HomeMy WebLinkAboutAnalysisStaff: TL
Application received: 1/6/17
CITY OF MIAMI
PLANNING DEPARTMENT
Staff Report & Recommendation
Chairperson and Members
Historic Environmental Preservation Board
From: Megan Schmitt
Preservation Officer
Applicant: Iris Escarra, Esq., representing owner, 5101 RE CO, LLC
Subject: Item No. 10 - 5101 and 5125 Biscayne Boulevard
The applicant, Iris Escarra, Esq., representing owner, 5101 RE CO, LLC, of the
subject property which contains a contributing and a non-contributing building
located in the MiMo/BiBo Historic District is requesting approval for the renovation
of the contributing structure, demolition of the non-contributing structure, and the
new construction of a three-story commercial building.
BACKGROUND: This is a new application. This property had previously applied for a
Special Certificate of Appropropriateness in 2014 for the renovation of
both structures, partial demoltion, the construction of a one-story
wing on the southwest corner of the contributing structure, and a new
addition between both structures to replace the existing entrance.
This plan was approved under HEPB-R-14-006.
THE PROPERTY:
The subject property is a two-story contributing motel built in 1952
on the south end of the block (5101) and a two-story non-contributing
motel structure on the north end of the block (5125) with a one-story
entrance lobby connecting these structures.
CURRENT PICTURE: No Historic Photo Available
HEPB- FEBRUARY 7, 2017
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Staff: TL
Application received: 1/6/17
ANALYSIS:
The subject property is located on Biscayne Boulevard between NE 51st Street and NE 52
Street. Plans call for the renovation of the contributing structure on the south side of the
block, demolition of the non-contributing structure on the north side of the block, and the
new construction of a three-story commercial building.
Renovation of 5101 Biscayne Boulevard
The Preservation Office does not have a historic photo for this structure and therefore
cannot confirm whether or not certain features have been modified over time or not. In the
property record card shown below, the layout of the property in a courtyard formation, and
currently remains in this configuration.
HEPB- FEBRUARY 7, 2017
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Staff: TL
Application received: 1/6/17
Elevations show the replacement of all doors and windows. New doors will be a mixture of
clear glass storefront doors and windows will be mixture of casement and fixed windows
with muntins to imitate awning windows. Renovations will also include the removal of the
existing in -wall air conditioner units and repairs to exterior walls. Exterior walls will be
painted white with a blue accent color for the trim.
Elevations do not show the existing applied brick shutters or the brick veneer covering the
colums, however these elements must remain. The existing railings that line the staircases
leading up from the courtyard and surrounding the second floor balconies must be salvaged
and re -used. In areas where there is to be new railings, this design must be replicated.
There is also a small portion of a decorative concrete block garden wall that also must be
retained.
Plans include the partial demolition of the contributing structure to remove the one-story
wing located on the southwest corner of the historic structure. In the same location, a new
one-story wing will be constructed with a curvilinear shape. This portion of the project
proposal replicates the plan that was presented to the HEPB in 2014.
The exterior wall of this new addition will be almost entirely covered in storefront glass and
will provide a new exterior staircase on the front of the structure that provides access to a
second floor outdoor dining terrace. The exterior staircase will be partially painted the blue
accent color also contain a new sharkfin sign to display the name of the hotel. Covering the
outdoor dining terrace is a free-standing concrete canopy that will be planted with a golden
creeper vine. Staff would recommend that the proposed addition more closely identifies
with the historic plan that is shown in the property record card and retain the square
shaped plan, rather than a curvilinear plan.
Staff asks that the applicant retain the original sign structure and to use open face channel
letters to depict the name, Bayside Motor Inn.
Demolition of 5125 Biscayne Boulevard, New Construction of three-story Commercial
Building
As shown on the map within the designation report, the structure located at 5125 Biscayne
Boulevard on the northern corner of this project site, was determined to be non-
contributing to the MiMo/BiBo Historic District. The applicant is proposing to demolish this
structure and the current one-story connection between both buildings, and to construct a
new three-story commercial building.
Inspired by breezeblock, the main focal point of the new construction project will utilize an
enlarged version of a brise soleil, providing a modern take on a familiar MiMo pattern to
form the texture of the exterior stucco wall. The footprint of this structure is set in the same
location as the existing structure, however utilizes an undulating storefront design on the
ground level — with the storefront doors set at an angle to access the retail spaces.
Above the ground floor, the exterior of the structure is primarily focused on the enlarged
brise soleil with rectangular windows set beyond. The extruded form reaches outward and
HEPB- FEBRUARY 7, 2017
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Staff: TL
Application received: 1/6/17
is painted white, with a background of the glazing and gray stucco. Glazing on the exterior
forms four rows of windows, however the interior space accommodates two floors of
commercial space. Overall height to the top of the roof level is 35'-0", which is in line with
the MiMo new construction guidelines. On the top of the structure, mechanical equipment
and bulkheads are centered on the roof deck and screening is shown on the elevations —
both blocking the view of the rooftop appurtances from street level and surrounding
structures. On the rear of the structure, glazing is the primary feature. Staff would
recommend that the applicant provide an interior or exterior shade treatment to prevent
light spillage from the interior spaces into the adjacent residential neighborhood.
Acting as a connection between the historic structure and the new construction project, a
new two-story glass and stucco structure is provided. This connector is setback from the
main facade and will provide ADA access to the second floor of the historic structure.
Overall, staff is supportive of this new construction proposal and believe it successfully
captures the requirements of the Secretary of the Interior Standards for new construction
in a historic district.
Site Improvements
New landscaping and paving is provided throughout the property. Plans show a variety of
tree species that are to be planted in new MiMo-esque planters. Along the rear property
line, an existing stucco wall will remain along with many of the existing trees and will be
filled in with a generous portion of additional landscaping.
Spot and well lighting is shown within the landscape plans, which allows for highlights to
the built and natural features of the site, however plans do not show lighting for the
parking lot. Any pole lights that are proposed for the site are limited to a height of 18'-0"
and must be warm in color.
Underground parking will be installed under the new construction project, with access
provided from an entrance off of NE 52 Street into the rear parking lot, and a ramp that is
located in the center of the project site.
STAFF RECOMMENDATION:
The Preservation Office recommends that the application for a Special
Certificate of Appropriateness for the renovation of the contributing
structure, demolition of the non-contributing structure, and the new
construction of a three-story commercial building be approved with
conditions.
1. All glass shall be clear with the option of Low-E.
2. Applied brick shutters and the brick veneer covering the colums must
remain.
3. The existing railings that line the staircases leading up from the
courtyard and surrounding the second floor balconies must be salvaged
and re -used. In areas where there is to be new railings, this design
must be replicated.
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Staff: TL
Application received: 1/6/17
4. The existing decorative concrete block garden wall must be retained.
5. Provide a square shaped plan for the new addition on the historic
structure, rather than a curvilinear plan.
6. The original sign structure must be retained and use open face channel
letters to depict the name, Bayside Motor Inn.
7. Applicant to provide an interior or exterior shade treatment to prevent
light spillage from the interior spaces into the adjacent residential
neighborhood.
8. All lighting on the exterior of the property and in the parking lot shall
not be higher than 18'-0" in height and be warm in color.
9. This Certificate of Appropriateness is subject to approval by zoning,
building, and all other required city departments.
HEPB- FEBRUARY 7, 2017
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