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HomeMy WebLinkAboutSubmittal viewshed impact assessmentVIEWSHED IMPACT ASSESSMENT OF THE PROPOSED 300 GROVE BAY CONDOMINIUM PROJECT ON VIZCAYA MUSEUM AND GARDENS, A NATIONAL HISTORIC LANDMARK, MIAMI-DADE COUNTY, FLORIDA Prepared for: Special Preservation Committee The Vizcayans, Inc. 1111 Brickell Avenue, Suite 2300 Miami, Florida 33131 0 SUBMITTED INTO THE PUBLIC RECORD FOR 6TEMuS ON3•0).0. Prepared by: Panamerican Consultants, Inc. 5910 Benjamin Center Drive, Suite 120 Tampa, Florida 33634 Reference # 27037 February 2007 VIEWSHED IMPACT ASSESSMENT OF THE PROPOSED 300 GROVE BAY CONDOMINIUM PROJECT ON VIZCAYA MUSEUM AND GARDENS, A NATIONAL HISTORIC LANDMARK, MIAMI-DADE COUNTY, FLORIDA Prepared for: Special Preservation Committee The Vizcayans, Inc. 1111 Brickell Avenue, Suite 2300 Miami, Florida 33131 SUBMITTED INTO THE PUBLIC RECORD FOR r ON Prepared by: Panamerican Consultants, Inc. 5910 Benjamin Center Drive, Suite 120 Tampa, Florida 33634 813.884.6351 (phone) 813.884.5468 (fax) James N. Ambrosino, RPA Senior Archaeologist Lucy Jones Historian February 2007 TABLE OF CONTENTS List of Figures ,.. List of Tables .• Introduction 1 Archival Research 4 Setting 4 Historical Context 6 Field Methods 7 Results 8 Conclusions 17 References Cited 18 Appendix A: National Historic Landmark Web Page Appendix B: Visual Study by R.J. Heisenbottle Architects, P.A. SUBMITTED INTO THE PUBLIC RECORD FOR ITEMt_ONio. Figure 1. Figure 2. Figure 3. Figure 3. Figure 3. Figure 3. Figure 3. Figure 3. Figure 3. Figure 3. LIST OF FIGURES Location of project area within Miami -Dade County. Map of the project area on a USGS 7.5' topographic quadrangle. View from balloon location 1, facing north. View from balloon location 1, facing east. View from balloon location 1, facing south. View from balloon location 1, facing west. View from balloon location 2, facing north. View from balloon location 2, facing east. View from balloon location 2, facing south. View from balloon location 2, facing west. Figure 11. Paired images from photo location 1 showing photo and view of balloon test 1 at 410 ft. (bottom). Figure 12. Paired images from photo location 1 showing photo and view of balloon test 2 at 367 ft. (bottom). Figure 13. Paired images from photo location 2 showing photo and view of balloon test 1 at 410 ft. (bottom). Figure 14. Paired images from photo location 2 showing photo and view of balloon test 2 at 367 ft. (bottom). Figure 15. Paired images from photo location 3 showing photo and view of balloon test 1 at 410 ft. (bottom). Figure 16. Paired images from photo location 3 showing photo and view of balloon test 2 at 367 ft. (bottom). Figure 17. Paired images from photo location 4 showing photo and view of balloon test 1 at 410 ft. (bottom). Figure 18. Paired images from photo location 4 showing photo and view of balloon test 1 at 367 ft. (bottom). Bottom imag location 10 ft. west of actual photo location. Figure 19. View from photo location 5 towards balloon test 1 at LIST OF TABLES Table 1. UTM Coordinates for Balloon and Photo Locations. simulation (top) simulation (top) simulation (top) simulation (top) simulation (top) simulation (top) simulation (top) simulation (top) e taken from 410 ft. 2 3 5 5 5 5 5 5 6 6 9 10 11 12 13 14 15 16 17 8 SUBMITTED INTO THE PUBLIC RECORD FOR ITEM arON,5-ari-61. ii INTRODUCTION Panamerican Consultants, Inc. (PCI), Tampa, Florida, conducted an assessment of the ,.� potential impact construction of the condominium towers of the 300 Grove Bay Residences on Mercy Hospital property would have on Vizcaya National Historic Landmark (NHL) in Miami, Miami -Dade County, Florida. The assessment was performed at the request of the Special Preservation Committee, The Vizcayans, Inc., of Miami, Florida, pursuant to a request from the �► Department of Planning and Zoning, Miami -Dade County. This investigation was done in accordance with Section 106 of the National Historic Preservation Act of 1966 (PL 89-665) as amended in 1992, and 36 C.F.R., Part 800: Protection of Historic Properties, and was designed to satisfy the requirements of Chapter 1A-46 of the Florida Administrative Code, and to comply with Chapter 267, Florida Statutes, as well as other state and regional regulatory requirements. The project area is located in eastern Miami -Dade County in the Coconut Grove area of Miami, Florida (Figure 1). It lies within Sections 14 and 40 of Township 41 South, Range 14 East on the Key Biscayne, Fla. 1988 USGS 7.5' topographic quadrangle map (Figure 2). Mercy Hospital is located at 3663 S. Miami Avenue. Proposed for development at the southern end of Mercy Hospital property, overlooking Biscayne Bay, are three multi -story condominium towers known as the 300 Grove Bay Residence Project. As proposed, the heights of the three towers at their tallest points are 410 feet (ft.)-8 inches (in.), 367 ft.-9 in., and 304 ft. Arranged in an east -west trending arc, the tallest tower will be the eastern structure, while the western structure will be the shortest of the three. The proposed condominium towers will be situated approximately 2,300 ft. southwest of Vizcaya Museum and approximately 1,600 ft. southwest of the edge of Vizcaya Gardens. Vizcaya Museum and Gardens is located at 3251 S. Miami Avenue. Recorded as 8DA173 ,,. within the Florida Master Site File (FMSF), Vizcaya is the early -twentieth-century estate of the industrialist James Deering. It is listed on the National Register of Historic Places (NRHP) and has been designated as a NHL. The current investigation assessed the visual impact of the proposed condominium towers on Vizcaya Museum and Gardens only, and did not consider any affects to other surrounding historic structures or sites. The assessment was achieved by flying a cluster of balloons to the proposed heights of the two tallest towers and photographing them from Vizcaya. Photographs were taken from five specific locations on the Vizcaya property. These were in part chosen to allow for an accuracy check of previous photo simulations developed by R.J. Heisenbottle Architects, P.A., of Coral Gables, Florida. SUBMITTEDINTOTHE PUBLIC RECORD FOR ITEMON -dn-oi 1 SUBMITTED INTO THE PUBLIC RECORD FOR ITEM`'''= ONs ai_61. Base map: Microsoft Streets and Trips 2006 Legend: • project location Vizcaya Viewshed Impact Assessmen • Miami -Dade County, Florida 0 20 40 miles Figure 1. Location of project area within Miami -Dade County. 2 ollgate West cy Hospital eliport Legend: Vizcaya tis proposed condo location Vizcaya Viewshed Impact Assessment Miami -Dade County, Florida Township 54 South, Range 41 East Base maps: Key Biscayne, Fla. 1988 (south) and Miami, Fla. 1988 [P1 1990] USGS 7.5' topographic quadrangles 0 0.1 0.2 0.3 0.4 Miles Figure 2. Map of the project area on a USGS 7.5' topographic quadrangle. SUBMITTED INTO THE PUBLIC RECORD FOR ITEM ON�d-0-o-7.' ARCHIVAL RESEARCH Vizcaya was recorded within the FMSF as 8DA173. The property was added to the NRHP in 1970, when it was agreed by the Keeper of the National Register that it meets Criterion A (association with significant events), Criterion B (association with significant persons), and Criterion C (embodiment of distinctive architectural and engineering characteristics). According to the nomination, its areas of historical significance include architecture, art, landscape architecture, and conservation; and its period of significance is 1900-1924. In 1978, a boundary increase was added to the NR-listed property. The additional property boundary was described as being roughly bounded by S. Dixie Highway, SW 32nd Road, and S. Miami Avenue. In 1984, Vizcaya was officially recognized at the local level according to the City of Miami's Historic Preservation Ordinance. In 1994, Vizcaya received the highest national designation, that of a National Historic Landmark. NHLs are described as "nationally significant historic places designated by the Secretary of the Interior because they possess exceptional value or quality in illustrating or interpreting the heritage of the United States" (National Park Service 2007). SETTING The 300 Grove Bay Residence Project is proposed along the southern edge of Mercy Hospital property along Biscayne Bay. The northeast trending seawall juts out slightly to the east- southeast at this location. Construction of the three condominium towers is proposed within a paved parking lot associated with the hospital. The location where the easternmost tower is proposed has been used as a heliport for Mercy Hospital; however, we are advised that it is no longer active. Balloons were flown from two locations, corresponding to the central and eastern proposed towers. Balloon location 1 was located beside the northern comer of the heliport, while balloon location 2 was located within the parking lot to the southwest. These locations correspond to the highest portions of the two easternmost proposed towers at the points of their footprints nearest Vizcaya. Figures 3 through 10 show current views from the two balloon locations. Vizcaya Museum and Gardens is located to the northeast of the 300 Grove Bay Residence Project. It is separated from Mercy Hospital and the adjacent La Salle High School property by a narrow inlet, which is part of the original Vizcaya Gardens. This is at the northeast end of the small point of land that juts out into Biscayne Bay slightly. The current elevation at the proposed condominium tower locations is approximately 5 ft. above mean sea level (amsl), while elevations at Vizcaya range from 0 to 20 ft. amsl. The sites at Vizcaya from which the photographs were taken lie between 5 and 10 ft. amsl. The actual heights of the proposed towers will be greater than 410 ft.-8 in., 367 ft.-9 in., and 304 ft. amsl. SUBMITTED INTO THE PUBLIC RECORD FOR ITEMa_ON3-—c. Figure 3. View from balloon location 1, facing north. Figure 5. View from balloon location 1, facing south. Figure 7. View from balloon location 2, facing north. - �. --*mom, f�'�''l�l I Figure 4. View from balloon location 1, facing east. Figure 6. View from balloon location 1, facing west. Figure 8. View from balloon location 2, facing SUBMITTED INTO THE PUBLIC RECORD FOR ITEM Lit; ON 0eo-o� Figure 9. View from balloon location 2, facing south. Fwiguestre 10.SUBlereVarbTHE PUBLIC RECORD FOR HISTORICAL CONTErrEM>_0N3`-an_0 Rybczynski (Rybczynski and Olin 2007) begins his history of a'� ames—fering s ivllanii estate by writing "Vizcaya lies at the midpoint of a remarkable period in American architecture, when multimillionaires built palatial country retreats in fanciful emulation of the European past." During the late nineteenth and early twentieth centuries, American industrial tycoons built lavish country estates in Old World styles as one way towards validating their success and wealth. William Deering and his sons James and Charles founded the Deering Manufacturing Company in the 1880s, becoming a major producer of farm equipment in the United States. In 1902, the Illinois -based company merged with several other manufacturers to form International Harvester. James Deering left the company in 1908, and after a few years of traveling in Europe, decided to build a winter home in Florida (Rybczynski and Olin 2007). Deering chose to build an Italian villa south of the then -center of Miami. Although he was intimately involved in every step of the design and construction of Vizcaya, his artistic consultant Paul Chaflin directed the artistic design, decoration, and implementation. Together, Deering and Chaflin chose F. Burrell Hoffman, Jr., as the project's architect. Hoffman was a relatively young architect, but Deering and Chaflin wanted someone who would allow them to remain involved in the house's design (Rybczynski and Olin 2007). The house was deliberately sited on the shore of Biscayne Bay, and oriented to take advantage of prevailing winds for ventilation. The lot itself was elevated to raise the structure above the high tide mark. As elaborate as the buildings themselves, were the lavishly landscaped gardens. Diego Suarez was hired as the landscape architect; however, Deering, Chaflin, and Hoffman, also contributed to their design. Suarez oriented the layout of the gardens to the south of the main house. The most significant garden view is south, in the direction of the proposed condominium project (see illustrations of garden view from the National Park Service web site in Appendix A). Formal garden courts lead to entryways, with stepped terraces. A stone barge 6 01, from the Wide Area Augmentation System (WAAS). Typical WAAS position accuracy is within 3 meters (9.8 ft.). Table 1 presents the UTM coordinates within zone 17 for the balloon and photo locations. Table 1. UTM Coordinates for Balloon and Photo Locations. Location Easting Northing Balloon location 1 578807 2846998 Balloon location 2 578729 2847021 Photo location 1 579236 2847606 Photo location 2 579166 2847602 Photo location 3 579148 2847578 Photo location 4 579128 2847553 Photo location 5 579103 2847527 In order to achieve the proposed heights of the condominium towers, it was necessary to tether five balloons, each 5-ft. diameter, together in a cluster. The resulting size of the cluster was approximately 12 ft. wide by 10 ft. tall. The vertical center of the balloon cluster was measured, and it was that point which was flown to the target height. To ensure that the balloon cluster flew straight and achieved the target height as closely as possible, a guy -line was attached to the rope just below the balloon cluster. Since the winds at any given time were subtly shifting, the guy -line was constantly manned at ground level to ensure accuracy. At balloon location 1, corresponding to the location of the easternmost tower, a target height of 412 ft. was achieved by extending four 100-ft. segments of rope attached with metal clips plus 3 ft. of extension. This accounted for 403 ft. of rope, which was attached at the top to the balloon cluster, the center of which was measured at 5 ft. above the end of the rope, and was moored to the bed of a PCI truck measured at 4 ft. above ground level. At balloon location 2, corresponding to the location of the central tower, the target height of 367 ft. was achieved by clipping together three 100-ft. rope segments and one 58-ft. extension of rope. This accounted for 358 ft. of rope, which when added to the 4-ft. height of the mooring and 5-ft. height of the balloon cluster center point amounted to a total height of 367 ft. RESULTS At both balloon locations, the balloons were clearly visible from each of the five photo locations. Also, given the positions and heights of the balloons after analysis, our conclusion is that the photo simulations that had previously been rendered by R.J. Heisenbottle Architects, P.A., are accurate representations of how the 300 Grove Bay Residence Project would appear from Vizcaya if built. Figures 11 through 18 show paired images of the photo simulations along with views from the same locations of both balloon tests. In each case, the height of the balloon appears nearly identical to the corresponding tower simulations within the rendered images. SUBMITTED INTO THE PUBLIC RECORD FOR 8 ITEML_ON 3cY7-t7, Figure 11. Paired images from photo location 1 showing photo simulation (top) and view of balloon test 1 at 410 ft. (bottom). (Apparent minor discrepancies are dul8 t'np e,gf equipment.) U �'j�Yj'� I I I nliCriP0 THE PUBLIC RECORD FORS Figure 12. Paired images from photo location 1 showing photo simulation (top) and view of balloon test 2 at 367 ft. (bottom). (Apparent minor discrepancies are due to the use of different photographic equipment.) SUBMITTED INTO THE PUBLIC RECORD FOR1° ITEM a�a'9' ON 3 -ao-o�. r r Owk r r fro - PUBLIC RECOR ITEM rti!IIS— ON a MUSEUM d GARDENS Figure 13. Paired images from photo location 2 showing photo simulation (top) and view of balloon test 1 at 410 ft. (bottom). (Apparent minor discrepancies are due to the use of different photographic equipment.) 11 Pft eft SUBMITTEDJNTQ THE PUBLIC RECORD FOR ITEM.', ON . Figure 14. Paired images from photo location 2 showing photo simulation (top) and view of balloon test 2 at 367 ft. (bottom). (Apparent minor discrepancies are due to the use of different photographic equipment.) 12 SUBMITTED INTO THE LIC RECORD FOR �':iu ON 3 tea, . Figure 15. Paired images from photo location 3 showing photo simulation (top) and view of balloon test 1 at 410 ft. (bottom). (Apparent minor discrepancies are due to the use of different photographic equipment.) 13 SUBMITTED INTO THE C RECORD FOR 643 ON--, Figure 16. Paired images from photo location 3 showing photo simulation (top) and view of balloon test 2 at 367 ft. (bottom). (Apparent minor discrepancies are due to the use of different photographic equipment.) 14 SUBMITTED INTO THE I P% I 1 0% rft W. ft - FOR - '/ w � ~me Figune17. Paired images from photo location 4showing photo simulation (top)and view ofballoon test 1 ot410ft. (bo#om). (Apparent minor discrepancies are due tothe use ofdifferent photographic 15 SUBMITTED INTO THE PUBLIC RECORD FOR Figure 18. Paired images from photo location 4 showing photo simulation (top) and view of balloon test 1 at 367 ft. (bottom). Bottom image taken from location 10 ft. west of actual photo location. (Apparent minor discrepancies are due to the use of different photographic equipment.) 16 SUBMITTED INTO THE Figure 19. View from photo location 5 towards balloon test 1 at 410 ft. The proposed condominium towers, if built, would impose a material change on the views from Vizcaya Museum and from its gardens. Given that a major part of the historical significance of Vizcaya concerns the landscape architecture and ambiance of its gardens, the proposed towers, if approved and built to their proposed heights (or any heights higher than a line of sight above the currently visible Mercy Hospital buildings), would create a significant adverse impact on a NR-listed property. Because of the imposing, out -of -scale height and mass and its visibility during day light hours, many events, such as school tours, weddings, photography events, local government functions, and receptions of dignitaries and heads of state, would be adversely affected. There would also be many adverse impacts experienced at night, especially during events at Vizcaya such as the Moonlight Garden Tours offered by the museum. The modern illuminated high-rise structures would only serve to diminish the night view and ambiance of the Vizcaya Gardens. CONCLUSIONS Panamerican Consultants, Inc. (PCI), Tampa, Florida, conducted an assessment of the potential impact construction of the condominium towers of the 300 Grove Bay Residences on 17 Mercy Hospital property would have on Vizcaya National Historic Landmark (NHL) in Miami, Miami -Dade County, Florida. The purpose of this investigation was to assess the potential visual impact of three proposed condominium towers on the nationally significant Vizcaya Museum and Gardens. The assessment was achieved by flying a cluster of balloons to the proposed heights of the two tallest towers and photographing them from Vizcaya. Photographs were taken from five r-- specific locations on the Vizcaya property. These were in part chosen to allow for an accuracy check of previous photo simulations developed by R.J. Heisenbottle Architects, P.A., of Coral Gables, Florida. The balloon test results confirmed that the previously rendered photo simulations included herein are accurate representations of how the 300 Grove Bay Residence Project would appear from Vizcaya if built. Moreover, it is the opinion of Panamerican Consultants, Inc., that the ,A. condominium towers would create a significant adverse impact to Vizcaya, a NR-listed property and NHL, which is in part historically significant for its landscape architecture. The early - twentieth -century feeling of the gardens would be compromised if such imposing structures were to be built at the heights currently proposed or any heights higher than a line of sight above the currently visible Mercy Hospital buildings. REFERENCES CITED r Ceo, Rocco J., and Joanna Lombard e- 2001 Historic Landscapes of Florida. The Deering Foundation and the university of Miami, Miami, Florida. National Park Service 2007 National Historic Landmarks Program (NHL) Homepage. Electronic document at http://www.cr.nps.gov/nhl/. Accessed February 28, 2007. Rybczynski, Witold, and Laurie Olin e— 2007 Vizcaya: An American Villa and Its Makers. University of Pennsylvania Press, Philadelphia. SUBMITTED INTO THE PUBLIC RECORD FOR ITEM_ ON . 18 SUBMITTED INTO THE PUBLIC RECORD FOR ITEM �= ON a APPENDIX A: NATIONAL HISTORIC LANDMARK WEB PAGE INal1UIlal I-11SlU1lU LQIIUIIIAIICS riugli 111 k1NrIL) rage 1 U1 1 Nation al_ Historic Lafldmarks 11 Ammimmmak Quick Links Vizcaya SUBMITTED INTO THE PUBLIC RECORD FOR TEM�s'ON 32'n o,, Vizcaya (Ronda Departmer. t of Carnrerce. L ,...1,J.9 :f Tourism) Miami, Florida County of Dade. 3251 South Miami Avenue National Register Number: 78003193 Resource type: Building. Property type: Domestic - single dwelling. Congressional District: FL-18 Certified Local Government: YES This NHL offers public access. Please contact the NHL directly for visitor information. Current use/information: House Museum. Statement of Significance (as of designation - April 19, 1994): Vizcaya, which means "an elevated place" in Basque, was completed in 1916 as the winter home for the industrialist James Deering (1859-1925), who made this a showplace of personal fantasy. Deering's fortune was made in the production of farm machinery. A patron of the arts, Deering asked New York painter and designer Paul Chaffin to advise him on his plans for a Florida home; together, the two men created a melange of Baroque, Rococco, Mannerist, and Louis XIV, adapted to a beach house in South Florida. Comments and questions about the database may be directed to NHL_info�a nps.gov Privacy & Disclaimer .u/sEBiTCP Iggai httr,•llt.,o nr rlrro rrnl,/r,hI/-1Ato;1 e,frn9D n,rnATr1_1707.er ,,,,,Irn.Tirr,A—R11.1r1;nr' 7/1-7/7nn'7 SUBMITTED INTO THE PUBLIC RECORD FOR ITEM�s ON3-a4)�. APPENDIX B: VISUAL STUDY BY R.J. HEISENBOTTLE ARCHITECTS, P.A. 1))))))))))) ) ) Vizcaya View Corridor Study R.J. 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