HomeMy WebLinkAboutR-87-0849J-87-730(a)
9/22/87
RESOLUTION N0.",��'�
A RESOLUTION AFFIRMING THE DECISION OF THE
ZONING BOARD AND GRANTING THE SPECIAL
EXCEPTION AS LISTED IN ORDINANCE 9500, AS
AMENDED, THE ZONING ORDINANCE OF THE CITY OF
MIAMI, SCHEDULE OF DISTRICT REGULATIONS, PAGE
1 OF 6, RS-1; RS-2 ONE FAMILY DETACHED
RESIDENTIAL, PRINCIPAL USES AND STRUCTURES,
TO PERMIT THE CONSTRUCTION OF A STUDENT
ATHLETIC CENTER FOR RANSOM EVERGLADES SCHOOL,
WHICH IS AN ADDITION TO AN EXISTING PRIVATE
SCHOOL WITH DWELLING OR LODGING FACILITIES
FOR OTHER THAN CARETAKERS FOR PROPERTY
LOCATED AT 3575 MAIN HIGHWAY, MIAMI, FLORIDA,
(MORE PARTICULARLY DESCRIBED HEREIN), AS PER
PLANS ON FILE, SUBJECT TO THE FOLLOWING:
DEDICATION OF THE NORTHWESTERLY +18 FEET OF
THIS PROPERTY BETWEEN THE PRESENT PROPERTY
LINE ADJACENT TO MAIN HIGHWAY AND THE STREET
FACE OF THE EXISTING CORAL ROCK WALL, THE
REQUIREMENTS THAT HEIGHT AND THICKNESS OF
TREES MUST BLOCK THE VIEW OF THE GYMNASIUM
BUILDING AND THAT LANDSCAPING MUST BE
APPROVED BY THE PLANNING DEPARTMENT, AND A
COVENANT PROVIDING FUTURE DEDICATION OF +12
FEET BETWEEN THE EXISTING WALL AND THE
ESTABLISHED RIGHT OF WAY FOR MAIN HIGHWAY;
_ ZONED RS-1/1 ONE FAMILY DETACHED RESIDENTIAL
WITH AN HC-1 (HERITAGE CONSERVATION) OVERLAY
AND LOCATED ON MAIN HIGHWAY, WHICH IS A
SCENIC TRANSPORTATION CORRIDOR. THIS SPECIAL
EXCEPTION IS FILED IN CONJUNCTION WITH A
VARIANCE REQUEST FOR HEIGHT, SUBJECT TO
_ APPROVAL OF A CERTIFICATE OF APPROPRIATENESS
BY THE PLANNING DEPARTMENT, AND A TIME
LIMITATION OF TWELVE MONTHS IN WHICH A
BUILDING PERMIT MUST BE OBTAINED.
WHEREAS, the Miami Zoning Board at its meeting of
July 20, 19870, Item 1, following an advertised hearing, adopted
Resolution ZB 85-87 by a seven to one vote (7 - 1), granting the
Special Exception as listed in Ordinance 9500, as amended, the
Zoning Ordinance of the City of Miami, Schedule of District
Regulations, Page 1 of 6, RS-1; RS-2 One Family Detached
Residential, Principal Uses and
Structures, to permit the
construction of a student athletic
center for Ransom Everglades
.rr.
School, which is an addition to an
existing private school with
dwelling or lodging facilities for other than caretakers for
property located at approximately
3575 Main Highway, Miami,
a'
Florida, also described as Lot
13, MONR,OE'S SUBDInslour,
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according to the map or plat thereof, as recorded „Q,,
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at Page 253, of the Public Records of Dade County, Florida; and
portions of Lots 3, ll, 12, 13 and 14 and street and alley,
Catherine S. Roberts and George L. Roberts Plat, according to the
plat thereof, as recorded in Plat Book A at Page 21 of the Public
Records of Dade County, Florida; and a parcel of submerged land
in Biscayne Bay in Section 21, Township 54 south, range 41 East,
Dade County, Florida, being more particularly described in Deed
from Trustees of the Internal Improvement Fund of the State of
Florida, as recorded in Official Records Book 4705 at Page 549 of
the Public Records of Dade County, Florida, as per plans on file,
subject to the following: a dedication of the northwesterly +18
feet of this property between the present property line adjacent
to Main Highway and the street face of Lhe a -isting coral rock
wall, the requirements that height and thickness of trees must
block the view of the gymnasium building and that landscaping
must be approved by the Planning Department, and a covenant
providing future dedication of +12 feet between the existing wall
and the established right of way for Main Highway; zoned RS-1/1
One Family Detached Residential with an HC-1 (Heritage
Conservation) overlay and located on Main Highway, which is a
Scenic Transportation Corridor; and
WHEREAS, adjacent property owners have taken an appeal to
the City Commission from the granting of the Special Exception;
and
WHEREAS, the City Commission after careful consideration of
this matter finds that the application for a Special Exception
does meet the applicable requirements of Zoning Ordinance 9500;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
"F
Section 1. The decision of the Zoning Board in granting the
Special Exception as listed in Ordinance 9500, as amended, the
Zoning Ordinance of the City of Miami, Schedule of Districk
Regulations, Page 1 of 6, RS-1; RS-2 One Family Detached
,
i Residential, Principal Uses and Structures, to permit the
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k construction of a student athletic center for Ransom Everglades
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School, which is an addition to an existing private school with
dwelling or lodging facilities for other than caretakers for
property located at approximately 3575 Main Highway, Miami,
Florida, also described as Lot 13, MONROE'S SUBDIVISION,
according to the map or plat thereof, as recorded in Deed Book D
at Page 253, of the Public Records of Dade County, Florida; and
portions of Lots 3, 111, 12, 13 and 14 and street and alley,
Catherine S. Roberts and George L. Roberts Plat, according to the
plat thereof, as recorded in Plat Book A at Page 21 of the Public
Records of Dade County, Florida; and a parcel of submerged land
in Biscayne Bay in Section 21, Township 54 south, range 41 East,
Dade County, Florida, being more particularly described in Deed
from Trustees of the Internal Improvement Fund of the State of
Florida, as recorded in Official Records Book 4705 at Page 549 of
the Public Records of Dade County, Florida, as per plans on file,
subject to the following: a dedication of the northwesterly +18
feet of this property between the present property line adjacent
to Main Highway and the street face of the existing coral rock
wall, the requirements that height and thickness of trees must
block the view of the gymnasium building and that landscaping
must be approved by the Planning Department, and a covenant
providing future dedication of +12 feet between the existing wall
and the established right of way for Main Highway; zoned RS-1/1
One Family Detached Residential with an HC-1 (Heritage
Conservation) overlay and located on !lain Highway, which is a
Scenic Transportation Corridor, is affirmed and the Special
Exception is hereby granted.
Section 2. This Resolution shall be operative upon its
adoption and the provisions thereof, unless otherwise indicated
herein, shall also become effective upon its adoption.
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PASSED AND ADOPTED this 22nd day of September _, 1987.
C
ATT T XAVIER L. REZ, AYOR
4 19
MA A IRI
City Clerk
PREPARED AND APPROVED BY:
G. MIRIAM MAE
Assistant City Attorney
FORM AND CORRECTNESS:
GMM/rcI/M500
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ZONING FACT SHEET
04 LOCATION/LEGAL 3575 Main Highway
Lot 13
_ MONROE'S SUB.
(Deed book 0, page 253) and
- Portions of Lots 3, 11, 12, 13 3 14
and portion of alley located therein,
CATHERINE S. ROBERTS AND
GEORGE L. ROBERTS PLAT (A-21) and
Submerged land as described in Deed
from T.I.I.F., recorded in Book 4705,
page 549
(Complete legal description on file
with the Hearing Boards Division)
APPLICANT/OWNER Ransom Everglades School, Inc. t
3575 Main Highway _Y
Miami, FL 33133.�
Greenberg, Traurig, et. al.
0. c/o Kerri L. Barsh (Attorney for Applicant)
1401 Brickell Avenue
Miami, FL 33131 Phone 579-0772
ZONING RS-1/1 One Family Detached Residential with
an HC-1 (Heritage Conservation) Overlay and.
located on Main Highway, which is a Scenic.
Transportation Corridor
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REQUEST Special Exception as listed - in Ordinance %500,
as the Zoning Ordinance `of `the City of
Miami, Schedule of District Regulations, Pege: 1
of 6, RS-1; RS-2 One Family Qetach
Residential . Principal Uses and
permit the conon of -a'';;tud�, Alf##c _
Centrer for R1pnso� 'Evtrgades SchQgl . which;isn s fi u
addition toy existing private %Chgov_ xri
dwell ing oe lodpit 9 focil ti tAr a4 fd `r.A<1
caretnkera 'on #bexi. site, ds `per `is ns qa °i` i40 �r
Thin 1piKial, x eption .is : fi Rd i t�, ilpc i,
with ="o ' 'Variance: fret ; llaht:y�;�d� .
subs ec>: to_- approval of a Rrtif iCd a Qf �� k
y l ann i n artp"
Appropriateness b the P 9 �-
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RECOMMENDATIONS
HERITAGE CONSERVATION APPROVAL. The Heritage Conservation Board, by
BOARD Resolution HC-87-8, recommended approval of the
proposed Student Athletic Center, subject to the
following conditions:
1. The Sabal Palms in the vicinity of the
proposed athletic center to be protected
during construction with a barrier five feet
(5') from the trunk, all around the trunk,
or be relocated on site by a licensed
landscape contractor.
2. The planting of a landscape buffer along
the southern property line, consisting of
native trees or trees native to the original
hammock area. The buffer may also include
dense palms where there is unsufficient
space for native hardwoods.
SHORELINE DEVELOPMENT The Dade County Shoreline Developowt Review
REVIEW COMMITTEE Committee, by Resolution No. 87-5, also
recommended approval of the athletic center,
subject to two conditions:
PLANNING DEPARTMENT
d
1. Removal of the 5 space parking area at the
end of the boat basin. To provide safer
access for emergency vehicles, that area
should be constructed with compacted `,gravel
or lock -block type material. t_
2. Six Royal Palms to be placed at end of boat
basin ina staggered fashion:
APPROVAL. The location of. the_L
41mretiK center. crettes " the least .
uponthe historic chars `ti!!'
a designated `historic structure.=
Important that the _ Pi atc. wth e
alld Bi scgyn� BSI re�i n lSt �
design: is. coupai:ible with _thee hic idiig` -f rr
and repeats �pty► Of the. teatila 'a '
of , the Pagoda.:
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The Planning Department also recommends that the
recommended southern landscape buffer be
extended along Main Highway, particularly in
those portions of the parking lot which front on
the highway.
The lodging facility of some 7304 square feet,
or eight lodging units, has existed since the
beginning of the school, when the school was
oriented toward a summer program in nature
studies and received students primarily from
other states. The structure, now known as
Somers Hall, has since the beginning been
classified as an accessory use resulting from
the primary school function. While the school
has expanded over time, there has never been an
increase in the square footage devoted to
lodging, nor has the school planned any future
increase. The impact of the quarters has been
deemed minimal.
PUBLIC WORKS Require the dedication of the northwesterly 18'+
of this property between the present property
line adjacent to Main Highway and the street
face of the existing coral rock wall. A
covenant will be required for future dedication
of 12'+ between the existing wall and the
established right-of-way for Main Highway.
DADE COUNTY PUBLIC
WORKS
ZONING BOARD
APPEAL
No objections.
At its meeting of July 20, 1987, the Zoning
Board adopted Resolution ZB 85-87_, by a 7 to _0
vote, granting the Special Exception with .e.
twelve month time limitation in; which a building �.
permit must be obtained and .aubject to the
following:. Dedication of the northwesterly ±18'
of this property between the present proPerty
line adjacent Main Highway ::and : ,the street
face ; of he. existing coral rack well and d
covenant, providing for future de4icatoil:ef:+12' j
between the exist1n0..*wa11 -_;And :.the establ ANN ed
right-of-way-, for Hain HigMrpr, 5 '�
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Two , objections were ' receft,00 bfx. aim . i ►R14,
nine proets and nine Opon+an�# erg pr+pB�`�
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at th1,t meeting.
Letter of appeal
Attorney for Nr.`` A Rrs`. J4Ck ,We RAt ,,. W
31 1987, was received
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LUSTIG AND SCHILLINGER
ATTORNEYS AT LAW
2550 DOUGLAS ROAD
SUITE 206
CORAL GABLES, FLORIDA 33134
TELEPHONE (305) 444-6363
ROY R. LUSTIG. P. A.
LEE H. SCHILLINGER• July 31, 1987
* ADMITTED IN
FLORIDA AND
NEW YORK
City of Miami
Zoning Appeals Division
275 N.W. 2nd Street
Miami, FL
Re: Application for special exception and variance
by Ransom Everglades School to permit construction
of 56 foot high gymnasium
Gentlemen:
This law firm represents Mr. and Mrs. Jack Weiss the neigh-
boring property owners who reside on the property contiguous to the
location of the proposed gymnasium for which Ransom Everglades School
has requested a special exception and a variance. Mr. and Mrs. Weiss
hereby appeal to the City Commission of the City of Miami the decision
of the City of Miami Zoning Board approving the special exception and
variance requests. The presentation made by Ransom Everglades School
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- in an attempt to demonstrate a "hardship" relied upon the height
r'
requirements imposed by Metropolitan Dade County Code regarding flood
control criteria and the relationship of the gymnasium to the "pagoda".
located on the school property. In particular, the school has., indi-
cated that the location of the gymnasium at the property contiguous.to
that owned by Mr. and Mrs. Weiss has been required in order tooprotect
the sight line of Biscayne Bay from "the pagoda", as a result -of . the,
determination that "pagoda" was a historical landmark and has been
classified HC-1 under the City of Miami Zoning Ordinance No. 9500'pur-
t;
suant to Ordinance No. 9626 for the City of Miami, adopted May 31,
- 1983.;
i Mr. and Mrs. Weiss purchased and acquired their' piropearty
prior to the time that "the pagoda" had been designated a historic
landmark. The location of the gymnasium at its presently prQpQsa
site is required as a result of the request by Ransom. Everglades
have "the pagoda" classified as being a building of hseosical: elQt
f icance, the hardship is in fact self created. Indeed .:t441
was created by Ransom Everglades after Kr, and Mrs. We had ;aired
purchased their property.
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NOW
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July 31, 1987
Page -2-
City of Miami
Zoning Appeals Division
Ransom Everglades has, for many years, operated an excellent
school without a gymnasium. Thus, the school has demonstrated by its
continued use of its property that it is capable of using its property
without the need of the variance. There is not a sufficient legal
basis to support a variance. Moreover, a special exception approval
requires a specific determination as to the effect of the proposed use
on the neighboring property owners. The gymnasium is to be located
close to the property line contiguous to the Weiss residence. This
substantially affects in a detrimental manner the air rights of the
Weiss property. Accordingly, the special exception should not have
been granted.
Please notify us as to the date when this matter will be pre-
sented to the City Commission.
Resp u ,
ZEE H. SCHILLINGER,
LHS/mvn
cc: Jack and Caroline t1eiss
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APPLICATION
FOR CUTIFICATE OR APPROPRIATENESS
Heritage
Conservation Oistrict
Evaluation Sheet
Nam of Prapertjr:
The Pagoda (Ransom -Everglades School)
Address:
3575 Main Mighway
IC Oistrict:
HC-1
Propos3ed York
Subject to Review:
Construction of a student activity center.
Analysis:
Although the Pagoda is - the only historic
'
building remaining on the Ransom -Everglades
campus, the Heritage Conservation Board has the
authority to review all new construction on the
entire site. The proposed student activity
center is a major new facility, but its impact
on the Pagoda is negligible. The campus already
contains numerous taller, contemporary
buildings, and the proposed building is a
considerable distance away from the historic
one. The new building repeats many of the
motifs and materials of the historic building.
Construction of the facility as proposed would
require a toning variance for height. The
Planning Oepartment has not yet received a
complete application for the toning variance and
therefore does not have a final recommendation
on this issue. Initial review, however, has
raised some concerns about the increased height.
Roca endati on:
The Planning Department recommends that a
C.,rtificate of Appropriateness be granted
because the proposed building would not
i
adversely affect the historic character of the
_
Pagoda, subject to the following conditions:
i. Sabal palms in the vicinity of the proposed
g
building shall be protected Burin the
course of construction with a barrier feet
fr= the tree trunksall around the tree.
a
If the palms are affected by. the proposed
development, they should be relocated- on
sitee with relocation by a l i tensed
k
landscape contractor.
2. As a condition for the - gqranting of a
variance, a landscape buffer should be
provided along the southern property Iins Of
the $1 to that abuts the Single
in ie fault ly.
residentialdistrict* The buffer ' a d
con: st o trees that are native
original h8=00 area. such as U 0o 1imt
oaks, and %ftowles. This buffq� su Id
C.
at so 00 e%tend" . along Nai n . N101May ' to
the tots
screen Park)n� from t* SOnto
Transportation Color,
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A
RESOLUTION NC-87-8
A RESOLUTION AUTHORIZING A CERTIFICATE OF
APPROPRIATENESS FOR THE CONSTRUCTION OF
STUDENT ACTIVITY CENTER FOR WITHIN HIGHWAY, LOCATED WITHIN AN HC.I: A. 3575
USE HERITAGE CONSERVATION OVERLAY GENERAL DISTRICT, SUBJECT TO THE FOLLOWING CONDITIONS:
I. SABAL PALMS IN THE VICINITY OF THE PROPOSED
BUILDING SMALL BE PROTECTED DURING THE
ENTIRE COURSE OF CONSTRUCT:0N WITH A
BARRIER FIVE FEET FROM THE TREE TRUNK. ALL
AROUND THE TREE. OR BE RELOCATED ON SITE BY
A LICENSED LANDSCAPE CONTRACTCR ;
2. A LANDSCAPE BUFFER SHALL BE PLANTED ALONG
THE SOUTHERN PROPERTY LINE; BUFFER SHALT. CONSIST OF TREES NATIVE TO THE ORIGINAL
NAMROCK AREA, OR MAY INCLUDE DENSE PALMS
WHERE THERE IS INSUFFICIENT SPACE FOR NATIVE
HARDWOODS; AND
FINDI16 THAT THE PROPOSED BUILDING WOULD NOT
ADVERSELY AFFECT THE HISTORIC CHARACTER OF THE
PAGODA. AND THAT THE PROPOSED BUILDING MEETS THE
. SECRETARY OF 7K REMOILITATION." INTERIOR'S "STANDARDS FOR
PASSED AND ADOPTED THIS 17TH DAY OF MARCM. 1987s
•
METROPOLITAN DADE COUNTY, FLORIDA I,1�
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=MITbr fg0-0AgCENTER
June 26, 1987
Mr. Sergio Rodriguez, Director
City of Miami Planning Department
275 N.W. 2 Street
Miami, Florida 33128
RE: Shoreline Hearing No. 87-7
Ransom -Everglades School
Dear Mr. Rodriguez:
OFFICE OF THE COUNTY MANAGER
DEVELOPMENTAL IMPACT COMMITTEE
SUITE 1210
111 N.W. lot STREET
MIAMI. FLORIOA 33125-1973
Enclosed please find Shoreline Committee Resolution No. 87-5 and staff
report for the above noted project which was passed by the Shoreline
Review Committee on June 24, 1987.
As required by Dade County Ordinance 85-14 this resolution shall become
a part of all hearing and permit records. upon issuance of approvals
and permits, this Committee must be provided a copy within 21 days..of
the development action to ensure compliance with the subject.
recommendation.
Should you have any questions or need 'assistance please contact. the:
County Shoreline Coordinator at 375-2557. {
Sin ere y
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William O'Leary,,
Chairaman, Shoreline Rev opment
Review Committee`. }`
WO/ jmt -
cc: Santiago Jorg¢-Ventura:
Joseph" Genuai �di : -
• Gloria Fox
Carrie Sersh', . Saquise J
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M E M O R A N D U M
TO: Committee Members
Shoreline Development Review
FROM: Staff
I. REQUEST
DATE: DATE: June 15. 1987
SUBJECT: Ransom -Everglades
School Staff Comments
(87-7)
1. Approval of site plan.
2. variance to permit proposed height of 56170 where 25' is
allowed (City of Miami)
II. PROJECT DESCRIPTION
Ransom -Everglades School is a private school located at 3575 Main
Highway in Coconut Grove within the municipal boundaries of the
City of Miami.
• The subject site is eleven acres in size and has 10 existing
buildings on site. The project has approximately 400 feet ,
frontage on Biscayne Bay. Due to the geographical nature of the
^ site combined with the existing on site structures, it is:
virtually impossible to view the Bay or shoreline from Main.
Highway and as such the preservation or creation of view;
corridors for this application is not applicable as seen from the.
nearest public street.
The subject building is 29,480 square feet in size and will serve,
as a student athletic center. It has been sited at its, pr,,oposed r
location so that it may relate directly with the other, : eiisti64 t
athletic facilities on the campus which includes a swimming pool,
tennis courts, athletic field and boating area. The existing 4.
athletic areas restrict the available space and dictate
level configuration for the center. This location will respect
the . existing view corridor as seen from the "pagoda" b,4i.'i i
which As a _recognized- historical building.
III. STAFF CRIT
IQVE .
A. Ordinance 85-14 Section 8 -Review Criteriaze
Shoreline Setback
t -
Side.'Setback
- visual Corridor _ f
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6
Staff has concluded that strict adherence to the prescribed
setbacks squired by the Shoreline Ordinance for the purposes of
preserving or creating view corridors is not appropriate. Staff
agrees that the alignment of the proposed structure with those
that are existing is the most logical design solution.
Staffs main concern with setbacks is the possible impact the
proposed athletic center may have on the adjacent residential
area south of the subject property.
B. Resolution 257-85 - Shoreline Development Review Manual
Due to the private nature of this facility and limited
access for the public, the design components and guidelines
contained in the review manual for walkways, safety buffers,
transition areas, fishing piers etc. are not applicable.
Staff supports the concept of leaving the shoreline edge in
its natural condition and feel that the applicant has
employed many mitigating measures to minimize the impact of
the project as seen from the Bay which staff feels is the
crucial vantage point in the review of this project.
The architectural treatment combined with the enhanced
landscape treatment, i.e. •ficus vines" on the first level
and the placement of Royal Palms at the basin area blends
this project with the existing campus. The "veranda" like
structure wrapping the building on the second level will
afford a viewing area that was previously not in place.
Beyond staff's concern of the adjacent residential area .to
the south, the other major concern of staff is the -parking-
area at the shoreline edge at the boat basin.- Ground:'level
parking at the shoreline is therefore not recommended or
further mitigation should be requiied.
IV. Summary
Staff can support and recommends approval, , of . , the oub j�ct r
application with the condition that the southern boundary bt
reviewed to ensure compatibility with . the; ad jacent.;�esf�eQ��s��� �
area and that the shoreline parking be reaioYes�_: or;,ttet'
mitigating measures be employed to soften its., rAf9-*'
shoreline.
Under *eon
p crate cover are comments this, prQ�eot fob
consideration from the City of Miami heritage Coas*rvation 8�►, d� ,fit{{.
i ri X
SHORELINE DEVELOPMENT REVIEW COMMITTEE
RESOLUTION 87-5
WHEREAS► Ransom -Everglades School has applied for approval of a
development action as filed with the City of Miami as depicted on the
site plan as prepared by the firm of Tilden & Associates dated May 29f
1987 and landscape Plan prepared by the Firm of Rosenberg Design Group
dated May 22, 1987 and fully described in the attached staff
evaluation and
WHEREAS, the subject parcel is located at 3575 Main Highway
within the City of Miami and is totally within the Biscayne Bay
Shoreline Development Review Boundary as outlined in Dade County
Ordinance 85-14, and
WHEREAS, the Shoreline Development Review Committee considered
whether and the extent to which the application as presented conformed
to the Dade County Comprehensive Development Master Plan, the City of
Miami Master Plan, and the Biscayne Bay Management Plan, and
TIHEREAS, the Shoreline Development Review Committee of Dade
County has as one of its primary responsibilities, the duty to
determine the extent to which any plan or development action as
proposed, is in conformance with Dade County Ordinance 85-14 and the
minimum standards set forth in Dade County Resolution 85-257, and
WHEREAS, the Committee considered the Dade County staff
evaluation and comments from the City of Miami Staff and,
WHEREAS, a public meeting of the Shoreline Development Review
Committee of Dade County, Florida was advertised and held as required
by law,'and all interested parties in the matter were heard, and upon
due and proper consideration having been given to the matter,
NOW THEREFORE BE IT RESOLVv:D, that at its advertised meeting of
June 24, 1987, the Biscayne ea Shoreline Development- �a
Y poem Revier �owwittee r.4�
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moved by Jose Feito (City of Miami), seconded ,by Olen: Johma'toe�
recommend approval of the development action as enumerated'. In. the
attached staff report with the following i -
p g provisions and comdi#;�pns:`
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•
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A. The paved parking area (5 spaces) at the end of the boat
basin area be removed. To provide emergency vehicle
access to this area of the site, it is recommended that
it be constructed with compacted gravel or lock -block
type material or other alternative to provide a more
natural like appearance.
B. The three (3) proposed Royal Palm trees at the end of the
boat basin parking area be increased to six (6) and
planted in a staggered fashion to further soften the
appearance of the building as viewed from the adjacent
channel and bay.
The Vote on the motion was as follows:
William O'Leary - Aye
Madelin Bunster - Aye
Sergio Bakas - Aye
Ronald Frazier - Absent
Franklin Grau - Aye
T. Glen Johnston - Aye
John Thomas Regan - Abstain
Edward Wright (City of Miami) - Excused
Jose Feito (City of Miami) - Aye
Motion to approve with conditions passed 6-0.
1 excused
1 absent
1 abstention
This resolution constitutes the report of the Shoreline
Development Review Committee submitted to The City of Miami, Florida
pursuant to Dade County ordinance 85-14 which shall become a part of
all hearing and/or permit records on the proposed development'actions.
I
Resp ctfu ly submit
A
am
Chairman. Biscayne Bay shQve,
Development Review Committee - }
F
's
v4 r ,.. .._ r ... ,. ...a.e raa i.r_ The •'1 �..'.re 9k n, :i s� se.
TiWW" phi , Ar�h1te tft
March 17, 1987
Teresita Fernandez
CITY OF MIAMI PLANNING DEPARTMENT
275 N.W. 2nd Street
Miami, Florida 33233
Re: Ransom Everglades School
Student Athletic Center
Dear Teresita,
difiCe inth
2699 South Bayshore Drive
Suite 800
WON, Florida 33133
305 SU-0085
Attached is a drawing of the Ransom Everglades Upper School Master Plan which
we prepared three years ago, The Upper School (9th thru 12th grades) currently
has an enrollment of 450 students. The School does not intend to increase their
enrollment and will be constructing new failicites only to replace out -dated facilities
or provide expanded space for current programs. No new residential use is proposed;
and the existing lodging units will be phased out.
In reference to the need to build the new Student Activity Center to a top of
structure elevation of +56'-7" above mean sea level, please note -he following
issues (See attached drawings):
1. Location on the site. The Student Athletic Center must relate directly to
the other existing athletic facilities on the campus: swimming pool, tennis
courts, athletic field, and boating area. The proposed location is the only
acceptable one because it does not interfere with those existing facilities,
yet places the building as the new center of athletic activity. It also preserves
the existing views of the Pagoda, the only historical building on the site. The
proposed location also places the building at the lowest possible elevation
on the campus which minimizes the impact of the required height to both
campus and adjacent structures.
2. Programmatic and Regulatory Requirements. The program for the Student
Athletic Center includes the gymnasium, locker rooms, training rooms, coaches'
offices, storage rooms, and other auadlliary spaces. The existing athletic areas
restrict the available space and dictate a two -level configuration for the Center.
Furthermore, flood -control criteria requires the gymnasium floor above elevation
+14'-0". Therefore, the proposed solution : gymnasium on the second level,
which relates well to the existing pool deck; and the balance of the spaces
on the first level. The flood -proofing requirements of D.E.R.M. limit the
first level at a minimum elevation of +6'-4".
s i�.ks
F.
Tildenracni8pat Vcnitects �
March 17, 1987
Ms. Teresita Fernandez;
Page 2
3. Clearance and Sttictural Requirements. The second level is established at
elevation +18'-5" which allows a minimum acceptable clearance to the spaces
below. The gymnasium space requires a minimum clearance to underside of
structure of 30'-0" (See attached directive letter from the School Headmaster,
Frank J. Hogan.) The mimimum workable depth of roof structure to span the
gymnasium area is 7'-0". These requirements dictate a roof elevation at high
point of +56'-7". which is 17'-4" above the present zoning limitation of +39'-0".
4. Hardship. The discussed issues outline a set of circumstances which makes
the proposed solution the only viable one to allow the school to have this much
needed Student Athletic Center. A denial of the present request would mean
that the school would not be able to construct an Auditorium/Gymnasium.
Please also bear in mind that the Ransom Everglades Middle School (7th and
8th grades) which has an enrollment of 220 students and which is located on
Bayshore Drive has no Auditorium/Gymnasium. The School fully intends to
utilize this Athletic Center for all six grades, 670 students from both campuses.
Thank you for your cooperation.
4Sinc rely,
o . Montocro
Project Manager
cc:
Frank Hogan
DLwtwwJ nw:w4w
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M E M O R.A N b U M
T0: Committee Members DATE.- June 15, 1987
Shoreline Development Review
FROM: Staff
I. REQUEST
SUBJECT: Ransom -Everglades
School Staff Comments
(87-7)
.1. Approval of site plan.
2. Variance to permit proposed height of 56070 where 25' is
allowed (City of Miami)
II. PROJECT DESCRIPTION
Ransom -Everglades School is a private school located at 3STS Main
Highway in Coconut Grove within the municipal boundaries of the
City of Miami.
The subject site is eleven acres in size and has lA existing
buildings on site. The project has approximately 400 feet
frontage on Biscayne Hay. Due to the geographical nature of the
site combined with the existing cn site structures, it is
virtually impossible to view the Say or shoreline from Main
Highway and as such the preservation or creation of view
corridors for this application is not applicable as seen from the
nearest public street.
The subject building is 29,489 square feet in size and will serve
as a student athletic center. It has been sited at its proposed
location so that it may relate directly with the other existing
athletic facilities on the campus which includes a swimming pool,
tennis courts, athletic field and boating area. The existing
athletic areas restrict the available space and dictate a two
level configuration for the center. This location will respect
the exis&ing view corridor as seen from the "Pagoda building
which is # recognized historical building.
1 It. STAFF CRITIQUE
A. Ordinance 85-141- Section 8 - Review Criteria
Shoreline Setback
Side Setback
Visual Corcidor
R
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Staff has concluded that strict adherence to the prescribed
setbacks required by the Shoreline Ordinance for the purposes of
preserving or creating view corridors is not appropriate. Staff
agrees that the alignment of the proposed structure with those
that are existing is the most logical design solution.
Staff s main concern with setbacks is the possible impact the
proposed athletic center may have on the adjacent residential'
area south of the subject property.
B. Resolution 257-85 - Shoreline Development Review Manual
Due to the private nature of this facility and limited
access for the public, the design components .and guidelines
contained in the review manual for walkways, safety buffets,
transition areas, fishing piers etc. are not applicable.
Staff supports the concept of leaving the shoreline edge in
its natural condition and feel that the applicant has
employed many mitigating measures to minimize the impact of
the project , as seen from the Say which staff feels is the
crucial vantage point in the review of this project.
The architectural treatment combined with the enhanced
landscape treatment, i.e. 'ficus vines' on the first level
and the placement of Royal Pal-3 at the basin area blends
this project with the existing _ampus. The 'veranda' like
structure wrapping the building on the second level will
afford a viewing area that was previously not in place.
Beyond staff's concern of the adjacent residential area to
the south, the other major concern of staff is the parking
area at the shoreline edge at the boat basin. Ground level
parking at the shoreline is therefore not recommended or
further mitigation should be required.
IV. Sumer
Staff can support and recommends approval of the subject,`.'
applicadion with the condition that the southern boundary.,.,_be=
reviewed .to ensure compatibility with the adjacent residential -
area and that the shoreline parking be removed or other
mitigating measu=es be employed to soften its affect °on the`;
shoreline.
Under separate gover are comments on this project fat
consideration from the City of Miami Heritage Conservation eoatd:
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1•►.�►►.►k1.:�. K►►►1.►►►:►.�►. �:�.�.• May 19, 1987
City of Miami L
Building and Zoning Department
275 N.W. 2 Street ,
Miami, Florida 33128
Re: Ransom Everglades School
Gentlemen: 3575 Main Hichwav
Kindly accept this letter as my objection to plans for
erection by Ransom Everglades School of the following improvements:
1. A gymnasium abutting my property;
2• A parking lot on the corner of Royal Road and Main
Highway.
I am the owner of a home located at 3187 Royal Roads
and it is my understanding that these improvements are in violation
of the City of Miami Code and I, therefore, request the opportunity
of appearing before Building and Zoning -Department and/or the City
Commission to voice my objections,together with those of all of the
other neighbors on Royal Road, who join with me.
JJW: p
Rand Delivered
Very truly yours,
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RESOLUTION NO.
A RESOLUTION AUTHORIZING THE PROPER
OFFICIALS OF THE CITY OF MIAMI TO
DECLARE CLOSED AND ABANDONED FOREVER
THAT CERTAIN UNNAMED, UNDEDICATED, UN-
IMPROVED AND NEVER USED STREET SHOWN ON
THE PLAT OF "ROBERT'S SUBDIVISION OF TWO
ACRES" RECORDED IN PLAT BOOK "A" AT PAGE
21 OF THE PUBLIC RECORDS OF DADE COUNTY,
FLORIDA.
WHEREAS, an unnamed, undedicated, unimproved and never -used
street was shown on the plat of Robert's Subdivision of Two Acres,
as recorded in Plat Book "A" at Page 21 of the Public Records of
Dade County, Florida; and
WHEREAS, this same property was replatted without the street
shown on November 27, 1895 in Plat Book "c" at Page 37; again on
April 27, 1896 in Plat Book "A" at Page 50; and again on September
9, 1905 in Plat Book "B" at Page 106 all in the Public Records of -
Dade County, Florida; and
WHEREAS, the property has since then been sold and built upon
and placed on the tax rolls; and
WHEREAS, the Department of Public Works recommends the
adoption of this resolution abandoning, closing and vacating forever
that certain unnamed and unopened street shown on the plat of
Robert's Subdivision as recorded in Plat Book "A" at page 21 of the
Public Records of Dade County, Florida.
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY
zryF
OF MIAMI, FLORIDA: y
Section 1. That the City of Miami declares that a certain
unnamed, undedicated street shown on the plat of Robert's Subdivi, ,
sion of Two Acres as recorded in Plat Book "A" at Page 21 of the
Public Records of Dade County, Florida was never opened, devslop+d 4=�
or accepted as part of the Town of Coconut Grove or City of Miami,
Street Systems and therefore is hereby declared abandoned and �+ut
j
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vacated. a
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PASSED AND ADOPTED thisl3th day of FEBRUARY 1986.
Xavier L. Suarez
MAYOR
ATTEST:
matpy Kirin
CITY CLERK
PREPARED AND APPROVED BY:
i
irlam Kadr
ASSISTANT CITY ATTORNEY
APPROVED TO FORM AND CORRECTNESS:
4Uc A. oug erty
CITY ATTORNEY
•
CITY OF MIAK-
i'l. A�
TED sTAH' L
'87
FEB -2 P 4 :M
INTERIOR DESIGN
DON 330679 • COCONUT CROVE - MI ANI. FLORIDA 33133 13 061 4 4 4 - Of 6 0
January 21, 19117
71
Mr. Sergio, Rodriguez
Director
CITY OF Mr MI
PLANNING DEPARTMENT
P 0. Box 330708
Mami, Florida 33233-0708
Dear Mr. Rodriguez:
Please be informd that there was -a meting with the Principals
of the Ransom -Everglades School, Architect, landsaVe Architocto
myself and a few of the neighbors of the co=xmity that border.
Ransoa-Vergladei.s School.
It was a very'coist,,,irtable meting and we were shown tin futurez
development plans ftwor the next twenty years of Ransomp-tvarglades
school*
After the seeting was aver, we, the neighbors still, 44pno -that:
before peraits are iss-iod that myself and -those concefted should'
haie'"the'ability to be heard by your 116ards and the City -
Coiissiorers.
We feel thn -certain changes can be made that would help us to-
corktinuft'.6 Unson-Verglades School and be good neighbors up &4 we have been in past'o
Uncil, Milt
n
11
APPLICATION FOR A CLASS O SPECIAL PERMIT OR SPECIAL EXCEPTION
File Number OSE-83-
Within the City generally, or within certain zoning districts, certain structures, Uses,
and/or occupancies specified in this ordinance are of a nature requiring special and
intensive review to determine whether or not they should be permitted in specific
locations, and if so, the special Umitations, conditions, and safeguards which should
•pe applied as reasonably necessary to promote the general purposes of this Zoning
Ordinance, and, in particular, to protect adjoining properties and the neighborhood
from avoidable potentially adverse effects. it is further intended that the expertise
and judgement of the Zoning Board be exercised in making r such determinations, in
accordance with the rules, considerations and limitations relating to Class D Special
Permits and Special Exceptions. (See Article 28J
Formal public notice and hearing is not mandatory for Class D Special Permits, but is
mandatory for Special Exceptions. in other respects, these classes of special permits
are the same.
The Zoning Board shall be solely responsible for determinations an applications for
Class;D Special Permits and Special Exceptions. AU applications in these classes of
special permits shaU, be referred to the director of the Department of Planning for;)*
recommendations and the director *wU make any further referrals required by. Lhasa ,
regulation&
i� irERRI L. BARSH hereby apply to the City
Muni Zoning d for oWoval of, cheaone:
� tY
Cim O Special Permit
,. X.. Special Exception -
� y
for property located at 3575 MainsEiighwtty'
Mimi*
Nature of P sonet�rutctiQn ois St:udsit-�h�ol...,Utc ri1ftc1
d f-
� t hey ce _P4$ 'Qt .:m Pr 'A ec
or 104cling taci tab �abhec Gh�an o�c ca�e�t+�kit�r ;
Roman
V 5 --
1 G •
?IN I attach the following in support or explanation of this applications -
.,, X i. STexo of the property prepared by a State of Florida Registered Land
x.. 2. Fax copies oft site plan showing (as required) property bowdwies, existing and proposed structexe(s), parkkq, laridseapkMh screening, etc; building elevations (if
required) with dimensians and c"putatiaes of lot area (grass and net), LUI ratios
(open space, floor area, parking, etc.), building spacing and height envelope.
See Section 2304.2.2(c).
,_ X . 3. Affidavit disclosing ownership of property covered by application andeisClaevre of interest fame (Forms 4-33 aril attach to appiicatlen.).
46 Certified list of owners of realestate within 37S' radious from the outside
boundaries of property covered by this application. (See Fame 043 and attach to
X �icatt� .
— S. Qom, ( opp�nd
photographs that show the emirs property (lanai and imp vvernentsL
I'T
`X T. Fee of $ 800. 00 . based an followiegc
STAT9 OF FLORIDA) Us
COUNTY OF OAO9 )
Addreslt 1401 8riakel� 11v*tt�e, s�!
city, State„ Zip it3 atei f -orilu 3
PINN 579.0772
m . ..�,. f-W ■aye 41luniY
M MRIUTAIII�llA1111111A�1
" — _,,. (SEAU
(Nome)
SWORN TO ANO SUBSCRIBED
before me this day
of n�l - �1 e�"�"—�""T�8'I.
WATE OF
y^ W{iNn VC MWY / �a 61
M
7
Before me, the underip%d authority. this day personally
appeared RKRR2 I.. BARSH . who being by rre first duly swore,
upm oath. deposes and says:
1. That he is the owner. or the legal representative of the
owner, subrtittirg the accxpamiu* application for a public heat-^g as
r'g*#red by Ord=Hance No. 9500 of the Code of the City of Miami, Florida.
effecting the real prapem7 located in the City of Miami as described and
Listed on the pages attached to this affidavit and made a pact thereof.
2. That all owners which he represents. if any, have given their
fUll oral emPlete Pe---ssicn for him to act in their • behal: for the cha^.ge
P"r
+ar modificaticn of a class:.:ication or regulation cf zonirg as set out in
the ac ar; .:g petiti—
3• That the PUMP attacw:ad hereto and .:ais a part of t -is
affidavit contain the current csam11 IN, mailing addresses, phone r=!:ers an
legal dascrtgticns for the real property which no is the owner or legal
a ow asentative.
4. The facts as repreanted in the application and doc. er:,s
subzrttsd in c=Junctioa with this affidavit are true and correct.
hrthdr Afriant sayeth Wt.
. _��y twenec ti
&=U to emd S ftcribed before me
this ofS..i �� 39C/i
' t,�..�:=.:�XQ 7 ir#�! L /.1 A ✓_ 11 t /R 1f +r'
ArAwy A bu e. State of Florida at imue
1� �if01i Eicpi:`ss:
n
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41
OWNS' S
Owner's raise /�
Mailing Address io ''l &th i4Cl
� Telephone Number. �l9rG'?n fir'- r� � .t,
Legal Description Lets
Ro��ir CC,rc�ehs C"�/
Owner's Nave
Nailing Address
Telephone Number
Legal Description:
Owner's Name
Mailing Address
Telepl.ene `lumber
Legal Description:
Any other real estate property owned individually, jointly, or severally
(by Corporation, Partnership or Privately) within 375' of the sse era
site is listed as follows:
Street Address Legal Description
Nc�F,
Street Address
Legate scriat_ io`
.
/1
c:SCLGSCFZ GF Gi.IMNIP
1. Legal description and street address of subject real property: -
Ransom -Everglades School
3575 Main Highway
Miami, Florida 33133
Lots 12,13, Block 7, ROYAL GARDENS, according to the plat thereof as -
recorded in Plat Book 20 at Page 3 of the Public Records of Dade Courtl,F
2. Owner(s) of subject real property and percentage of ownership.
Note: City of Miammi Ordinance tio. 9419 requires disclosure of all parties
Faving a financial interest, either direct or indirect, in the subject
matter of a presentation, request or petition to the City Commisaion.
Accordingly, question 42 requires disclosure of all shareholders of
oorpoXations, beneficiaries cc trusts, and/or any other interested parties,
together with their addresses and proportionate interest.
Ransom -Everglades School is the 100% owner of the
subject real property, and is a non-profit corporation,
with no shareholders or beneficiaries of trusts.
See List of Officers, attached as Exhibit "A".
3. Ge<:al description anu street address of y real prope;t, (,L)
owned by and► party listed in answer to question Q, sn3 (b) vacated within
375 feet of the suoject real property. •
No re .
S= OF E't am ) SS:
=181y or CAM
RERR2 L. BARSH
, bring duly sworn. depnes and
says that no is Erie ttothey cat Owner) of the real property'
_
described in answer to question #1, above= that he has read the focggo cg
ans cs and that the saes are true
and complete: and (it acting ag attoc"y
9 i -
for owner) that he has authority to execute this Disclosure of *ROIL -ship
foss os behalf of the owner.
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TO
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13
EXHIBIT "�"
LIST OF OFFICERS
President of tt.e Board of Trustees
Mrs. Gerald Greene (Rose Ellen)
201 Solano Prado
Coral Gables, Florida 33156
,Vice -President
Mk. James N. Herrool
5945 S.W. 113th Street
.Miami, Florida 33156
Vice -President
Mr. Raul J. Valdes-Fauli
751 N. Greenway Drive
Coral Gables, Florida 33134
Vice -President
Mrs. David Weaver (Dorothy)
11015 S.W. 53rd Avenue
Miami, Florida 33156
Secretary
Mrs. David Fraqnkel (Linda)
140 Solano Prado
Coral Gables, Florida 33156
Treasurer
Mr. Peter L. Bermont
7301 S.W. 48th Court
Miami, Florida 33143
0
WHLRELAS, t�. ;..•ccrsic^ed is the owner of that. property described as:
See Exhibit "A" attached hereto and incorporated herein.
it so known as Ransom Everglades School
iami, Florida, an
The undersigned recognizes and acknowledges that for a Idl
blic eal , welfare, safety or
morals, the herein -described property should not be div into separate parcels owned by
several owners so long as the same is put to the hereinafter use, and
In
consideration of
the
issuance
of a permit
, to_
d open
space and add narkinen -
on
a portion of
the
property
described
in
Exhibit
"A".
and for other good and valuable considerations, the undersigned hereby agrees to restrict
the use of theL subject property in the following manner:
1. That said property shall be considered as one plot and parcel of land and that no
portion of said plot and parcel of land shall be sold, transferred, devised or
assigned separately, except in its entirety as one plot or parcel of land;
2. The undersigned further agrees that this conditions, restriction and limitation shall
be deemed a covenant running with the land and shall remain in full force and effect
and be binding upon the undersigned, their heirs and assigned until such time as the
r• same may be released in writing by the Director of Fire, Rescue and Inspection
Services or his designated representative; "
provided, however, that this Unity of Title may be released by the Director of Fire.
Rescue and Inspection Services or his designated representative. after approval of a site
plan which meets all applicable City regulations.
Signed, sealed, executed and acknowledged on this = 'day of
A.D., 19 _, at Miami, Florida.
(CORE;
(SEAL) Ransom Fueralad"
Corporate Name
ATTEST
1
Qotary Linda r#nkelYlr resient ce President
Rose Ellen Greene
---�TE OF FLORIDA)
COUNTY OF DADS f Y
I HEREBY certify that on this day before me, a Notary Public duly authorized in the
state and county named above to take acknowledgementsv personally appeared.
LindA Frankel andRace Ellen G
o me Known to be the persons descr s aino secrefaWL 37 '
the board f w o execu a oregoin9 instrument, Ana
aRnowledgeaBefore we tnat such persons execu a the said instrument in then of and
for that corporation. affixing the corporate seal of that corporation thereto, that
;'�s
such corporate officers such persons are duly authorized by that corporation tp-do so,
that the foregoing instrument is the act of that corporation.
'WITHESS Apr hand and official seal in Ape county and state nameesbove this,,-
of.ror741i,
A.D. 19
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joy COMMISSNA
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LEGAL DESCRIPTION Of PANSOM EVERGLADES PROPERTY
EXHIBIT A
Monroe's Plat Deed Book = "D" page 251 Lot 13
Begin at a pipe in the cement marking the Northeast corner of SE 4 of
SWh of Section 21, Township 54 South, Range 41 East, as agreed and of
%record in Deed Book "0"9 at page 251; thence South 450 East 1175' more
or less to shore of Biscayne Bay; thence Southwest along said shore for
equal to 295.7' as measured at right angles to last mentioned course;
thence North 450 1/ 1400' more or less to a pipe in the cement at the
South or East side of the County Road; thence along said Road N 410 40 a
East 298' to a pipe; thence S 450 E 157.5' to the Point of Beginning,
together with all riparian rights
and water privileges appurtennant thereto. Also described as all that
part of the following described property in Section 219 Township 54 South,
Range 41 East, lying Southerly and Easterly of Ingraham Highway, to -wit:
Lot 13, according to a plot or asap thereof, recorded in Deed Book 0 at
Page 253; and lots 3, 119 129 139 14 and street and alley of Roberts
Subdivision according to a plat thereof, recorded in Plat Book A, at
Page 21, all of the Public Records of Dade County, Florida. Also a
parcel of submerged land in Biscayne Bay in Section 219 Township 54 South,
Range 41 East! Dade County, Florida. more particularly described in „T
Deed from Trusfees of the Internal Improvement Fund of the State of Florida
and recorded in Book 4705, Page 549, Official Records of Dade County,
Florida.
4
Lots 12 and 13, Block 79 Royal Gardens, according to the plat thereof; Fx`
as recorded in Plat Book 20, at Page 39 of the Public Records of Dade
� Y
County, Florida. ram.
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Feral 10-300 UI j•D a ES DEPARTMENT OF THE INTERIOR rATE-
(R4v. 6.72) NATIONAL PARK SERVICE Florida
COUNTY!
NATIONAL REGISTER OIL HISTORIC PLACES Dade
INVENTORY - NOMINATION FORM FOR NPS USE ONLY
ENTRV DATE
(Type all entries complete applicable sections) S 19i
F"
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Ransom School "Pagoda"
AND/OR HISTORIC!
Pine Knot Camp (1895) and Florida Adirondack School (1903)
.00ATION
STREET ANn NUMBER:
3575 Main highway
CITY OR TOWNI CONGRESSIONAL DISTRICT:
Coconut Grove Twelfth District
STATE CODF COUNTY! CODE
Florida 12 Dade 025
CATEGORY OWNERSHIP
(Check One)
❑ District ® Building ❑ Public Public Acquisition:
❑ Site ❑ Structure Private C]In Process
❑ r
Object Both ❑ Being Considered
PRESENT USE (Check One or More as Appropriate)
❑ Agricultural ❑ Government ❑ Pork
❑ Commercial ❑ Industrial ❑ Private Residence
(a Educational ❑ Military ❑ Religious
❑ Entertainment ❑ Museum ❑ Scientific
awml'��QFi:�! ERTY
ErtS NAME!
Ransom School Board of Trustees
STREET ANO NUMBER'
3575 Main Highway
ACCESSIBLE
STATUS
TO THE PUBLIC
Occupied
Yes:
Restricted
Unoccupied
❑ Unrestricted
Preservation leak
in proYross
❑ Ho
❑ Transportation ❑ Comments
❑ Other (specify)
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FA -
CITY OR TOWNt STATE: r:00F W
Coconut Grove Florida
RTHOUSE. REGISTRY OF DEEDS,
T AND NUMBER!
CITY OR TOWN: STATE CODE
Miami Florida 12
_R 1114 EZISTINO :SURVEV>i
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DATE OF SURVEY: ❑ Fedwal ❑ S v ❑ Co 1
DEPOSITORY FOR SURVEY RECORDS: `•y S !N
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STREET AND NUMBERI REGISTER
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CITY OR TOWNS STATCZ ; CODE
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CONDITION
❑ Eaeeilent W coed ❑ Fair ❑ Deteriorated
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❑ Altered IL] Unaltered ^ I
OESCRI99 THE PREStNT AND ORIGINAL (II known) PHYSICAL APPEARANCE
Cl Point d Unaroaead
(Cheek one)
(7 Moved ® Original Site
The Ransom School "Pagoda" in Coconut Grove, Florida is one of
a few major buildings from pioneer days in Dade County that
has survived in its original form and undergone few changes.
Constructed in 1902 of Dade County pine, the building has a
brick and coral rock chimney to which the three large fire-
places in the main room and two of the bedrooms are connected.
Thirty-nine piers of native coral rock firmly anchor the
structure to the sloping ridge overlooking Biscayne Bay.
Between the floor of the building and the ground is an extensi
turtle -crawl. Two stories high, and having dimensions of
76'4" by 401311, it is constructed in the shape of a Chinese
pagoda; the smaller hip -roofed second story lies on the trunka
hip -roof of the first. On top of the original wooden shingles
are metal tiles added in 1927. Over the front door and con-
nected to the slop sink outside the second floor is a fire
escape, added in accordance with local ordinances in the late
fifties. This addition has not significantly altered basic
design of the structure, however. Facing the Bay on the north
and southeast corners of the Pagoda are two verandas. Soon
after 1902, one was converted into a sleeping porch.
The interior of the building remains in its natural, unpainted
state. The exterior walls have been painted green. Design of
the building emphasized spaciousness to allow for maximum
ventilation. The lofty main room which occupies both stories
of the Pagoda separates the edifice into two wings, each having
a bathroom and two bedrooms. There are four rooms on the second
floor, one at each angle of the building. These are reached
from the main room by means of a curved stairway and gallery.
The numerous windows in the Pagodar which permit an abundance
of sunlight and ventilation, are of double -hung and casement
type. During the 19401s, a few damaged windows were replaced
$y lass jalousies. The 1902 light fixtures are still in their
�4r inal location, the only change being that they were convert
acetylene gas to electricity in the 19201s.
Tk* main facade faces northwest, and the rear portion faces the
V to the southeast. Surrounding the Pagoda are modern
suctures used for classroom and dormitory facilities, and a
tennis court for recreational purposes.
The Pagoda is used today as a cent for student functions,
classes, exhibitions, and as a muqum housing the many historica
documents and photographs which record the development of this
early school facility.
87 849 T
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pEAIoO (Check One or Mare as Approp,lnte)
❑ Pro•Columblon l ❑ 16th Century
❑ 1Sth Century ❑ 17th Century
Ll lath Century
19th Century
F) 20th Century
SPECIFIC OATEIS) 01App11coble ond9nors"O
AREAS OF SIGNIFICANCE
(Check One o► Mato oe Appropriate)
Aboriginal
KJ Education
(]
Political 1 1 Urban Planning
❑ Prehistoric
❑ Engineering
[]
ReligioniPhi. I] Other (Specltr)
❑ Historic
❑ Industry
losophy
❑ Agriculture
❑ Invention
L]
Science
® Architecture
❑ Landscape
[ ]
Sculpture
❑ Art
Architecture
(-j
Social/Human.
❑ Commerce
❑ Litltrature
itarion
❑ Communications
❑ Military
IJ
Theater
❑ Conservation
(-j Music
❑
Transportation
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ITATEMENT OF SIGNIFICANCE
Tailored to meet the rugged requirements of turn of the century
South Florida living, and afford maximum comfort to its inhabi-
tants, the Pagoda has withstood the test of time. Today, it
stands as a well-preserved example of early architecture in
Dade County, Florida. Built of native South Florida materials
by the architectural firm of Greenlrlfd Wicks , of Buffalo,
New York, it is a superior example of structural design erected'
to suit local climatic and environmental conditions. The
Pagoda has withstood, without significant damage, all hurricane:
since the beginning of this century, and continues to serve as
an integral part of the educational complex comprising Ransom
School. The Pagoda is of educational significance because it
served as the core building of the school since its founding
in 1902. Established by Paul C. Isom as the "Adirondack -
Florida School," it evolved from the Pine Knot Camp which was
begun in 1895 on the site. The Adirondack -Florida School was
the nation's first two -campus migratory boarding school. One-
half of the school year was spent in Florida,'and the other
half in New York State. Ransom anticipated by several decades,
the concept of a small student -teacher ratio. Individuality
and interdependence among members of the school community as
well as coexistence and respect for the natural environment
were emphasized. The school was the first to offer a curriculul
that encouraged mental, moral, and physical development in its
students, and had an active program which attempted to make
well-rounded men out of the students. The success of his
theories on education is noted in the lives of the students,
many of whom became successful leaders in their fields. In the
1920's, Coconut Grove clam►ied two private schools in session
durin4
the winter season. This factor contributed to the growt
of the area, since many wealthy families who visited their sons
at these schools, often purchased property and remained here as
permanent residents.
Although in 1947, the New York campus was closed, and the stu-
dents spent the entire year at the Coconut Grove campus, the
ideals of Paul Ransom have prevailed; and today, Ransom School
exists as one of the foremost preparatory schools in the nation
so
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SEE ATTACHED SHEET
I. GEDiiRAPHICAL DATA
....
LATITUDE AND LONGITUDE COORDINATES LATITUPF ANC 1-0140IT'IOE r�OOROINAT$S
DEFINING A RECTANGLE LOCATING THE PRO-EPTY O DEFINING THc Ltrit.R POINT OF A PROPERTY
OF L_E_!S TN AN_ TEN ACRE!
CORNER LATITUDE LONGITUDE LATITUDE LONGITUDE
Degrees Minutes Seconds Degrees Minutes Seeonds Degrees Minutes Seconds Degrees Minutes Seconds
NW o
HE o O 25 ° 43 21 W 80 ° 14 39 •
SE o O
Sw O , • o • •
APPROXIMATE ACREAGE OF NOMINATED PROPERTY: less than ten acres
iLIST ALL STATES AND COUNTIES FOR PROPERTIES OVERLAPPING STATE OR COUNTY SOUNOARIES
STATE: CODE COUNTY
� 13 , ( CODE
N/A Na
STATE: CODE COUNTY:,L CODE
1'fC£lt!t—n
STATE: I CODE COUNTY:
STATEt - - -
CODE COUNTY:
NAME AND TITLEt
'7 w
• ORGANIZATION Records Management
d Dept. of State, Div. of Archives, History,&
>�T�E AND NUMBCRt
"T1 ^' The Capitol
qffV-6R TOWNt STATE
2 Tallahassee Florida
� E� �uscN;OFfiC�R=aG arFtw►rtoMt... ; . _ :� tATloNAL >:�cisri
As the designated State Liaison Officer for the Na-
tional Historic Preservation Act of 1966 (Public Law
89.665), 1 hereby nominate this property for inclusion
in the National Register and certify that it has been
'valuated according to the c-iteris and procedures set
forth by the National Park Service, The recommended
level of significance of this nomination is:
Nati7LJ��<�57f,
M Local
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Nsme
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)ATE
3/29/73
COOS
f hereby certify that this property is included in the
National Register.
Director, Office of Archeology one 1i brie Pnearnttm
Date 7/496/7"
ATTEST: 10
tier. State Liaison officer
K@*Piw elvel,101441 04later
Date rat• 'j
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Psnr 10-not UNITED SLATES OEPARTMENt Ols THE INTER. stAtt
(July 1960) NATIONAL PARK SERVICE Florida
NATIONAL REGISTER OF HISTORIC PLACES eou«tr
INVENTORY - NOMINATION FORM Dade
FOR NOS
(Contitluatiott Sheet) t►tTwv wutr`
9. Bibliography
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Dade County Courthouse, Miami, Florida. Office of the Clerk
of the Circuit Court. Dade County Records. (Subgroup:
deeds).
Munroe, Ralph Middleton and Vincent Gilpin. The Commodore's
Story. Reprinted from 1930 edition. Historical
Association of Southern Florida, Narberth, Penna.:
Livingston Publishing Company, 1966.
Pierce, Charles W. Pioneer Life in Southeast Florida.
Coral Gables, Florida:University of Miami Press, 1970.
Pine Knot Camp. (Florida Adirondack School) , 1895,
Scrapbook.
Ransom School Archives. (Includes newspaper articles,
photographs, contracts, yearbooks, manuscripts, and
scrapbooks). Ransom School, Coconut Grove, Florida.
"School Begun as Boys Camp Had Odd Idea," Miami Daily
Metropolis, March 3, 1923.
Smith, Mrs. Betty L. Personal Interview (by Giulio V. Blanc
September, 1972. Coconut Grove, Florida.
Smith, Mrs. Betty L. Personal Interview (by Mary K. Evans),
March 29, 1973. Coconut Grove, Florida.
"The Adirondack -Florida School," Brochure, 1905.
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STATE OF FLORIDA SS
COUNTY OF DADE )
I, RICHARD P. BRINKER, Clerk of the Circuit Court of the Eleventh Judicial Circuit, and
County Recorder in and for the County of Dade and State of Florida DO HEREBY CER-
TIFY that the above and foregoing is a true an, correct copy of a --
FILED in my office this day of-
�1 7 �
A.D., I9 c ;;t' and recorded in Official Records Book
at Page Q0
IN WITNESS WHEREOF I ha a reunto ct my hand and affixed my official
A.D., 19
seal of said Court, this day of
RICHARD P. BRINKER
Clerk Circui Court „
& County ecorder
By ,
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1his Indenture
?IwA. du 16thl.0 •A may A It 197Imams BRANS and
TAMARA BRANS, h/w
.1 16 (•..,.rr •1 Dodo . in the Swe d Florida Poiioa of tl. rww Pwt..d
JAAC PROPERT2i3, 211C.. a Florida corporation
.1 IA. c•,.rl19.1 Dodo . Iva IL. Sr.t..1 Florida . rl... "a .116ft
844 S. M. Picot Street. Miami, Florida
Pr./'y�` of 11M W-4 Poo.
WIAt m&. r w tl. rwW P. Lee .r a. NCI s.a. 1.0 .w.1 in ....rA..Il.w of I6 no of
TEN DOLLARB and other good and valuable considerations • • • •DAO•
N thM in LaQ Pw1A if Ill torn P••Iy o(IL.PwL As rwo1M 06M4 Y &PAP.riwrr•
rAW4. l.s wlwl.:nw..l .ra "m to IA. a" PeA y of IL.....,li Pelt its bb.
«.r ..hew. (.,w.►. 16 ham" 4m"w 6%4..amr, .J low M dw G.wlt of Dade
SNI..1 Florida . N on
Late 4, S. G. and 7, in block 7. of THE ROYAL O1IRD=S, a Subdivision
according to the Plot thereof, as recacded in Plat book 20. pegs 3.
of the Public Records of Cade County, Floriday ALSO, that portion of
lice;+
Lot 3, in block 7. of the ROYAL OARDaS, c000rded as aforesaid acre
Particularly deseribod as f011owsr
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Begin at the most westerly corner of said Lot 3. thence run my
unnn",nlil
:2 eel
along the Swly boundary of said Lot 3 a distance of 48.23 feet to a
pointy thence deflecting to the left f0• 34' 300 can Nbly a distance
a
of 91.00 lost to the point of intersection with the Nbly boundary
? ;.y
of said Lot lr thence deflecting to the left Sf• 25/ low run NMly
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along the Rsly boundary of said Lot l a distance of 44.10 Cost
to the most Northerly owner thersofr thence run 1191y along this Nrly
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boundary of sold Lot 3 a distance of 91.00 feet to the Point of
Beginning.
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6"do and was rl. A.. saw/ ..w low salsa.. r.tll.la
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IMG1lTDN BRANS and TAMARA BRANS, his wife.
. Iva. aww . be U, W • .......•. • .4 wb wwrr• Of kff$ . Iwrrwrw .d they .lhwwwP
blow � " they ra a i ,M r... _
wITRW or w.d "A dP " sal r Im Comm .d 1r. Yr olwrr/'lW.- 16th
say ,► o to 73.
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D.rWENTAR'I E ,
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Roam 447. Miami, Florida 31l 1 t e.••.,,,,«.•'� ' y+
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Coconut grove Civic Club
p.o. ox 381 coconut grove f lorida 33133
September 18, 1987
Xr. Raul Valdes-Fauli, President
RANS014-MMROLADES BOARD OF TRUSTEES
3575 Main Highway
Coconut Grove, Florida 33133
Dear Mr. Valdes -Pauli:
This is in response to your request for a letter outlining
the Civic Club's position on items PZ-16 and 17 of the City
Commission agenda for September 22, 1987. The Civic Club does
not oppose these variances for the following reasons:
1. The hardship issue is clear. The school
has
limited land available for a structure of
this
size. The only available site is the
one
selected. Since that site is limited
by
government regulations relating to flooding,
the
school is forced to request the variance
for
height. The school has met all other
city
zoning requirements in their plan.
2. The Civic Club has received assurance from
the
school that it will buffer the rear of
the
building with planting so as to shield
the
neighbors from the building.
We understand the fears of the neighbors as to the effect
of this project on their lifestyle. However, we also
understand the natural desire of an educational institution to
have adequate athletic facilities. That the school would build
such a building should not have come as a surprise to anyone
who chose to live next door to it.
While we are concerned with the size of Ransom Everglades
increasing and further burdening the streets and services
provided by the city, we are also cognizant of the school's
historic and active presence in Coconut Grove. We hope that
the school, in their future building plans, will work more
closely with the neighbors and civic groups to avoid this kind
of conflict.
Sincerel
Submitted into the public
with
4ias,, Presidentrecord in conne
Tr./mritem on t�
Matty Hirai
City Clerk
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hleyorentlMMnbero of thoChYCewpion
at Suh6IrtanUriunropPMDO W253 shoknotma:
We met vRh npreoanhtivp of Reneao-EwroNolp, and thoy We 1110MIN th*
PMPOI$d project . I We no ONNIon to that regvid on height wince to bold a 9tv" An*
Center -I hoPsy"Wehovyoureuppatfortmo Project by APP v*9therequeet.
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Submitted into the public
record in connection with
itemaa 9 i
.cuIgoe Matty. Huai
a / City Cleric
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ttinee:oo.
idwSwt eandhle 640oftheellyCaldeNon
��theevn�of �ob,�1,2,2,4,&S 81ad�1_
of Sub"ON.-,AGWWene P8 263 elan
3245 end 325$ff ddhAvin n
i have mot %th mprwwom of Rra
OHEvergades, end they havo eOWhed their
Ppeed POW .1 hew no ogedlen to then fequeet Or a NO valence to bold a Student AtMa
Center.IhoPeYeuvMshovyoursuppatforthit project by app v*gtherequeet.
you
s. nor" M
8 -.34
I k" Mot with rlPMWhVM Of PANOWHEY01*00, and they have expWried their
PPOI*d Pellet We no 04100n to their request Ora height wdno to bdd a Student AlMft
Cater. I hopeyotl%M jhovyOwgvppOjtjwtMl pr*d by &pp*g the qj
re Jed.
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8r Frk 346O Mop/ 1tmod + e rt $row, Florida 33133 (3O5) 444-8363
September 18, 1987
Mayor Xavier Suarez and
Miami City Commission Members
Miami, Florida 33133
Dear Mayor Suarez & Commission Members:
As a member of the academic community and a resident of
the locality shared by Ransom -Everglades School, St. Hugh
School administration and faculty members wish to advise
You of their whole -hearted support for the proposed improve-
ments which are being made to enhance the academic and fit-
nass programs at Ransom -Everglades. We have, ourselves, been
experiencing a "happy" growth of our school facilities, and
applaud the efforts of any school which has the foresight and
the funds to improve its physical plant to accomodate the
expanding and demanding curriculum areas in today's technolo-
gical society.
We feel compelled to express our support for Ransom -
Everglades' proposed changes. Anyone who has viewed the
blueprints of these modifications should laud the growth
they represent rather than expressing opposition. We are
certain that once you view these plans yourselves, you will
also appreciate, what the changes will mean academically
and physically for the students who will benefit from them.
If any further testimonial is necessary to advance the
approval of Ransom -Everglades' proposal, please feel free
to call upon our school or parish administrators. Thank
you for your consideration.
Sincerely,
Sr. Kathlee Donnelly, O.P.
Principal, St. Hugh School Submitted into the public
record in connection with
item
on
Matty Hirai
• City Clerk
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CAPITAL BANK
COCOWMmoma
September 16th, 1987
Mayor Suarez and Members of the City Commission
111 n,w, 1st Street
Miami, Florida 33131
Dear Sirs:
We are the owners of Lot 1, Capital Bank subdivision P.B. 106754 Ms.
a/k/a 3516 Main Highway, Coconut Grove, Florida 33133.
We have met with representatives of Ransom -Everglades, and they have
explained their proposed project. We have no objection to their request
fer a height variance to build a Student Athletic Center. We hope you
will show your support for this project by approving the request.
Sincerely,
Steven Brimo
Asst.Vice-Pres/Branch Manager
J
Submitted into the public
t
record in connection with
ite on
Matty Hirai
City Clerk
3516 Main HVwiaV, KOK Rol 33133, TilophO M (305) 44H060
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