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10/27,,!37
ORDINANCE, NO. t0.' 75
AN ORDINANCI• AMENDINt T11111 OPPI CIAL 20NING
ATLAS OF ORDINANCE 9500, THE: ZONING ORMNANCF;
()F THE, t-'tTY OF MLAMI, FLORIDA, A'.3 AMENDED,
PAGE 16, TO APPLY sr.xLION 1.610 HC--1: (IN vr,RA[,
USE HERTTAG ,' c ONSERVA'r.p)N OVERLAY DISTRTCTO
PURSUANT TO ARTI('I,1,, 16 TO THE "BUENA VISTA
l AS'P HISTORIC Dt5'CRICT" GENERALLY BOUNDED' BY
THE REAR LOT LINES 132TW .E N NORTHEAS,r 4,9TH
:'STREET AND NORTHE.A, 49TH STREC'C ON THE
NORTH; NORTHEAST 2ND AVENUE ON THE EAST;
NORTH MIAMI AVENUE ON THE WEST AND NORTHEAST
42ND STREET AND THE REAR LOT LINES Bi TWEEN
NORTHEAST 41ST STREET AND NORTHEAST 42ND
STREET ON THE SOUTH; RETAINING THE UNDERLYING
ZONING DISTRICTS ADOPTING AND INCORPORATING
BY REFERENCE THE HERITAGE CONSERVATION BOARD
FINDINGS THAT THE BIJENA VISTA EAST HISTORIC
OLSTRICT MEETS THE CRITERIA FOR HISTORIC
DISTRICT DESIGNATION; ADOPTING AND
INCORPORATING BY REFERENCE THE DESIGNATION
REPORT; CONTAINING A REPEALER PROVISION AND A
SEVERABILITY CLAUSE.
WHEREAS, the Miami Planning Advisory Board, at its meeting
of October 21, 1987, Item No. 2, follr,)wing an aJvi-r.tised hearing,
adopted Resolution 62-87 by a vote of 9 to 0, RECOMMENDING
APPROVAL, of amending Ordinance No. 9500, as amended as
hereinafter set forth; and
WHEREAS, the Heritage Conservation Board at its meeting of
September 3, 1987, Item No. 5, following an advertised hearing,
adopted Resolution HC-87-21 by a vote of. 5 to 0, RECOMMENDING
APPROVAL, for Historic Designation; and
WHEREAS,' the City Commission after careful 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
Ordinance No. 9500 as hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY
OF MIAMI'f FLORIDA:
Section 1. The Official Zoning Atlas of Ordinance 9500, as
amended, the Zoning Ordinance of the City of Miami, page 16, is
10.3'
10/27/i3 7
i
ORDTNANCE NO. t0375
AN OROINANCE AMENDING THE OOP I CI AL ZONING
ATLAS C)P OkOINANCE 9900t THE ZONING ORDINANCE,
OF THE CITY OF MIAMI, FLORIDA, A-1 4MENDED,
PACE 16 t TO APPLY SECTION 1610 RC -I.- r, IjNEIlAI.,
USE (-"0NSI1'F2VAT1f)N OVF,RC,AY DI.STRIs 'r,
PURSUANT TO ARTICi,E 16 TO THE "BUENA VIS'T'A
EAS'1. HISTORIC D1.8TRIC,T" GENERAT.,LY B01JNDFD t3Y
THE, REAR LOT LINES BETWEEN N()RTHE;AS'r' 48,rt-
STREET AND NORTHEAST 49TH STREE'.V ON THE
NORTH; NORTHEAST 2ND AVENUE ON THE, EAST;
NORTH MIAMI AVENUE ON THE WEST; AND NORTHEAST
42ND STREET AND THE REAR LOT LINES fiE,TWEEN
NORTHEAST 41ST STREET AND NORTHEAST 42ND
STREET ON THE SOUTH; RETAINING THE UNDERLYING
ZONING DISTRICTS ADOPTING AND INCORPORATIN(3
BY REFERENCE THE HERITAGE CONSERVATION BOARD
FINDINGS THAT THE BUENA VISTA EAST HISTORIC:
i)ISTRICT MEET'S THE CRI'PI3'RIA FOR HISTORIC
DISTRICT DESIGNATION; ADOPTING AND
INCORPORATING BY REFERENCE THE DESIGNATION
REPORT; CONTAINING A REPEALER PROVISION AND A
SEVERABILITY CLAUSE.
WHEREAS, the Miami Planning Advisory Board, at its meeting
of October 21, 1987, Item No. 2, f_0110wing an advt3rt,ised hearing,
adopted Resolution 62-87 by a vote of 9 to 0, RECOMMENDING
APPROVAL, of amending Ordinance No. 9500, as amended as
hereinafter set forth; and
WHEREAS, the Heritage Conservation Board at its meeting of
September 3, 1987,,, Item No. 5, following an advertised hearing,.
adopted Resolution MC-87-21 by a vote of 5 to 0, RECOMMENDING
APPROVAL, for Historic Designation; and
WHEREAS, the City Commission after careful consideration of
this matter deems it advisable and in the best interest of tho
general welfare of the City of Miami and its inhabitants to amend
Ordinance No. 9500 as hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The Official Zoning Atlas of Ordinance 9500, as
amended, the Zoning Ordinance of the City of Miami, page 16, is
10,
i
here in amevjclt3tl in the fot Iowin,4 respe& :I
Sfieotion 1610 HC--1 general tJse Hrer. i t i(je ion Overlay
T)istricty pursuant to Article 1.6 is 3pplie;I to the "Buena
Vi:it-a Hast Hisb-)ric District" goner.,) lye h-)unded by Ulry rear
lot lines between Nort,hr;7a. 3 4,9t>7 and Northeast 49th
t reet on. the north; Northeast 2nd Airenoo :)n thr past; North
Miami Avenue can the west, an.1 42nd 9,treet and the
rear. lot 'lines between Northeast 41st and Northeast
42nd Street on the south, mr�re, particularly described as:
all of SHADOWLA 4N (6-47) ; and Rl ticks 1
through r inclusive and lots 1 through 12
inclusive of Block g 13t ,TMOR!, (6-67 )
and retaining the underlying zoning districts.
Section 2. it is hereby found that the subject property is
associated in a significant Way with the life of a person
important in the past; exemplifies the historical, cultural,
political, economic, and social trends of the community; portrays
the environment in an era of history characterized by one or more
distinctive architectural styles; embodies those distinguishing
characteristics of an ar_chitectur_al style, period, and method of
construction; and by being part of or related to a subdivision
park, environmental feature, or other distinctive area, should be
developed or preserved according to a plan based on a historic,
cultural or architectural motif, thus, warrants the herein
action.
Section 3. The finding of the, Heritage Conservation Board
that the Buena Vista Fast Historic District meets the criteria
for historic district designation is hereby incorporated.
Section 4. The Buena Vista Fast Historic District
Designation Report is adopted and incorporated by 'referenc;e.
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.
Words and/or figures strikers through shall be deleted,
Underscored workds constitute the amendment proposed.
Remaining previsions are now in effect and remain unchanged.
Asterisks denote omitted and unchanged material,
_-2-
r'Ction Ei. [f any s2t"tlon# )3t-t: 0 r ;t' ti.can; p3ragr, phi
Claus,-(-, phrase of word of Lhis ordinance i declarf�(i invalid, the
remaining provisions of this ordinance shall- -I:)t be affected,
PASS3ED ON FIRST READING BY TI'fl:,h, -)WY this 1th— (lay cif
December_ r 1987.
PASSED AND ADOPTED 'ON SECOND AND FINAL, R ADTNG BY TITLIE ONLY
this 28th day of January' , i988• r
ATTEST: ,ice
zt-
MATTY HIRAI XAVIER L. 5UA ., MAYOR
City Clerk
PREPARED AND APPROVED BY:
MARIA J. 'Cli IARO
Assistant City Attorney
APPRO ?,DS TO FORM AND CORRECTNESS:
UCI A. DOU HERTY
_ City Attorn
MJC/wpc/ebg/M237
Hirai, ('j`,a'jt of the City Of 'Miami, Flori<iat,
A,
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1037
11
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APPLICANT
PETITION
REQUEST
BACKGROUND
ANALYSIS
r.
�7
PLANNING FACT SHEET
City of Miami Planning Department:
September 30, 1987
2. Consideration of recommendations concerning an
amendment to the Official Zoning Atlas of
Ordinance 9500, the Zoning Ordinance of the City
of Miami, Florida, to apply Section 1610. HC-1:
General' Use Heritage Conservation Overlay
District to the Buena Vista East historic
District, an area generally bounded by the rear
lot lines between N.E. 48th Street and N.E: 49th
Street on the north; N.E. 2nd Avenue on the
east; N. Miami Avenue on the west; and N.E. 42nd
Street and the rear lot lines between N.E. 41st
Street and N.E. 42nd Street on the south, as
described in the designation report, and
retaining the underlying zoning districts.
To apply the HC-1 overlay to this historic
district, as described in the designation
report.
The Buena Vista East Historic District -is the.
third historic district proposed for designation
under the Heritage Conservation Ordinance.
Designation was requested several years ago by
neighborhood residents and has the support of
the Buena Vista East Association. Buena Vista
East is one of Miami's most historic
neighborhoods and is an excellent example of a
Boom era subdivision, Historic district
designation would hdlp to improve the image of
the neighborhood and protect its unique
character.
The Buena Vista East Historic District is
eligible for designation under the following
criteria:
1. Is associated in a significant way with the
life of a person important in' the past.
Many prominent and influential citizens of
early Miami had established homesteads or
resided on the land which became known as
Buena -Vista. Perhaps the best known was
T.V. Moore, who came from Indian River and
developed pioneer plantings in the area.
His pineapple plantation rivaled those
commercial fruit groves started by the
PAS 10/Z1/87
Item # 2
Page 1
13
English and French settlers and other early
homesteaders in Coconut Grove and Cutler.
Other individuals who settled in the area
were important in the fields of politics,
local government, education, commerce,
community planning, and law.
3. Exemplifies the historical, cultural,
political, economic, or social trends of the
community.
The Buena Vista East Historic District
typifies the type of real estate development
prevalent in Miami during the Boom era of
the early 1920's. It is also one of the
most intact historic neighborhoods of the
City.
4. Portrays the environment in an era of
history characterized by one or more
distinctive architectural styles.
Reflecting the diversity of architectural
design and taste during the 1920's and
1930's, the Buena Vista East Historic
District abounds in fine examples of
Mediterranean Revival, Mission, Pueblo,
Bungalow, and Masonry Vernacular style
buildings. Also found are a few dwellings
featuring stylized Art Deco motifs.
5. Embodies those distinguishing
characteristics of an architectural style,
or period, or method of construction.
Architectural features such as arched
openings, balconies, twisted columns,
bracketed eaves and cornices, volutes, and
decorative tiles which distinguish the
Mediterranean Revival style are prevalent in
the district, while hand molded shapes,
textured stu cco finishes,' tiled roofs,
curved parapet, and barrel-vaulted chimneys
characteristic of the Pueblo and Mission
,styles are equally evident. Stylized and
.decorative motifs' are seen in the
represented Art Deco style buildings, while
low hipped roofs, sweeping eaves, and porte
cocheres with stonefaced pilasters
distinguish the Bungalow type residences.
PAB 10/21/87
Item #2
Page 2
-
8. By being part of or related to a
subdivision, park, environmental feature, or
other distinctive area, should be developed
or preserved according to a plan based on a
historic, cultural or architectural motif.
The Buena Vista Historic District embodies
two representative subdivisions of,the early
1920's in Miami. As such, the district's
distinctive historic and architectural
fabric, so characteristic of this bygone
era, should be preserved.
The Planning Advisory Board need not consider
the issue of historic designation criteria;
however, it should consider the appropriateness
of the HC-1 overlay zoning district as compared`
with other regulations. Application'of the HC-1
zoning district allows the Heritage Conservation
Board to review exterior alterations or
additions to, or new construction of, walls,
gates, driveways, buildings, or landscape
features.
RECOMMENDATIONS
HERITAGE CONSERVATION
BOARD
Approval, 5 to 0
PLANNING DEPT.
Approval
PLANNING ADVISORY BOARD
At its meeting of October 21, 1987, the Planning
Advisory Board adopted Resolution PAB 62-87, by
a 9 to 0 vote, recommending approval of the aoove.
Twenty one replies in favor and three objections
were received by mail. Twelve proponents and two
opponents were present at this meeting.
CITY COMMISSION
At its meeting of Decewber 10, 1987, the City
Commission passed the above on First reading.
PAB 10/21I87 '.
Item #2
Page 3
BUENA VISTA EAST
HISTORIC DISTRICT
BUENA VISTA EAST
HISTORIC DISTRICT
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REPORT OP THE CITY OF MIAMI PLANNING DEPARTMENT
TO THE HERITAGE CONSERVATION BOARD
ON THE POTENTIAL DESIGNATION OF
BUENA VISTA EAST HISTORIC DISTRICT
AS A HERITAGE CONSERVATION ZONING DISTRICT
CONI'tNTS
General information
Significance
Description
Planning Context
V.
HC Zoning Elements
U.
Bibliography
page
14
15
17
18
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1. GENERAL YNrbBMA`t1ON
Historic Name:
Biltmore and Shadowlawn
Current Name:
Buena Vista East Historic District
Location:
The area generally bounded by the rear lot lines between N.E. 48th
Street and N.E. 49th Street on the north, N.E. 2nd Avenue on the east,
N, Miami Avenue on the west; and N.E. 42nd Street and the rear lot
lines between N.E. 41st Street and N.E. 42nd Street on the south (see
attached map).
Present Owner:
Multiple Owners - complete list of owners is available in ,the Planning
Department.
Present Use:
Residential, commercial
i
Present Zoning District:
RG-1/3, RG-2/4, RS--2/2, CR-2/7
HC Zoning Overlay District:
HC-1
10375
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BUENA VISTA EAST
HISTORIC DISTRICT
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BUENA 'v'15TA EAST
HISTORIC DISTRICT
11. SIGNIFICANCE
Statement of Significances
The Buena Vista East Historic District is significant to the
historical, architectural, and cultural development of Miami and Dade
County. The Buena Vista East Historic District was developed during
the Boom era of the 19205 to provide homes for the tremendous influx
of "cracker" migrants who came to Miami from Georgia, the Carolinas,
and points further north. The area, however, soon became the mecca of
businessmen who traded in the nearby commercial establishments on N.E.
40th Street and built homes to match their rising social status.
Their houses reflect the eclecticism that dominated American
residential architecture in the early twentieth century and include
fine examples of Mediterranean Revival, Mission, Pueblo, Bungalow, Art
Deco, and vernacular style buildings.
Historical and Cultural Significance:
Buena Vista, Lemon City, and Little River were founded before the turn
of the nineteenth century and represent some of the earliest
settlements in the history of Dade County. The area known as Buena
Vista was once a small village adjoining, but not within the corporate
limits of, Miami proper. Although preceded in age by pioneer Lemon
City, a town located a little farther north, the small village of
Buena Vista dates its birth, development, and growth -along with
Miami's. The founding of Buena Vista dates back to the days when the
immense rock ridge extending between the Atlantic Ocean and the
Florida Everglades was covered by a dense pine forest. The earliest
history of the village is recorded in a survey made by government
surveyors, and the locations of the land tracts are to this date still
founded on this early document.
The land which became Buena Vista was originally part of the
homesteads of William Gleason and E. L. White. Gleason, a prominent
and somewhat notorious figure in early Dade County politics, arrived
in Miami after the Civil War and was elected Lieutenant Governor. of
Florida, a post from which he was soon ousted. Although very
influential, he did not enjoy much popularity, and was often referred
to as the ultimate "carpetbagger" during those trying reconstruction
times. He left the area in 1876 but retained his homestead for
several_ years, eventually turning it over to his son.
E. L. White and his family moved to Dade County from Georgia, via
Quincy, Florida. As early as 1892, he homesteaded the area from N.E.
41st Street to N.E. 54th Street between N.W. 2nd Avenue and N.E..2nd
Avenue. This was the area from which the Biltmore and Shadowlawn
Subdivisions, which comprise the Buena Vista. East Historic District,
were carved in the early. 1920s. E. L. White was as prominent as his
well-known and respected father, the Honorable Judge Pleasant Woodson
-7-
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The Buena Vista East Historic district is comprised of two early
subdivisions in northeast Miami, Biltmore and Shadowlawn, both of
which were originally part of the E. L, White homestead. Biltmore was
subdivided in 1920 by T, V. Moore and his wife Mary, and by Z. T.
Merritt and his wife Polly, Shadowlawn was subdivided in 1920 by
David P. Davis and his wife Marjorie,
T. V. Moore was a prominent Buena Vista citizen who came from Indian
River and developed pioneer plantings in the area. His pineapple
plantation rivaled those commercial fruit groves started by the
English and French settlers and other early homesteaders in Coconut
Grove and Cutler. Moore was called "The Pineapple King of Florida,"
until his plantation became too valuable for fruit growing and was
turned into a "sixty-two million dollar development of twenty-five
hundred acres known as Miami Shores." Moore also founded the Moore
Furniture Store, a pioneer institution located on N . E . 40th Street,
and he lived in an outstanding Mediterranean Revival mansion located
at 4515 Moore Parkway (N.E. 1st Avenue), the main avenue traversing
the Biltmore Subdivision, His daughter, Pauline Moore Fazell, lived
at 4424 N.E. 1st Avenue.
Z. T. Merritt, who came to South Florida via Kentucky and Indiana,
became superintendent of Dade County schools. His Sister, Ada Merritt
was a famous Lemon City educator, and together they left a lasting
impression in the field of education in Dade County.
David P. Davis worked for United Realty Company, but was also the
president of D. P. Davis, Inc. his own real estate firm.
One of the first real estate brokers to operate in Buena Vista was
Dr. Charles Montgomery, who came to this section to establish a grove
and then started doing business in the old village • A.D.H. fossey
arrived at about the same time. Fossy, who had one of the largest
real estate businesses in the north part of the city, became president
of the Co -Operating Sales association, a branch organization formed in
the Miami Realty Board.
Buena Vista pioneer Josiah Chaille, a Miami councilman in 1920,
devised the present quartered street --numbering system that was adopted
and put into effect in 1921. This system carries over the entire
north -south length and most of the breadth of Dade County. It
includes important municipalities in Greater Miami, starting from the
intersection of Flagler Street and Miami Avenue. On recommendation of
the Miami Memorial. Committee of which Mr. Chaille was a member, the
street intersection was named "Josiah F. Chaille Memorial Center."
The Buena Vista East Historic District was 'developed between 1920 and
1923 primarily to accommodate the growing population of Miami as well
as to provide homes for the tremendous "cracker" influx of migrants
who came down from Georgia, the Carolinas, and points further north.
The area, however, soon became the mecca of businessmen who traded in
the nearby Biltmore commercial establishments and built homes to match
-9-
1U3"75
buildings in the early twentieth century: the earlier houses in the
district are predominantly Mediterranean Revival or Mission style,
while structures built in the 1g30s and 1NO s are either Masonry
Vernacular or Art Deco. Outstanding examples of each of these styles
are found here.
A variety of local materials, such as keystone, oolitic limestone, and
decorative blocks are utilized in many buildings to denote tropical
motifs. Especially prevalent are wrought iron screen doors and precast
or.molded concrete forms depicting palm trees, flamingos, and pelicans.
In addition, stucco coats of arms or medallions are often used in
Mission style buildings, while concrete urns and decorative garlands
are used to adorn the more sumptuous Mediterranean Revival dwellings.
Also notable in a few houses are Frank Lloyd Wright's reknowned
"eyebrow shutters," here made out of the impregnable Dade County pine
which is termite resistant.
A wealth of architectural features distinguishes the many styles that
are represented in the district. Large, two-story Mission style
buildings and simpler, one-story Pueblo style houses predominate in the
area. Thesefeaturecurved or pedimented parapets with sloping Mission
tiles topping flat surfaces; hand -molded shapes formed with textured
stucco; thick walls and buttress -like pilasters; flat roofs with drain
pipes or exposed beam ends piercing through; bracketed balconies with
wrought iron railings; round -arched openings; and barrel-vaulted
chimneys. Variations are common in the shape of arched openings, some
of which distinctly depict more fanciful shapes found in Moorish
architecture of southern Spain and northern Africa.
Mediterranean Revival style dwellings, generally two stories inheight,
are also well represented with outstanding examples. These buildings
feature arched openings; bracketed cornices or eaves; decorative tiles;
elaborate frontispieces or entrances flanked by columns; arcaded
porticoes or loggias; window trims and hoods; ornamental urns or
garlands of stucco; quoins; and balconies with wrought iron railings.
The style is used in large --scale, opulent residences which, in their
eclecti cism, embrace the gamut of architectural styles from staid
Renaissance to flamboyant Mannerist, Baroque, and Rococo.
Several fine examples of Bungalow type dwellings are found throughout
the area. This architectural style was one of the most popular
middle-class residential styles used around the country in the early
twentieth century. Most are one and one-half story modest houses built
primarily from mail-order house plans published in California where the
style originated. The main features of the style are gable roofs with
sweeping eaves; open entrance porches; stoops; massive stone --faced
pilasters; and porte-cocheres.
A profusion of Masonry Vernacular style houses were built. throughout
the area's development. Most are devoid of ornamentation and depend on
bold and massive surfaces to define their character. A few examples
-11--
1U3'75
buildings in the early twentieth century, The earlier houses in the
district are predominantly Mediterranean Revival or Mission style;
while structures built in the 1930s and 1940s are either Masonry
VernaCular or Art Deco: Outstanding examples of each of these styles
are found here.
A variety of local materially such as keystone, oolitic 1iMestone, and
decorative blocks are utilized in many buildings to denote tropical
motifs. Especially prevalent are wrought iron screen doors and precast
or molded concrete forms depicting palm trees, flamingos, and pelicans.
In addition, stucco coats of arms or medallions are often used in
Mission style buildings, while concrete urns and decorative garlands
are used to adorn the more sumptuous Mediterranean Revival dwellings.
Also notable in a few houses are Frank Lloyd Wright's reknowned
"eyebrow shutters," here made out of the impregnable Dade County pine
which is termite resistant.
A wealth of architectural features distinguishes the many styles that
are represented in the district. Large, two-story Mission style
buildings and simpler, one-story pueblo style houses predominate in the
area. these feature curved or pedimented parapets with sloping Mission
tiles topping flat surfaces; hand -molded shapes formed with textured
stucco; thick walls and buttress -like pilasters; flat roofs with drain
pipes or exposed beam ends piercing through; bracketed balconies with
wrought iron railings; round -arched openings; and barrel-vaulted
chimneys. Variations are common in the shape of arched openings, some
of which distinctly depict more fanciful shapes found in Moorish
architecture of southern Spain and northern Africa.
Mediterranean Revival style dwellings, generally two stories in height,
are also well represented with outstanding examples. These buildings
feature arched openings; bracketed cornices or eaves; decorative tiles;
elaborate frontispieces or entrances flanked by columns; arcaded
porticoes or loggias; window trims and hoods_; ornamental urns or
garlands of stucco; quoins; and balconies with wrought iron railings.
The style is used in large-scale, opulent residences which, in their
eclecticism, embrace the gamut of architectural styles from staid
Renaissance to flamboyant Mannerist, Baroque, and Rococo.
Several fine examples of Bungalow type dwellings are found throughout
the area. This architectural style was one of the most popular
middle-class residential styles used around the country in the early
twentieth century. Most are one and one --half story modest houses built
primarily from mail-order house plans published in California where the
style originated. The main features of the style are gable roofs with
sweeping eaves; open entrance porches; stoops; massive stone -faced
pilasters; and porte-cocheres.
A profusion of Masonry Vernacular style houses were built -throughout
the area's development. Most are devoid of ornamentation and depend on
bold and massive surfaces to define their character. A few examples
-11-
10 3'75
The Buena Vista East Historic District typifies the type of real
estate development Prevalent in Miami during the Boom era of the
early 1920s. It is also one of the most intact historic
heighbarhoods of the city.
4. Portrays the environment in an era of history characterized by one
or more distinctive architectural styles.
Reflecting the diversity of architectural design and taste during
the 1920§ and 1930s, the Buena Vista East Historic District
abounds in fine examples of Mediterranean Revival, Mission,
Pueblo, Bungalow, and Masonry, Vernacular style buildings: Also
found are a few dwellings featuring stylized Art Deco motifs.
5. Embodies those distinguishing characteristics of an architectural
style, or period, or method of construction.
Architectural features such as arched openings, balconies, twisted
columns, bracketed eaves and cornices, volutes, and decorative
tiles. which distinguish the Mediterranean Revival style are
prevalent in the district, while hand -molded shapes, textured
stucco finishes, tiled roofs, curved parapets, and barrel-vaulted
chimneys characteristic of the Pueblo and Mission styles are
equally evident. Stylized and decorative motifs are seen in the
represented Art Deco style buildings, while low hipped roofs,
sweeping eaves, and porte cocheres with stonefaced pilasters
distinguish the Bungalow type residences.
8. By being part of or related to a subdivision, park, environmental
feature, or other distinctive area, should be developed or
preserved according to a plan based on a historic, cultural or
architectural motif.
The Buena Vista East Historic District embodies two representative
subdivisions of the early 1920s in Miami. As such, the district's
distinctive historic and architectural fabric, so characteristic
of this bygone era, should be preserved.
-13-
1L0375
TV: PLANNING CONTEXT
Present Trends and Conditions:
The Buena Vista. Bast Historic District is a residential neighborhood
of detached single family houses, small apartment buildings, and
commercial uses along N . Miami Avenue and N.E. 2nd Avenue. Until the
early 1960s, Buena Vista was a stable, predominantly white middle
income neighborhood. As a result of desegregation and the
construction of I-96, the racial characteristics of the area changed,
although the socio economic level of the population remained the same.
During the late 1960s, the first outward manifestations of
neighborhood decline began to emerge with a weakening of the housing
market, a decline and deferral of structural maintenance and repairs,
an increase in absentee ownership, and an increase in the legal and
illegal subdivision of single family residences. Recently, the area
has been negatively impacted by a large number of low income families,
particularly Haitians,. who in many instances, due to their extremely
poor economic condition, overcrowded the existinghousing units.
Other problems include a declining image of the area, the unkempt
appearance of many streets, and high levels of actual and perceived
crime.
In 1978, Buena Vista was included within the City of Miami's Great
Neighborhood program that was aimed at the preservation and
improvement of basically sound neighborhoods. The program entails
housing rehabilitation assistance, concentrated code enforcement,
intensification and upgrading of pubic services, new infill housing,
and the establishment of a strong community organization.
Directly south of the Buena Vista East Historic District is the Miami
Design District, which is one of the top interior design centers in
the nation. While this area has undergone significant growth, it has
had only minimal impact upon the adjacent residential areas.
The Buena Vista East Association is an active neighborhood group that
monitors neighborhood activities and lobbies for improvements. As one
of its efforts to improve the image of the neighborhood and to
increase its stability, the Association requested that Buena Vista
East be designated as a historic district.
Conservation Objectives:
Historic district designation should be used as a tool to preserve the
character of Buena Vista East, improve the image of the neighborhood,
and to create neighborhood pride and a sense of community. The City
should continue its revitalization plan to stress rehabilitation of
existing housing, promote home ownership, step up code enforcement,
improve the delivery level of public services, emphasize crime
prevention', improve the overall condition of streets, and maximize
-15--
ILU3'75
r
V. NC ZON1NC ELEMENTS
Boundaries!
The boundaries of the Buena Vista East Historic District have been
drawn to include that portion of the present Buena Vista East
neighborhood that contains a predominance of buildings constructed
between 1922 and 1941. The boundaries also generally follow the plats
of the original Biltmore and Shadowlawn subdivisions, platted in
1920.
Specifically, the rear lot lines between N. E. 48th Street and N.E.
49th Street were selected as the northern boundary because of the
historical factors mentioned above and because the area to the north
contains. few historic buildings. N. Miami to the west and N.E. 2nd
Avenue to the east are historic boundaries, as well as physical
barriers. An irregular boundary between N.E. 41st Street and N.E.-
42nd Street on the south was selected to exclude those non= -
contributing buildings that are more closely related to the Miami
Design District.
Major Exterior Surfaces Subject to Review:
The major exterior surfaces subject to review shall include all
facades visible from a public right-of-way.
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.
-17-
103'75
A Monograph of the Florida Work of Kiehhel and Vliptt,,,Architqcts4
.,,
MiAmi: Miami
Parks, Arva Moore. "Miami in 1876." Tequesta, 1575.
Parks. Arva Moore. Miami: The Magic City. Tulsa, Continental
Heritage Press, im.
Peters, Thelma, Lemon City: Pioneering on Biscayne Bay 1820-1925.
Miami: Banyan BOOKS, Inc.,
Polk, R.L. R.L. Polk and Company's Miami City I Directory.
Jacksonville, FloFida: R.L. Polk and Go., 114ey-1936.
"Pretty Buena Vista"i The Miami Herald, April 19, 1925.
Stearns, Frank. "Incidents in the History of Buena Vista." Miami.
Stearns, Frank and Helen. "When & Why We Were Attracted to Miami and
Buena Vista Events 1910-1911.0 Miami.
-19-
2
MIAMI REVIEW
Published Daily except Safuriav� S+uidr+r and
Legal Holidays
Miami, Dade C; -Un(+,. P fn!ida
STATE OF FLORIDA
COUNTY OF DADE:
Before the undersigned authority personally appeared
Sookie 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. 10375
P.O. # 4222
in the X X X
Court,
was published in said newspaper in the issues of
February 19, 1988
Affianl further says that the said Miami Review is a
newspaper 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 mail matter at the post office in Miami in said
Dade County, Florida, for a period of one year next preceding
the first ublication of the attached copy of advertisement; and
allian urther says that she has neither paid nor promised any
P.rsqn, prm or corporation any discount, rebate, commission
or r u: for the purpose of securing this advertisement for
pubic ion in th said newspaper.
it,,4
Swoin to and4sllas�c416c�f before me this
c . 53
19 .day oc. Fek�,CG1aTp F�, w D,1s83.
f
eyl H. Malmer
Noth
S
n ,
f � N FAA fate of iMorida at Large
(SEAL) '�r'�%•' . • •C7`"
My Commission A4'.t L
MR 114 `'<<rirui►ltti``�
city or MiAmi, PL0016A�
L11116AL Wift
All inierested persons Will take house that on the 28th day Of
January, 1986, the City Coirttlitssldh of Miarti, Florida, adopted the
following titled ordihanres:
ORDINANCE NO. 103?3
AN ORDINANCE AMENDING THE MIAMI COMPREHENSIVE
NEIGHBORHOOD PLAN AND ADDENDA (SEPTEMBER 19135);
FOR PROPERTY LOCATED AT APPROXIMATELY 2951.2999
SOUTHWEST 22ND TERRACE (MORE PARTICULARLY
DESCRIBED HEREIN) BY CHANGING DESIGNATION OF THE
SUBJECT PROPERTY FROM LOW MODERATE DENSITY RES,
IDENTIAL TO COMMERCIAURESIDENTiAL; MAKING FIND-
INGS; CONTAINING A REPEALER PROVISION AND A SEV.
ERABILITY CLAUSE.
ORDINANCE NO. 10314
AN ORDINANCE AMENDING THE ZONING ATLAS OF ORbt-
NANCE NO. 9500, THE ZONING ORDINANCE OF THE CITY
OF MIAMI, FLORIDA. BY CHANGING THE ZONING CLASSI-
FICATION OF APPROXIMATELY 2§51.2999 SOUTHWEST
22ND TERRACE, MIAMI, FLORIDA, (MORE PARTICULARLY i
DESCRIBED HEREIN) FROM RG-113 GENERAL RESIDENTIAL
(ONE AND TWO FAMILY) TO CR•2/7 COMMERCIAL RESI•
DENTIAL (COMMUNITY) BY MAKING FINDINGS; AND BY
MAKING ALL THE NECESSARY CHANGES ON PAGE NO.42
OF SAID ZONING ATLAS MADE A PART OF ORDINANCE
NO.95M BY REFERENCE AND DESCRIPTION IN ARTICLE 3,
SECTION 300, THEREOF; CONTAINING A REPEALER PRO-
VISION AND A SEVERABILITY CLAUSE.
ORDINANCE NO. 10375 v'_
AN ORDINANCE AMENDING THE OFFICIAL ZONING ATLAS —
OF ORDINANCE 9500, THE ZONING ORDINANCE OF THE
CITY OF MIAMI, FLORIDA, AS AMENDED, PAGE 16, TO APPLY —
SECTION 1610 HC-1: GENERAL USE HERITAGE CONSER-
VATION OVERLAY DISTRICT, PURSUANT TO ARTICLE 16 TO
THE "BUENA VISTA EAST HISTORIC DISTRICT" GENER.
ALLY BOUNDED BY THE REAR LOT LINES BETWEEN
NORTHEAST 48TH STREET AND NORTHEAST 49TH STREET
ON THE NORTH; NORTHEAST 2ND AVENUE ON THE EAST;
NORTH MIAMI AVENUE ON THE WEST;, AND NORTHEAST
42ND STREET AND THE REAR LOT LINES BETWEEN
NORTHEAST 41ST STREET AND NORTHEAST 42ND STREET
ON THE SOUTH; RETAINING THE UNDERLYING _ZONING
DISTRICTS ADOPTING AND' INCORPORATING BY REFER-
ENCE THE HERITAGE CONSERVATION BOARD FINDINGS
THAT THE BUENA VISTA EAST HISTORIC DISTRICT MEETS
THE CRITERIA FOR HISTORIC DISTRICT DESIGNATION;
ADOPTING AND INCORPORATING BY REFERENCE THE
DESIGNATION REPORT; CONTAINING A REPEALER PRO-
VISION AND A SEVERABILITY CLAUSE.
ORDINANCE NO. 10376
AN ORDINANCE AMENDING ORDINANCE NO. 9500,, AS
AMENDED, THE ZONING ORDINANCE OF THE CITY OF
MIAMI, FLORIDA, BY AMENDING ARTICLE 20, ENTITLED
"GENERAL SUPPLEMENTARY REGULATIONS SECTION
2003, ACCESSORY -USES AND STRUCTURES" BY ADDING A
NEW SUBSECTION 2003.10 GARAGE SALES; SPECIAL PER.
MITS TO PROVIDE LIMITATIONS AND REQUIREMENTS FOR
GARAGE AND YARD SALES; ARTICLE 36 DEFINITIONS SEC-
TION 3602, TO DEFINE GARAGE SALE; AND AMENDING .
PAGE 1 OF 6, OF THE OFFICIAL SCHEDULE OF DISTRICT
REGULATIONS; USES AND STRUCTURES, ACCESSORY `
USES AND STRUCTURES, RS•1; RS•2, ONE -FAMILY .
DETACHED RESIDENTIAL, USES PERMISSIBLE BY SPECIAL
PERMIT TO ADD A NEW PARAGRAPH 5 TO PROVIDE THAT "
GARAGE AND YARD SALES SHALL BE PERMISSIBLE ONLY"
BY SPECIAL GARAGE AND YARD SALE PERMIT AND BY
AMENDING PAGE 2 OF 6, OF THE OFFICIAL SCHEDULE OF
DISTRICT REGULATIONS; USES AND STRUCTURES, AC
CESSORY USES AND STRUCTURES, RG-2 GENERAL RESI-
DENTIAL, BY ADDING AN EXCEPTION THAT GARAGE SALES
SHALL NOT BE PERMITTED IN THE DISTRICT OF THE OFFI-
CIAL SCHEDULE OF DISTRICT REGULATIONS; MAKING
FINDINGS; CONTAINING A REPEALER PROVISION AND A"
SEVERABILITY CLAUSE:
ORDINANCE NO. 10377
AN ORDINANCE AMENDING ORDINANCE NO. 9500, AS
AMENDED, THE ZONING ORDINANCE OF THE .CITY OF
MIAMI, SECTION 2003.9 TEMPORARY SPECIAL EVENTS;
SPECIAL PERMITS, BY REPEALING EXISTING SUBSECTIONS
2003.9.1 THROUGH 2O03.9.6 OF SAID SECTION AND SU13-
STiTUTiNG THEREFOR CONDITIONS AND LIMITATIONS, -AS
TO SPECIFIED PUBLIC FACILITIES: ORANGE BOWL, BICEN-
TENNIAL PARK AND BOBBY MADURO MIAMI BASEBALL
STADIUM AND THEIR PARKING LOTS IN REGARD TO THE
NUMBER OF EVENTS ANNUALLY AND PROVIDING FOR
NOTIFICATION TO ADJACENT PROPERTY OWNERS,'
CONTAINING A REPEALER PROVISION AND A SEVERABIL.
ITY CLAUSE.
ORDINANCE NO, 10378
AN ORDINANCE AMENDING ORDINANCE NO, 9500, AS
AMENDED, THE ZONING ORDINANCE OF THE CiTY OF
MIAMI, FLORIDA, BY AMENDING ARTICLE 20, ENTITLED
".GENERAL AND SUPPLEMENTARY REGULATIONS; SEC,
TION 2003 ACCESSORY USES AND STRUCTURES, SUBSECTi
ON 2003.7 CONVENIENCE ESTABLISHMENTS AS ACCES-
SORY TO RESIDENTIAL OR OFFICE USES" BY ADDING A
NEW PARAGRAPH 2003.7.10 VARIANCES PROHIO(TEIP; BY
AMENDING SECTION 2025 SIGNS, GENERALLY`TO PRO,
VIDE THAT NO VARIANCES ARE PERMITTED; BY AMENDING
SEQTiON 2034 COMMUNITY BASED RESIDENTIAL FACILI-
TIES BY ADPINCi A NEW SUBSECTION 2034.4 VARIANCES
PROHIBITED; BY AMENDINGPROPOSED SECTION 2035
ApUL,T PAY CARE CENTERS BY ADDING A NSW sUgSEC-
TIQN 2B35.6 VARIANCES PROHIBITED; BY AMENDING SEC-
TION 2436 CHILD PAY STARE CENTERS BY ADDING A NEW
SUBSECT(QN 2036.E VARIANCES PROHIBITED; BY
AMENDING SE
CTION 2037 ADULT ENTERTAINMENT OR
ADULT SERVICES BY ADDING A NEW SUBSECTION 2037.1
BY AMENDING ARTICLE 31 `
FROM T91AM 'OF OROJ
MICE DEFINED; LlMITA.TJONS,