HomeMy WebLinkAboutAppeal Letter & Supporting DocumentsA
One Biscayne Tower
2 South Biscayne Blvd.
Suite 2630
Miami, FL 33131
305.372.2772
iS 305.397.1886
w ww.aro novi tz law.com
ARONOVITZ LAW
L. ELIJAH STIERS
MELISSA FERNAN❑EZ-STIERS
2451 BrickelI Avenue, Apt. 2R
Miami, Florida 33129
November 19, 2013
Via Hand -.Delivery to:
Mr. Francisco J. Garcia, Director
City of Miami Planning and Zoning
444 S.W. 2nd Avenue, 3rd Floor
Miami, FL 33130
Mr. Anel Rodriguez, Chief and Deputy Clerk
City of Miami Planning and Zoning
Hearing Boards Section
444 S.W. 2" Avenue, 3rd Floor
Miami, FL 33130
rI
Re: Notice of Appeal from Historic & Environmental Preservation Board
Conditions
Address: 509 NE 57 Street, Miami, FL 33137
Dear Messrs. Garcia and Rodriguez:
Pursuant to Miami City Code, Chapter 23, Historic Preservation, § 23-5, please accept
this as L. Elijah Stiers and Melissa Fernandez-Stiers' (collectively "Applicants") Notice
of Appeal from Historic and Environmental Preservation Board Conditions regarding
alterations and improvements to property located at 509 NE 57 Street, Miami, Florida
33137 (-Property") in the Morningside Historic District.
Enclosed is check # 1001 in the amount of $525.00, covering the appeal fee pursuant to
City of Miami Code Section 23-6.2, plus $3.50 for mailed notice to the undersigned
homeowners.
A. BACKGROUND
1. On November 5, 2013, the Historic and Environmental Preservation Board
("Board") held a public hearing regarding Applicants' Application of a Special
A Legacy of Justice
Messrs. Garcia and Rodriguez
City of Miami Planning and Zoning
Notice of Appeal
509 NE 57 Street
Certificate of Appropriateness ("Application") for alterations and an addition to the
Property.
2. The Historic and Environmental Preservation Board Staff Report ("Staff
Report") is incorporated herein by reference and attached as Exhibit "A."
3. At the conclusion of the hearing, the Board issued the following Approval
with Conditions of the Application:
1) All glass shall be clear.
2) The window openings shall be kept and muntins shall
be applied to the windows following the original
pattern.
3) The Bahama Shutters shall be reinstated as well as the
shutters on the second floor windows.
4) The ironwork columns shall remain.
5) The garage door shall remain; the new French doors
may be placed on the work room west facade.
4. Based on the below, Applicants appeal Condition 2, in part, Condition 3,
and Condition 5.
B. ARGUMENT
1, As set forth in the Staff Report, the Property was built in 1940. See Exhibit
"A" at 1.
2. Pursuant to Ordinance 9940, the Miami City Commission designated
Morningside as a Historic Heritage Conservation Zoning District on December 20, 1984.
See Morningside Historic District Designation Report ("Designation Report") at 2.
attached as Exhibit "B,"
3. For purposes of the historical designation, "the area's major period of
significance" covers "houses in the district [] constructed between 1922 and 1941." Id. at
11. Thus, it logically follows that elements inexistence during the period of major
significance should be preserved. While there were additions and alterations added
subsequent to the period of significance that were nonetheless present at the time of
historical designation three decades later, these elements should not receive the same
consideration in terms of preservation. These additions and alterations clearly fall
outside the "area's major period of significance."
4. A copy of the original blue prints for the Property, as designed by architect
J. E. Peterson, were provided electronically via a Dropbox link, and are attached and
2
ARONOVITZ LAW
One Biscayne Tower f 2 South Biscayne Blvd. Suite 2630 I Miami, FL 33131 3 305.372.2772 305.397.1886 ww.aronovitziaw.com
Messrs. Garcia and Rodriguez
City of Manzi Planning and Zoning
Notice of Appeal
509 NE 57 Street
incorporated by reference herein as Exhibit "C." The original blue prints capture the
Property as it existed during the period of significance.
5. As highlighted in the Designation Report, "[h]istoric district designation is
intended as a tool to preserve the character of Morningside and protect it from
undesirable encroachments," Id. at 18. Indeed, historical preservation should be used as
a tool and not mechanically applied without analysis and reason. The historic designation
of Morningside should not be a tool implemented absent of commonsense, in such a way
that it forces homeowners to preserve design elements not present during the period of
significance merely because such elements were captured in a photograph at the time of
historical designation nearly three decades later. This is especially true if the subsequent
design elements and additions disregard and obscure other pre-existing elements, which
existed during the period of significance and are clearly intended to receive protection.
In many instances, these subsequently occurring elements do not add to the spirit of what
is being preserved and/or actually detract from what was intended to be preserved in the
first instance.
6. With respect to Condition 2, Applicants request that City of Miami
Commission ("Commission") reverse the Board's decision and approve a Special
Certificate of Appropriateness that does not require that "[t]he window openings shall be
kept" as it applies to enclosing the subject window on the east facade of the Property.
7. The Historic Preservation Guidelines, Sept 2011 (Design Guidelines), are
accessible at
http://www. historicprese rvatio n m is m i.co m/pdfs/2o 12 %20u pd ates/GENERAL%20DES I G N%2OG
L1f=ELINES 02272012.pdf and are attached and incorporated for reference herein as Exhibit
"D," define "facade" as the "exterior face of a building which is the architectural front,
sometimes distinguished from the other faces by elaboration of architectural or
ornamental details." Id. at 88. The Design Guidelines further provide that
"[m]odifications [to windows] may be approved on non -principal facades." Id at 79.
8. The proposed enclosure of the window on the east side of the Property
does not face the front facade of the house. Since the window on the east side of the
Property does not face the front facade, is located on a non -principal facade and is not
visible from the public right-of-way, the modification to enclose this window should be
approved.
9. Moreover, the Staff Report has no issue recommending that "new French
doors may be placed on the work room west facade." Staff Report at 2. If the Staff
Report would allow changes to an opening on the west facade of the Property, then it
should similarly allow changes to an opening on the east facade of the Property.
3
ARONOVITZ LAW
One Biscayne Tower 12 South Biscayne Blvd. I Suite 26301 Miami, FL 33131 3 305.372.2772 a 305.397.1886 4 www.aronovitzlaw.corn
Messrs. Garcia and Rodriguez
City of Miami Planning and Zoning
Notice of Appeal
509 NE 57 Street
10. As for Condition 3, Applicants request that the Commission reverse the
Board's decision and approve a Special Certificate of Appropriateness that does not
require that "Bahama Shutters shall be reinstated as well as the shutters on the second
floor windows" as it applies to the Bahama Shutters covering the windows of the
enclosed porch on the east side of the Property, as well as the non-existent second -story
window shutters,
11. First, according to the Staff Report, "[c]overing windows. . , is
discouraged." Id. at 2 (citing Design Guidelines). If windows should not be covered,
then it follows that the Bahama shutters should not be reinstated as they have the effect of
covering the windows.
12. Moreover, the original 1940s blue prints for the home, attached
electronically as Exhibit "C," do not reflect that the Bahama shutters were part of the
original design of the home. Thus, it is reasonably certain that the Bahama shutters were
not a part of the original appearance of this historic home, yet were added sometime after
the home was built, but before it attained historical designation. As such, this is
compelling evidence that the Bahama shutters were never intended to be a part of the
intrinsic historical design of this home.
13. Moreover, the Staff Report further cites the Design Guidelines and states
that "[r]emoving a character -defining window that is un-repairable and blocking it in .. .
is not recommended." Id. at 2 (citing Design Guidelines). If blocking a character
defining window is not recommended, it also follows that the Bahama shutters should not
be reinstated as they have the effect of blocking character -defining windows on the front
the facade of the Property.
14. The Design Guidelines relied upon in Staff Report further provide that
"[a]ccordion or roll -down shutter types are not recommended but may be approved when
not visible from the public right-of-way or by the HEPB." Id. at 25. If shutters are not
recommended, then neither the Bahama Shutters nor the second floor should not be
required, especially since two of the Bahama Shutters face the front facade of the
Property and are visible from the public right-of-way.
15. Ironically, the Staff Report requires as a condition that "[t]he ironwork
columns shall remain." Id. at 2. It is nonsensical of the Staff Report to recommend that
the ironwork columns remain, yet require that Bahama Shutters shall be reinstated on the
character -defining windows facing the front facade of the Property. This requirement has
the effect of not only covering the design windows, but also covers the ironwork
decorating these very same windows, which iron work the Staff Report deems worthy of
preserving in other instances.
4
ARONOVITZ LAW
One Biscayne Tower 12 South Biscayne Blvd. I Suite 2630 I Miami, FL 33131 3 305.372.2772 iS 305,397.1886 0 wwwaroriovitzlaw.com
Messrs. Garcia and Rodriguez
City of Miami Planning and Zoning
Notice of Appeal
509 NE 57 Street
16. With regard to the HEP Board recommendation that the second floor
window shutters be reinstated, we ask that we not be required to place what would
amount to false, non-functioning shutters whose only purpose is decoration. While
second story shutters are visible on the home's original blue prints (Exhibit "C"), we
would submit that these shutters were, at one time, functional and included in the build of
the home to serve a purpose beyond mere decoration or adornment.
17. There is no evidence that the Bahama Shutters or false shutters have
acquired historic significance. See Design Guidelines at 5 (indicating that another
consideration is whether design elements "acquired historic significance in their own
right"). At the very least, there is no evidence that the Bahama Shutters have acquired
historic significance as they were not part of the original design element present during
the period of significance, cover design windows present in the original design of the
Property and detract from the ironwork that was present during that time. See Exhibit
EEC 17
18, Lastly, with regard to Condition 5, the HEP Board recommended that the
existing garage door shall remain, and denied our request to replace it with new front -
facing French doors, We would submit that replacing the garage doors with front -facing
French doors would not only improve the appearance and aesthetic of the home, but
would be more in -line with recent trends in Miami's Building Code.
19. Indeed, this is something the City of Miami has recognized. In the
attached "Frequently Asked. Questions" regarding the new Miami 21 Code for single-
farnily homes, attached hereto as Exhibit "E," it is indicated that "The only thing Miami
21 regulates is that the garage door should be located flush or behind the primary setback
(front door). In other words, the garage cannot extend beyond the front wall of the
home." This home's garage door is not only front -facing, but extends well beyond the
front wall of the home.
20. Lastly, we feel that it merits further mention that the . head of the
Morningside Civic Association, Mr. Adam Dunshee, drafted a letter in support of our
plans, attached hereto as Exhibit "F," finding them "both tasteful and observant to the
character present in the Morningside Historic District."
C. CONCLUSION
For the foregoing reasons, and pursuant to Miami City Code, Chapter 23, Historic
Preservation, § 23-5, Applicants respectfully request that:
1. The City of Miami Commission reverse the Board's decision with respect
to Condition 2, in part, and Conditions 3 and 5, in total;
5
ARONOVITZ LAW
One Biscayne Tower 1 2 South Biscayne Blvd. I Suite 263O {Miami, FL 33131 J 305.372.2772 41 305.397.1886 S2 www.aronovitzlaw.com
Messrs. Garcia and Rodriguez
City of Miami Planning and Zoning
Notice of Appeal
509 NE 57 Street
2. Approve a Special Certificate of Appropriateness that does not require that
"Nt]he window openings shall be kept" as it applies to enclosing the
subject window on the east facade; and
3. Approve a Special Certificate of Appropriateness that does not require that
"Bahama Shutters shall be reinstated along with the second floor
windows."
4. Approve a Special Certificate of Appropriateness allowing the
replacement of the front -facing garage door with French doors.
Please do not hesitate to contact Applicants should the Hearing Boards Section
require any further information.
Thank you for your time and attention to this matter.
Sincerely,
L. Elijah Stiers
Enclosures:
Exhibit "A":
Exhibit "B "
Exhibit "C'
Exhibit "D ":
Exhibit "E":
Exhibit " F":
•
Melissa Fernandez-Stiers
Historic and Environmental Preservation Board Staff Report ("Staff Report")
Morningside Historic District Designation Report ("Designation Report')
Original blue prints by architect 1 E. Peterson, provided electronically via Dropbox link
https://www.dropbox.comislcmg19z8z2y5aoi4/SURVEY%20SCANS`.pdf
Historic Preservation Guidelines, Sept 2011 (Design Guidelines), are accessible at :
http: //www. historicpreservationmiami com/pdfs/2012%20updates/GENERAL%20DESIG
N %2 0G UI D EL I NES_022 72 012. p df
Miami 21 T3 Single Family Homes guidelines
Letter ofsupport from Adam Dunshee
cc: Megan McLaughlin, AICP
Historic Preservation Office
(via email to MMcLaughlin[amianaigov.com)
6
ARONOVITZ LAW
One Biscayne Tower R 2 South Biscayne Blvd. ! Suite 2630 I Miami, FL 33131 :} 305.372.2772 @ 305.397.1886 4 www.aronovitzlaw.com
r'
ITEM 12
NAME
ADDRESS
HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD
STAFF REPORT
orningside Historic District
509NE57St
PROJECT DESCRIPTION Application of a Special Certificate of Appropriateness for alterations and
an addition to a contributing home.
ANALYSIS
This contributing Masonry Vernacular two-story home was built in 1940.
The home was designed by J. E. Peterson for Hugo C. Anderson (first
owner). The applicant is proposing to replace all the windows with im act
resistanLatering the openly c u rig -In -the ca#
facade, remove the garage dbor and install French glass doors instead,
enclose a large window on the east facade, remove the IatLernaining
Bahama shutteton_the_lamit_y room west side ork
columns of the porch and replace them with stucco, add a master
bathroom and walk-in closed to the master bedroom, and re -roof the
entire house with flat concrete tile.
The Design Guidelines recommends:
When replacing windows, it should maintain the original location, size,
character and type of the originals. Typically, the style and age of the
house should deter -nine the type of windows that were used, ranging
from casement, double or single hung windows with single or multiple
panes, awning, and jalousie types.
Single hung or double hung types may substitute for each other.
Novem er 5, 2013
PacE•1 of 2
ITEM 12
• Aluminum casement may substitute for steel casement.
• New windows should be clear glass only.
• Slider windows are not a historic window type and require HEPB
approval.
• Covering windows or changing the muntin pattern by removing or
adding muntins is discouraged.
Additions:
Additions to historic buildings are generally not allowed in front of the
structure, except in unusual circumstances as exception by the HEPB.
When it is necessary to alter or expand an existing historic building,
modifications shall minimize the visual Impact of the new construction.
• The addition should be compatible with the architecture in
massing, scale, materials, features, detailing, and design.
• The addition shall be approved by the HEPB if visible from the
right-of-way or water -way, even if located in the rear or side yard.
• Windows and doors in the addition shall be similar in shape and
placement to openings in the historic structure,
• Additions or changes to the primary facade are discouraged.
According to the Secretary of the Interior's Standards:
Removing a character -defining window that is un-repairable and
blocking it in; or replacing it with a new window that does not
convey the same visual appearance is not recommended.
• New additions and adjacent or related new construction will be
undertaken in such a manner that, if removed in the future, the
essential form and integrity of the historic property and its
environment would be unimpaired.
RECOMMENDATION The Preservation office recommends Approval with Conditions of the
application for a Special Certificate of Appropriateness because it meets
the Secretary of the Interior's Standards and the City's Historic
Preservation Design Guidelines.
e Conditions are as follows:
1) All glass shall be clear.
2) The windows openings shall be kept and muntins shall be applied to
the windows following the original pattern.
3) The Bahama Shutters shall be reinstated as well the shutters on the
second floor windows,
4) The ironwork columns shall remain_
5) The garage door shall remain; the new French doors may be
placed on the work room west facade.
November 5, 2013
Page 2 of 2
MORNINGSIDE HISTORIC DISTRICT
Designation Report
City of Miami
REPORT OF THE CITY OF MIAMI PLANNING DEPARTMENT
TO THE HERITAGE CONSERVATION BOARD
ON THE POTENTIAL DESIGNATION OF
MORNINGSIDE HISTORIC ❑ISTRICT
AS A HISTORIC HERITAGE CONSERVATION ZONING DISTRICT
Prepared by Sarah E. Eaton
Historic Preservation Date
Consultant
Accepted by John Ward Clark
Designated by the Miami City Commission
Ordinance No. 9940
Date 12L20/84
CONTENTS
General Information 4
II. Significance 7
111. Description 11
IV. Planning Context 18
V. HC Zoning Elements 19
VI. Bibliography 20
3
I,GENERAL INFORMATION
Historic Name:
Bay Shore
Current Name:
Morningside Historic District
Location:
The area generally bounded by N.E. 60 Street on the north, Biscayne Bay and
Morningside Park to the east, the rear lot line between N.E. 55 Street and N.E. 53
Street on the south, and Biscayne Boulevard on the west (see attached map).
Present Owner:
Multiple Owners - complete list of owners is available in the Planning Department.
Present Use:
Residential, commercial
Present Zoning District:
RS-2/2, RJ-3/6
HC zoning Overlay District:
HC-1
Boundary Description of HC Zoning District:
The boundary of Morningside Historic District is shown as the heavy line on the
attached map entitled "Spring Gorden Historic District - Site Plan."
HC Zoning Classification:
Historic District
4
MORNINGSIDE HISTORIC DISTRICT
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5
MORNINGSIDE HISTORIC DISTRICT
Site plan
II. SIGNIFICANCE
Statement of Significance:
The Morningside Historic District is significant to the history of architecture,
landscape architecture, and community development in Miami. Developed
primarily between 1922 and 1941, Morningside contains a wealth of
Mediterranean, Art Deco, and vernacular style houses that reflect the diversity
and direction of architectural design during the 1920's and 1930's. Morningside is
one of Miami's best planned subdivisions, featuring wide, tree -lined boulevards
that contribute to the character of the area. This neighborhood was envisioned as
an exclusive, residential community, and its amenities and location on Biscayne
Bay attracted many influential and prominent local residents. One of Miami's
most intact historic neighborhoods, Morningside is the City's best remaining
example of a boom -era suburb.
As Miami's population expanded during the fat 1920's and early 1920's, new
subdivisions reached northward along Biscayne Bay. IN 1922, a large,
undeveloped bayfront tract near the northern city limits was platted. Called Bay
Shore, this area was subdivided by the Bay Shore Investment Company and was
the first of three phases that would be developed by the company between 1922
and 1924.
James H. Nunnally, president of the Bay Shore Investment Company, envisioned
Bay Shore as an exclusive residential community and planned for every modem
convenience. Before the first lot was offered for sale, the subdivision was fully
developed: streets, which bore such names in the community's infant years as
Toxaway, Hibiscus, Cocoanut, and Albermarle, were paved and curbed; parkways
were curbed and planted with trees and foliage; trees, foliage, shrubbery, and
grass were planted between sidewalks and curbs; and street fighting was laid in
underground conduits. As a promotional brochure, published in 1924, boasted;
Thoughtfulness was the motto. Not one single feature of
highly modernized improvements was to be left for future
residents to provide. They were to get a finished homesite,
with every utility - water, light, gas, and sewerage -
provided in the most scientific manner .... Every feature
which might tend toward comfort, convenience, dignity,
and beauty was incorporated in the plan of development,
and no detail was left unattended when the property was
finally pronounced ready for delivery,
At a time when many lots in other Miami subdivisions were being sold
undeveloped an unimproved, Bay Shore was notable for its carefully conceived
plan for development.
7
The exclusiveness of the area was also guaranteed by the deed restrictions that
the developers attached to each lot. These restrictions specified the minimum
price of each house, ranging from a low of $7,000 inland to $13,000 along the Bay.
Duplexes, apartment, and hotels were prohibited, as were houses constructed of
wood. Building setbacks and lot frontage were also regulated, and the developer
required that all plans be submitted for approval prior to construction.
Although Bay Shore developed steadily during the boom and even the
Depression, the area witnessed its greatest building expansion between 1936 and
1941. In 1936 the neighborhood was expanded, and a small area south of Bay
Shore, along N.E. 55 Street and N.E. 55 Terrace, was subdivided as Bayshore Plaza
by Islands Incorporated. Although the houses were often smaller than those in the
earlier subdivision, similar deed restriction guaranteed a continued high level of
development.
Houses constructed in the Morningside Historic District reflect the eclecticism
popular in the early twentieth century, The earlier buildings in the district are
predominantly Mediterranean Revival in style, while structures built in the 1930's
and early 1940's are frequently Art Deco. Outstanding examples of both styles are
found here.
Morningside also features a large number of masonry vernacular buildings that
frequently utilize elements of several styles. An unusual Tudor Revival style house
and one of the City's best examples of Mission style architecture add to the area's
architectural diversity.
Many of the buildings in the district utilize a variety of local materials, such as
keystone and oolitic limestone, and decorative tropical motifs. Especially
prevalent are wrought iron screen doors and precast concrete vents displaying
palm trees, flamingos, and pelicans,
The Morningside Historic District features the work of more than 40 well-known local
architects. Kiehnel and Elliott, who introduced the Mediterranean Revival style to
South Florida, designed several houses, including those at 463 N.E. 55 Terrace, 527
N.E. 56 Street, and 759 N.E. 57 Street. Marion Manley, South Florida's first known
female architect, designed the house at 598 N.E. 56 Street. The works of Gene
Baylis, L. Murray Dixon, H. George Fink, Martin Hampton, Gordon Mayor, V.H.
Netlenbogen, Paist and Steward, and Robert L. Weed are also represented here.
In addition to the quality of its buildings, the Morningside Historic District is also
significant for its landscape architecture. Inspired by the designs of other suburbs
and estates throughout the United States, the developers adapted these ideas to
take full advantage of Miami's wealth of tropical trees and plants. After more
than 4,000 trees had been planted, the subdivision presented the following
appearance in 1924:
8
A typical street intersection shows the wide parkway in the
center of each boulevard, dividing traffic, In the center of
the intersection is a circular island, graced with shrubbery.
Between curbing and sidewalk is a wide greensward with
trees and foliage. All corners are curved and foot crossings
set back to increase the park effect of the view up and
down the boulevard. Boulevards run at graceful angles and
the parkways are of varying width and differ in floral
adornment. Everywhere the view is like overlooking an
immense garden, through which wind attractive
passageways.
Today, Morningside contains a representative collection of the plant material used
in residential landscaping over the past 60 years, and large numbers of trees
continue to be planted in the area.
From its inception in 1922, Morningside has been home to many prominent and
influential local residents. James H. Nunnally, president of the Bay Shore
Investment Company, built his own house an the Bay in 1927. Other developers
and financeers have also lived here, including Paul Scott, an attorney and
president of the Biscayne Boulevard Company and the New Miami Shores
Corporation, and Henry H. Filer, president of the Filer -Cleveland Company.
Many politicians and government officials built home in Morningside, including
Frank Wharton, an early mayor and city manager during the 1920's; Perrine
Palmer, a later mayor; and William Lehman, current U,S. congressman.
Laura Cushman, one of Florida's most respected educators and founder of The
Cushman School, continues to live in the house built by her father in 1925. Sidney
Meyer, secretary -treasurer of Wometco Theaters, built a house in Morningside, as
did Harold Steward, a local architect with eth prominent firm of Paist and Steward,
Lawyers, physicians, reactors, business magnates, and other executives have
populated Morningside throughout its history,
The Morningside Historic District stands today as one of Miami's most intact historic
neighborhoods. Despite the number of post-1941 buildings in the area,
Morningside retains a high degree of historic and architectural integrity. This is
due, in part, to the fact that most later buildings are not intrusive, but respect the
earlier structures in scale, setback, materials, and workmanship. The majority of
neighborhood residents recognize the special character of the area and desire its
continued preservation.
Relationship to Criteria for Designation:
The Morningside Historic District is eligible for designation under the following
criteria:
9
1 Is associated in a significant way with the life of a person important in the
past,
The Morningside Historic District has been home to many of Miami's
prominent and influential citizens. These individuals have been important
in such fields as politics and government, community planning,
commerce, education, law, architecture, and communications.
3. Exemplifies the historical, cultural, political, economic, or social trends of
the community.
The Morningside Historic District is Miami's most intact historic
neighborhood and is the City's best remaining example of a boom era
subdivision, It reflects the Type of development activity that occurred in
Miami during the early 1920's.
Portrays the environment in an era of history characterized by one or
more distinctive architectural styles.
The Morningside Historic District reflects the diversify and direction of
architectural design during the 1920's and 1930's. The neighborhood
contains a wealth of Mediterranean Revival, Mission, Art Deco, and
vernacular style buildings.
5. Embodies those distinguishing characteristics of an architectural style, or
period, or method of construction.
The Morningside Historic District contains a number of outstanding
examples of Mediterranean Revival, Mission, Art Deco, Tudor Revival, and
vernacular style buildings.
6. Is an outstanding work of a prominent designer or builder.
The Morningside Historic District contains several fine examples of the work
of Miami's prominent architects. Kiehnel and Elliott, Marion Manley, Paist
and Steward, V.H. Nellenbogen, L. Murray Dixon, and H. George Fink are
represented here.
8, By being part of or related to a subdivision, park, environmental feature,
or other distinctive area, should be developed or preserved according to
a plan based an a historic, cultural or architectural motif.
The Morningside Historic District is one of the most distinctive subdivisions in
northeast Miami. The area's historic and architectural character should
be preserved as a reminder of Miami's past.
10
III. DESCRIPTION
Morningside Historic District Is a well-defined residential area located in northeast
Miami on Biscayne Bay. Encompassing an area of approximately 100 acres, the
district includes 218 buildings, all of which are detached, single-family houses. A
wide variety of architectural styles is represented here, including Mediterranean
Revival, Mission, Art Deco, and vernacular. Morningside is also noted for its wide,
tree -lined boulevards and its plentiful, flowering trees and lush foliage.
The Morningside Historic District is comprised of three subdivisions that were platted
between 1922 and 1924 and a later subdivision, platted in 1936. The earlier
subdivisions were laid out with irregular lot lines and streets running in a diagonal
direction to assure each homesite a view of the Bay and the full effect of its
cooling breezes. Inland lots are generally 60 feet wide, with larger estates along
Biscayne Bay.
A majority of houses in the district were constructed between 1922 and 1941, the
area's major period of significance. Approximately 42 houses were built during the
boom era (1922-1926), while 31 were constructed during the bust and Depression
(1927-1935). The greatest period of activity occurred before World War li, with 73
houses built between 1936 and 1941. Construction came to a virtual halt during
the war years, with only two houses built, but resumed in 1946. Since 1946, 70
buildings have been erected.
A majority of post-1941 buildings are small, single-family residences that respect
the architectural character of the district. Few major intrusions have been
constructed here.
Architecturally, the Morningside Historic District reflects the diverse styles of the
early twentieth century. Mediterranean Revival style buildings predominate and
are generally two stories in height. These buildings feature round arched windows,
cornice moldings, decorative tiles, wrought iron work, and the ubiquitous Mission
tile roof.
Although Mediterranean Revival style houses continued to be built in the 1920's
and 1930's, the Art Deco style increased in popularity during the late 1930's.
Characterized by a linear or angular composition, these buildings feature stylized
decoration around windows and doors, a prominent entryway, and glass block.
Masonry vernacular style houses were built throughout the area's development.
While some vernacular houses are virtually stripped of ornamentation, others
feature a combination of styles that defy classification.
The majority of the buildings in the district have been altered. Typical alterations
include the installation of contemporary windows, doors, roofing, and awnings,
and the addition and/or enclosure of porches, garages, and porte-cocheres,
Several houses hove been more significantly altered by the removal of important
architectural features. ❑espite these alterations, however, the original character,
massing, and setback of most houses within the district has not changed.
12
rvlorningside Historic District
Northwest corner of N.E. 59 Street and N. Bay Shore Drive
1984
13
Morningside Historic District
Westerly view of N.E. 58 Street at N.E. 6 Avenue
1984
14
Morningside Historic District
Northeast Corner of N.E. 56 Street and N.E. 6 Avenue
1984
15
Morningside Historic District
North Bay Shore Drive Between N.E. 59 Street and N.E. 60 Street (facing northeast)
1984
16
Morningside Historic District
Northeast corner of N.E. 59 Street and N. Bay Shore ❑rive
1984
17
IV. PLANNING CONTEXT
Present Trends and Conditions:
The Morningside Historic District is a stable residential neighborhood of detached,
single-family homes, with commercial uses along Biscayne Boulevard. The houses
are primarily owner -occupied, and the majority are well cared for. Morningside
survived the suburban flight of the 1950's and 1960's and is now attracting younger
residents. A major focal point of Morningside is Morningside Park. Located outside
the historic district, the park is a 42-acre expanse along Biscayne Bay.
The Morningside Civic Association is an active neighborhood group that monitors
neighborhood activities and lobbies for improvements. The Association represents
the entire Morningside area, which includes a newer area south of the historic
district, A trouble spot in the neighborhood is Biscayne Boulevard and its problems
with prostitution and drugs. Although efforts have been made to improve the
situation, the perception of crime still lingers.
Conservation Objectives:
Historic district designation is intended as a tool to preserve the character of
Morningside and protect it from undesirable encroachments. As originally
proposed by the Planning Department, the district included all properly east of
Biscayne Boulevard and between N.E. 55 Street and N.E. 60 Street. Both the
Heritage Conservation Board and the Planning Advisory Board approved these
boundaries as presented. However, in the course of the public hearing process,
the Planning Department discovered opposition to the district from some owners
of buildings on Biscayne Boulevard, mostly owners of buildings that are not historic.
Although the Planning Department continues to stand by its original
recommendation, the Department has also presented an acceptable alternative.
This alternative would follow the existing zoning boundary and thus would exclude
all properties on Biscayne Boulevard from the historic district. This alternative was
approved by the City Commission on First Reading. This alternative was revised on
Second Reading to exclude one additional property adjacent to the Biscayne
Boulevard frontage.
These conservation objectives for the Morningside Historic District can best be
achieved by maintaining the present residential zoning within the neighborhood.
An HC-1 zoning overlay district will maintain the existing zoning, requiring only the
review of physical changes to the properties. The Planning Department also
intends to propose the application of an SPI district for those Biscayne Boulevard
properties to encourage quality redevelopment through zoning incentives.
I8
V. HC ZONING ELEMENTS
Boundaries:
The boundaries of the Morningside Historic District have been drawn to include
that portion of the present Morningside neighborhood which contains a
predominance of buildings constructed between 1922 and 1941. The boundaries
also follow those of the original Bay Shore subdivisions, platted between 1922 and
1924 (located east of Biscayne Boulevard only), and the Bayshore Plaza
subdivision, platted in 1936. Although platted later, Bayshore Plaza contains
houses similar in age and architectural style to those in Bay Shore.
Specifically, N.E. 60 Street was selected as the northern boundary because of the
historical factors mentioned above and because the area north of this street
contains few historic buildings. On the east, Biscayne Bay and the Morningside
Park form natural physical boundaries. The rear lot line between N.E. 55 Street and
N.E. 53 Street was selected as the southern boundary for historical reasons and
because the majority of houses south of this line were constructed after 1941. The
existing zoning boundary was selected as the western edge, thus excluding all
commercial properties on Biscayne Boulevard. Lot 5 of Block 16 of the plat of BAY
SHORE UNIT NO. 2 (9-98), which abuts these commercial properties, is also
excluded.
Major Exterior Surfaces Subject to Review:
The major exterior surfaces subject to review shall include all facades visible from a
public right-of-way,
Major Landscape Features Subject to Review:
The major landscape features subject to review shall include all features which are
subject to requirements for tree removal permits, as set forth in Chapter 17 of the
City Code.
19
VI. BIBLIOGRAPHY
Dade County, Florida. Community and Economic Development, Historic
Preservation Division. Dade County Historic Survey, Site Inventory Files.
Dade County, Florida. County Recorder's Office. Abstract Books.
Dade County, Florida. Country Recorder's Office. Deed Books.
Dunlop, Beth. "Morningside." The Miami Herald, 25 March 1979, p. 1G.
Florida Architecture and Allied Arts. 1935 -1941.
Hopkins, G.M. Plat Book of Greater Miami, Honda and Suburbs. Philadelphia: G.M.
Hopkins Co., 1925, 1936, 1981.
Junkin and Erdmans Co. "Bay Shore: On the Shore of Biscayne Bay." Promotional
brochure. Copy on file in P.K. Yonge Collection, University of Honda,
Gainesville, Florida, [1924].
Metropolitan Dade County. From Wilderness to Metropolis. Miami: Metropolitan
Dade County, 1982.
Miami Daily News, Real Estate Advertisements, 1923 - 1939.
Miami, Florida, Fire, Rescue, and Inspection Services Department. Building and
Zoning Division. Building Permits, 1923 to present,
Miami, Florida, Fire, Rescue, and Inspection Services Department. Building and
Zoning Division. Plumbing Permits, 1919 to present.
Miami, Florida. Fire, Rescue and Inspection Services Department. Building and
Zoning Division. Real Property Records.
Miami, Florida. Historical Association of Southern Florida. Photographic Files.
Miami, Florida, Public Works Department. Plat Books.
The Miami Herald. Real Estate Advertisements, 1923 - 1939.
A Monograph of the Florida Work of Kiehnel and Elliot, Architects. Miami: Miami
Post Publishing Co., 1938.
Parks, Arva Moore. Miami: The Magic City. Tulsa: Continental Heritage Press,
1981.
20
Palk, R.L. R.L. Polk and Company's Miami City Directory. Jacksonville, Florida: R.L.
Polk and Co., 1922- 1945.
Walker, Kay. Beautiful Homes of Miami and Environs. n.d.
Young, Earni. "Our Neighborhoods: Morningside." The Miami News, 17 December
1979, p.1 C.
21
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T3 SINGLE FAMILY HOMES Frequently Asked Questions
WHAT TYPES OF PROPERTIES ARE INCLUDED WITHIN THE T3 TRANSECT DESIGNATION?
The T3 Transect designation under Miami 21 is equivalent to the single-family and duplex residential
categories that exist in today's zoning code. The T3 transect is divided into:
• T3-R (Restricted), typical single family home equivalent to existing R-1 homes;
• T3-L (Limited) : single-family home with an accessory unit (sometimes called a "granny -flat");
• T3-0 (Open) is equivalent to the R-2 (Duplex) zoning that exists today.
ALLEYS
WILL SINGLE FAMILY OR DUPLEX HOMES BE REQUIRED TO ACCESS THEIR PROPERTIES
THROUGH THEIR ALLEYS, IF THEY EXIST?
No. Miami 21 simply encourages the use of alleys, but would not require it,
PARKING
WILL I BE ABLE TO PARK MY CAR IN THE FRONT OF MY HOME?
Yes, parking will be allowed on driveways and drop-off areas located in the front yard (First Layer) of
your home, However, a garage structure may not be not be built in front of the main wall of the
home.
DOES MIAMI 21 ALLOW MORE THAN 2 PARKING SPACES?
Yes. Additional parking, driveways, or drop-offs can be provided within the front setback (first layer),
as long as, green space requirement is provided. One of the two spaces may be located in the front
yard setback. Miami 21 requires two parking spaces per home minimum (the same as the current
code). Garages may not be built in front of the main wall of the home.
WHAT IS TANDEM PARKING AND WHY IS IT ENCOURAGED UNDER MIAMI 21?
Tandem parking is the placement of two or more vehicles in a row directly behind one another.
Allowing tandem parking: 1) reduces the space required to park multiple vehicles; 2) increases the
amount of open space, decreases run-off; and 3) allows parking on -street for visitors between
driveways. (Ordinance 11000 does not allow tandem parking for two required spaces.)
WHAT I5 THE MAXIMUM WIDTH OF A DRIVEWAY ALLOWED IN THE FRONT OF MY HOUSE?
The maximum width of a driveway at the front property line is twelve (12) feet, The purpose of
limiting the size of a driveway only at the property line is: 1) to reduce the distance pedestrians on the
sidewalks cross vehicular pathways; and 2) increases the amount of open space, decrease run off; and
3) allows parking on -street for visitors between driveways. The driveway may become wider once it is
on the property; the limit of 12 feet is only from the property line to the street curb.
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CAN MY EXISTING DRIVEWAY REMAIN UNDER MIAMI 21?
Yes, Miami 21 will not force any owner to change an existing legally permitted driveway. Only new
driveways will be required to meet the new standards after the zoning code is adopted.
GARAGES
WHERE WILL I BE ABLE TO BUILD MY GARAGE UNDER MIAMI 21?
A garage may be built anywhere on the lot with the exception of the setback areas. The garage must
be flush with or recessed behind the front wall of the house. The garage cannot extend beyond the
front wall of the home.
FRONT OF HOUSE
WILL MIAMI 21 REGULATE ON WHICH SIDE MY FRONT DOOR ENTRANCE IS LOCATED?
No. Miami 21 does not regulate on which side the front door has to be located if a house is located on
a corner. The only thing Miami 21 regulates is that the garage door should be located flush or behind
the primary setback (front door). In other words, the garage cannot extend beyond the front wall of
the home.
PORCHES
ARE PORCHES ALLOWED ON THE FRONT OF MY HOUSE?
Yes, Miami 21 encourages front porches or stoops an the front of homes by allowing these structures
to encroach into the front setback (First Layer) up to a maximum depth of eight (8) feet and porches
may be only one story in height. Balconies, bay windows, awning and roof overhangs may encroach a
maximum of three (3) feet into the front setback.
OPEN SPACE
HOW MUCH OF MY FRONT YARD MUST REMAIN OPEN SPACE?
The front lawn may be hardscaped with impervious surfaces such as driveways, walkways and drop-off
areas up to 30% of the front setback (First Layer) for T3-R and T3-L Single Family Homes.
HOW MUCH OF MY LOT MUST REMAIN GREEN SPACE?
25% of the lot area must remain as green space. Green space helps to filter pollutants, increases water
infiltration which reduces flooding, and reduces the air temperature around the home and city.
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City of Miami Planning Department 1444 SW 2nd Avenue, 3'6 Floor Miami, FL 33130 I info@miami21.orq I www.miami21.org
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T3 SINGLE FAMILY HOMES Frequently Asked Questions
FENCES and HEDGES
HOW HIGH ARE MY FENCES ALLOWED TO BE IN THE FRONT OF MY HOUSE?
The height of solid waifs along the front property line would be limited to three and a half (3.5) feet.
Aluminum, iron pickets and/or posts fences would be allowed up to five (5) feet in height. By limiting
the height of visual barriers in front yards, Miami 21 hopes to create safer neighborhoods through
visual surveillance. More eyes on the street mean safer streets for us all.
CAN I HAVE HIGHER FENCES AND WALLS IN THE SIDE AND BACK OF MY PROPERTY?
Yes, fences and walls are allowed to a height of six (6) feet in the side and back of the property.
HOW HIGH ARE HEDGES ALLOWED?
The height of hedges along the front property line would be limited to three and a half (3.5) feet.
Hedges behind the first layer (meaning on the sides and rear of the property) would be allowed up to
eight (8) feet in height.
HISTORIC HOMES
WILL HISTORIC HOMES BECOME NONCONFORMING UNDER MIAMI 21?
In many historic buildings, non -conformities routinely exist, as in many instances they were built long
before later zoning code provisions were enacted. As a result, a significant number of historic
properties have never been in strict compliance with the current zoning code 11000, and may also not
be in strict compliance with Miami 21. As such, they would remain "legally nonconforming" and will
continue to be legally nonconforming under Miami 21.
Chapter 23 of the Miami City Code (which regulates historic properties) includes provisions for waivers
from certain zoning regulations when a property owner makes an addition, or changes the home in a
historically -acceptable way. Chapter 23 has undergone an extensive rewrite, and is accompanying the
Miami 21 Code through the legislative process.
NONCONFORMITIES
WHAT IS A LEGAL, NONCONFORMING STRUCTURE IN THE MIAMI 21 CODE?
A legal nonconforming structure is one built legally before the Miami 21 Code is enacted and where
certain conditions of the structure will become inconsistent with the proposed code after the adoption
of the Miami 21 Zoning Code. (Similar to homes without hurricane shutters are nonconforming to
Florida Building Code.)
Below are some of the major differences between the current zoning code 11000 and Miami 21 for
single-family homes.
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City of Miami Planning Department 1444 SW 2"4 Avenue, 3rd Floor I Miami, FL 33130 infoftmiami2lior0 www.miami2l.org
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T3 SINGLE FAMILY i~ OM ES Frequently Asked Questions
Occurrence
Current Zoning Code (11000)
Miami 21
Destruction in the
event of a natural
disaster, explosion, fire,
act of God.
If more than 50% of the assessed
value is destroyed, the home may
Allows reconstruction of the
house and does not stipulate a
not be rebuilt as it was, except by
percentage requirement
public hearing and special exception.
regardless of the amount of
If less than 50% of the assessed
value is destroyed, home may be
restored if begun within six (6)
damage.
Application for reconstruction
must be filed within twelve (12)
months from date of
destruction. This time period
may be further extended by the
City Commission.
months. This part of the code is
unclear since it addresses the use of
a structure and not the structure
itself.
Repairs and
Maintenance of
property
Only 20% of the gross square
footage of the nonconforming home
can be repaired within a twelve (12)
month period.
Allows nonconforming home to
be maintained and repaired.
Does not stipulate a percentage
or time frame,
WILL MOST SINGLE-FAMILY HOMES CONFORM TO MIAMI 21?
Yes. There will be a fair number of instances when some parts of homes will become nonconforming.
Conversely, there are existing single family homes that are legally nonconforming under Ordinance
11000 that will become conforming as a result of the adoption of Miami 21.
Example: A homeowner already has a two -car garage in the front of the house that occupies almost two-
thirds of the frontage. As Miami 21 seeks to limit the size of the garage on the front, the existing garage
structure would become legally nonconforming. The nonconforming garage could remain indefinitely; the
owner would not be required to demolish it. Only the portion of the house that is non -conforming (i.e. the
two -car garage) may not be expanded. All other areas of the house or property could be renovated,
replaced, expanded, etc.
IF A LEGAL NONCONFORMING PRIVATE SINGLE FAMILY HOME (STRUCTURE) IN A T3
TRANSECT IS DESTROYED BY A HURRICANE OR ACT OF GOD, WILL THE
NONCONFORMING HOME BE ALLOWED TO BE REBUILT EXACTLY AS IT WAS?
Yes. The owner must apply for a building permit within one year (Ordinance 11000 restricts the time to
6 months). If the City Commission authorizes, the zoning administrator may also administratively grant
an additional one year extension for extenuating circumstances.
Miami 21 proposes to eliminate the existing Zoning Ordinance 11000 requirement for a public hearing
in order for an owner to rebuild a nonconforming structure after a natural disaster.
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City of Miami Planning Department 1444 SW 2nd Avenue, 3'd Floor 1 Miami, FL 33130 1 info@miami21.orq www.miami21.orq
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T3 SINGLE FAMILY HOMES Frequently Asked Questions
WHAT HAPPENS IF I HAVE A SINGLE FAMILY HOME LOCATED IN ANOTHER TRANSECT
CATEGORY AND IT I5 DESTROYED BY AN ACT OF GOD?
A single-family or duplex home in any transect zone will be allowed to rebuild exactly as it was
previously (or alternatively, in conformity with the Miami 21 code), as long as building permits are
applied for within one year. If the City Commission authorizes, the zoning administrator may also
administratively grant an additional one year extension for extenuating circumstances.
WHAT HAPPENS IF I HAVE A CONFORMING HOME WITH A NONCONFORMING USE THAT IS
DESTROYED BY AN ACT OF GOD?
If damage/destruction is less that fifty percent (50°I0) of the structure's assessed valuation at time of
destruction reconstruction may be approved by administrative Warrant. If damage/destruction is more
than fifty percent (50%) of the structure's assessed valuation at time of destruction, then it would have
to be approved by Exception (public hearing).
A HOMEOWNER IN A SINGLE-FAMILY NEIGHBORHOOD HAS CONSTRUCTED (WITHOUT
PERMITS) ADDITIONS TO HIS HOME WHERE TENANTS ARE HOUSED. WILL THE OWNER BE
ALLOWED TO RETAIN THESE UNITS?
Illegal construction and illegal uses will continue to be illegal under the provisions of Miami 21; there is
no change from the current Zoning Ordinance 11000.
ARE INTERIOR RENOVATIONS AND REPAIRS FOR NONCONFORMING STRUCTURES
ALLOWED UNDER THE MIAMI 21 CODE?
Yes. Renovations and repairs are allowed for nonconforming structures as long as the proposed repairs
do not enlarge the degree of any exterior nonconformity. For example, if part of a home was built
within the setback area, the code would not allow an owner to build farther into the setback. On the
other hand, Miami 21 would allow an owner to make an addition to the part of the home that does
comply with the code. Additionally, interior remodeling or renovations would be allowed regardless of
the home's degree of conformity to the new code.
IF I HAVE A LEGALLY NONCONFORMING HOME, WILL I BE ABLE TO MAKE ADDITIONS OR
EXTERNAL MODIFICATIONS?
Yes, Miami 21 allows additions and external modifications to nonconforming homes. If the proposed
improvements would not increase the degree of nonconformity, then a normal building permit process
would be followed. If a homeowner seeks to increase the degree of nonconformity, they would follow
an administrative waiver process.
WILL THE PROPERTY OWNER WITH THE LEGALLY NONCONFORMING GARAGES BE
ALLOWED TO MAKE IMPROVEMENTS, FOR EXAMPLE, CONSTRUCT AN ADDITION TO THE
HOUSE?
Yes, the nonconformity of the garage may remain indefinitely, and the owner has a right to build
additions elsewhere on the property, as long as the addition does not increase the nonconformity of
the garage
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City of Miami Planning Department 1444 SW 2nd Avenue, 3rd Floor 1 Miami, FL 33130 i infoPmiami21.arg f www,miami21.oro
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T3 SINGLE FAMILY HOMES Frequently Asked Questions
Example:
The owner of the home with the two -car garage also encroaches one foot into the required five foot side
setback. The owner proposes to build an addition to the rear of the home. Because the addition will not
encroach into the rear setback, the owner may legally construct the addition. The owner would not be
required to remove the garage.
McMANSIONS
HOW I5 MIAMI 21 ADDRESSING THE ISSUE OF "McMANSIONS ?" (over -sized homes that
overpower the existing homes in the neighborhood)
Miami 21 has taken several steps in order to lessen the impact of large new homes on neighboring
properties. Under Miami 21, side setbacks will be established by the aggregate lot width, rather than
the current method which uses a single dimension regardless of the Pot size. This means that for
homes that occupy multiple lots, the side setbacks would be 20°I0 of the total lot width as opposed to
the five (5) feet now required. Additionally, maximum lot coverage for any home is limited to fifty (50)
percent of the lot on the first floor and thirty (30) percent of the lot on the second floor.
GRANNY FLATS (only allowed in T3-L Transect)
WHAT IS AN ACCESSORY UNIT OR "GRANNY FLAT"?
An accessory Unit, or "granny flat," is a smaller structure detached from the rrlain home that is allowed
to occupy a part of the single family lot. A second story may be built above an existing detached
garage or a separate structure may be built at the rear of the property in the T3-L transect. These
units are excellent sources for affordable housing and can serve as additional income sources for
property owners or to facilitate caring for an elderly family member. (Enclosed garages are not
considered accessory structures or granny flats.)
WHO CAN LIVE IN THESE GRANNY FLATS?
A resident of a granny flat is not required to be related to the owner. However, the owner must live on
the property.
DO GRANNY FLATS HAVE TO BE SEPARATED FROM THE MAIN HOME?
Yes, the structure must be separated from the main home by a minimum of 10 feet. However, a
backbuilding (single story structure with a maximum width of 12 feet) may connect the two structures.
CAN I CONVERT MY GARAGE INTO AN EFFICIENCY UNIT UNDER MIAMI 21?
Only if the garage would qualify as a granny flat as proposed in Miami 21: 1}located in the back of the
property; and 2) at least 10 feet of separation exist between the main house structure and the garage
structure; 3) the lot is located in a T3-L designated transect area. Garages located within the existing
single family house are not allowed to be converted into efficiency units under Miami 21 (efficiency
units within garages are not permitted under Ordinance 11000).
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City of Miami Planning Department 144,1 SW 2nd Avenue, 3rd Floor Miami, FL 33130 info@miami21.orq 1 www.miami2l.orq
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T3 SINGLE FAMILY HOMES Frequently Asked Questions
OTHER ISSUES
IF I OWN A SINGLE-FAMILY HOME OR DUPLEX, WILL I HAVE TO STORE MY GARBAGE CAN
AT A PARTICULAR LOCATION?
Miami 21 is a Zoning Code that regulates permanent structures built within the City of Miami. It does
not regulate where a single family home places its trash cans. It does, however, regulate where large
permanent structures such as trash dumpsters or trash enclosures may be located. The reason the
code regulates where these structures can be located is to limit the adverse affects of these facilities on
neighboring properties.
WHERE CAN THE UTILITY CONNECTIONS ON THE HOUSE BE LOCATED?
Utility connections on the house can be located anywhere on the side or rear of the house (beyond the
front setback, also known as the first layer). This is to prevent unsightly electrical meters, satellite
dishes, telephone, and cable boxes being located on the front wall of the house. (Water meters and
other utilities located within underground meter boxes are permitted. Telephone poles and other
utilities on the public right of way will remain.)
WHERE CAN I HAVE A POOL?
Miami 21 does not regulate where your pool can be located.
Page 7 or 7
City of Miami Planning Department 1444 SW 2nd Avenue, 3 ° Floor 1 Miami, FL 33130 l info@miami21.orq I www.miami21.orq
2 November 2013
Megan McLaughlin
City of Miami Planning and Zoning — Historic Preservation
444 SW 2nd Avenue 3rd Floor
Miami, FL 33130
Subject: HEPB Item — 569 NE 57 Street (Morningside)
Dear Megan,
hope all is well with you. The Morningside Civic Association Board of Directors is in the
receipt of the applicant's plans; however, we will not convene our next meeting until after the
upcoming November 5th HEP Board hearing. Consequently, we will not be able to opine prior to
the hearing. I am drafting this letter to follow as an individual and fellow neighbor.
I have reviewed the plans submitted by Mr. and Mrs. Stiers and I find their plans both tasteful
and observant to the character present in the Morningside Historic District. I am therefore
vocalizing my individual support to their plans and request that the HEPB membership and the
Preservation Office respect their plans submitted to the fullest extent possible.
I will not be able to attend the hearing this week, so please accept this letter of support into the
record of the hearing. A copy will also be furnished to the applicant should they wish to cite my
support.
Regards,
Adam Dunshee
500 NE 50th Terrace
Miami, FL 33137
Cc: Eli Stiers & Melissa Fernandez-Stiers, applicants for 569 NE 57 Street
EXHIBIT