HomeMy WebLinkAboutHEPB Fact SheetHISTORIC AND ENVIRONMENTAL PRESERVATION BOARD
FACT SHEET
LOCATION Spring Garden Historic District
ADDRESS 1124 NW 11tr Street
Currently a vacant lot
PROJECT
DESCRIPTION Application for a Certificate of Appropriateness for new construction.
BACKGROUND This applicant has been in several times before the HEP Board, but has
continued the item in an effort to create a project more acceptable to the
Spring Garden Civic Association.
ZONING
REQUIREMENTS
May 2, 2006: The design called for 40 units, 14 stories. The item was
continued.
June 6, 2006: The design was reduced to 7 stories (with a one story
parking garage) and 34 units, The item was continued.
September 5, 2006: The architectural style changed, but the building was
still 34 units at 7 stories, The item was continued.
December 5, 2006: The architectural style was again changed, still at 34
units and 7 stories with another story in parking garage.
Density:
This lot is zoned "0" for office, which allows up to 59 units for this
particular parcel (this application is proposing for 30 units).
Setbacks:
10' setbacks are required on both NW 11th Avenue and NW11th Court
(this building will have setbacks of 13'7" and 13'3", respectively),
Height:
The maximum height allowed on this site is 120' along the 11th Street
side, this project is proposing 73'11", The maximum allowable height
abutting the residential side is 40' at the setback, this project is proposing
14' 8".
Parking:
The total number of spaces required by zoning is 30 spaces for residents
(for the 30 one bedroom units,) 3 visitor spaces and two handicap
spaces, for a total of 35 spaces required. The number of parking spaces
the applicant is providing is 30 spaces for residents, plus 25 additional
tandem spaces for residents, 3 visitor, 2 additional parking spaces, and 2
handicap spaces for a total of 62 spaces provided.
Item # 3
March 6, 2007
DESIGN
ANALYSIS The original building proposal submitted in May 2006 called for a fourteen
(14) story building which was excessively out of scale in height and mass
for the district, Subsequent submittals decreased the height, and the
proposals included various versions of a more modern design aesthetic.
LANDSCAPE
The Spring Garden Historic District is characterized mainly by modest,
detached single-family houses in a variety of architectural styles. The
majority of the buildings are no taller than two stories. Multi -family
residential buildings are found along the Miami River which is zoned R-3.
The Secretary of the interior's `Standards for Rehabilitation" state that
any new construction shall be differentiated from the old and will be
compatible with the historic materials, features, size, scale, proportion,
and massing to protect the integrity of the property and its environment.
This project clearly attempts to comply with this standard as it would not
be construed as a historic building, and uses materials and architectural
features found in the neighborhood. The compatibility of the structure in
terms of size, scale and massing will always be difficult to comply with
because of the zoning differences. Any approved project must attempt to
find a compromise between what may be built on an "O" or Office zoned
lot and what is normally found in a residential district.
The facade consists of smooth stucco with horizontal bands, and vertical
sections of key stone veneer. On -the residential side of the structure, the
two story lofts have porch railings on only one level; this gives the illusion
of the building having fewer stories than it really has. Most of the ground
floor, which is the location of the parking, is clad in the limestone veneer,
with ornamental aluminum screens allowing for ventilation.
On the NW 11th Avenue side (facing the Winn Dixie), there are balconies
at each level, each featuring an architecturally intricate aluminum
perforated panel. The stairwells and elevator shafts are enclosed in a
concrete frame structure, with various shaped cutouts for ventilation in
the stairwell towers. The facades of the shafts and towers are smooth
stucco finish painted with a zigzag design. (The architects have offered a
different version of this design in more subdued colors.)
The new proposal is much more in keeping with the materials found
elsewhere in the historic district, and doesn't present itself as such an
overwhelming mass as had the previous four proposals.
The landscape plan includes 11 shade trees and 9 palm trees to offer
various heights of canopy coverage and to create a perimeter of trees to
help integrate and moderate its presence in the historic district.
Shrubs and groundcover foliage are proposed along the side of the
building facing the neighborhood and at the corners of where 11th Court
and 11fh Avenue intersect with 11th Street. Although the property is
currently a parking lot, a review of the aerial photo shows some canopy
coverage along 1 1th Street. The applicant needs to submit a current tree
survey of the site, as well as mitigation plans if any of these trees are to
be removed,
Item # 3
March 6, 2007
OTHER
CONSIDERATIONS
RECOMMENDATION
This project does not include the demolition or alteration to the single
family residence found directly behind the subject property located at
1035 NW 111h Court.
Staff recommends that the application for a Certificate of
Appropriateness be approved, subject to the following conditions,
because the proposed work is addresses the issues of compatibility with
the historic district in terms of use of materials and features; and
satisfactorily addresses the issue of incompatible zoning within a historic
district,
1. A tree survey of the lot will be submitted to staff, including a table with
the following information: tree identification, diameter, height and canopy
spread, as well as what is intended for each tree (remain, relocate,
remove.) If any trees are to be removed, a mitigation plan must be
submitted as well.
2. The zigzag design proposed for the north elevations stairway and
elevator shafts shall be minimal in color intensity, or shall be replaced
with the limestone veneer.
Item # 3
March 6, 2007