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HomeMy WebLinkAboutO-104921 J-88-482 5/27/88 ORDINANCE NO. 10492 AN ORDINANCE AMENDING THE ZONING ATLAS OF ORDINANCE NO. 9500, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, BY APPLYING THE HC-1: GENERAL [ISE HERITAGE CONSERVATION OVERLAY DISTRICT TO KENTUCKY HOME, LOCATED AT APPROXIMATELY 1221-1227 NORTHEAST 1ST AVENUE, MIAMI, FLORIDA (MORE PARTICULARLY DESCRIBED HEREIN); MAKING FINDINGS; AND MAKING ALL NECESSARY CHANGES ON PAGE NUMBER 23 OF SAID ZONING ATLAS. WHEREAS, the Miami Planning Advisory Board, at its meeting of May 18, 1988, Item No. 8, following an advertised public hearing, adopted Resolution No. PAB 36-88, by a 8 to 0 vote, RECOMMENDING APPROVAL of the request to amend the Zoning Atlas as hereinafter set forth; and WHEREAS, the Miami Heritage Conservation Board, at its meeting of April 25, 1988, following an advertised public hearing, adopted Resolution No. HC 22-88, by a 6 to 0 vote, RECOMMENDING APPROVAL of the herein historical designation; and WHEREAS, the City Commission, after 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 amend the Zoning Atlas 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 Ordinance of the City of Miami, Florida, as amended, is hereby amended by applying the HC-1: General Use Heritage Conservation Overlay District to Kentucky Home, which is located at approximately 1221-1227 Northeast 1st Avenue, and more particularly described as Lots 5 and 6 of Block 24, ALICE BALDWIN, ET AL RE -SUBDIVISION, according to the plat thereof, recorded in Plat Book 3 at Page 101 of the Public Records of Dade County, Florida. todw N Section 2. It is hereby found that this zoning classification change: (a) Is in conformity with the adopted Miami Comprehensive Neighborhood Plan; F (b) Is not contrary to the established land use pattern; (c) Will not create an isolated district unrelated to i 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, 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. 23 of the Zoning Atlas, incorporated in said ordinance by reference and description in Article 3, Section 300 thereof, is hereby amended to reflect the herein zoning changes. 0 Section 4. Page No. 36 of the Zoning Atlas, incorporated in said ordinance by reference and description in Article 31, 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, 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 27th:_day of October , 198 . XAVIER L. SUAR MAYOR ATTEST: CITY CLERK PREPARED AND APPROVED BY: i�_ L E. MAXWELL SISTANT CIT. ATTORNEY JEM/db/M342 APPROVED AS TO FORM AND CORRECTNESS: JO GE FE NANDEZ CITY ATT EY - 3- 10492 APPLICANT PETITION REQUEST =. PLANNING FACT SHEET City of Miami Planning Department: April 289' 1988 8. Kentucky Home; Approximately 1221-27 N.E. 1 venue Lots 5 and 6 of Block 24 of the plat of ALICE BALDWIN ET AL RE -SUBDIVISION (PB 3- 101) 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. 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 PAB 5/18/88 Item #8 Page 1 10492 L RECOMMENDATIONS HERITAGE CONSERVATION BOARD PLANNING DEPT. 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 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. (See designation report). Approval; 6 to 0. Approval. PLANNING ADVISORY BOARD At its meeting.of May 18, 1988, the Planning Advisory Board adopted Res. PAB 36-88, by a 8 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 Readina. IL0492 PAB 5/18/88 Item 08 Page 2 ,:Z 0 o a o to Ez ,,0LINDSE`A.�.HOPKINS a.ss6 S sEDUCATIO�NAL- �17 a tii'' 18 ego UJ CENTERTRI 10 9 Z O10 9 0° TA9.9s TRACT "ATi N .�29!CO ol, '34�n 5o9.so h ,oa 100 too es w tt 8 7 ATI ON N. E NEYN PROP. INC RE-SU 4 w.�so r MAV M R 9u IOC Its A 103 a a UT Tlw, I • i SD v ` 4 ?~ �[ s : y s 4 cC V o 0 4 0 -- w 7" , 1 i Z :q r2i Its 4 1 a il. E. 13 T ftR. a 1h' ,a t o n •9 8 6 14 y k.�a sL3 7 n V .+• A r0• R q 0 t5 w .`r 3 f>! 6 �+ rrs t •� a no` • J T.. 1 a� u I J I ., 'w.• mil. sao o iVr z,2wa::- iR= s Q 5+11 °' a o. ' t b C....Sw O itA- Ali 14 min 100 1 ro . C . , ". t - a A 4 r ;; A. 3 2' ,� H O W w C ... a site A 5 d W ` n Ir 1 t ,a „ N „,t „Z sa J.1009165. A N S so r,E JA tt Q I N 10 9 s. 7 Uj 1 7 5 5 1- so N so o (fa s0 O �+ 11, p L 1! 14 i5 $ 1 IH 19 ~ L 1b Ii4 tS 113 ;.71,i1 19 4 L o t ! Z ' E 9a ti Z -. tinVOW PAS 18 May 88 AS 23 M'E , Item #8 104192 3 1 Kentucky Home AP- 4-4 9 1 a 1Approx. 1221-27 NE i Ave i' s t„r)'! • • �Y� 1Jb �.. A' w' • lrt'>. r'h H .' �•� ; . FA A, evil 42. .� � : w.,,.;•r • i.. .1 '�. .,.�A_$A � ++.. - _ _ - i.f.� IVY;V i. - �r� �'"-'i"ram• i'' -- � " ^I��+ T.wi'�111"•'•'�'_ 'M� wYl.+�•rry M.�.frMµ I�•� ..�_ _ i_� _ _^- '�� � _.._. �� .w 'w--•_ _._� _ �.�_ -r_ ,,... ..'��Lu`J"' - •. .. ..,r �.:.rn...� .u•. r�pa.•..a..y.i.+n•... ....+.,�.... j=:..,;•-'�N,:4Y,;,—''— I_'•7�',�di'���^'r� /' _. —..•try At p 9AR 18 Ma.v 88 AS 23 — ��► Item #8 r Kentucky Hoge AP-Q-4 Approx, 1221-27 NE 1 Ave. .. .._ . ,. E. • "'"'i.'`"'`"''';'a,:v'.J'�J`,1:a. 1oagq- "�1s3 SEP Tof i no NV P. 0. Box 1428 Coconut Grove, FL 33133 Mr. Sergio Rodriguez, Director City of Miami Planning Department P. 0. Box 330708 Miami, FL 33233-0708 RE: Kentucky Home 1221-27 N. 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 950 a 'amended. I approve of the designation of my property as a historic site. I do not approve of the designation of my property as a historic site. Signature of Pro'Pet �Ow r Date 10492 7' REPORT OF THE CITY OF MIAMI PLANNING DEPARTMENT TO THE HERITAGE CONSERVATION BOARD ON THE POTENTIAL DESIGNATION OF KENTUCKY HOME 1221 AND 1227 N. E. 1ST AVENUE AS A HERITAGE CONSERVATION ZONING DISTRICT Prepared by /'Itk/L, F , Historic Preservation Date Planner Accepted by airman, Heritage Date Conservation Board Designated by the Miami City Commission Ordinance No. Date I.4492 0 CONTENTS I. General Information II., Significance III. Architectural Information IV. Planning Context V. HC Zoning Elements Page 1 4 6 9 10 10492 I. GENERAL INFORMATION Historic Name: Kentucky Home Current Name: Anderson Hotel Location: 1221 and 1227 N. E. 1st Avenue Present Owner: Tof i no NV P. 0. Box 1428 Miami, Florida 33133 Present Use: Residential Present Zoning District: CG-1/7 HC Zoning Overlay District: HC-1 Tax Folio Number: 01-3136-013-0050 01-3136-013-0060 -1- 10492 /0 Boundary Description of HC Zoning District: Lots 5 and 6 of Block 24 of the plat of ALICE BALDWIN ET AL RE - SUBDIVISION (PB 3-101) HC Zoning Classification: Historic Site M -2- IL0492 . KENTU_CKY -HOME-.... 1221 AND. 1227 N.E. 1 AVENUE-..... _. r il� `- 0 D" I I' != Ll � is � ❑ _ — � , E10 �®T 11 000rLTL1 —,-A®®® r®� ®©® L ; I F• ' � r location site plan v 1' ` a -3- f041- II. SIGNIFICANCE Specific Dates: Circa 1921 and 1924 Architect: Unknown Statement of Significance: Kentucky Home is significant because it represents a fine example of the Masonry Vernacular style of architecture. The appearance of the buildings serves to characterize a popular architectural trend of the 1920s in South Florida. The buildings are not,_,worthy for their &.r,tation to the area's climate through the placement of the three- s,ory open porches across the principal facades and for their functional expression. The appearance of these two buildings provides a unique architectural record of 1920s apartment hotel design in Miami as evidenced through the scale, proportion, and masonry detailing of the building elevations. The construction of these buildings over a period of three years also reflects the response to the growing demand for hotel and apartment rooms resulting from Miami's rapid growth during the Boom years of the early 1920s. The present masonry buildings seem to be replacements for frame buildings that originally comprised the Kentucky Home. When the present.buildings were constructed, they were advertised as being "near the center of all activity, yet quietly removed from central city bustle." The rooms were "comfortably furnished with a homelike atmosphere." Although the built environment surrounding the Kentucky Home has been modified since the 1920s, the two buildings still project a special sense of time and ;.lace 'through their unaltered designs and relationship to the overall scale and composition of the neighborhood. The architect of the Kentucky Home has not been identified. Relationship to Criteria for Designation: 3. Exemplifies the historical, cultural, political, economic, or social trends of the community. The construction of these buildings over a period of three years reflects -the response to the growing demand for hotel and apartment rooms resulting from Miami's rapid growth during the Boom years of the early 1920s. -4- IL0492 5. Embodies those distinguishing characteristics of an architectural style, or period, or method of construction. The appearance of the Kentucky Home provides a unique architectural record of 1920s apartment hotel design in Miami as executed in the Masonry Vernacular style. 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. Kentucky Home is particularly noteworthy for its scale, proportion, and masonry detailing, as well as for its adaptation to the area's climate through the placement of the three—story open porches 4•ross the principal facades. —5— I.0492 141 ARCHITECTURAL INFORMATION Description of Building: The Kentucky Home consists of two identical apartment buildings executed in a Masonry Vernacular architectural mode. The southernmost corner building (1221 N. E. 1st Avenue) was erected between 1918 and 1921. The other building (1227 N. E. 1st Avenue) was constructed in 1924. The two buildings are identical in appearance and are unified through an arched entablature spanning the interior courtyard space between the two buildings. The entablature has served as a vertical surface on which to paint the buildings' name since its early days. Each building is of masonry construction and rises three stories in height. Fronting to the west, the facade of each building is characterized by a triple -storied open porch spanning the entire length of the principal elevation. Four columns, which support each - building's porch, rise uninterrupted from the ground level to the top of the third story. Each set of columns is surmounted by a sloped parapet comprised of Spanish roof tiles and engaged masonry posts. The porches themselves consist of a poured concrete deck delineated by a molded masonry balustrade. The parapet extends throughout the perimeter of each building terminating the edge of a flat roof. The exterior walls are constructed of masonry and are sheathed in stucco. The main entrance to each building is slightly recessed into the center of each facade and is located four steps above the sidewalk. The entrances consist of single swinging doors with vertical sidelights set into plain wood surrounds. The windows in the.principal facades are arranged in groups of 'three around a polygonal bay and flank the central doorways leading to the open porches. The windows found on the other elevations consist of one -over -one double' -hung windows with wooden sash. The rear of the buildings is also embellished by triple -storied open porches that contain a lesser degree of decorative ornament. The rectangular plan configuration of the two buildings represents a series of rooms arranged about a central corridor extending the length of each building.. During the early 1920s, the Kentucky Home advertised an occupancy capacity of 200 people. The buildings appear to be in fair physical condition, and their original design remains virtually unaltered. Description of Site: Kentucky Home is located on the east side of N. E. 1st Avenue just north of the I-395 overpass. The buildings occupy the entire site and are separated by a.central courtyard: -6- IL0492 1S y .o st l� 1 i..y'. .. t,>Y. ,•. .. i. it IV. PLANNING CONTEXT Present Trends and Conditions: Both buildings comprising the Kentucky Home are currently being used for residential purposes. The owner of these two buildings also owns the adjoining lots and has considered the rehabilitation of the property for low-income housing. The Kentucky Home has been identified in the Downtown Miami Development of Regional Impact (DRI) as a historic site. The buildings have also been nominated to the National Register of Historic Places. If Kentucky Home is listed in the National Register, the owner would be eligible for a 20 percent Investment Tax Credit for rehabilitation costs. Conservation Objectives: Every effort should be made to encourage the rehabilitation of these two historic buildings. The City of Miami should explore any programs that would assist the owner in incorporating these buildings into a proposed redevelopment of the entire site. 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. IL 04192; r / F( V. HC ZONING ELEMENTS Boundaries: The boundaries of the HC zoning district have been drawn to include only those two lots on which the historic buildings are located. Major Exterior Surfaces Subject to Review: The west (front), north, and south facades of both buildings shall be considered major exterior surfaces subject to review. Major Landscape Features Subject to Review: The major landscape features subject to review shall include any features which.are subject to requirements for tree removal permits, as set forth in Chapter 17 of the City Code. 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 Sookle williams, who on oath says that she Is the Vice President of Legal Advertising of the Miami Review, a daily pxcept ublish d att Miami In Dade County, Floridaand Legal ldthatithe attached copy of advertisement, being a Legal Advertisement of Notice In the matter of CITY OF MIAMI ORDINANCE NO. 10492 inthe ............X.. X .. X• .................... Court, was published In said newspaper In the Issues of Nov. 25, 1988 Appffiant further says that the said Miami Review is a and I att the said newspapefr has heretofore beenucontinuously pu611she I in said Dade County, Florida each day (except d as second class dmall matt r atLegal theHolidays) taof cesInaMiamiteIn said Dade County, Florida, for a period of one year next preceding the afliant furtheresafys that shefhas neitherypaid norrpromised and any perso firm or corporation any discount, rebate, commission or r tld for the In the purpose se Of securing this advertisement for pub sai ``��111111 111 '' �P • n srbscriIkkad before me this • * ..........:, A.D. 19. 8 8. . .2.5... daY y, ..• .... �. v _ •:' E83L JanQ c6z' 10 ' otry Public. St Florida at Large ••• My Commission"' Q agONOIb,P��y MR 114A 4 nr 7 2 OF 2