HomeMy WebLinkAboutO-10495J-88-484
5/27/88
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ORDINANCE NO. 10495
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 USE HERITAGE
CONSERVATION OVERLAY DISTRICT TO MT. ZION
BAPTIST CHURCH, LOCATED AT APPROXIMATELY 301
NORTHWEST 9TH STREET, 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. 10, following an advertised public
hearing, adopted Resolution No. PAB 38-88, by a 9 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 24-88, 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 Mt. Zion Baptist Church, which
is located at approximately 301 Northwest 9th Street, Miami,
Florida, and more particularly described as Lots 19 and 20, less
street, and a portion of Lot 18 further described as follows:
beginning 6.89+/- feet north of the southeast corner of Lot 18,
thence running N. 2409'08" W. along the easterly right-of-way
�- a a
line of I-95 for 86.64+/- feet, thence continuing N. 29009126/1 W.
along the right-of-way line of I-95 for 39.15+/- feet to the
westerly line of Lot 18, thence running N. along the westerly
line for 27.87+/- feet to the northerly line of Lot 18, thence
running E. along the northerly line for 50.01+/- feet, thence
running S. along the easterly line for 143.15+/- feet to the
point of beginning, of Block 27, MIAMI NORTH, according to the
plat thereof, recorded in Plat Book B at Page 41 of the Public
Records of Dade County, Florida.
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.
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H
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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.
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 , 1988y1
ATTEST:
Cy MATTY I
CITY CLERK
PREPARED AND APPROVED BY:
L E . MAXWE- L
A ISTANT CITY ATTORNEY
JEM/db/M334
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C7<
IER L. SUAREZ
AYO R
APPROVED AS TO FORM AND
CORRECTNESS:
JORgE LZ F RNANDEZ
CITY ATTOR EY
N
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PLANNING FACT SHEET
APPLICANT City of Miami Planning Department:
April 28; 1988
PETITION 10. Mt. Zion Baptist Church; Approximately 301 N.W.
ree
Lots 19 and 20; less street, and a portion
of Lot 18 further described as, follows:
beginning 6.89+ feet north of the sou�heast
corner of Lot M thence running N. 24 9108"
W. along the easterly right-of-way line of
I-95 for 86.64+ feet, thence continuing N.
29 09'26" W. aTBng the right-of-way line of
I-95 for 39.15+ feet to the westerly line of
Lot 18; thence running N. along the westerly
line for 27.87+ feet to the northerly line
of Lot 18" thence running E. along the
northerly line for 50.01+ feet, thence
running S. along the easterly line for
143.15+ feet to the point of beginning, of
Block -27 -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 to
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 DRY requires that these properties be
proposed for local historic designation under
the Heritage Conservation Ordinance.
10495
PAB 5/18/88
Item #10
Page 1
RECOMMENDATIONS
HERITAGE CONSERVATION
BOARD
PLANNING DEPT.
The Heritage Conservation Ordinance is a
mechanism to recognize and encourage the
preservation of Miami's historic resources. The
Oro nanpe .provi des, an. orderly , and . equi tabl e:. way.
to' ' bal ante. -and-.'defend both , pri vate �' 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, inters ors 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 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; 5 to 0.
Approval.
PLANNING ADVISORY BOARD At -its meeting of May 18, 1988, the Planning
Advisory Board adopted Res. PAB 38-88,.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 Reading.
10495
PAB 5/18/88
Item #10
Page 2
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Item 110
Zion Baptist Church AP-0-2
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1 PAB 18 May 88 AS-23 ` .WZL
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Mt. Zion BaotiSt Church AP-0-2�a
y[f _ Approx. 301 N11 9 Street;.
10495
1989 OCT 14 r.►1 1: 49
�:fE��ED TD •
Mt. Zion Baptist Church
301 N. W. 9. S t reet
Miami, FL 33128
Mr. Sergio Rodriguez, Director
City of Miami Planning Department
Pi 1. Box 330708
Miami, FL 33233-0708
,'RE: Mt.•Zion Baptist Church
301 N. W. 9 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 t!is property receive local
historic desi- tion pursuant to Article 16 of City of Miami Zoning Ordinance
9500, as am ded.
I 'approve of 'the designation of my property as a historic
site.
I do not approve of the designation cf my {property as a
historic site.
Signature of Prop rty Owner
Tate
IL0495
REPORT OF THE CITY OF MIAMI PLANNING DEPARTMENT '
TO THE HERITAGE CONSERVATION BOARD
ON THE POTENTIAL DESIGNATION OF
MT. ZION BAPTIST CHURCH
301 N. W. 9TH STREET
AS A HERITAGE CONSERVATION ZONING DISTRICT
r
Prepared by '44.�tL tr.
stork Preservation Date
Planner
Accepted by
Chdirman,Merit-age Date
Conservation Board
Designated by the Miami City Commission
Ordinance No.
Date
IL0495
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CONTENTS
I.
General Information
II.
Significance
III.
Architectural Information
IV.
Planning Context
V.
HC Zoning Elements
Page
1
4
6
9
10
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I. GENERAL INFORMATION
Historic Name:
Mt. Zion Baptist Church
Current Name:
Mt. Zion Baptist Church
Location:
301 N. W. 9th Street
Miami, Florida 33136
Present Owner:
Mt. Zion Baptist Church
301 N. W. 9th Street
Miami, Florida 33136
Present Use:
Religious
Present Zoning District:
RG-3/7
HC Zoning Overlay District:
HC-1
Tax Folio Number:
01-0102-070-1210
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IL+0495
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Boundary Description of HC Zoninq District:
Lots 19 and 20, less street, and a portion of Lot 18 further described
as follows: beginning 6b89+ feet north of the southeast corner of Lot
18, thence running N. 24 9'08" W. along the easterly right-of-way line
of I-95 for 86.64+ feet, thence continuing N. 2900912611 W. along the
right-of-way line of I-95 for 39.15+ feet to the westerly line of Lot
18, thence running N. along the westerly line for 27.87+ feet to the
northerly line of Lot-18, thence running E. along the northerly line
for 50.01+ feet, thence running S. along the easterly line for 143.15+
feet to t-Fe point -of -beginning, of Block 27 of the plat.of MIAMI NORTH
(PB B-41)
HC Zoning Class.ification:
Historic Site
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MT. ZION BAPTIST CHURCH
301 N.W. 9 STREET
01
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I
location
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site plan 10495
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II. SIGNIFICANCE
Specific Oates:
1928
Architect:
William Arthur Bennet
Statement of Siqnificance:
The Mount Zion Baptist Church is architecturally significant because it
is one of the few examples of the Mediterranean Revival style found in
Overtown, a neighborhood within downtown Miami originally known as
"Colored Town." The church building also houses one of the oldest and
most. prominent' black congregations in South Florida, founded in 1896.
The present church building also possesses important historical
associations with the pastorate of Reverend J. R. Evans at the church.
The exterior of Mount Zion Baptist Church embodies the distinctive
physical characteristics of the .Mediterranean Revival style of
architecture. The visual composition of the building is architectural
noteworthy for its adaptability to the area's climate. The tall
ceiling and the placement of the porch along the longer elevation
assist in alleviating the impact of the hot climate on the interior.
The appearance of the building is also significant because it is one of
the most imposing buildings remaining in Overtown, an area with few
buildings of any architectural significance. The scale and location of
the church make it one of the "anchor" landmarks of the Overtown
neighborhood.
The present building houses a congregation that was organized on 17
September 1896. The first church building consisted of a palmetto
shack located near the courthouse. A frame structure was eventually
erected on the present site only to be damaged by the hurricane of
1926. As a result of the damage, the congregation worshipped for two
years in a tabernacle built from the wreckage. Construction of the
present church building began in 1928, with the congregation
worshipping in the basement until 1941, when the sanctuary was finally
completed.
The present church. building was constructed under the direction of
Reverend J. R. Evans, one of the most prominent religious leaders of
Overtown. Reverend Evans was born in Brownville, Tennessee, in 1870
and went on to study at Roger Williams College. He became Dean, and
eventually president of the college, but preferred the "active
ministry" and pastored in several churches in Tennessee and Kentucky.
—4-
0493
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Under his pastorate, which he assumed in 1918, the enrollment of Mt.
Zion Baptist Church exceeded 1,400 parishioners. Reverend Evans was
also active in the city's interracial and interdenominational
activities. He died in 1947.
Although the architect of the church has been identified through the
application for a building permit, research has not provided any
biographical information on him.
Relationship to Criteria for Designation:
3. Exemplifies the historical, cultural, political, economic, or
social trends of the community.
Mount Zion Baptist Church houses one of the oldest and most
prominent black congregations in South Florida. The building.also
possesses important historical associations with the pastorate of
.Reverend J. R. Evans.
5. Embodies those distinguishing characteristics of an architectural
style, or period, or method of construction.
Mount Zion Baptist Church embodies the distinctive physical
characteristics of the Mediterranean Revival style of architecture
and is one of the few examples of the style in Overtown.
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 visual composition of the church building is noteworthy for
its adaptability to the area's climate through the use of tall
ceilings and the placement of a porch along the longer elevation.
-5-
III. ARCHITECTURAL INFORMATION
Description of Buildin
The Mount Zion Baptist Church building is a large two-story masonry
structure executed. in a Mediterranean Revival architectural mode.
Construction of the church began in 1928 according to plans provided by
the architect William Arthur Bennet. The main sanctuary of the church
was not completed until 1941.
Situated on the northwest corner of N. W. 9th Street and N. W. 3rd
Avenue, the church is a rectangular plan structure .built of reinforced
concrete atop a concrete foundation. The lower story of the church is
dedicated to a large auditorium and classroom space, while the taller
upper story is dedicated to sanctuary use. As originally planned, the
principal entrance to the church fronted to the south beneath a
projecting gable portico. At present, the principal entrance is
located at the east, placed within a recessed porch that spans five
bays of the elevation parallel to N. W. 3rd Avenue. The exterior of
the church building is clad in stucco, and its gable roof is clad in
asphalt shingles. A square corner tower, rising to a height of four
stories, is capped by a pyramidal hipped roof. The corners of the
tower are highlighted by masonry quoins rising from the second story to
the roofline. -
The principal elevation of the church features three bays set within a
gable end facing N. W. 3rd Avenue. The center bay contains the
projecting gable portico with double stairs ascending to it from the
sidewalk level. Below the portico is an entrance to the lower story.
Within the gable end is a stylized quatrefoil window set within a
masonry surround. The east elevation is characterized by an open porch
that is comprised of a recessed arcade five bays long. Each bay is
defined by a simple Tuscan column supporting a classically -inspired
entablature. The porch is situated at the level of the second story
and reached through double stairs rising parallel to the sidewalk.
This elevation is five bays long and has had its original window
openings blocked up. There is an entrance from each end of the porch
into a vestibule that leads to the sanctuary.
The original fenestration of the church has been slightly altered
through the blocking up of some windows. An old photograph of the
church reveals that the church had nine -over -nine, double -hung sash
windows set within wooden frames. Many of these windows have been
replaced with more contemporary double -hung windows set within metal
frames.
The interior of the sanctuary is rectangula
altar at its northern end. Behind the alta
behind it is a baptismal font. Four aisles
r
r
in plan and contains an
is a choir gallery, and
divide the .sanctuary into
Q
1049S
three main seating areas which contain the. original wooden pews. A
shallow balcony is found parallel to the south wall. A cross section
of the sanctuary reveals a basilica -type space with a peaked ceiling
following the ridge of the gable roof, and lower ceiling heights on
either side. The interior is rather plain and devoid -of decorative
ornamentation. The only windows that bring natural light into the
space are found high above the floor level, located underneath the roof
eaves. Although there have been minor modifications to the building's
architectural fabric, the original design intent is readily perceived.
Description of Site:
Mount Zion Baptist Church is located on the northwest corner of N. W.
3rd Avenue and N. W. 9th Street. A portion of the original church
property was acquired for the construction of an entrance ramp to I-
95, which abuts the property on the west.
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10495
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IV. PLANNING CONTEXT
Present Trends and Conditions:
Mount Zion Baptist Church continues to be occupied by its original
congregation, one of the most prominent in Overtown today. The church
was negatively impacted by the construction of I-95, when a portion of
the church property was acquired for an entrance ramp to the
interstate.
Mount , Zion Baptist Church was identified in the Southeast
Overtown/Park West Development of Regional Impact (DRI) as a historic
site. The property has also been nominated to the National Register
of Historic Places.
The church is in close proximity to the proposed Historic Overtown
Folklife Village, which would revitalize and showcase the history of
the Overtown community.
Conservation Objectives:
Mount Zion Baptist Church is one 'of Overtown Is landmarks, and the
continued preservation of the building should be encouraged. Any
future alterations to the building should respect its historic and
architectural character.
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.
10
10495
V. HC ZONING ELEMENTS
Boundaries:
The boundaries of the HC zoning district have been drawn to include
that tract of land on which the church building is located.
Major Exterior Surfaces Subject to Review:
All four facades shall be considered major exterior surfaces subject
to review.
Interior Surfaces Subject to Review:
The church sanctuary shall be subject to review. Review of
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:
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.
—10-
1O495
r),
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
Sookle Williams, who on oath says that she Is the Vice
President 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. 10495
Inthe ........ x...i .. K......................... Court,
was published In said newspaper in the Issues of
Nov. 25, 1988
Afflant further says that the said Miami Review is a
newspaper published at Miami In said Dade County, Florida,
and Ihat the said 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 mail matter at the post office In Miami in said
Dade County, Florida, for a period of one year next preceding
the first publication of the attached copy of advertisement; and
affianl her says that she has neither paid nor promised any
perso fl or corporation any discount, rebate, commission
or rahnol for the purpose of securing this advertisement for
publ a on in the said newspaper.
A / An
`��'Q' •=,QS o�Ie d sAvribed before me this
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-�Vlcl�UfJtft ry Pubil447a of rids at Large
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