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HomeMy WebLinkAboutAnalysisStaff: MCS Application received: 11/3/2016 CITY OF MIAMI PLANNING DEPARTMENT Staff Report & Recommendation To: Chairperson and Members Historic Environmental Preservation Board From: Megan Cross Schmitt Preservation Officer Applicant: Michael Esser, Owner Subject: Item No. 10 - 956 SW 3rd Street Item No. 11 - 964 SW 3rd Street Item No. 12 - 972 SW 3rd Street The applicant, property owner Michael Esser, is applying for the demolition of two contributing structures located within the Riverview Historic District and the construction of three three-story new multi- family apartment buildings. BACKGROUND: This is a new application. THE PROPERTY: HISTORIC PHOTO: 956 and 964 SW 3rd Street are both contributing properties within the Riverview Historic District that were constructed in 1925. The parcel at 972 SW 3 Street is currently vacant. 956 SW 3rd Street HEPB- DECEMBER 6, 2016 Page 1 of 5 ANALYSIS: Staff: MCS Application received: 11/3/2016 964 SW 3rd Street Proposed Demolitions: The existing structures appear to be in a state of deterioration, however they are not currently on the City's Unsafe Structures list. The applicant lists several reasons for seeking approval for the demolition of the two properties and the following are staffs responses: 1. The facades, which are the most significant historic elements of the buildings, have both been altered significantly; the original porches, which are typical structural elements for bungalow -style homes, have been enclosed and are part now to the livable area to the dwelling units. Staff acknowledges that the facades of the two main structures have been altered with the enclosure of the front porches. These alterations can be reversed, as has been seen over the years in Miami's other, more well - established historic districts. 2. The buildings are likely to violate rules of the current building code. For instance, the setback of the two-story building on 964 SW 3rd Street is only 3 feet from the South perimeter and has several windows on the back wall facing the property on SW 4th Street. The numbers of dwelling units and bedrooms do not match the description of the tax cards. The garages of the original outbuilding on 964 SW 3rd Street have been converted to dwelling units. The main buildings on both lots have been broken down into two dwelling units while the tax cards only show one bungalow. HEPB- DECEMBER 6, 2016 Page 2 of 5 Staff: MCS Application received: 11/3/2016 Existing site conditions such as setbacks are grandfathered at the time a historic district is designated. Preservation Office staff frequently acts as a liaison between property owners and other disciplines to make sure that any conditions imposed for a property to come into compliance with current code would not adversely impact those building or site features that contribute to the property's significance. Preservation Office staff can also help make sure an owner has clear direction when trying to legalize properties that may have a variety of non -conformities or illegal conditions. 3. The structures are in poor shape; unlike current concrete structure, these buildings are made of wood. Ninety years of humidity, rain, wind and termites have deteriorated the structures significantly. 4. The crawlspace is only 2 feet high and inaccessible for a humans; this has generated problems with small animals who live and multiply under the living units. 5. The parking lot, which is covered by concrete and asphalt, does not have a drainage system which leads to accumulation of water on the parking area. 6. The roofs require constant work as the maintenance in the past has been neglected. 7. Maintenance of mechanical equipment: the isolation of the dwelling units is bad, windows don't close properly and tenants counterbalance the incoming hear by turning on the A/C systems 24/7; unfortunately, the A/C units break more often than not and increase the cost of maintenance. 8. Maintenance of electrical equipment: the electric panels are old and could be renewed; recently one unit almost caught fire because one break stopped properly. 9. Maintenance of plumbing equipment: the pipes for sewer water are permanently congested; on another property, I had to ask tenants to deposit used toilet paper in the trash as the pipes were constantly congested. Preservation Office staff views points 3-9 all as being related to the duties and responsibilities of owning and maintaining property — any property — and not specific burdens associated with owning a property within a historic district. Buildings of the same age and older have been successfully restored and maintained throughout the City's other historic districts. Deferred maintenance is not an acceptable reason to demolish a contributing structure. HEPB- DECEMBER 6, 2016 Page 3 of 5 Staff: MCS Application received: 11/3/2016 10. ADA compliance: unfortunately, not a single unit has been remodel to meet to criteria of ADA. Preservation Office staff frequently works with applicants to make sure that ADA requirements are met with the minimum adverse impact to the historic structure. Proposed New Construction: Both the 1964 Venice Charter and the Secretary of the Interior Standards for Historic Preservation that were first issued in 1977, state that new construction in historic districts be differentiated from the original historic fabric. New construction projects should not duplicate a style from the past, but should rather complement with the use of materials found within the district as well as architectural features that are common in the surroundings. Additionally, it is important that new construction projects fit in with the overall sense of scale of the district, and compliments its surroundings with appropriate massing and setbacks. After reviewing the proposal, staff has made the following determinations regarding the design: • The height, size and massing of the building appear appropriate for the Riverview Historic District. • The design appears to take its references from the smaller, central hall apartment buildings constructed in the mid-1920's seen throughout the Riverview Historic District. • The proposed color palette does not reflect the vitality of the colors seen throughout Riverview (and Little Havana at large) and should be reconsidered. STAFF RECOMMENDATION: The Preservation Office recommends, that the applications for the demolition of 956 and 964 SW 3rd Street be Denied. Staff recommends that the application for a Special Certificate of Appropriateness for new multi- family residence at 956 and 964 SW 3rd Street be Denied. Staff recommends that a Special Certificate of Appropriateness for new multi- family residence at 972 SW 3rd Street be Approved with Conditions. The conditions of this approval are as follows: 1. All glass shall be clear. 2. At no time shall the proposed decorative murals contain a commercial message; future changes to the murals shall require a Certificate of Appropriateness from the Preservation Office. 3. The location of the dumpster must be relocated out of the first layer to come into compliance with Miami 21. 4. All mechanical equipment shall be screened appropriately. HEPB- DECEMBER 6, 2016 Page 4 of 5 Staff: MCS Application received: 11/3/2016 5. The color palette of the apartment building should be reconsidered to reflect the vibrant colors seen throughout the buildings of Little Havana. 6. This approval is subject to the approval of the Building, Zoning, Public Works and all other applicable departments. HEPB- DECEMBER 6, 2016 Page 5 of 5