HomeMy WebLinkAboutSubmittal-Dean Lewis-Expert Opinion Letter for 184 NE 45 STDB LEWIS Architect
Submitted into the public .
record r it= n(s) I Li
on City Clerk
9/22/2016 City of Miami Commission
Re: Expert Opinion Letter
184 NE 45 ST. -Historic Significance
184 NE 45 ST. -folio 0131240240240, year Built: 1947
"Masonry Vernacular" (city staff classification)
Location: Historic Buena Vista Neighborhood -Period of Significance 1920's-30s;
The property consists of 2 (2) story CBS Structures completed in approximately the same
time period (1947, early 50s). The street front structure with its front porch entry and
exterior side stair to the second floor appears to be configured for duplex multifamily.
The stair has a quirky bay enclosure poorly detailed at the second level which
compromises the stair's design authenticity. The rear structure is fair to poor in
massing and in architectural detail and as well lacks stylistic definition and consistency.
It is pale at best associated here to 'Masonry Vernacular' style which; is often more of
'catch-all' designation for marginal or incomplete residential design, than truly
characteristic contributing structures. By definition, true MV style accentuates masonry
detailing and stone textures. Smooth stucco finishing throughout, starts to negate the
essence of this style. In fact, true MV (as per City description), employs exterior finishes
such as: rough textured stucco, rusticated rock -faced concrete block, or coquina; none of
which are exhibited here.
Furthermore, contrary to true Masonry Vernacular there are:
>No rusticated concrete block, molded to simulate cut stone,
>No diamond composition shingles (as is prevalent in MV pitched roofs),
>No exposed, articulated lintels over windows
>No cast stone columns, piers, dormer windows
The detailing of these buildings is rather common and unoriginal in nature, there is
no significantly historic nor architectural contributions. The buildings are at best a
very weak, eclectic example of more than one architectural style reference such as
Mediterranean with the Barrel vaulted roof tiles.
It does not faithfully represent the reigning years of Masonry Vernacular (1840's to
present) nor does it faithfully represent the Mediterranean Revival Architecture of
1917 to 1930 in spite of its imitation barrel tile, hipped roofs.
Therefore, by definition and example, in spite of a few details eclectically assembled
here, such as: (quirky exterior stair, corner window, barrel tile roof, and a porch
lacking details of character), it is not a strongly original, representative design, and
in my opinion does not pass the test of Integrity; nor does it pass the test of Period
of Significance;
(as required for Contributing Status by the Secretary of Interior Standards)
Remember, in accordance with the Secretary of Interior Standards, the fact that a
building has obtained 50 years of age, does not automatically classify it as
historically contributing.
It is only a first point of consideration for historically significant, Contributing status.
6301 Biscayne Blvd. Ste 201 MIAMI, FL 33138 T 305.572.1220 www.dblewisarchitect.cam
Architecture Planning Interiors AA0003652 AR0017357 1D0004536 Committed to Excellence
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DB LEWIS Architect
Submitted into the public N i
record or itn(s} 15
on?7 Il[
City Clerk
In response to the statement that over time a neighborhood's period of significance
may evolve: >Again, just because a handful of buildings recently come of 50 years
of age, they do not automatically become justifiable as historically significant
contributions to any particular neighborhood,
In fact, the more watered down a neighborhood becomes with weaker examples of
contemporary styles throughout the years, that are found throughout the region, the
less historically significant the neighborhood as a whole may become....
Buena Vista needs to take equitable consideration of its 'historic' commercial corridor
along NE 2nd Avenue. Existing structures that were originally more commercial in
original use, or have the ease of ability to serve commercial mixed use rehabilitation
should be recognized more over significant, than generic single use, residential
structures such as this property.
Sincerely,
Dean B, Lewis, AIA.
DB Lewis Architect -Thresholds Intl.
Architect of numerous historic restoration & rehabilitation projects in Miami, such as:
>The Vagabond Hotel
>The Royal-Knoxon Hotel and new Market Square Development
>The Stephans Motel - New Starbucks
>The Cushman School, Master Plan
6301 Biscayne Blvd. Ste 201 WAN, FL 33138 T 305.572.1220 www.dblewisarchitect.corn
Architecture Planing interiors AA0003652 AR0017357 /00004536
Committed to Excellence
12)184NE45ST—folio: O13124DZ4DI4O—year built: l947
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City Clerk
MASONRY VERNACULAR (1880s-present)
Vernacular refers to common buildings that do not display a formal or distinctive style. These buildings
do, however, generally display at least some of the design elements and features commonly used in
styled buildings constructed during the same era. These buildings dominate the streetscape, establish
the scale of neighborhoods, create a sense of place, and record the change of construction technology
and materials over time. Vernacular buildings represent the history, influence and culture of the middle
and lower classes.'
Masonry, just as wood frame vernacular structures, grew from the building traditions of those who
settled in Dade County in the last quarter of the nineteenth century. The difference is the nature of the
local material available to adapt. Brick not readily transported in large quantities was not a common
construction material. Hollow clay tile was used in commercial and few residential structures, but was
soon replaced by a locally manufactured concrete block. Economical and readily available, oolitic
limestone quarried from construction sites and the farm lands in Dade County was a popular and unique
material.2
■ 0N6 Rusticated concrete block, molded to simulate cut stone, was also popular in the 1910s and 1920s. It
was inexpensive, could be made locally, and required no finish surface material. Concrete block
buildings, both commercial and residential were popularized at this time throughout the US by such
companies as Sears, Roebuck and Company, which sold concrete block molding machines, and Radford
Hanes, a prominent marketer of house plans.'
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The most common building plans are rectangular or L-shaped. Buildings range from one to two stories.
Foundations are usually continuous brick or concrete block, or slab. Construction is wood frame with
masonry veneer, or masonry. Exterior finish is usually rough texture stucco, rusticated rock -faced
concrete block or coquina. Roof types are gable or hip, flat roofs are built-up. Pitched roof surfaces are
covered with composition shingles and diamond composition shingles. Double hung wood frame
windows were more common in a variety of light patterns, but casement windows were also common;
lintels over windows and doors were often exposed and articulated. The need for cross ventilation
determined the location of window openings. Little or no decoration was applied to exterior surfaces.
Cast stone columns and piers, dormer windows, rafter and eaves brackets provided the decoration.'
There are forty-six Masonry Vernacular buildings within Buena Vista East Historic District, twenty
already considered contributing, three non-contributing, and twenty-three to be added to the
contributing list. Most of the already contributing buildings in this style were built between 1923 and
1937 and the buildings to be added to the contributing list between 1937 and 1962. The Masonry
Vernacular buildings being considered to change its status from non-contributing to contributing are as
follows:
' City of Saint Augustine Historic Preservation Guidelines. http://www.staugustinegovernment.com/mwg-
internal/de5fs23hu73ds/progress?id=B-VD734pBJivQB15_mujTAECMo0-oxgbHj3gteTITPA — last accessed
4/14/2016
'Chase, Charles Edwin, AIA. Dade County publication. "Resourceful Rehab —A Guide for Historic Buildings in Dade
County" -1987
3 Ibid.
Ibid
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