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HomeMy WebLinkAboutSupplement to AppealTEW • CARDENAS LLP A T T O R N E Y S A T L A W IUA3 plc:;a1 Fuenl:e Iffireet Llne1 (305) 530-8460 E-INNIl: BDF(#jTe,,A..awxaom February 12, 2010 VIA IIAND DELIVERY Mr. Anel Rodriguez Administrative Assistant II Hearing Boards Section 444 SW 2" d Avenue, 7']'Floor Miami, Florida 33130 FOUR SEASONS TOWER 15TH FLOOR 1441 BRICKELLAVENUE MIAMI, FLORIDA 33131-5407 T 305.536.1112 F 305.536.1116 WWW.TEWLAW.COM Re: Supplement to Appeal: Historic & Environmental Preservation Board ("HEP Board') Decision Regarding File No. HP-2009-147(the "Application') Dear Anel: This law film represents Patra Liu, the applicant in the above -referenced matter. We provide the attached supplemental information in support of Ms. Liu's appeal of the above - referenced HEP Board decision. We will further supplement our materials when we appear before the City Commission. In addition to the grounds for reversal of the HEP Board decision set forth in our initial Notice of Appeal, we provide the attached materials which demonstrate the following: 1. We resubmit the favorable recommendation from the City's professional staff, with a specific finding that the proposal meets the intent of the Secretary of the Interior's Standard No. 9. The Preservation Officer also finds that the proposal is consistent with the historic and architectural character of the district in terms of size, scale, design and materials. This evaluation provides competent substantial evidence that the Application should be approved; 2. The house currently has a greater setback from NW 7th Street Road than its adjacent neighbors; this setback will be maintained in the new design; 3. The context photos demonstrate the variety of architectural styles and heights of homes in the neighborhood. The proposed two-story addition will be consistent with the existing mix of homes. 4. There are existing, mature trees that will be preserved. 538920.1 Mr. Anel Rodriguez Administrative Assistant II Hearing Boards Section February 12, 2010 Page 2 5. The design allows the Applicant to preserve green space in the backyard. Using a second story reduces the footprint of the addition, allowing the property to have more outdoor space, and to be set back farther from the canal. 6. The application proposes preservation of the front of the existing house. Renovation of the house requires compliance with current regulations, including flood elevation requirements. The preserved portion of the house is below required flood elevation; accordingly, it cannot be occupied and will serve only as a foyer. The new construction will be elevated to meet current requirements. 7. The design satisfies the intent of the Secretary of the Interior's Standard #9 by preserving historic materials that characterize the property. This is especially evident from the street view. At the same time, the addition differentiates the new from the old, shown by the successful treatment of the East elevation facing the canal. We look forward to appearing before the City Conn nission, and will present further materials and information at that time. Sincerely, Bob de la Fuente For the Firm Encl. cc: Ellen Uguccioni (w/encl., via electronic mail) Patra Liu (w/out encl., via electronic mail) Ilija Mosscrop (w/out encl., via electronic mail) 538920.1 TEw CARDENAS LLP Four Seasons Tower, 15th Floor, 1441 Brickell Avenue, Miami, Florida 33131-3407 • 305-536-1112 1012812009 17:38 3055349927 ITEM MOSSCROP ASSOCIATE PAGE 02104 HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD STAFF REPORT NAME Spring Garden Historic District ADDRESS 811 NW 71" Street Road HP -2009-118 PROJECT DESCRIPTION Application for a Certificate of Appropriateness for partial demolition and new construction, to include the installation of a perimeter fence and the enclosure of the garage. ANALYSIS OF CONDITIONS The building is a one-story contributing property built in 1940 within the Spring Garden Historic district, facing southwest with the rear lot directly on the Seybold Canal. The structure is of masonry block construction with wooden floor joists above a crawl space and wooden roof rafters. �►rf «� r�fL (kuCr. n1 71 ii 'Sr heMC:' * 81wLov Th'e existing home is 2g' below the flood elevation, and subject to constant flooding. As a result, the wood joists have rotted and compromised the structural integrity of the home.' The architect asserts that the rotting has also compromised the walls and roof of the home. Tie beams of the roof have cracked due to uneven settling caused by foundation failure. Major spalling of the concrete and exposure of the reinforcing bars (roof level tie beams) may also be a product of differential settling. BACKGROUND The owner of this property presented an application for demolition of the existing residence and new construction before the HEP Board at the public hearing of May 5, 2009. By a vote of 7 to 1, the HEP Board issued Resolution HEPB-2009-25 denying the Certificate of Appropriateness for demolition. The intent of this programme is to retain a sufficient portion of the original residence so that the disruption to the streetscape is minimized. The front portion of the house (slightly past the roof ridge line of the original gabled roof) will be restored, and a two story addition built behind it. Many of the design elements present in the first proposal for new construction are integrated into this proposals but extra attention has been paid to the integration of the new construction with the existing structure that will be preserved. PARTIAL DEMOLITION OF EXISTING HOME Plans have been submitted for partial demolition of the existing home. The portion of the home that would be demolished is behind the 'existing roof ridge line. The retention of the front portion of the original home will include; 1) New (mpact-resistant windows will be installed to match the mullion and light configuration of the originals (from tax photo). 2) The existing roof will be re -roofed using flat clay tile (white). November 3, 2009 1,0/28/2009 17:38 3055349927 ITEM PROPOSED NEW CONSTRUCTION November 3, 2009 MOSSCROP ASSOCIATE PAGE 03/04 3) The slump brick detailing on the fagade will be retained as well as the two slump brick veneered columns at the entrance. 4) The original carport will be enclosed. A garage door will be installed in the arch facing the street The side arches will be closed in and "remembered" by a surface treatment that is created by a slight recession of the stucco to outline the shape of the arches. 5) The exteriot treatment will be a smooth stucco to match the original finish. The paint color of the wall mass will be light beige within the first three intensities of a paint strip and can be approved administratively. NOTE: BECAUSE THE EXISTING HOME 18 BELOW THE REQUIRED FLOOD ELEVATION, THE CITY'S RUIDUNG OFFICIAL HAS RULED THAT THE RESTORED PORTION OF THE EXISTING HOME CANNOT BE USED FOR ANY KIND OP HABITABLE SPACE AND WILL E'SSEN'TIALLY BECOME A HUGEFOYER The pians depict the architect's and homeowner's efforts to integrate an addition to the existing home so that it conveys the look and feel of the neighborhood; while allowing the owner more living space. The pians depict a home which is comparable in height and scale; directional emphasis; setbacks (front and side); and shape to its neighboring homes (please refer to the contextual photographic analysis provided by the applicant). The new two-story construction is significantly recessed from the front fagade and begins approximately 14' to 22' behind the existing roof ridge. This separation creates a clear differentiation between old and new. The proposed design of the addition uses the basic construction materials and texture of the existing home, but introduces some modern elements clearly distinguishing the old from the new. The following points summarize the careful consideration the architect and owner have made in relating the new construction to the neighborhood, as well as describing some of the major design elements of the new construction: 1) The hipped roof with large overhanging eaves is a character defining trait of many homes in the district, including the neighboring home. 2) The proposed roof material (flat clay tile) matches the original roofing material found on the home. The applicant is proposing white clay the for the addition as well. 3) The railing on the second -story balcony facing the street will he a simple vertical rail design in keeping with the vocabulary of the original home. 1@x'28!2009 _ 17_38 x_305_5349927 MOSSCROP ASSOCIATE PAGE 04104 ITEM 4) On the second floor of the main elevation, the fenestration is alignodvith the first floor, and will be a casement window type. 4) A masonry and picket wall will replace the existing chain link fence; The wall is designed as a 2'6" masonry base capped by a 2'6" metal picket, bringing the height to a total of five ( 5) feet which is consistent with the Spring Garden Nistorio District Design Guidelines. 5) The applicant proposes to pave the driveway/ walkway area with permeable square pavers in a light color. This approach the architect has taken in this project represents a successful compromise between the total demolition of the home and an attempt to correct the structural and building code deficiencies. The proposal meets the intent of the Secretary of the Interior's Standard #8, which states: Now additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, scale, and architectural features to protect the integrity of the property and its environment. RECOMMENDATiON The Preservation Offloer recommends that the application for a Certificate of Appropriateness be approved, subject to the following conditions, because the proposed work is consistent with the historic and architectural character of the district in terms of size, scale, design and materials and complies with the Secretary of the Interior's "Standards for Rehabilitation"; 1. All glass shall be clear 2. The side of the building facing the one-story home shall be articulated in a way that will break up the substantial wall mass on the neighboring side. Several possibilities include the use of score lines in the stucco to differentiate the first and second stories; the use of a slump brick to articulate the base of the addition, and the installation of generous and hardy landscape. November 3, 2009 I 'i Ili i \` ';� `-fs� LLE ` ^ `✓ 53 �-- 3 �<9 �` S� -21 Sli 12 3 f' f /- PHOTOS 18 & 19 2 \ ARE OF llRI£3R ice• 1 \ CONUTIONS = -�' s 3 \S -\•'- MF T. Ra i���� � \ j " R� d 16 I ii 77r` ,. Cl) o , _ U.Vi„ STREET i \\� \ Liu Residence Nfi)(T LOCATION PLAN & KEY PLAN FOR PHOTOS NOTE, KEY� FOR STREET OYT€XT PHOTS SEE SHEET=2 $07 HOUSE S A& R (P�',.,v NUMBERS CORRESPOND WITH HOUSE NLAABERS) 1916-a—YEAR 5JELT NOTE FOR PHO -OS OF H.UEOIAT 4 n4B`�RS PTO OS I iHPUI 6) SEE SHEET C-03 FOR PI O0 OS OF X:ST€NG HSU' :.`NCTOS ?PRU SE_ SNEE TP C 0 & C -OS N C-01 �--'—� 0_!T CONTEXT LOCATVON P!_A f sc,. x.__ KEY PLAN FOR'IMMEDIATE NEIGH60RS° & ”"EXISTING CONDITIONS' PHOTOS 2 Street Context Photos for 811 NW 7th Street Road (House number and year built are shown at bottom of each photo -refer to site plan number 1, sheet C-01) Eastside of NW 7th Street Road 851 -1935 843-1938 835-1939 821-1922 811 NW 7 ST RD - 1940 (Subject Property) 8111 NW 7 ST RD -1940 (Subject Property) West side of NW 7th Street Road 807-1946 805-1939 801-1938 743-1939 735-1949 752-1920 804-1926 (This house is directly opposite the subject property) 824-1920 860-1948 STREET CONTEXT PHOTOS FOR 811 N.W. 7TH STREET ROAD - HEPBSUB MISSION - 10-15-09 SHEET NO.:C-02 Photos of immediate neighbors (Refer to key plan number 2, Sheet C-01, for locations of photographs) IMMEDIATE NEIGHBORS CONTEXT PHOTOS -811 N.W. 7TH STREET ROAD - HEPB SUBMISSION - 10-15-09 SHEETTNO-- C-03 ----------- - - -- - -- - -- - - - — -- — -- — -- — — t U) h F NC w 2 WRY S I 821 J7 12, t as:t ------------------------------- t-�O all M Q� 4 .e all -------------------- 31US0 ------ AM---------------- 807 j' 807 i sio y ir Liu Residence ----------------------------------------------------------------'—f CONTEXT SITE PLANS: EXISTING & PROPOSED 'X � —T­ C-07 TEXT FATE PLAN 2 EROPP 4NTEXT SITE PLAN 821 NW 7TH 8T. ROAD 811 NW 7TH ST. ROAD 807 NW M-1 ST. ROAD EMTNG SIJB ECT PROPERTY 0 EXISTING OOMKT STMET ELEVATION ALONG NIATTN STREET ROAD 821 NW 7TH ST. ROAD 811 NW TTH 8T. ROAD 807 NW TTH 8T. ROAD PROPOSED SUBJECT PROPERTY (1 PRTOSED CONT€7GT BTTEET ELEVATION ALLNiG NW 7TH STREET ROAD �+- Liu Residence HEP3 si�s�4rssiaH C7"NG PROFIT SETOACH Ekl SONG Te. REMkN `€ NEW CONS RUC1154 Cl) -R C7"NG PROFIT SETOACH Ekl SONG Te. REMkN `€ NEW CONS RUC1154 Cl) NEW a,T WH L (30- HCH) t – [ JIiHE FCki ON©Ek&ER WI WflGI H SON TENS ANG4n (2A" "GF} W f OM19I5 AAB g t ` ?a_i" tr s, f `L)o WOOD PLAN T3EADS ws i — €iAE3Af CJ MW ROOM �� Q w � 5'RINEEFS T1'P. a IP�A3tlRM„3— UP .. r h ePmm CC 3 �; � ac � 3 UP - k € LP I, I s FAM YARD i 6x!5 PRECASF SONE PAS{RS FOYER i e J� _ IR SLIDING CAR GAI ufraso- xx� xacsres ='= _ 6 FNiflANCE; f E a� PEDESTR Fv ERTR WE � e Ro vLW c 4atic HALE F r ; rj i 777 uvMS [i89Nfl 3q' HIGH �idSu vGY v4AL r iii i F zI s- IOB 4 !,j Wl 24 HIGH PICKETS I[ I A N ..L�glik� riNSan E 8"na MUM C0 N, oERs y of s '� iN GUEST rRR ,._. . ill PUT i� 1�11 z CROSS HABITABLE AEA, 1,656 Se - ,^„4055 GARAGE ARIA: 25, S.F. REAR DECK ARE, }`s9 S.I. 1 FIRST FLOOR PLAN Residence IFIRST FLOOR I Cl) t – W t I `L)o WOOD PLAN T3EADS qN Pk NfCf7 Lfk7C. Q w � 5'RINEEFS T1'P. � 5 0 � 3 "t u FAM YARD _ 6 r PUT i� 1�11 Residence IFIRST FLOOR I 22'-6- ST REI LOUSE f 111 EXIS.MG ROPE TILE TO BE ! REPLACED " NEW FLA' =AY rLE. C MkA,H ORIGINAL REE COLM: WHIEE ESSEN RE"oRu-9 6 NG BELOW RESTORED HOUSE BELOW --vERTIFA's. PICKET GJAR3RAL EI6 A'/ INTE.RVEDIAW CONC. PILLARS NEW 21ND STCR7 2ND STORY AMMON H 1 SECOND FLOOR PLAN H€ IOO I—I111 i STEPS BELOW (FRGM 1ST ELL R -0K TO REAR GAROEk} 1111 2 IRSERY lij2!ffi REAL 05 9IDHUUl11 _ `ERS N=EON 1 0,cRA IST ILGGK PCC# TO FEAR GARDEN) i (Liu Residence 1 FLOOR PLAN NEW GARk6E DOCK RESTORED STAMPED t k15r � 0MUCAA5 74 6E EXISTING CANVAS CARPORT BRIMORK RANTED WHITE REPLACED WITH NEW CAWAENT 1Q E HEI�QfcD. SNGCD ONDOWS O MAYCH ORIGINAL AINDWS O - RAIUD. aD F-WFI b.;ACC TYF, FOR T'd'(] WIN FACADE) REa`iQRED � PAIN?EG RA;N�F� ]FF-A*xI=E 1 t 4F r-WH€7L AIND`]14 NQ ALL WiNgbWz SHALL $E�!uIA k i P.{=55TAM Pi/ CLEAR GLASS ANO YA'J LEAVES. WEST ELEVATION ( FACING 7TH STREET ROAD) MAX. ALLOW,%8Le HF'GHT TO h^SIG-' CILIT: HEIGH TO IVILm.3=0:NT.. - �T.E1' NOVO I 3CK 5 NG �� nn"QOF RDC= IIHEI PROP SED FLR. LLL V.: � 10.09• z>I�=INe RnG. TO 31 'Ell' �1> HE_R'.1@FED. REQ'Q. FLR. ELEV.� - t g f' FLOOD ELEV.' 00' I a, Fa l E ' fatF x.59 _ ) L-,,— A\ FR9N= .ARG jl EAST -WEST SECTION LOOKING NORTH I, _ NEW -`i-AF 0 A WE ROOF - COLOR: WT F1M1 W t=AROAAILS: TEAK TOP W/ ,✓IT S1, AIRCRAFT C4 -Lc & FON%TR-COiSTk:P k ALL SURFACES SHALL Lu BE STUCCO PAWED aF IIIAnE Q —CRA'At SFAC€�.4 a UNDER DECK y � M B �vi:GOO PLANK TRAMS - D ON OFF- 0.1 IF -PAINED CONCRETE 5T, , NCERS < Eg Q y R EAST ELEVATION ( FACING CANAL) C0 _ v �L TEAK IQF Wj 5R. F,p SAT € / ABLE & P"WER-COATED 1d 9 SY !i3 STS - T`p. k€tiW si END FLU DECK Lu Residence I_ WIG TIN �r. - i isr RLR DECK ; EA576- VNESTS7 I EXTERIOR WQI GD PLMIK 7. ALUS / 84 OFF WTE-PAINTED ELEVATIONS CONCRETE STRINGERS A BUILDING SECTION .. _ REAR CARS -7 A-05 1 ` NEW, FLAT CLAY _ULE Gi.u'R� `h411 ;._. CHI PA170 1_ AY TEO ii1s;C6RANTEC .;wLOR' OjE-WaITE� STUCCO - - S CQVD �. FR.. ELEV._ 3 - -T- NEW ELAS CLAY l"€E s - IAA ROR7C14dE CCiOR: ) 4'HTF CLO NEWECONSLEti!°i2il CT[4'N i �_ ❑ ='� - -_---- €XISTG._LR,_E_'_,, ----GRADE EL V.__-P�Y >A.59 ,4 NEW GARk6E DOCK RESTORED STAMPED t k15r � 0MUCAA5 74 6E EXISTING CANVAS CARPORT BRIMORK RANTED WHITE REPLACED WITH NEW CAWAENT 1Q E HEI�QfcD. SNGCD ONDOWS O MAYCH ORIGINAL AINDWS O - RAIUD. aD F-WFI b.;ACC TYF, FOR T'd'(] WIN FACADE) REa`iQRED � PAIN?EG RA;N�F� ]FF-A*xI=E 1 t 4F r-WH€7L AIND`]14 NQ ALL WiNgbWz SHALL $E�!uIA k i P.{=55TAM Pi/ CLEAR GLASS ANO YA'J LEAVES. WEST ELEVATION ( FACING 7TH STREET ROAD) MAX. ALLOW,%8Le HF'GHT TO h^SIG-' CILIT: HEIGH TO IVILm.3=0:NT.. - �T.E1' NOVO I 3CK 5 NG �� nn"QOF RDC= IIHEI PROP SED FLR. LLL V.: � 10.09• z>I�=INe RnG. TO 31 'Ell' �1> HE_R'.1@FED. REQ'Q. FLR. ELEV.� - t g f' FLOOD ELEV.' 00' I a, Fa l E ' fatF x.59 _ ) L-,,— A\ FR9N= .ARG jl EAST -WEST SECTION LOOKING NORTH I, _ NEW -`i-AF 0 A WE ROOF - COLOR: WT F1M1 W t=AROAAILS: TEAK TOP W/ ,✓IT S1, AIRCRAFT C4 -Lc & FON%TR-COiSTk:P k ALL SURFACES SHALL Lu BE STUCCO PAWED aF IIIAnE Q —CRA'At SFAC€�.4 a UNDER DECK y � M B �vi:GOO PLANK TRAMS - D ON OFF- 0.1 IF -PAINED CONCRETE 5T, , NCERS < Eg Q y R EAST ELEVATION ( FACING CANAL) C0 _ v �L TEAK IQF Wj 5R. F,p SAT € / ABLE & P"WER-COATED 1d 9 SY !i3 STS - T`p. k€tiW si END FLU DECK Lu Residence I_ WIG TIN �r. - i isr RLR DECK ; EA576- VNESTS7 I EXTERIOR WQI GD PLMIK 7. ALUS / 84 OFF WTE-PAINTED ELEVATIONS CONCRETE STRINGERS A BUILDING SECTION .. _ REAR CARS -7 A-05