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HomeMy WebLinkAboutO-10496e J-88-487 5/27/88 ORDINANCE NO. Q 96 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 CENTRAL BAPTIST CHURCH, LOCATED AT APPROXIMATELY 500 NORTHEAST 1ST AVENUE, MIAMI, FLORIDA (MORE PARTICULARLY 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. 14, following an advertised public hearing, adopted Resolution No. PAB 42-88, 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 31-88, 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 Central Baptist Church, which is located at approximately 500 Northeast 1st Avenue, and more particularly described as Lots 1, 2, 3, 17, 18, 19, and 20, less the easterly 10 feet of Lot 1, and less the southerly 10 feet of Lots 17 through 20, of Block 63, MIAMI NORTH, according to the plat thereof, recorded in Plat Book B at Page 41 of the Public Records of Dade County, Florida. 10496 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 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. 36 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. - 2 JL049G 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 27th day of October , 1988. ATTEST: ATTY HIRAI ' CITY CLERK PREPARED AND APPROVED BY: 2 i f all �J EL E. MAXWEL SSISTANT CITY ATTORNEY JEM/db/M337 APPROVED AS TO FORM AND CORRECTNESS: J G L. FERNANDEZ CITY A RNEY - 3- 10496 PLANNING FACT SHEET APPLICANT City of Miami Planning Department: April 28, 1988- l PETITION 14. Central Baptist Church, Approximately 500 N:E. 1 Avenue Lots 1, 21, 3, 17, 18, 19, and 20, less the easterly 10 feet of Lot 1,. and less the southerly 10 feet of Lots 17 through 20, of 81ock 63 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-I: 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 ,)f the DRI requires that these i—operties 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 #14 Page 1 10496 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 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; 6 to 0. PLANNING DEPT. Approval. PLANNING ADVISORY BOARD At its meeting of May 18, 1988, the Planning. Advisory Board adopted Res. PAB 42-88, by an 8 to 0 vote, recommending approval of the above. One reply in favor and two objections were received by mail. CITY COMMISSION At its meeting of June 23, 2988, the City Commission passed the above on First Reading. • Pas 5/18/88 Item #14 Page 2 SPP162, TRACT 'A" Co ♦ 5 P� '7 TRACT ' 12 13 14 oor7 . M. So so 9 d 6 z o 3 w it It I II IS 16 'r 18 is,i 40 40 �r 0 10 9 e T 6 S 4 N 1 '! 6}}��#a :•`:�:0. tt •' I 1 213 14 :•::X. �sesAuse 10 9 P / 6 5 4 1 ? 0 r IF IT 11 t2 13 W lot Is 19 :n s0 121 l *-9: 21 1 %DE COMMUNIT NEW WORLL P%T fn • it J I. _. N. t - 4 5 I_ I - . - TR'A• j O 3 J � a �NI POST POST to 9 e 7 11 12 13 14 OFFICE COLLEGE SQUARE SUBDIVIS• )N NO. I TRACT '1' v.W. W 3 ST. x N.E. 3 ST a W z Irk • - .ram am Mw 0 z 10 9 e lL 002111 7 6 U5'-4 $,T8 3_ 2 Cn 1 —J y - PAB 18 Mav 88 10496 AS - 36 • n a II 12 13 14 is Item #14 • � Central Baptist Church AP=P-113 Approx. 500 NE 1 Ave W 2 ST. N.E. 2 ._....._._SST.-•- 7 . ST �� f ra Oft Lu .c�,a.�a+ ,w,y. F•'Si..a i ssa.w. yb .� i �� '> d+ '-• 1�bc.r+w..w fu.eun. 7 .. _ ..«. P'Mtk,e!k >-+sF- ., y :. ��— a LLl t: _ .r4 Y P ,;W 7css �Ta ST. r a 's t� :.;5�'.�'�.,p r T• ,{sueM1`ted,.A�,ks1a+�:. _ rir-�..�,.._st.�."3. .n ram,. , t 04 L.a_.., s ,E iu` #.4 fas .afi'A,t: •i.. IV` Olk 9 �7' NII: �' � ate` � "� � s ■ ` N E. ST Y• .. �2�5 r;w" � , ,.•a .assi, w �a r j: a: -4- -n X �E`r tY tk ' �j�!r .i •-t ._ . 5 "ft<t.4...u.�. OXY M PAB 18 'fay 88 AS 36 Cen 1 Baptist Church Approx. 500 NE 1 Aye., I� 1 0Y9(i G. 1988 OCT =ti 9! 4 n-EFERiEO ki , Central Baptist Church of Miami Florida Inc. 500 N. E. 1 Avenue Miami, FL 33132 Mr.:Sergio Rodriguez, Director City of Miami Planning Department P. 0. Box 330708 Miami, FL 33233-0708 RE: Central Baptist Church 500 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 9500, as amended. V 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. J Signature Property Owner io-1y-a Date 1.0496 B REPORT OF THE CITY OF MIAMI PLANNING DEPARTMENT TO THE HERITAGE CONSERVATION BOARD ON THE POTENTIAL DESIGNATION OF CENTRAL BAPTIST CHURCH 500 N. E. 1ST AVENUE AS A HERITAGE CONSERVATION ZONING DISTRICT Prepared by C Ifistoric Date Planner Accepted by irman, nerita e Date Conservation Board Designated by the Miami City Commission Ordinance No. Date 10496 r CONTENTS I. General Information II. Significance III. Architectural Information IV. Planning Context V. HC Zoning Elements Page 1 4 6 11 12 10496 9 I. GENERAL INFORMATION Historic Name: First Baptist Church Central Baptist Church (preferred) Current Name: Central Baptist Church Location: 500 N. E. 1st Avenue Miami, Florida. 33132 Present Owner: Central Baptist Church of Miami, Florida, Inc. 500 N. E. 1st Avenue Miami, Florida 33132 Present Use: Religious Present Zoning District: CBD-1/9 HC Zoning Overlay District: HC-1 Tax Folio Number: 01-0106-030-1010 10496 /b Boundary Description of HC Zoning District: Lots 1, 2, 3, 17, 18, 19, and 20, less the easterly 10 feet of. Lot 1, and less the southerly 10 feet of Lots 17 through 20, of Block 63 of the plat of MIAMI NORTH (PB B-41) HC Zoning Classification: Historic Site -2- IL049£ CENTRAL BAPTIST CHURCH 500 N.E. 1 AVENUE as r fib V C G Uzi m DO 50 D =001=®®© �' ►� ;-Ml ELI BAY 1I J ® L IM�J' 12a1J � FRONT PARK O �` � � C� •lam ©C7 . � d. i �tl ®G=�a "�`•V CN001M location site plan 10496 - 3 - II. SIGNIFICANCE Specific Date: 1926 Architects: Dougherty and Gardner - Statement of Significance: Central Baptist Church- is architecturally significant because it represents an excellent expression of the Neo-Classical style of architecture in downtown Miami. The Central Baptist Church building is also. significant for its important historical associations with the city's religious history. The exterior of Central Baptist Church embodies the distinctive characteristics of the Neo-Classical architectural style, a popular design expression for 1920s institutional buildings in Miami. The excellence of the building's design, craftsmanship, and detailed articulation is particularly evident in the treatment of the projecting porticos, the distinctive roofline, and the decorative ornament found throughout the interior of the sanctuary. The configuration of the church elevations is noteworthy for its adaptation to the area's climate through the placement of the deep porticos and the tall ceiling in the sanctuary. Furthermore, the circular configuration of the sanctuary allows for natural ventilation to keep the interior cool throughout the hot summer months. Central Baptist Church houses Miami's oldest Baptist congregation and is the third church structure to occupy the same site. Organized two days before the City of Miami came into existence in 1896, the congregation was known as the First Baptist Church until renamed the Central Baptist Church in 1936. The Baptist Church has served the religious and humanitarian needs of downtown Miami for 90 years, and coincidentally the growth of the Baptist Church closely parallels the development of downtown Miami. The first church building stood on lots donated by Henry M. Flagler, the man responsible for establishing a railroad link to South Florida. The first wooden church building was then replaced with a masonry structure on a larger site just a block away, the present site of Central Baptist Church. That masonry structure was demolished in January 1926, at the height of Miami's Boom, to make way for a large construction project which was to house a mix of uses. -4- 1• • /3 As far back as 1925, the church leaders pondered the idea• of keeping the church within downtown Miami, even though the residential expansion was beyond the limits of the central business district. Late in 1925, the church announced that it was going to stay downtown and construct a combination church and office building, 23 stories in height, and costing $1.6 million. Upon its completion, the building would have been the tallest in Florida, rising to a height of 336 feet. The Bust came late in 1926 and the plans for such a building were scrapped. In its place, the present church building was erected at a cost of $500,000. Today, Central Baptist Church remains one of the last three active churches to hold regular services within the downtowncentral business _ district. Its vast seating capacity, at upwards of 2,500 people, makes it one of the largest assembly halls in the downtown area as well. Relationship to Criteria for Designation: 3. Exemplifies the historical, cultural, political, economic, or social trends of the community. Central Baptist Church is significant for its important historical associations with the city's religious history. The building houses Miami's oldest Baptist congregation. 5. Embodies those distinguishing characteristics of an architectural style, or period, or method of construction. Central Baptist Church represents an excellent expression of the Neo-Classical style of architecture. 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 the treatment of the projecting porticos, the distinctive roofline, and the decorative ornament found throughout the interior of the sanctuary. -5- 1049G N . ..A III. ARCHITECTURAL INFORMATION Description of Building: The Central Baptist Church is a four-story masonry building executed in the Neo-Classical style of architecture with elements of the Renaissance Revival. The church building•was erected in 1926 according to plans provided by the architectural firm of Dougherty and Gardner from Nashville, Tennessee. The church building is a symmetrical block of steel and reinforced concrete construction capped .by a polygonal. rotunda extending above the four-story height. _ The exterior of the church is characterized by two projecting porticos on the south and east elevations. The main block of the church consists of a rusticated first floor, flat walls on the second and third floors, a cornice band between the third and fourth floors, and a row of pilasters delineating the bays •on the fourth floor. The projecting porticos consist of a rusticated ground floor, a monumental Ionic'arcade extending to the top of the third floor, and a pedimented gable end at the fourth floor level. The Ionic arcade is three bays wide with engaged Ionic columns flanking the arched openings. The roof surfaces of the main block, the rotunda, and the projecting gable ends are all covered in Spanish tile. The gable ends are embellished with masonry urns and crosses which surmount the roof surface. A cupola has recently been resurfaced with gold leaf. The fenestration pattern of the main block is comprised of a strong horizontal and vertical alignment of windows. The windows are all casement type, and their surrounds are articulated in a different manner on each floor. The windows on the first floor are recessed within deep openings. The windows on the second and third floors are framed with classically styled molding, and the windows on the fourth floor are set into plain openings which are then surmounted by a decorative masonry panel. The interior of the church is divided into an internal circular core, a circulation corridor running the perimeter of the central core, and a series of rooms extending from the corridor to the exterior walls in a variety of plan configurations. On the first floor are found the church dining room and general maintenance rooms. The sanctuary -takes up the central core of the second, third, and fourth floors. Classrooms, choir rehearsal rooms, study rooms, and a library are found on the spaces adjacent to the exterior walls on the upper floors. The main entrances to the church were found beneath each projecting portico, and access to the sanctuary was via a set of double stairs found within each portico. The interior of the circular sanctuary comprises a very imposing space. The platform altar is located at the northwest corner of the circle and -6- 1®496 /5 is set within an intricately carved Palladian -style screen. Behind the altar is located the baptistry. Five aisles radiating from the altar serve to divide the sanctuary seating into four main sections. A projecting balcony adds additional seating to the sanctuary as it rings around the circle in approximately a 2700 turn. The interior walls of the sanctuary are embellished with Palladian - inspired motifs ranging from recessed coffered vaults, decorative plaster panels featuring animal skulls, and ornamental plaster garlands. A row of circular columns, capped with Corinthian capitals, serves to delineate the perimeter of the balcony level. From the interior of the cupola hangs a magnificent glass chandelier which is lowered through a series of pulleys for maintenance.and repair. Within each exterior bay of the balcony are found elaborate stained glass windows that depict religious figures and scenes. The ceiling of the sanctuary is characterized by flat tiles arranged in a herringbone pattern about the central cupola. Abutting the church building immediately to the north is an addition erected in 1946. The exterior of the addition was executed in a modified Neo-Classical architectural style which harmonizes with that of the church building. On the first, second, and third floors, the addition is reached by way of the circulation corridor of the church building. The addition comprises a full three-story height and serves to house the church educational functions. Description of Site: Central Baptist Church is located on the northwest corner of N. E. 1st Avenue and N. E. 5th Street. The building is flanked by parking lots and vacant land on both the west and north sides. -1- I� C� M' jj DC-186—Central Baptist Church, O D 1 1 Miami, Florida O c c -s f� 1111. loam M IN" a� r. lea [ funny : ; �' � � ,� �' IV. PLANNING CONTEXT Present Trends and Conditions: Central Baptist is one of three churches which have honored a commitment to remain in the downtown core area. The church has played an active role in the community and has supported other downtown groups. The congregation has carefully maintained and preserved the church building over the years and recently restored the cupola with gold leaf. Central Baptist Church was identified in the . Downtown Miami Development of Regional Impact (DRI) as a historic site. The church building has also been nominated to the National Register of Historic Places. Conservation Objectives: Because Central Baptist Church is one of downtown Miami's major landmarks, its continued preservation should be encouraged. Any future alterations or additions to. the building should respect its historic 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. -11- 2.0496 V. HC ZONING ELEMENTS Boundaries: The boundaries of the HC zoning' district have been drawn to include only those lots on which the historic church building and its addition are 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. 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 11 of the City Code. -12- 104�� 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. 10496 Inthe .......... x.. � .. X ...................... Court, was published in said newspaper in the issues of Nov. 25, 1988 Afflant further says that the said Miami Review is a nevi%sper published at Miami In said Dade County, Florida, and that 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 mall matter at the post office In Miami In said Dade County, Florida, for a period of one year next preceding the flrsL publication of the attached copy of advertisement; and afila 1 rther says that she has neither paid nor promised any pars n, firm or corporation any discount, rebate, commission or f d for the purpose of securing this advertisement for pu 1 atlon In the sold newspaper. . �,`�� • wo4 andd sublyribed before me this 25 Cf ... V...'.....�..., A.D. 19... 8 •Gbh chez O•. otary Pu 0flcj 6t� o Florida at Large (SEAL) i �/; • • ... • My Commis{dq1j,1xpk% Ae111111 ,��1� 1991. MR 114A 1 OF 2 EAi 2 OF 2