HomeMy WebLinkAboutO-10546U-88-949
10/4/88
ORDINANCE NO. 10-54C
AN ORDINANCE AMENDING THE MIAMI COMPREHENSIVE
NEIGHBORHOOD PLAN AND ADDENDA (SEPTEMBER
1985) FOR PROPERTY LOCATED AT APPROXIMATELY
452 NORTHEAST 39TH STREET, MIAMI, FLORIDA
(MORE PARTICULARLY DESCRIBED HEREIN), BY
CHANGING THE DESIGNATION OF THE SUBJECT
PROPERTY FROM MODERATE DENSITY RESIDENTIAL TO
RESIDENTIAL/OFFICE; AND MAKING FINDINGS.
WHEREAS, the Miami Planning Advisory Board, at its meeting
of September 28 1988, Item No. 3, following an advertised
hearing, adopted Resolution No. PAB 76-88, by a 9 to 0 vote,
RECOMMENDING APPROVAL of this request to amend the Miami
Comprehensive Neighborhood Plan and Addenda (September 1985), as
hereinafter set forth; and
WHEREAS, the City Commission after careful consideration of
this matter deems it advisable and in the best interest of the
general welfare of the City of Miami and its inhabitants to grant
this Comprehensive Plan change as hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The Miami Comprehensive Neighborhood Plan and
Addenda (September 1985), is hereby amended by changing the
designation of that certain parcel of real property located at
approximately 452 Northeast 39th Street, Miami, Florida, more
particularly described as Lot 20, of the plat of MAGNOLIA PARK,
as recorded in Plat Book 5 at Page 25 of the Public Records of
Dade County, Florida, from Moderate Density Residential to
Residential/Office.
Section 2. It is hereby found that this Comprehensive Plan
designation change:
a. Is necessary due to changed or changing conditions;
b. Involves a residential land use of 5 acres or less and
a density of 5 units per acre or less or involves other
10546
land use categories, singularly or in combination with
residential use, of 3 acres or less and does not, in
combination with other changes during the last year,
produce a cumulative effect of having changed more than
30 acres;
e. The property which is the subject of this amendment has
not been the specific subject of a Comprehensive Plan
change within the last year; and
d. The herein amendment does not involve the same owner's
property within 200 feet of property provided a
Comprehensive Plan change within the last 12 months.
Section 3. All ordinances, code sections, or parts thereof
in conflict herewith are hereby repealed insofar as they are in
conflict.
Section 4. Should any part or provision of this Ordinance
be declared by a court of competent jurisdiction to be invalid,
the same shall not affect the validity of the ordinance as a
whole.
PASSED ON FIRST READING BY TITLE ONLY this 26th day of
January , 1989.
PASSED AND ADOPTED ON SECOND AND FINAL READING BY TITLE ONLY
this 9th day of Febr
ATT
MATfY HIRAI
CITY CLERK
PREPARED AND APPROVED BY:
U
���
-O L E . -M-AXXWEELL
(A SISTANT CITY ATTORNEY
JEM/db/M398
:;�- 1989.
a
XAVIER L. SUAR Z
MAYOR
APPROVED AS TO FORM AND
CORRECTNESS:
JO GE NANDEZ
CITY ACTOR Y
V.
-2-
10546
PLANNING FACT SHEET
APPLICANT City of Miami Planning Department:
September 9, 1988
PETITION 3. WA TER E. FLANDERS HOUSE APPROXIMATELY 452 NE
39 STREET
Lot 20
MAGNOLIA PARK (PB 5-25) P.R.D.C.
Consideration of amending the Miami
Comprehensive Neighborhood Plan (September,
1985) and addendum, as amended, by changing the
land use designation of the subject property
from Moderate Density Residential to
Residential/Office.
(Note: No change is required in the proposed
MCNP 1989-2000; the subject site is proposed for
office designation).
REQUEST To amend the Comprehensive Plan from Moderate
Density Residential to Residential/Office for
the subject property.
ANALYSIS The Walter E. Flanders House, a building
recommended for historic designation, is located
on N.E. 39 Street between Biscayne Boulevard and
Biscayne Bay. The character of the area has
changed considerably in recent years because of
the construction of the nearby Julia Tuttle
Causeway, which exits onto N.E. 38 Street, and
the construction of multi -family housing to the
east. The commercial usage on the Biscayne
Boulevard has begun to spread east, by means of
parking lots.
Because of its location, the continued use of
the Flanders House is problematical for use as
single gamily residence. However, :t is
probable that the building could be preserved
and reused if professional office use was
allowed, in addition to residential use. This
economically productive adaptive use would allow
this historic building to be preserved.
The use would be, compatible with adjacent
existing and potential uses and would not cause
an undue neoative imoact on the surrounding
neignbornooa.
PAB 9/28/88
Item #3
Page 1
RECOMMENDATIONS
PLANNING DEPT.
This change in land
in proposed Miami
Plan 1989-2000.
Approval.
use has also been proposed
Comprehensive Neighborhood
PLANNING ADVISORY BOARD At its meeting of September 28, 1988, the Planning
Advisory Board adopted Resolution PAB 76-88, by a
9 to 0 vote, recommending approval of the above to
the City Commission.
CITY COMMISSION At its meetina of October 27, 1988, the City Commission
deferred the above.
At its meeting of ja.^.uary 26, 1989, the City
Conmission passed this item on First Reading.
PAB 9/28/88
Item #3
Page 2
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1054C
CITY OF MIAMI
HEARING BOA DIVISION, BUILDING AND ZONIN PARTMENT
P.O. B,., 708, MIAMI, FLORIDA 33133 - 5/9-6082
APPLICATION FOR PLANNING ADVISORY BOARD PUBLIC HEARING
This Petition is proposed by:
( ) City Commission
( ) Planning Advisory Board
. ) �o ng Board
Department
in compliance with Resolution dated or
Memorandum dated SEPTEMBER 9, 1988
REQUIREMENTS:
1. A11 documents, reports, studies, exhibits, or other written or graphic
materials, if any, to be used in support of this hearing shall be submitted
with and be a part of this application.
2. Certified list of owners of real estate within 375' radius from the out-
side boundaries of the subject parcel (when necessary).
DATE SEFIEMBER 9, 1988
The subject property is located at WALTER E. FLAMERS HOUSE
APPROXIMATELY 452 NE 39 S=T
AND MORE PARTICULARLY DESCRIBED AS:
Lot (s)
Block (s)
SUBDIVISION
It is herewith petitioned and requested that
OR
Request for consideration of an amendment to Ordinance 9500, the Zoning Ordinance
of the City of Miami, as follows:
Lot 20
MAGNOLIA PARK (PS 5-25) P.R.O.C.
Consideration of amending the Miami Comprehensive Neighborhood Plan
(September, 1985) and addendum, as amended, by changing the land use
designation of the subject property from Moderate Density Residential to
Residential/Office.
(Note: No change is required in the proposed MCNP 1989-2000; the subject
site is proposed for office designation).
SIGNED: ` n 10 4t;
F1
A
y
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REPORT OF THE CITY OF MIAMI PLANNING DEPARTMENT
TO THE -HERITAGE CONSERVATION BOARD
ON THE POTENTIAL DESIGNATION OF
WALTER E. FLANDERS HOUSE
452 N. E. 39TH STREET
AS A HERITAGE CONSERVATION ZONING DISTRICT
Prepared by Maria T. Temkin 4-29-88
Consultant -
Prepared by 4R,4, 0/,1. sties,
s oric Preservation Date
Planner
Accepted by
Chairman, Heritage age a e
Conservation Board
Designated by the Miami City Commission
Ordinance No.
Date
N
CONTENTS
I.
General Information
II.
Significance
III.
Architectural Information
IV.
Planning Context
V.
HC Zoning Elements
VI.
Bibliography
Page
1
4
7
11
12
13
10546
I. GENERAL INFORMATION
Historic Name:
Walter E. Flanders House
Current Name:
452 N. E. 39th Street
Location:
452 N. E. 39th Street
Miami, Florida 33137
Present Owner:
Alice Wnenk (Deceased)
452 N. E. 39th Street
Miami, Florida 33137
Present Occupant:
Vacant
Present Use:
Vacant
Present Zoning District:
RG-2/4
HC Zoning Overlay District:
HC-3
Tax Folio Number:
01-3219-011-0210
-1-
1054f;
Boundary Description of HC Zoning District:
Lot 20 of the plat of MAGNOLIA PARK, as recorded in Plat Book 5 at
Page 25 of the Public Records of Dade County, Florida.
HC Zoning Classification:
Historic Site
Dade County Historic Survey Rating:
Architectural Significance - 1
-Historical Significance - 2
Contextural Significance - 3
-2-
10 346
WALTER FLANDERS HOUSE
452 N.E. 39 STREET
I�D
location
site plan
10 1f;
II. SIGNIFICANCE
Specific Date:
circa 1916
Architect:
Unknown
Statement of Significance:
The Walter E. Flanders House is primarily significant as an unusual
example of Masonry Vernacular architecture in Miami and is
particularly noteworthy for the excellence of its craftsmanship and
detailing. The house is also significant for its association with
Walter Flanders, a real estate developer who platted Magnolia Park.
The Flanders House is one of Miami's more unusual examples of Masonry
Vernacular architecture and owes its inspiration to French country
cottages. Built circa 1916, the house is characterized by steep gable
roofs covered with green French tiles, a tiled second floor skirt, and
multiple wood casement windows. The house has survived in a virtually
unaltered state of preservation.
This residence is located in Magnolia Park and was originally the home
of Walter E. Flanders and his wife, Hazel. Walter Flanders, a
businessman from Detroit, Michigan, was responsible for platting
Magnolia Park, in 1914, a subdivision of the town of Buena Vista.
Walter E. Flanders, known to be an auto
involved in real estate. In 1912, he began
land that were to become Magnolia Park.
parcels from the early settlers of this area
those of two well-known pioneer families
Gratignys. Originally, this area was part
Homestead Grant.
manufacturer, was also
assembling the parcels of
Flanders purchased the
of Dade County, including
- the Merritts and the
of the William H. Gleason
Magnolia Park includes the lots facing N. E. 38th Street (originally
named South Drive) and N. E. 39th Street (originally named North
Drive) from Biscayne Bay to Federal Highway. The Flanders House,
constructed circa 1916, was built at a choice location in the
subdivision. The living room of the house overlooked a park dedicated
to the use of the residents of Magnolia Park. The park extended out
to Biscayne Bay.
-4-
1 054G
The subdivision of Magnolia Park,
the bay and just to the north of
prosperous and well-known Miami
architectural styles were built in
were large in size and represented
style.
with its desirable location along
the City of Miami, soon attracted
families. Homes of various
the subdivision. All of the homes
fine examples of their particular
Magnolia Park's earliest residents included the following: Gaston
Drake, President of the Drake Lumber Company; and several attorneys
Fred Botts, E.B. Kurtz and Frank Smathers, the father of George
Smathers, a former Florida Senator. Other Magnolia Park lot owners
included Charles Deering, the brother of James Deering, who owned all
of the property which is today's Bay Point; T.V. Moore, who owned a
pineapple plantation on property that is part of today's Miami Shores;
and Laura Cushman.. Cushman School first opened in 1924 in Magnolia
Park on two lots facing N. E. 38th Street. By 1926, the lots on which
the school stood, as well as other lots on the western fringe of the
subdivision, were sold for the construction of Biscayne Boulevard.
Roy H. Hawkins, operations manager of the Biscayne Boulevard Company,
also owned a house in Magnolia Park.
In 1918, the Flanders House had been sold to James R. Blackwood and
his wife, Nellie. James Blackwood was in the real estate profession.
Although the Flanders House was owned by the Blackwood family up until
the early 1940s, the house seems to have served as their personal
residence for just a few years. From the late 1920s and up until
1942, the house was occupied by several different families.
In 1942, the Flanders House was purchased by Arnold M. Henderson and
his wife, Lucille. Mr. Henderson was manager of the Congress Building
in downtown Miami. The Bargel/Wnenk family has been associated with
the Flanders House since 1954.
The subdivision of Magnolia Park has changed considerably since its
inception. The neighborhood has been encroached upon by modern
apartment buildings, office buildings, and roadway ramps. The homes
remaining from the subdivision's beginnings serve as reminders of the
area's past, once a prosperous and tranquil neighborhood
Relationship to Criteria for Designation:
The Walter E. Flanders House is eligible for designation under the
followina criteria:
1. Is associated in a significant way with the life of a person
important in the past.
The Flanders House was the home of Walter E. Flanders and his
wife, Hazel. Walter Flanders was responsible for platting, in
1914, the subdivision of Magnolia Park located in the town of
Buena Vista.
-5-
I(.).Ri4f;
15
5. Embodies those distinguishing characteristics of an architectural
style, or period, or method of construction.
The Flanders House is an unusual example of Masonry Vernacular
architecture, owing its inspiration to French country cottages.
7. Contains elements of design, detail, materials or craftsmanship of
outstanding quality or which represent a significant innovation or
adaptation to the South Florida environment.
The Flanders House is particularly
of its craftsmanship and detailing,
embodied in such features as its
green Ludovici tiles, its tiled
fenestration.
me
noteworthy for the excellence
and for its use of materials,
steep gable roofs covered in
second floor skirt, and its
10,546
G
III. ARCHITECTURAL INFORMATION
Description of Building:
The Walter E. Flanders House is an unusual example of Masonry
Vernacular architecture, owing its inspiration primarily to French
country cottages. The building's most notable feature is its steep
gable roofs, taller than the height of the ground floor space. The
house's distinguishably tall proportions give it a northern character.
Within its one and one -half -story configuration is really a full two
-
ttory structure, the second story disguised by the roof structure.
Construction is of reinforced concrete faced in smooth stucco, an
unusual use of materials for such an early structure in Miami. The
tall gable roofs are covered by green Ludovici tiles. The tiles are
of the French type or flat corrugated in profile. Ludovici tiles,
very popular in the early years of this century, were of high quality,
usually with a green or blue glaze fired into them, and ornamental
ridge caps.
The house is built on a T-shaped plan. The top bar of the "T" is the
main mass, built on a north -south orientation. This part of the house
is an unusually tall one and one-half stories. The base of the "T" is
the living room wing, attached to the east side of the main mass and
laid out on an east -west orientation. This mass is slightly lower.
Still, the results are a very tall living room ceiling with exposed
rafters.
The main. roof has three dormers, two on the east slope, flanking the
living room mass, the third on the west slope. The dormers have steep
gable roofs, exposed rafter ends, and casement windows. There are
green the diamond shaped insets on the gable ends of dormers. on the
west elevation. A tiled skirt or apron on the north and south gable
ends of the main mass, just at the second floor level, continues the
gable overhang on all four sides. Exposed rafter ends embellish the
eaves of the roofs. There are decorative caps on gable ends
indicating the interior location of roof purlins.
The main entrance is on the north corner of the west elevation. A
French door is enhanced by sidelights and a flat, multi -paned transom.
In front is a wood framed screen door with small "gingerbread"
brackets.
Windows are wood casement, with eight lights. Some of the windows
have the original wood shutters with clover leaf cutouts. The north
elevation of the main mass has three sets of quadruple casement
windows on the ground floor. Above, another set of four casement
windows occupies a prominent place on the gable end and provides good
light and ventilation to a second story bedroom. A small louvered
-7-
10546
19
attic vent is centered above the second story windows. The same
fenestration is repeated on the gable end of the south elevation. The
openings on the ground floor of the south elevation have been altered.
The rear porch has been enclosed with jalousie windows and doors.
The living room mass is of special note. Its north and south -walls
extend beyond the east wall plane to form a sort of concave flared
buttress. The living room space is open by a double French door with
sidelights and a flat multi -paned transom on the east, facing the bay.
The south side of the living room wing has two sets of double French
doors with flat muilti-paned transoms. All French doors on the east
and south sides open out to a concrete patio. The patio is surrounded
by a low concrete wall. Square concrete planters top the wall at
corners and at points where the wall breaks to'give access to the
yard. There is an oolitic limestone fireplace in the living room and
exposed wood rafters on the ceilings. A stuccoed chimney stack sits
atop the roof ridge of the living room mass. Another chimney on the
south end of the main mass ventilates a cooking hearth in the kitchen.
Description of Site:
The Flanders House is located on the south side of N. E. 39th Street
between Biscayne Boulevard and Biscayne Bay. The site is overgrown
with vegetation. There are large trees in the backyard. The
immediate neighborhood consists of houses from the 1920s and 1930s,
and more recent apartment buildings and townhouses that deprive the
Flanders House of its former view over Biscayne Bay.
1.05, 4 >
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IV. PLANNING CONTEXT
Present Trends and Conditions:
The Walter E. Flanders House is located on N. E. 39th Street between
Biscayne Boulevard and Biscayne Bay. The character of the area has
changed considerably in recent years because of the construction of
the nearby Julia Tuttle Causeway, which exits onto N. E. 38th Street,
and the construction of multi -family housing nearby. The commercial
usage on the Biscayne Boulevard has begun to spread east, with parking
lots ,to service the commercial uses.
Because of its location, it is unlikely that the Flanders House can be
sold for use as a single family residence. However, it is likely that
-the building could be preserved and reused if a zoning bonus were
given to allow a change of use from residential to professional
office. This economically productive adaptive use would allow the
building to be preserved.
Conservation Objectives:
In order to encourage the preservation of the Walter- E. Flanders
House., a change of use should be allowed to permit the existing
building to house professional offices. This use would be compatible
with adjacent existing and potential uses and would not cause an
undue negative impact on the surrounding neighborhood.
These conservation objectives can best be achieved by applying an HC-
3: Residential -Office Heritage Conservation Overlay District to the
property. The HC-3 overlay district permits a residential property to
be used for professional office.
This change of use would apply to the historic building only, which is
the only building of historic significance on the site.
-11-
10546
Z�
VI. HC ZONING ELEMENTS
Boundaries:
The boundaries of the HC zoning district have been drawn to include
the entire tract of land under a single ownership.
Major Exterior Surfaces Subject to Review:
All four facades shall be considered major exterior surfaces subject
to -review.
Major Landscape Features Subject to Review:
The major landscape features subject to review shall include all
features which are subject to requirements for tree removal permits,
as set forth in Chapter 17 of the City Code.
-12-
10,54fa
22
VII. BIBLIOGRAPHY
Ammidown, Margot. "Developmental History of Magnolia Park 2nd
Amended." Dade County, Florida, Dade County Historic Preservation
Division, October, 1979.
Dade County, Florida. Community and Economic Development, Historic
Preservation Division. Dade County Historic Survey, Site
Inventory File for 452 N.E. 39th Street, Miami, Florida.
Dade County, Florida. Property Appraiser's Office, Printout for 452
N. E. 39th Street, Miami, Florida.
Dade County, Florida. Recorder's Office, Abstract Books.
Dade County, Florida. Recorder's Office, Deed Books.
Dade County,• Florida. Recorder's Office, Plat Book 2, Page 92 and
Page 107; and Plat Book 5, Page 25.
Hopkins, G.M. Plat Book of Greater Miami, Florida and Suburbs.
Philadelphia, 1924, 1961-
Polk, R. L. R. L. Polk and Company's Miami City Directory.
Jacksonville, Florida: R. L. Polkand coippany, - .
-13-
;.1
MIAMI REVIEW
Published Daily except Saturday, Sunday and
Legal Holidays
Miami, Dade County, Florida.
STATE OF FLORIDA
COUNTY OF DADE:
Before the undersigned authority personally appeared
Octalma V. Ferbeyre, who on oath says that she is the
Supervisor of Legal Advertising of the Miami Review, a daily
(except Saturday, Sunday and Legal Holidays) newspaper,
published at Miami in Dade County, Florida; that the attached
copy of advertisement, being a Legal Advertisement of Notice
In the matter of
CITY OF MIAMI
ORDINANCE NO. 10546
In the ........ X...X.. X........................ Court,
was published In said newspaper in the Issues of
February 23, 1989
Affiant further says that the said Miami Review is a
new%paper published at Miami In said Dade County, Florida,
and that the sold newspaper has heretofore been continuously
published In said Dade County, Florida each day (except
Saturday, Sunday and Legal Holidays) and has been entered as
second class mall matter at the post office in Miami In sald
Dade County, Florida, for a period of one year next preceding
the first publication of the attached copy of advertisement; and
afflant further says that she has paid nor promised any
pers n, firm or corporation isco t, rebate, commission
or el d for the purpose curio this advertisement for
bllpt n in tha, sold oer. n
• v rnjto *and ub�de�ibed before me this
z3, or; F.eb r!�r,Y...r.., A.D. 19... 89
1 D� an
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