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HomeMy WebLinkAboutItem #02 - Discussion Item9 if J-88-492 5/27/8R ORDINANCE NO. AN ORDINANCE; AMENDING THE ZONING ATLAS OF ORDINANCE NO. 9500, THE ZONING ORDINANCE O THE CITY OF MIAMI, FLORIDA, AS AMENDED, APPLYING THE HC-1: GENERAL USE HERIT �E CONSERVATION OVERLAY DISTRICT TO SHORE ND ARCADE LOCATED AT APPROXIMATELY 120 NORT AST 1ST STREET, MIAMI, FLORIDA (MORE PART' IC ARLY DESCRIBED HEREIN); MAKING FINDINGS AND MAKING ALL NECESSARY CHANGES ON PAGE NUMBER 36 OF SAID ZONING ATLAS. WHEREAS, the Miami Planning Advisory Board, at its meeting of May 18, 1988, Item No. 22, followi a an advertised public hearing, adopted Resolution No. PAB 9-88, by a 9 to 0 vote, RECOMMENDING APPROVAL of the request o amend the Zoning Atlas as hereinafter set forth; and , WHEREAS, the Miami Herita e Conservation Board, at its meeting of April 26, 1988, following an advertised public hearing, adopted Resolution o. HC 37-88, by a 6 to 0 vote, RECOMMENDING APPROVAL of th herein historical designation; and WHEREAS, the City C mmission, after consideration of this matter deems it advisabl and in the best interest of the general welfare of the City f Miami and its inhabitants to amend the ' Zoning Atlas as hereinafter set forth; NOW, THEREFOR , BE IT ORDAINED BY THE COMMISSION OF THE CITY j OF MIAMI, FLORID Section 1. The Zoning Atlas of Ordinance No. 9500, the Zoning Ordin ce of the City of Miami, Florida, as amended, is hereby ame ded by applyinq the HC-1: General Use Heritage Conservat on Overlay District to Shoreland Arcade, which is located at approximately 120 Northeast 1st Street, Miami, Flori a, and more particularly described as Lot 6, less the eas erly 0.04 feet, and Lots 7, 8, and 13 and the southerly 50 feet of Lots 9 and 10, and the easterly 25 feet of Lot 12 of Block 117, MIAMI NORTH, according to the plat thereof, recorded FAi L-c 0 0 0 in Plat Rook B at Page 41 of the Public Records of Dade County, Florida. Section 2. 1t is hereby found that tnis znn1ng classification change: (a) Is in conformity with the adnoted Miami Comprehensive Neighborhood Plan; (b) Is not contrary to the established land use pattern; (c) Will not create an isolated district unrelated to adjacent and nearby districts: (d) Is not out of scale with the needs of the neighborhood or the City; (e) Will not materially alter the population density pattern or increase or overtax the load on public facilities such as schools, utilities, streets, etc.; (f) Will not adversely influence living conditions in the neighborhood; (g) Will not create or excessively increase traffic congestion or otherwise affect public safety; (h) Will not create a drainage problem; (i) Will not seriously reduce light and air to adjacent area; (j) Will not adversely affect property values in the adjacent area; (k) Will not be a deterrent to the improvement or development of adjacent property in accord with existing regulations; and (1) Will not constitute a grant of special privilege to an individual owner as contrasted with protection of the public welfare. Section 3. It is hereby found that the subject property is eligible for this historic designation under criteria numbers 3, 5, 6, and 7, as set forth in Section 1604.1 of Article 16 of Ordinance No. 9500, the Zoning Ordinance of the City of Miami, Florida. - z- 0 Section 5. All ordinances or parts of ordinances insofar as they are inconsistent or in conflict with the provisions of this ordinance are hereby repealed. Section 6. If any section, part of section, paragraph, clause, phrase or word of this ordinance is declared invalid, the remaining provisions of this ordinance shall not be affected. PASSED ON FIRST READING BY TITLE ONLY this 23rd day of June , 1988. PASSED AND ADOPTED ON SECOND AND FINAL READING BY TITLE ONLY this day of , 1988. ATTEST: MATTY HIRAI CITY CLERK PREPARED AND APPROVED BY: 0�6EE. MAXWELL A ISTANT CITY ATTORNEY JEM/db/M332 XAVIER L. SUAREZ MAYOR APPROVED AS TO FORM AND CORRECTNESS: JO,PGFJL. fERNANDEZ CITY ATTO NEY - 3- 8>8-- 60) # I W PLANNING FACT SHEET V PZW2 APPLICANT City of Miami Planning Oepartment: April 28, 1988 PETITION 22. Shoreland Arcade, Approximately 120 N.E. 1 ree Lot 6, less the easterly 0.04 feet, and Lots 7, 8, and 13 and the southerly 50 feet of Lots 9 and 10, and the easterly 25 feet of Lot 12 of Block 117 of the plat of MIAMI NORTH (PB B-41) P.R.D.C. Consideration of recommendations concerning an amendment to the Official Zoning Atlas of Ordinance 9500, Zoning Ordinance of the City of Miami, Florida, to apply Section 1610. HC-1: General Use Heritage Conservation Overlay District to the subject property, as described in the designation report, and retaining the underlying zoning district. REQUEST To apply the HC-1 overlay to this historic site as described in the designation report. ANALYSIS As part of the Downtown Miami Development of Regional Impact (DRI) and proposed Downtown Master Plan, the City was required to identify all potential historic sites and historic districts. The selection of these sites was made by the Planning Department, in conjunction with the State Historic Preservation Office, the Metro -Dade Historic Preservation Division, and other local professionals, using a nationally recognized set of criteria for determining what is "historic" or "significant". One condition of the DRI requires that these properties be proposed for local historic designation under the Heritage Conservation Ordinance. The Heritage Conservation Ordinance is a mechanism to recognize and encourage the preservation of Miami's historic resources. The Ordinance provides an orderly and equitable way to balance and defend both private property rights and the community's right to protect its architectural and cultural heritage. Designation with an HC-1 zoning overlay triggers a process for the review of proposed changes to the exterior of a building. Ordinary PAB 5/18/88 Item #22 Page 1 9 0 maintenance and repair do not require review; nor do changes to the interiors of most buildings. This review insures that proposed changes to a property are in keeping with its historic character. A commonly. misunderstood aspect of the Ordinance concerns demolition. Although the Heritage Conservation Board can delay demolition for up to six months while trying to negotiate an alternative plan with the concerned parties, the Board does not have the authority to prevent demolition following the assigned delay period. _ It is the policy of the City to work cooperatively with the owner to seek ways of promoting an economically productive use of the historic building. Designation can sometimes make buildings eligible for certain zoning incentives, as well as exemptions from some Building Code requirements. Technical assistance is also available. The Heri tage _ Conservation Board determined that the subject property meets the criteria for historic designation, as described in the designation report. The PAB should consider the appropriateness of the proposed HC-1 zoning overlay as compared to any other HC regulations that could be applied or created for the subject property. The HC-1 overlay would not change or modify any of the existing zoning regulations. RECOMMENDATIONS (See designation report). HERITAGE CONSERVATION BOARD Approval, 6 to 0. PLANNING DEPT. Approval. PLANNING ADVISORY BOARD At its meeting of May 18, 1988, the Planning Advisory Board adopted Res. PAB 49-88, by a 9 to 0 vote, recommending approval of the above. One objection was received by mail. CITY COMMISSION At its meeting of June 23, 1988, the City Commission passed the above on First Readinp. At its meeting of October 27, 1988, the City Commission continued the above to its meeting of November 17, 1988. PAB 5/18/88 Item #22 Page 2 ,,� W"M' "Mr lftl a 11 4G 23 24 if 12 13 14 0 r F I C E LU N. E. In to 9 6 7 • 16 17 113 19 11 12 13 14 20 N.E. 3 2 1 !Z 23 ;M 40 111���pai' N. E-/ loi N. E-/ loi 9 a 6 5 4 3 f 2 1 N 116 11 ;12 13 14 SKIS 17 16 19 to EAST 'v 10 .3 1 161 7 6 11 N 4 3 12 11 It 12 13 141 117 Is I 19 I SUBDIVIS,')N NO. I TRACT '11' 1 6 7 6 3 4 3 2 1 N 119 11 12 13 14 19 16 17 18 19 5 4 3 2 1 47 11 1; 14 15 16 17 15 19 20 F L A G L E R. �oa��o� mm000�m�:�� N 3 11 (Z 13 4 iS 16 LMWL ST 12 1 1 10 9 8 7 N oc 13 14115114 17 is la ST A zoo 4 HC�l N #1 26 27 13 14 1 17 Is 19 00 ST tract ,A. � � I I T DAB 18 Mav 88 AS 36 item #22 • Shoreland Arcade a 0 c'. e4l am., 'A All rNa AN - - , 4i s _ ;V64 _ J - 0 RIP �.�. ._wi._ ._..,.-».,r-ww-��;�...��-•�-�,,�� �• - t 3s—J E1�iVa ����-'_`"y`y�p. �p�-,_—Y r�• - ..- M� a.: _ .eu � _ - f�i '= a .r�ti _ -." _,., •` � i.1+� .' �` � •t �;'. � rfiS� FAT ry j�,j _ •'�r � __ 18 - _ ,.� S.E. ST »:ad PAB 11 May 88 AS Item # 2 2 36 .. �.. Shoreland Arcade AP-P-3 Aoprox• 120 NE 1 Street ffi 6 0 Broks Center Ltd. P. 0. Box 113240 Miami, FL 33111 Mr. Sergio Rodriguez, Director City of Miami Planning Department P. 0. Box 330708 Miami, FL 33233-0708 RE: Shoreland Arcade 120 N: E. 1 Street Dear Mr. Rodriguez: I am the owner of the property listed above, and I am aware that the City of Miami Planning Department has recommended that this property receive local historic designation pursuant to Article 16 of City of Miami Zoning Ordinance 9500, as amended. I approve of the designation of my property as a historic site. I do not approve of the designation of �yrOperty as a historic site. /1 1 . P. Signature Owner �Jpro—perty Date q REPORT OF THE XITY OF MIAMI PLANNING DEPARTMENT TO THE HERITAGE CONSERVATION BOARD ON THE POTENTIAL DESIGNATION OF SHORELAND ARCADE 120 N. E. 1ST STREET AS A HERITAGE CONSERVATION ZONING DISTRICT Prepared by �&� (---e 62�116-- ;Rstoric Preservation Date Planner Accepted by wl<�W—A t, ®rman- , Hers Uge Dati Conservation Board Designated by the Miami City Commission Ordinance No. Date 8 0 Cl CONTENTS I. General Information II. Significance III. Architectural Information IV. Planning Context V. HC Zoning Elements Page 1 4 6 11 12 I. GENERAL INFORMATION Historic Name: Shoreland Arcade Current Name: Dade Federal Savings - Location: 120 N.E. 1st Street Miami, Florida 33132 Present Owner: Broks Center, Ltd. _ P.O. Box 113240 Miami, Florida 33111 Present Use: Commercial Present Zoning District: CBD-1/9 HC Zoning Overlay District: HC -' Tax Folio Number: 01-0111-070-1030 -1- 0 0 Boundary Description of HC Zoning District: Lot 6, less the easterly 0.04 feet, and Lots 7, 8, and 13 and the southerly 50 feet of Lots 9 and 10, and the easterly 25 feet of Lot 12 of Block 117 of the plat of MIAMI NORTH (PB B-41) HC Zoning Classification: Historic Site -2*AeA6 '.I - - 0 0 SHORELAND ARCADE. 120 N.E. 1 STREET Uhl JC] ©irs-0 7 L�7 �1]© JG JAJJL- lEj Ej22 ;J _ �jE!4 ��e CMOVIM LAtA I s La location site plan 3 %^1 o- Ll II. SIGNIFICANCE Specific Date: 1925 Architects: Pfeiffer and O'Reilly Statement of Significance: 0 The Shoreland Arcade is historically significant for its associations with the Shoreland Company, developer of Miami Shores and Biscayne Boulevard, and with the commercial development that characterized Miami's Boom years. The Shoreland Arcade is architecturally significant as an outstanding example of a masonry commercial building executed in the Neo—Classical style. It is also the last remaining intact arcade in downtown Miami, and as such, its configuration presents a rarity within the city's built environment.. The new home of the Shoreland Company was designed in 1925 as a 20— story store and office building. The first unit of the development was two stories in height and was intended to serve as a base for the larger structure that would be built at a later date. The Shoreland Company was responsible for the development of Miami Shores, one of Dade County's premier suburban communities. The company promoted Miami Shores as "America's Mediterranean" and in 1925 generated $75 million in sales, an amount second only to Coral Gables. The Shoreland Company also initiated the development of Biscayne Boulevard as a major thoroughfare connecting downtown Miami to Miami Shores. The exterior of the Shoreland Arcade embodies the distinctive characteristics of the Neo—Classical style. The visual composition of the building represents a fine example of masonry commercial architecture in the city and is noteworthy for its masonry detailing and the use of opulent construction materials such as Indiana limestone, granite, and terrazzo. The Shoreland Arcade remains the last intact arcade of downtown Miami, an area of the city that once contained numerous arcades where retail shops could be tucked away in "cool recesses" away from the hot climate. The appearance of the Shoreland Arcade is also important in that it represents a time when there was a great deal of enthusiasm about building "skyscrapers" in the young city. Unfortunately, the Bust of 0 0 1926 occurred, and the scheme for adding 20 additional stories to the building never materialized. Plans to increase the height were revived in 1944 when Robert Law Weed designed a nine story addition. Like the earlier proposal, however, this one was never completed. The Shoreland Arcade is representative of the design commissions undertaken by the architectural firm of Pfeiffer and O'Reilly in Miami. This partnership was responsible for the construction of many downtown landmarks during Miami's Boom years. George L. Pfeiffer was born in Germany in 1861 and came to Miami in- the 1890s. He was one of the organizers of the -Florida Chapter of the American Institute of Architects. Gerald J. O'Reilly was born in Reading, Pennsylvania, and moved to Miami at the age of eight. After.. studying at the _ Massachusetts Institute of Technology, O'Reilly moved to Miami to work on the Miami Building Code and undertake various important commercial commissions. Relationship to Criteria for Designation: 3. Exemplifies the historical, cultural, political, economic, or social trends of the community. The Shoreland Arcade is significant for its associations with the Shoreland Company, developer of Miami Shores and Biscayne Boulevard, and with the commercial development that characterized Miami's Boom years. 5. Embodies those distinguishing characteristics of an architectural style, or period, or method of construction. The Shoreland Arcade is an outstanding example of a masonry commercial building executed in the Neo-Classical style. 6. Is an outstanding work of a prominent designer or builder. The Shoreland Arcade is an outstanding design by Pfeiffer and O'Reilly, one of Miami's prominent architectural firms. 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 building is particularly noteworthy for its masonry detailing and its use of opulent construction materials such as Indiana limestone, granite, and terrazzo. It also contains the last intact interior arcade in downtown Miami. ►l III. ARCHITECTURAL INFORMATION Descriotion of Buildin The Shoreland Arcade is a two-story masonry structure executed in the Neo-Classical style of architecture. The masonry building was constructed in 1925 according to plans provided by the architectural firm of Pfeiffer and O'Reilly. The Shoreland Arcade has its principal elevation facing N.E. 1st Street, but_ also has connecting elevations located at 25-27 N.E.- 1st Avenue and 115-121 East Flagler Street. The principal elevation of the Shoreland Arcade is .eight bays long and _ is characterized by a stone exterior featuring stylistic elements from the Neo-Classical architectural style. Each bay consists of a large arched opening flanked by stylized pilasters that are embellished with masonry medallions sporting symbols relating to the founding of Florida. The structural system of the building is comprised of a steel frame supporting concrete floors. The eight arches are surrounded by heavy ornamental moldings carved from Indiana limestone. Seven of the arches contain original storefronts comprised of large glass panes set within ornamental metal frames. The arch within the fifth bay provides access to the interior lobby of the.building. The second story of the principal elevation is characterized by eight regularly spaced paired double -hung windows, featuring two -over -two lights, set within wooden frames. Atop each window opening is a spandrel containing a decorative panel featuring stylized ornamentation derived from the Neo-Classical mode. Between each bay is a stylized flat pilaster projecting from the facade in a series of two shallow projections. The tops of the pilasters are flat and line up with a low parapet wall that serves to conceal a flat roof behind. The interior of the building contains a very elaborate lobby that leads to the elevator core. The walls of the interior are clad in rusticated masonry blocks and inset with arched display windows following the design of the exterior arched openings. The lobby is actually an arcade that leads to the elevators, and its length is divided into five bays. Each bay is divided by stylized flat pilasters surmounted by an Ionic -type capital. The ceiling of the arcade features elaborate masonry coffers inset with heavy decorative moldings and bosses. The floor of the interior space is embellished with mosaic tile work inset within a terrazzo surface. The arcade originally extended to Flagler Street and N. E. lst Avenue, but the openings have since been blocked off. The interior of the Shoreland Arcade remains virtually unaltered since it was constructed, and its scale reflects usage for a larger building that was never constructed. The secondary elevation on N.E. 1st Avenue is comprised of a masonry facade, three bays wide and three stories in height. This facade has been radically altered. The elevation facing East Flagler Street has -6- i also been radically altered and features a tall two-story building characterized by a stone -clad wall with a one-story storefront below it. The appearance of this elevation is representative of Art Deco styling as there are no superfluous decorative ornaments. A band of windows, set behind a louvered screen, is found at the second story level. Some of the storefronts of the principal elevation have been altered through the years, but their original design intent is readily perceived. _ Description of Site: The Shoreland Arcade is located in the heart of downtown Miami, and the building occupies the entire site. -T- • f )='m wow �'�>• �rrrr� r ■� r OW m r z- m � �r rss�rr� '; s r r ■�� r_ � Shoreland Arcade F3(1' 120 N.E. 1 Street 0 _1- 0 IV. PLANNING CONTEXT Present Trends and Conditions: 4b The Shoreland Arcade contains the last intact interior arcade in downtown Miami. The building itself, however, is under-utilized, and its most outstanding feature is not taken advantage of. Few people in the downtown area or the city as a whole even realize that the arcade exists. The owner has considered the possibility of converting the building to a hotel by increasing the height. Because the historic building was originally designed as a 20-story structure, it may be possible to add onto the building without destroying its character. The Shoreland Arcade was identified in the Downtown Miami Development of Regional Impact (DRI) as a historic site. The building has also been -nominated to the National Register of Historic Places. Conservation Objectives: Because of their significance to the city, Miami's last intact interior arcade and the building's facade along N. E. 1st Street should be preserved. If the owner decides to construct an addition to the building, the city and Heritage Conservation Board should work closely with him to ensure that the new design respects the character of the historic building. These conservation objectives can best be achieved by maintaining the present zoning of the property. An HC-1 zoning overlay district will maintain the existing zoning, requiring only the review of physical changes to the property. -11- Aft Ab V. HC ZONING ELEMENTS Boundaries: The boundaries of the HC zoning district have been drawn to include the entire tract of land on which the building is located. A Major Exterior Surfaces Subject to Review: The north facade shall be considered a major exterior surface subject to review. Interior Surfaces Subject to Review: The entire interior arcade shall be subject to review. Alterations to this .space shall be guided by the U.S. Secretary of the Interior's "Standards for Rehabilitation." Major Landscape Features Subject to Review: _ None —i z—