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HomeMy WebLinkAboutCommercial Building Complex Designation ReportCommercial Building Complex 83 SW 8th Street/729 SW 1st Avenue Designation Report September 1, 2009 Agenda Historic and Environmental Preservation Board City of Miami COMMERCIAL BUILDINGS 83 SW 8TH STREET/729 SW 1ST AVENUE 1) Nar • 1 111Mil r ��.,,1,",P 1 trit WIN r` tis 3 1 L� 0 SW 9TH ST SW 8TH ST j .4t.f SW 7TH ST SE 7TH • • — s • • 9TH$T SE9TH Location Site Plan Commercial Building Complex 83 SW 8TH Street/729 SW 1ST Avenue Designation Report Table of Contents I. General Information II. Significance III. Description IV. Planning Context V. Bibliography Commercial Building Complex 83 SW 8TH Street/729 SW 1ST Avenue Designation Report I. General Information Note: There are actually three distinct buildings that are included within the same folio number, therefore, while there are several mailing addresses there is one master address at 83 SW 8th Street/729 SW 1st Avenue. The former addresses were 83 SW 8th Street, 87 SW 8th Street, and 93 SW 8th Street. There is a 729 SW 1st Avenue recorded in city directories (which is the current mailing address for Transit Lounge Bar), but it is not recognized in the Assessor's office records). Historic and Current Name: Historic name - None (Multiple, Successive Tenants) Current name - Transit Lounge, Napoleon's, Avenue E Jazz Club Dates of Construction: c. 1924 Location: Northeast corner of SW 8th Street and SW 1st Avenue Folio # 01-0205-030-2020 Present Owner: Aguero & Co. Export, Inc. 6575 SW 27th Street Miami, FL 33155-2956 Present Use: Nightclub Zoning SD-7, Central Brickell Rapid Transit Commercial -Residential District Boundary (Legal) Description Lots 13-14 & 15, less E 50 ft. & less, Street Block 53, of the Plat of City of Miami South Plat Book B at page 41 of the public records of Miami -Dade County, FL. 4 Commercial Building Complex 83 SW 8TH Street/729 SW 1ST Avenue Designation Report II. Significance Statement of Significance The three united buildings are typical of 1920s Masonry Vernacular Commercial style in design and materials. The corner building has a raised and shaped parapet terminating in cast concrete coping. Although modest in design, these buildings form part of a small handful of remaining structures that illustrate the historic commercial component of the Brickell Village/West Brickell areas (a community historically known as the Southside neighborhood for its location south of the Miami River), and a predominantly residential area with pockets of commercial activity. These buildings also serve to illustrate the proliferation of commercial structures built in what were highly desirable areas along the Florida East Coast Railway (FEC) tracks and supported the freight and passenger industries. The tenants of these buildings have included food manufacturing and distribution, roofing contractors, etc. After 1928, filling stations and automobile - related businesses would service the Tamiami Trail —a major arterial road leading from Miami and terminating in Tampa. A Brief History The Brickell neighborhoods bear the name of their founders, William and Mary Brickell. As Miami pioneers, the Brickell family settled on the south bank of the Miami River in 1871, built their home, and opened a trading post and post office. The Brickell family is reported to have owned an uninterrupted area of land as far south as Coconut Grove and as far west as Little Havana. Before Mr. Henry Morrison Flagler, the president and owner of the FEC Railroad Company, expanded the FEC Railroad into Miami, the main access into Miami was by boat. In order to entice Flagler to expand his railway Julia Tuttle (dubbed the mother of Miami), and the Brickell family offered him land to connect Miami with West Palm Beach. It was not until after the region experienced a freeze during the winter of 1895, with Miami escaping the damage to the principally citrus crops, that Flagler finally accepted their offer. Mrs. Tuttle gave property on the north bank of the Miami River, while the Brickell family matched her offer and contributed land on the south side. The first train arrived on April 15, 1896 and soon thereafter, on July 28, 1896, the City of Miami was incorporated. The Royal Poinciana Hotel, developed by Flagler on Tuttle's donated land, was directly across the river from the Brickell estate on the northern bank of the river. The hotel was the epicenter of Miami's social and business life until its destruction after the hurricane of 1926. Two Sides of the River In 1903 the Miami Avenue Bridge, a manually operated swing bridge, was built providing a link between the north and south banks. The construction of the bridge promoted rapid growth in downtown Miami, with the expansion and development progressing on both sides of the Miami River. Today's Miami Avenue, originally Avenue D, was the City's first commercial artery running north 5 Commercial Building Complex 83 SW 8TH Street/729 SW 1ST Avenue Designation Report to south. Intersecting with Avenue D was l2th Street (now Flagler Street) which was also a major thoroughfare where an overwhelming majority of businesses were located, creating the Central Business District. The FEC train tracks ran along Avenue E (NW/SW 1st Avenue) from the station in Downtown Miami five miles south to the nearest station in the neighboring town of Coconut Grove. The Miami train station —always located on the north side of the river —was moved a few times until a permanent facility was built at 200 NW lst Avenue in 1912. Avenue E (NW/SW 1st Avenue) consisted primarily of utilitarian structures built to serve the railroad. A freight station was built on the northern bank of the Miami River on 3rd Street and Avenue E (NW/SW lst Avenue) and many facilities grew around it to sell goods to the ever-growing city. For years, William Brickell refused to set foot on the north bank, as he felt that too much of Flagler's energy and finances were spent developing the northern side. After William Brickell's death in 1908, Mary Brickell became one of the most prominent real estate developers in the city. In 1911, she constructed Brickell Avenue and developed the land alongside Biscayne Bay into an exclusive development called Millionaire's Row. This development included large bayfront lots south of l5th Road, each sold with the stipulation that no house could be constructed for less than $2500.00. That same year, according to historian Arva Moore Parks, Mary Brickell platted the Southside neighborhood. In 1912, she sold 130 acres to James Deering who would build Villa Vizcaya (a national historic landmark and locally designated resource) located just south of downtown. In 1921, Mrs. Brickell sold 160 acres, directly adjacent to Brickell Avenue, to C.J. Holleman for the platting of the Holleman Park subdivision at $3,000 per acre. In 1922, Mary Brickell platted land for "The Roads" neighborhood (to the west of the Brickell neighborhoods). The area located in the southwest quadrant of the city, south of the Miami river, west of Miami Avenue, and east of the FEC Railroad line (directly adjacent to First Avenue) became known as Southside. The neighborhood was, by some accounts, an upper to middle class enclave that grew from the teens though the thirties with a distinctly Southern charm. The residential component of Southside was mainly comprised of wood frame bungalows and vernacular houses as well as concrete block stucco apartments, nestled within a thick tree canopy with unfenced yards and corner stores. Brickell Avenue was an upper class development that mostly contained substantial residences until the 1950s when the zoning was changed from residential to commercial. This began the destruction of homes along Brickell Avenue and the development of the existing "financial district." The Buildings at 83-93 SW 8th Street Commercial activity took advantage of the prime location on the River, alongside the FEC railway (SW 1st Avenue, formerly Avenue E), and on major commercial arterials. Early maps and directories depict a growth of commercial activity along the river and as far south as to 20th street (modern-day 8th Street) 6 Commercial Building Complex 83 SW 8TH Street/729 SW 1ST Avenue Designation Report between Avenues D and E. 1925 Sanborn maps depict the majority of the lots being developed and commercial activity growing along the newly -constructed Tamiami Trail, completed in 1928. Tax photographs show the 8th Street of the 1920s and 30s populated by masonry vernacular businesses with similar uses, and a number of auto mechanics, who catered to the cars that traveled the Tamiami Trail. 93 SW 8th Street 87 SW 8th Street 83 SW 8th Street Alt Figure 1: 1925 Hopkins Map depicting 83-93 SW 8th ST The structures at 83-93 SW 8th Street were built during the real estate boom era of the 1920s and have hosted a variety of tenants. The construction date is estimated around 1924. Worthy of note is the placement of the properties on lots 13, 14, and 15. Originally, these were platted to face the FEC railway line, but when they were constructed their owners decided to have them face SW 8th Street (already referred to as Tamiami Trail by 1925, a few years before its completion in 1928). The building at 83 SW 8th Street, a concrete block structure, was built by one of Miami's original residents, George Hodgkiss, as the storefront and shop for the Keystone Roofing Company. Tax photos show this building was occupied by St. John's Electric Co. in the 1930s. 87 SW 8th Street was occupied by the Danish Creamery Corporation from 1926 to the 1930s. In the 1930s, the building was occupied by the Chas A. Merrit Oil Burners Company. The corner building, 93 SW 8th Street, housed the Trail Transfer Company. Around 1938, the corner of the lot containing the 93 SW 8th Street building (now Napoleon's Restaurant) was cut at a diagonal, creating a service plaza that was equipped with gas pumps. The building at 93 SW 8th Street was sold to Robert Plowman in 1940 who ran Plowman Auto Repair until 1946. 7 Commercial Building Complex 83 SW 8TH Street/729 SW 1ST Avenue Designation Report The recent history of the buildings loosely ties the structures to significant historical events and people. 83-93 SW 8th Street was purchased in 1979 by Ramon Aguero, whose great uncle was the former president of Cuba —Ramon Grau San Martin. His mother, Polita Grau, is one of the most recognized women in Cuban history and a significant figure in Miami's history.' Application of Criteria for Designation The Commercial Building Complex at 83 SW 8th Street/729 SW 1st Avenue possesses integrity of design, setting, materials and workmanship. The property is eligible for designation under the following criteria (as numbered in Section 23- 4(a): 4. Portray the environment in an era of history characterized by one or more architectural styles. Upon investigation, staff finds that there are very few original structures remaining to tell the history of the Brickell West and Brickell Village neighborhoods —formerly known as the Southside—more specifically, within the neighboring blocks south of the Miami River, between the arterials of Avenues D (South Miami Avenue) and E (SW 1st Avenue). Today, the FEC railway lines have been replaced with elevated Metrorail lines and the individual homes and apartments have been replaced by commercial development (such as the Mary Brickell Village), or mixed use projects. The only commercial remnants of the period of significance of the period between the 1910s and the 1930s are the buildings at 83-93 SW 8th Street/ 729 SW 1st Avenue, a row of buildings on South Miami Avenue (one of which is Tobacco Road), Fire Station No.4, and a Moderne style dry cleaners on the corner of SW 1st Ave and SW 7th St. 5. Embody those distinguishing characteristics of an architectural style, period, or method of construction. The structures are some of a handful of surviving commercial structures built alongside the tracks of the FEC railroad on the Southside. While not directly associated with the railroad, they are typical commercial structures that reflect a Mediterranean Revival/Mission Style character. The structures are surviving examples of commercial structures built in the Southside neighborhood during the 1910s - 1930s. Their design was repeated throughout the South Florida region during the 1920s, when Mediterranean Revival and Mission styles were the most popular. While there have been alterations to the buildings, their very existence 1 In 1961, Polita and her brother Ramon Grau Alsina joined efforts with Monsignor Bryan O. Walsh of the Archdiocese of Miami and organized one of the watershed moments in Miami's contemporary history— "Operacion Pedro Pan." From 1961 to 1964, 14,000 children would be smuggled out of the island in bold defiance of the communist regime, later to be reunited with their parents in the U.S. with the assistance of Polita and Ramon. Aside from assisting over 45,000 Cubans in leaving the island, Polita also collaborated with the CIA in a plot to overthrow the Castro regime by attempting to poison Castro. For this, she served 14 years in Cuban prison and was released when her son Ramon and other Cuban exiles visited the island in 1979 and held negotiations resulting in the release of 3,600 political prisoners. 8 Commercial Building Complex 83 SW 8TH Street/729 SW 1ST Avenue Designation Report at this location is an opportunity to remember the past, when so many of the buildings were products of the Boom Era. III. Description Setting The commercial buildings are situated at the northwest corner of SW 8th Street and 1st Avenue in the Brickell Village neighborhood, bordering the Brickell West neighborhood. Directly west of 1st Avenue is the Metrorail right-of-way; the Miami River is one and one-half street blocks north. The Brickell Village area is south of the Miami River and in close proximity to the Downtown Central Business District (CBD). The area has recently evolved into a high intensity, high density, mixed - use area with significant large scale, mixed -use developments, such as Mary Brickell Village. There are several transit nodes in the area that support this kind of development and create a pedestrian friendly environment. 93 SW 8th St. The exterior of the building reflects a minimal loss of integrity. The single -most character -defining feature of the structure —its mission -styled shaped parapet with coping —is maintained and appears not to have been altered. The alteration ca. 1938, when the corner was cut at a diagonal creating a plaza and accommodations for fuel pumps, has acquired historic significance in its own right. There have been minor alterations to the original storefront glass openings and the corner building has lost the original small, tiled overhang entrance and its supporting carved wood brackets. This has been replaced by an awning that mimics the shape of the original entrance feature. Also missing is a cast concrete cartouche once located below the central curve of the parapet. The interior has maintained the original wood support beams which are not only structural elements but a character -defining feature of the interior. 87 SW 8th St. Constructed as a masonry vernacular commercial structure, originally the facade had a rough stucco mission -style parapet, symmetrical in composition, with a parapet wall framed by columns on each side, extending slightly above the height of the parapet. The cast concrete ornamentation, a simple cross and circle design originally applied to each column and a cast concrete diamond - shaped ornament, are no longer there. Tax photos illustrate that originally the storefront was framed with stone facing as well as a projecting horizontal stone course above the storefront. The overall massing and the shape of the parapet remain, but the texture and cast ornament have been lost. The original storefront pattern of fenestration has also been altered with the expansion of the entrance door from a single glass door to a double glass door. The original transom lights above the storefront panels are no longer present, as the glass has been replaced with larger, single panels. 83 SW 8th St. 9 Commercial Building Complex 83 SW 8TH Street/729 SW 1ST Avenue Designation Report This structure appears to have lost most of its integrity and also bears little stylistic connection with its mission -influenced counterparts. Originally, the structure appears to have had an angled, recessed entryway and a storefront window directly west of that entryway. At some point, the entryway was brought to the front making the structure's facade completely flush. Commercial Mediterranean Revival Style / Mission Style Architecture The Mediterranean Revival style is eclectic and employs the building traditions of centuries -old buildings in countries surrounding the Mediterranean Sea. This style is usually associated within states that have a Spanish Colonial heritage, and embraces a variety of sub -types, including Spanish Colonial Revival and Mission Revival. The style became infinitely popular in southern states following the 1915 Panama -California Exhibition in San Diego. With a Spanish presence in Florida as far back as the 18th century, the style was particularly popular. In Miami, the style truly reached its apogee during the land boom of the early twenties —a boom that capitalized on the prosperity achieved after World War I. The Mediterranean style reflected the ethos of the 1920s and, without constraints, freely adopted elements from Spanish missions, Italian villas, and Moorish palaces. Commercial structures constructed in this style can range from intricately ornamented, grand scale structures, to simpler one or two story low - scale structures. Buildings such as 83 SW 8 Street/729 SW 1st Avenue are fairly typical of their time. While they are more utilitarian in nature and meant for businesses, they possess many of the character -defining features of their more elaborate counterparts. Two story commercial structures designed in this style typically have an arcade composed of arched openings (as depicted below). One story structures may or may not have an arcade. STUCCO FACING CURVED PARAPET GROUND FLOOR �I yARCADE OVER SIDEWALK ARCHED OPENINGS Figure 2: Source: From Wilderness to Metropolis. Line drawing of commercial Med. Rev. 10 Commercial Building Complex 83 SW 8TH Street/729 SW 1ST Avenue Designation Report Examples of Mediterranean Revival Style Commercial Buildings in Miami Figure 3: Cola Nip Building (demolished) (ca. 1980) Mediterranean Revival Style Commercial Buildings in the Southside neighborhood Figure 4: 19 SW 8th Street, 740-752 S. Miami Avenue Figure 5: 219 SW 8th Street (photo ca. 1938) Figure 6: 616 South Miami Avenue (photo ca. 1938) Figure 7: 700 South Miami Avenue (photo ca. 1938) 11 Commercial Building Complex 83 SW 8TH Street/729 SW 1ST Avenue Designation Report IV. Planning Context Subsequent Plans for Rehabilitation /Adaptive Use The owners of Transit Lounge are currently in the process of interior renovations for adaptive use of the existing commercial spaces on 8th Street. The corner space will be used as "Napoleon's" restaurant and the space on 8th Street will be rehabilitated as "Avenue E" Jazz lounge. Available Benefits: Ad Valorem Tax Incentive for Historic Properties In June, 2007 the City of Miami enacted the Ad -Valorem Tax Incentive for Historic Properties. This incentive allows for exemptions from the taxes levied by the City for the restoration, rehabilitation or renovation of historic properties (improvements) and is granted by the City Commission for a period of up to ten years. The property owner would be eligible to apply for this incentive should the buildings be designated by the HEP Board. F.S. 193.503 Classification and Assessment of Historic Property Used for Commercial and Certain Nonprofit Purposes On July 10, 2008 the City Commission enacted an ordinance based on F.S. 193.503 which provides for the assessment of historic property used for commercial or certain nonprofit purposes solely on the basis of character or use. This ordinance amended Chapter 23 of the City Code to include Section 23-30 titled, "Classification and assessment of historic property used for commercial or certain nonprofit purposes." Tax records for this property are based on an assessment of the parcel's highest and best use. If the property is designated and assessed at its current use, there could be significant tax savings for the owners. 12 Commercial Building Complex 83 SW 8TH Street/729 SW 1ST Avenue Designation Report V. Bibliography City of Miami City tax Assessor. Real Property Record, ca. 1938. G.M. Hopkins Co. Plat Book of Greater Miami, FLA and Suburbs. Philadelphia: G.M. Hopkins Co., 1925. Historical Museum of South Florida http://www.hmsf.org/history/south-florida-hundred-years.htm, accessed 8/13/09 Historical Museum of South Florida http://www.hmsf.org/history/south-florida-brief-history.htm, accessed 8/13/09 Metropolitan Dade County Office of Community and Economic Development Historic Preservation Division, From Wilderness to Metropolis: The History and Architecture of Dade County, Florida 1825 - 1940. Franklin Press, Inc., 1982. Miami City Directories. 1904, 1926, 1931, 1938, 1941,1944, 1949. Miami -Dade County Plat Book. Miami -Dade County Property Tax Assessor, http://Qisims2.miamidade.gov/myhome/propmap.asp, accessed 6/9/09. Miami Dade County Property Assessor. Historic photographs. Circa 1935. Collection of the Historic Preservation Section, Planning Department, City of Miami. Miami New Times. "Mrs. Brickell's Neighborhood: In the Shadows of the Skyscrapers lies a quaint little slice of Miami's past known as the Southside. Soon, it will be wiped from the face of the earth," by Jacob Bernstein, March 19, 1998. Parks, Arva Moore. Miami: The Magic City. Miami: Centennial Press, 1991. Peters, Thelma. Miami 1909: With Excerpts from Fannie Clemon's Diary. Miami: Banyan Books, 1984. 13 Commercial Building Complex 83 SW 8TH Street/729 SW 1ST Avenue Designation Report PHOTOGRAPHS Figure 8: 93 SW 8th Street (Tax photo, ca. 1938) Figure 9: Current photo of 93 SW 8th St (ca. June 2009) 14 Commercial Building Complex 83 SW 8TH Street/729 SW 1ST Avenue Designation Report Figure 10: 87 SW 8th Street (tax photo ca. 1938). Sign is legible and identifies the Chas A. Merrit Oil Burner Manufacturing Co. Figure 11: Current photo of 87 SW 8th Street, soon to be Avenue E Jazz Lounge (ca. June 2009) 15 Commercial Building Complex 83 SW 8TH Street/729 SW 1ST Avenue Designation Report Figure 12: 83 SW 8th Street (tax photo, ca. 1938) erly 83 th Street Figure 13: Current photo 87 SW 8th Street and 83 SW 8th Street (ca. June 2009) 16