HomeMy WebLinkAboutM-88-1086J-88-752
8/4/88
ORDINANCF NO
AN ORDINANCF AMENDING THE ZONING ATLAS F
ORDINANCE NO. 9500, THE ZONING ORDINANCE OF
THE CITY OF MIAMI, FLORIDA., AS AMFNOFD BY
APPLYING THE HC-1: GENERAL USE HER TALE
CONSERVATION OVERLAY i)isTRICT To THE OL U.S.
POST OFFICE AND COURTHOUSE LOCAT D AT
APPROXIMATELY 100 NORTHEAST 1ST VENUE,
MIAMI, FLORIDA (MORE PARTICULARLY D,SCRIBED
HEREIN); MAKING FINDINGS; AND MA ING ALL
NECESSARY CHANGES ON PAGE NUMBER 3 OF SAID
ZONING ATLAS.
WHEREAS, the Miami Planninq Advisor Board, at its meeting
of June 1, 1988, Item No. 3, follow nq an advertised public
hearing, adopted Resolution No. PAB 5 /88, by a 4 to 4 tie vote,
constituting a technical r?commenda on of. DENIAL of the request
to amend the Zoning Atlas as Zreafter set forth; and
WHEREAS, the Miami HerConservation Board, at its
meeting of April 26, 198Rlowinq an advertised public
hearing, adopted Resolution 35-88, by a 5 to 0 vote,
RECOMMENDING APPROVAL of the herein historical designation; and
WHEREAS, the City Co ission, after consideration of this
matter., notwithstandin the Planning Advisory Board's
recommendation, deems i advisable and in the best interest of
the general welfare o the City of Miami and its inhabitants to
amend the Zoning Atl s as hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA
Section 1. The Zoning Atlas of Ordinance No. 9500, the
Zoning Ordina e of the City of Miami, Florida, as amended, is
hereby amen d by applying the HC-1: General Use Heritage
Conservatio Overlay District to the Old U.S. Post Office and
-Courthous , which is located at approximately 100 Northeast 1st
Avenue, iami, Florida, and more particularly described as Lots
18, 19 and 20 of Block 105, MIAMI NORTH, according to the plat
2) 67m C j! $ �/
M On or4
ss-lowl
thereof, recorded in Plat Rook B at Paqe 41 of the Public Records
of Dade County, Plorida.
Section 2. it is hereby found that this zoning
classification change:
(a) Is in conformity with the adopted 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 3, 5,
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.
Section 4. Page No. 36 of the Zoning Atlas, incorporated
in said ordinance by reference and description in Article 3,
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SH-1086
Section 300 thereof, is hereby amended to reflect the herein
zoning changes.
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, hart
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 day of
1988.
PASSED AND ADOPTED ON SECOND AND FINAL READING BY TITLE ONLY
this day of
ATTEST:
MATTY HIRAI
CITY CLERK
PREPARED AND APPROVED BY:
r� 1,
EL E. MAX ELL
SISTANT CITY ATTORNEY
JEM/db/M362
1988.
XAVIER L. SUAREZ
MAYOR
APPROVED AS TO FORM AND
CORRECTNESS:
r
J GE aL. F RNANDEZ
CITY ATTO NEY
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88-1086
0
PLANNING FACT SHEET
PZW12
APPLICANT City of Miami Planning Department:
April 28, 1988
PETITION 3. 01d U.S. Post Office and Courthouse,
pprox ma e y WO N.E. I Xvenue
Lots 18, 19; and 20 of Block 105 of the plat
of MIAMI NORTH (PB B-41) P.R.D.C.
Considerationof recommendattons 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
maintenance and repair do not require review,
nor do changes to the interiors of most
buildings. This review insures that proposed
PAB 6/1/8888-1086
Item #3
Page 1
4
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 Heritage 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; 5 to 0.
PLANNING DEPT. Approval.
PLANNING ADVISORY BOARD At its meeting of June 1, 1988, the Planning
Advisory Board adopted Resolution PAB 53-88,
by a 4 to 4 vote, therefore constituting a
technical recommendation of denial of this
request.
Four objections were received by mail.
CITY COMMISSION At its meeting of October 27, 1988, the City
Commission continued the above to its meeting
of November 17, 1988.
PAB 6/1/8888-10f*;
Item #3
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Item #19 3
Old US Post Office 6 Courthouse 3S-P-3
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Item AP-1,.. t office
& Courthouse
Old US Pos NB 1 Street
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Ameri Center
48 E. Flagler Street
Miami, FL 33131
Mr. Sergio Rodriguez, Director
City of Miami Planning Department
P. 0. Box 330708
Miami, FL 33233-0708
RE: Old U.S. Post Office and Courthouse
100 W. E. 1 Avenue
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 my ,q�op�rty as a
historic site. // /�
Signature of r ty Owner
Date
41
REPORT OF THE CITY OF MIAMI PLANNING DEPARTMENT
TO THE HERITAGE CONSERVATION BOARD.:.'
ON THE POTENTIAL DESIGNATION OF
OLD U. S. POST OFFICE AND COURTHOUSE
100 N. E. 1ST AVENUE
AS A HERITAGE CONSERVATION ZONING DISTRICT
Prepared by f ' Et;6 ..
Historic Preservation Date
Planner
Accepted by
Chairman, Heritage Date
Conservation Board
Designated by the Miami City Commission
Ordinance No.
Date
CONTENTS
I.
General Information
II.
Significance
III.
Architectural Information
IV.
Planning Context
V.
HC Zoning Elements
Page
1
4
6
10
11
I. GENERAL INFORMATION
Historic Name:
Old U. S. Post Office and Courthouse
Current Names -
AmeriFirst Federal
Location:
100-118 N. E. 1st Avenue and
59-65 N. E. 1st Street
Miami, Florida 33132
Present Owner:
Briginvest N.V.
c/o Orion Investments
7100 North Kendall Drive, Suite 203
Miami, Florida 33156
Ameri Center
48 E. Flagler Street
Miami, Florida 33131
Present Use:
Commercial
Present Zoning District:
CBO-1/9
HC Zonina Overlay District:
HC-1
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IL
Tax Folio Numbers:
01-0110-050-1140
01-0110-050-1150
Boundary Description of HC Zoning District:
Lots 18, 19, and 20 of Block 105 of the plat of MIAMI NORTH (PB B-41)
HC Zoning Classification:
Historic Site
-2- s886
12 --
l
OLD U.S. POST OFFICE
and COURTHOUSE
100 N.E. 1 AVENUE
location
88-10W
site plan
- 3 -
II. SIGNIFICANCE
Specific Oates:
1912-1914, original construction
1937, renovation
1948, addition
Architects:
Oscar Wenderoth, 1912-1914
Kiehnel and Elliott, 1937
Statement of Significance!
The Old U.S. Post Office and Courthouse is architecturally significant
as an outstanding example of the Neo-Classical style in Miami. The
building was the first major federal structure to have been constructed
in Miami, and was also said to have been the most modern government
building in the South at the time of its construction: After the
federal goverment moved out of the building into larger. quarters, the
building became home to First Federal Savings and Loan Association (now
AmeriFirst Federal), the first chartered savings and loan association
in the country.
The visual composition of the Old U.S. Post Office and Courthouse is
noteworthy for its restrained, classically -inspired composition. The
building's elevations are embellished with such features as monumental
pilasters, arched openings, and an articulated entablature. The
building's design is also important in that it demonstrates the
adaptation of the style of South Florida's climate, particularly in the
use of wide overhanging eaves and a Spanish tile roof.
Prior to the construction of the Old U.S. Post Office and Courthouse,
the Miami post office was located in a small building on South Miami
Avenue at S. W. 1st Street. Still a second class facility, the post
office did not achieve first class status until 1911. Miami's.growth
and development during the city's formative years quickly overtaxed the
existing facilities of the post office, and the U.S. Government
acknowledged the need to construct a modern facility.
When the new building opened in 1914, the post office occupied the
first floor and the courts, the second floor. Other goverment
agencies, including customs, the weather bureau, and the immigration
inspector, were housed on the third floor. The building met the needs
of the federal government until the frenzied development of Miami's
Boom years necessitated the erection of a new structure in 1931.
-4-
C 8-ILO
4k
The federal government vacated the building in 1931 when a larger
structure opened at 300 N. E. lst Avenue. Between 1931 and 1937, the
old post office was occupied by the federal arts project, as well as by
other governmental units.
The Old U.S. Post Office and Courthouse was purchased in 1937 by First
Federal Savings and Loan Association as its permanent home. Organized
by Or. William H. Walker in 1933,, this financial association was the
first federal savings. and loan association in the country to have been
granted a charter by the U.S. government.
By 1937, First federal had become Miami's largest savings and loan
institution. Although criticized for his optimism in visualizing such
growth that his association would utilize all the space of the large
post office building, Walker soon provided his critics wrong. By 1947,
the association had assets of $17 million and required a large addition
to the old building. AmeriFirst moved to its new 32 story building in
1973.but continues to utilize the old post office as a downtown branch
office.
Relationship to Criteria for Designation:
3. Exemplifies the historical, cultural, political, economic, or
social trends of the community.
The Old U. S. Post Office and Courthouse was the first major
federal building to be constructed in Miami and was said to be the
most modern government building in the South at that time. The
building later became home to First Federal Savings and Loan
Association (now AmeriFirst Federal), the first chartered savings
and loan association in the country.
S. Embodies those distinguishing characteristics of an architectural
style, or period, or method of construction.
The Old U. S. Post Office and Courthouse is an outstanding example
of Neo-Classical style architecture and demonstrates the
adaptation of that style to the South Florida environment.
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.
This building is distinguished by its use of Indiana limestone and
by its finely crafted exterior detailing.
-5- R8-10 W
No
III. ARCHITECTURAL INFORMATION
Description of Building:
The Old U.S. Post Office and Courthouse is a three-story masonry
structure executed in an adaptation of the Neo-Classical style of -
architecture. Construction of the building began in 1912 following the
plans provided by Oscar Wenderoth, Supervising Architect for the U.S.
Department of the Treasury. The building was completed in July 1914,
with a structural system comprised of reinforced. concrete beams and
hollow tile floor slabs.
The exterior of the Old U.S. Post Office and Courthouse is clad in
Bedford limestone quarried from Indiana. The rectangular plan building
sits at the northwest corner of the intersection of N.E. 1st Street and
N.E. 1st Avenue. The east elevation, parallel to N.E. 1st Avenue, is
characterized by a facade nine bays in length and three stories in
height. There are Ionic pilasters, two stories in height, separating
each bay. The end bays are solid and contain no openings between the
flanking pilasters. The middle seven bays are embellished with
elements characteristic of the Neo-Classical style. _
The first story is characterized by seven arched openings capped by
rectangular openings above. As originally constructed, the east
elevation was approached by a series of masonry steps extending the
length of the elevation. The seven openings extended to the floor and
led to an open loggia. After the 1937 renovation, the loggia was
enclosed, and only the steps beneath the arch closest to the corner
were retained. A massive masonry molding once served as a belt course
delineating a "pedestal line" for the pilasters; this molding serves as
window sills for windows that have been installed within the arched
openings.
The second story of the east elevation contains double doors set within
rectangular openings. These openings are embellished by -shallow
projecting balconies surrounded by wrought iron. A wide entablature
wraps around the building between the second and third stories. The
entablature rests atop the Ionic capitals of the pilasters below. The
middle seven bays of the third story contain paired windows, divided by
an engaged Tuscan column, set within each bay. Flat pilasters serve to
divide the bays along the third floor.
The south elevation, parallel to N.E. 1st Street, is characterized by a
facade six bays long and three stories in height. The end bays are
solid, just like those found on the east elevation. The middle four
bays of the south elevation contain the same physical features as the
middle seven bays within the east elevation. The only difference
between the two elevations lies in the fact that the south elevation
only contained steps toward the corner, and was not approached through
an open loggia.
-6- 88-..10 f34-i
The building is capped by a truncated hipped roof that is covered with
Spanish tiles. The building is surrounded by wide eaves supported by
highly ornate wooden brackets. These brackets were originally
polychromed and still retain traces of the original paint colors and
decorative patterns. In 1948, two-story wings were added to the
building along the east and south elevations. This addition was
executed following the plans provided by the architectural firm of
Kiehnel and Elliott, one of the most prominent design. teams in South
Florida. The additions follow the same wall treatment of the original
building, excepting that they are two stories in height and the
rooflines are characterized by a low masonry parapet wall.
The openings characterizing the original fenestration pattern have all
been retained; however, many of the original wooden casement windows
have been replaced by solid panes of glass. Except for the enclosure
of the loggia in 1937, the building has remained virtually unaltered on
the exterior. Subsequent changes to the building's architectural
fabric have been sensitive to the original design integrity.
Description of Site:
The Old U. S. Post Office and Courthouse is located inr the heart of
downtown Miami and is situated on the northwest corner of N. E. 1st
Avenue and N. E. 1st Street. The building is set back from the
property line and is landscaped on both facades.
-7- 88--JLOW
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IV. PLANNING CONTEXT
Present Trends and Conditions:
The Old U. S. Post Office and Courthouse has been well preserved since
its purchase by First Federal Savings and Loan (now AmeriFirst
Federal) in 1937. Few alterations have been made to the exterior of
the building, except for the storefronts on the addition. The
building continues to be well maintained.
Although still occupied by AmeriFirst, the building was sold in 1983
to a group of investors abroad. The addition is separately owned.
The Old U. S. Post Office and Courthouse has been identified in the
Downtown Miami Development of Regional Impact (DRI) as a historic
site. It has also been nominated to the National Register of Historic
P1 aces.
Conservation ObJectives:
Because this building is one of downtown Miami's major landmarks, its
continued preservation should be a top priority. Any future changes
to the building should respect its architectural integrity.
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.
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RS--1O W
7n-
V. HC ZONING ELEMENTS
Boundaries:
The boundaries of the HC toning district have been drawn to include
the original post office building and the later addition.
Major Exterior Surfaces Subject to Review:
The south and east facades and the entire ;roof area 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.
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SS-1A8i