect Zone
(Spring Garden Historic District)
EAST: D1: District Zone Work Place
WEST: T3-R: Sub -Urban Transect Zone
(Spring Garden Historic District)
F. ANALYSIS:
FUTURE LAND USE DESIGNATION
Single-family Residential
Maximum of 9 D.U. per acre
Single-family Residential
Maximum of 9 D.U. per acre
Single-family Residential
Maximum of 9 D.U. per acre
Light Industrial
Maximum of 36 D.U. per acre
Single-family Residential
Maximum of 9 D.U. per acre
The following is a review of the request pursuant to Section 23-6.2(b)(4) of the City Code of Ordinances,
the Preservation Office Historic Design Guidelines, the Secretary of the Interior's Standards, and Miami
21 Code.
W. Adams 713 NW 7 Street Road File No. PZ-19-3790
10/11/2019 Page 3 of 7
Analysis: The applicant is requesting a Special Certificate of Appropriateness to permit the
construction of a single-family residence at the property located at approximately 713 NW 7
Street Road, within the Spring Garden Historic District.
The subject plot is currently vacant.
The proposed new single-family residence is a two-story structure of modern/contemporary
design. Only the front section of the second story contains habitable space. The central and
rear second -story elements are open to the living accommodation on the first floor.
The first floor of the front (west) facade will contain a central solid wood double entrance
door raised approximately five feet three inches (5' 3") above grade accessed by stairs with
dark brown anodized aluminum flat bar railings, a single car garage door of a glazed
anodized aluminum frame, and a fixed window. The first -floor facade will be clad with
Tarimatec vertical coating hollow deck Tecno model # Luna-2364. Tarimatec coating is
manufactured from PVC with plant fiber. Applied horizontally, the light brown/grey strips are
intended to resemble wood siding. The second floor comprises three bays. The two recessed
side bays are fully glazed with fixed windows and sliding doors providing access to balconies
with dark brown anodized aluminum flat bar railings. The windows of the fully glazed central
bay are surrounded by Tarimatec vertical coating.
The side (north and south) elevations are of a smooth stucco finish with a central band of
Tarimatec vertical coating and irregularly placed fixed and casement windows.
The recessed rear (east) elevation is fully glazed with fixed windows and horizontal sliding
doors providing access to a covered terrace and a pool deck,
All windows and glazed doors will be of grey tinted low-e impact glass set in white anodized
aluminum frames, The structure will have a flat roof rising to approximately twenty-nine feet
nine inches (29' 9") above grade.
The house will contain a single -car garage, a den, four bedrooms, a family room, a kitchen,
and a covered terrace on the first floor and a bedroom, wet bar, and terrace on the second
floor.
To the rear of the structure will be a swimming pool and deck enclosed by a brown stone
veneer wall of Profit Modera Ledgestone Intaglio topped with a dark brown aluminum flat
bar railing system.
To the front of the property will be a six foot (6') high smooth stucco wall topped with a
decorative aluminum slat fence. Pedestrian access will be via an aluminum louver door and
vehicular access will be via an aluminum louver rolling gate. Access to the back yard will be
via two self -closing, self -latching aluminum louver gates. There is an existing six foot (6')
high boundary wall along the northern property line. A new six foot (6') high CBS wall will be
built along the southern property line.
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The majority of the front yard will be surfaced with pervious pavers. Sod will be limited to the
approximately five foot two inch (5' 2") wide side and rear setback areas.
Per Section 23-6.2(h)(1) of the City Code of Ordinances, as amended:
Generally, for applications relating to alterations or new construction as required in
subsection (a) the proposed work shall not adversely affect the historic,
architectural, or aesthetic character of the subject structure or the relationship and
congruity between the subject structure and its neighboring structures and
surroundings, including but not limited to form, spacing, height, yards, materials,
color, or rhythm and pattern of window and door openings in building facades; nor
shall the proposed work adversely affect the special character or special historic,
architectural or aesthetic interest or value of the overall historic site or historic
district. "
The proposed new structure appears compatible with the Spring Garden Historic District in
terms of color. However, it is not compatible in terms of:
• Form - the proposed structure appears to take its design cues from the modern
structures in the neighborhood rather than incorporating elements from the historic
structures.
• Spacing — minimal setbacks are proposed on all four sides.
• Height — The proposed structure appears to be higher than existing two-story
structures; however, it is lower in height than the multifamily and townhome
developments on Northwest North River Drive.
• Yards — the proposed design is incompatible due to the small setbacks, a front yard
which is almost entirely paved, the limited amount of sod on the property, and the
lack of a back yard area.
• Materials — the proposed structure is incompatible due to the use of Tarimatec
cladding, grey tinted glazing, a significant amount of metallic elements, veneer wall
cladding, and the glazed garage door.
• Rhythm and pattern of windows and door openings — the proposed structure is
incompatible due to the fully glazed second story on the front elevation, the fully
glazed rear elevation, and the irregular fenestration patterns on the side elevations.
In addition to the above, in 2016, the HEPB approved a new single-family residence that
resembled the historic structure that was demolished. Although Staff did not agree with
replicating the historic structure and simulating wood siding with stucco, the HEPB approved
the application with the following conditions:
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1. All glass shall be clear.
2. The exterior wall finishing shall be as indicated in Sheet A3 of the plans, which is 5/8"
stucco with simulated planking on top of the 8" concrete masonry units.
3. The applicant consider a tile roof instead of an asphalt shingle.
4. City Historic Preservation staff shall oversee the design details with the goal that the
new building pay some homage to the frame vernacular building that existed on the
property before, such details shall include but not be limited to the representation of
horizontal siding in a contemporary way.
This Certificate of Appropriateness is subject to approval by zoning, building, and all
other required city departments.
The proposed design does not observe these conditions as it pays little homage to the frame
vernacular building that existed on the site and includes grey tinted glass, a modern cladding
manufactured from PVC with plant fiber, many metallic elements, and a flat roof.
Copies of the resolution and the approved plans were provided to the applicant prior to
submittal of the application.
It should also be noted that the Spring Garden Historic District Design Guidelines limit the
height of fences between the front facade of the building and the sidewalk within the former
R-1 zoning district to five feet (5) rising to six feet (6) behind the front facade of the building.
Preservation staff finds that the proposed new construction of a single-family home on a
vacant lot does adversely affect the historic district it is within as it is not compatible with the
form, spacing, height, yards, materials, and rhythm and pattern of window and door openings
of the existing structures. Modern design can be supported in historic districts; however, new
structures must be compatible with the existing styles within the district by taking design
cues from historic structures.
Findings: Inconsistent
G. NEIGHBORHOOD SERVICES:
Building Required
NET Required
Environmental Resources Required
H. CONCLUSION:
The application has not demonstrated compliance with Chapter 23 entitled "Historic Preservation"
of the City of Miami Code of Ordinances. Staff finds the request does not comply with most
applicable criteria and finds that the request for a Special Certificate of Appropriateness for the new
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construction of a single-family home on a vacant lot located at approximately 713 NW 7 Street Road,
within the Spring Garden Historic District, does adversely affect the historic, architectural, or
aesthetic character or the aesthetic interest or value of the historic district.
I. RECOMMENDATION:
Pursuant to Section 23-6.2(b)(4) of the City of Miami Code of Ordinances, as amended, the Historic
Design Guidelines, and the Secretary of Interior Standards, the Preservation Office recommends
denial of the request for a Special Certificate of Appropriateness.
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Warren Adams
Preservation Officer
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