HomeMy WebLinkAboutHEPB ResolutionCity of Miami
HEPB Resolution
Enactment Number: HEPB-R-18-002
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 3166 Final Action Date:112/2018
A RESOLUTION OF THE MIAMI HISTORIC AND ENVIRONMENTAL
PRESERVATION BOARD APPROVING WITH CONDITIONS AN APPLICATION FOR
A SPECIAL CERTIFICATE OF APPROPRIATENESS FOR THE DEMOLITION OF A
NON-CONTRIBUTING STRUCTURE AND THE NEW CONSTRUCTION OF A FIVE -
STORY MULTI -FAMILY RESIDENCE, WITH A ROOFTOP TERRACE, LOCATED AT
APPROXIMATELY 571 NORTHEAST 67 STREET, WITHIN THE PALM GROVE
HISTORIC DISTRICT; FURTHER INCORPORATING THE ANALYSIS ATTACHED
HEREIN AS EXHIBIT "A".
As amended and with the following conditions:
1) The Board has heard sworn testimony from Applicant's counsel A) That he
represents the owner of 571 NE 67th Street and he also represents the owner of
563 NE 67th Street, and B) There is overlapping ownership, and C) In recognition
of the planning principles of transition zoning, and transition of height between
taller structures and lower structures, that those beneficial owners recognize the
value of having a step-down between height; specifically, 55ft. at 571 NE 67th
Street and the single -story residences to the West, which are located in the T3-L
district. The Applicant's counsel recognizes all of that, and has with the approval
of his clients voluntarily proffered to record a covenant, the form of which will be
to the reasonable approval of counsel, the Applicant and the City Attorney, which
will reflect that the maximum height of the property the address of which is 563
NE 67th Street will not be greater than that permitted by T3-L.
2) The Applicant's voluntarily proffered covenant will not in any way abrogate the
HEP Board Order of 2015 Certificate of Appropriateness for that site at 563 NE
67th Street, and will not limit that property's right to seek TDRs in accordance with
an existing law.
3) The height of the structure from grade to the top of the roof deck shall not exceed
55ft.
4) There will be levels of horizontal landscaping from floors 3 to roof on the east
elevation of the structure, to be approved by Staff.
5) The West elevation at level two will be made into a lush tropical garden, not less
than 7 feet of height, also to be approved by Staff.
6) Greatly increase proposed size, quantity, location and material of landscaping on
all landscape areas to further enhance the interior/exterior garden architectural
design style in a manner to be reviewed and approved by Staff.
7) Preservation Staff shall review and approve the pervious pavers for the proposed
driveway located on the ground level of the primary frontage along Northeast 67
Avenue.
City of Miami Page 1 of 2 File ID: 3166 (Revision:) Printed On: 1/18/2018
8) Environmental Resources Staff shall review and approve an alternative to the
proposed two new live oaks and proposed two new Montgomery Palms.
9) Should Environmental Resources Staff, pursuant to Chapter 17 of the City Code
of Ordinances, determine specimen sized trees would be negatively impacted by
the new construction, the matter shall be referred to the HEPB for its decision.
10)Preservation and Zoning staff shall review and approve the location and design
of the proposed bike racks to ensure their compliance with Article 3, Sec 3.6.10
of Miami 21 Code and the Historic Design Guidelines.
11)The Applicant shall comply with the requirements of all applicable
departments/agencies as part of the City of Miami building permit submittal
process.
12)The project shall comply with all applicable requirements of the Miami 21 Code.
This approval does not grant any deviations that may be found as part of the
building permit zoning review.
13)The property owner shall maintain all landscaping.
THIS DECISION IS FINAL UNLESS APPEALED IN THE HEARING BOARDS
DIVISION WITHIN FIFTEEN (15) DAYS.
\•\( ) lWPrservation Officer
Date
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STATE OF FLORIDA
COUNTY OF MIAMI-DADE )
Personally appeared before me, the undersigned authority,VIL'A i( \ t' k'r[Yl } Preservation Officer of the City of Miami,
Florida, and acknowledges that s/he executed the foregoing Resolution.
SWORN AND SUBSCRIBED BEFORE ME THIS 4 c.-r/VAY OF :sY IkiC I } , 20115
"a,1v 1 CA C`l o o' a- n-e z
Print Notary Name
Personally know v or Produced I.D.
Type and number of I.D. produced
Did take an oath or Did not take an oath
otayr Public State of Florida
My Commission Expires:
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EXPIRES: ►�lovember 30, 2020
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City of Miami Page 2 of 2 File ID: 3166 (Revision:) Printed On: 1/18/2018
EXHIBIT A
City of Miami
Planning and Zoning Department
Historic Preservation Office
ANALYSIS FOR A
SPECIAL CERTIFICATE OF APPROPRIATENESS
APPLICANT: Dean Lewis
PROJECT ADDRESS: 571 NE 67 ST
NET OFFICE: Upper Eastside
COMMISSION DISTRICT: District 5 (Keon Hardemon)
STATUS: Non -Contributing
FILE ID: 3166
ZIP: 33138
HEARING DATE: 12/5/2017
ITEM: HEPB.1
TDRs: Property Qualifies
A. GENERAL INFORMATION:
REQUEST: Pursuant to Section 23-6.2(4)(h) of the City Code of Ordinances, as amended, the
Applicant is requesting a Special Certificate of Appropriateness (SCOA) to permit the demolition
of a non-contributing structure and the new construction of a five story multi -family residence, with a
rooftop terrace, on a parcel zoned T5-L "Urban Center Transect Zone".
The subject property is located within the Palm Grove Historic District, Morningside amended sub-
division, and the Upper Eastside NET area. The site is approximately located on Northeast 67 Street
between Biscayne Boulevard and Northeast 5 Avenue.
Folio: 0132180230660
Lot Size: Approximately 7,200 sq. ft.
B. BACKGROUND:
On February 24, 1925, the City Council of Miami, pursuant to Ordinance No. 348, approved the
Morningside amended sub -division in Section 18, Township 53, Range 42 in the City of Miami
establishing block 4 lot 27 also known as 571 Northeast 67 Street.
On February 3, 2009, the Historic and Environmental Preservation Board, pursuant to Resolution
No. HEPB-R-2009-12, designated the subject property located at 571 Northeast 67 Street, as part
of the Palm Grove Historic District.
V. Toranzo File No. 3166
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Revised
On November 7, 2017, the Historic and Environmental Preservation Board, pursuant to Section.23-
6.2(4)(h) of the City Code of Ordinances, as amended, reviewed this request for a Special
Certificate of Appropriateness (SCOA), and letters of support, attached hereto as Attachment "A",
that Applicant submitted as part of the record. After consideration, the Board voted 7 to 0 in favor of
a continuance.
On December 5, 2017, the Applicant submitted updated plans for review by Preservation Staff.
As of December 18, 2017, the Preservation Office has received five letters in opposition to the
proposed plans, attached hereto, as attachment "B"
C. COMPREHENSIVE PLAN:
The subject property is part of a designated historic district. Pursuant to Goal LU-2, 2.3 and 2.4 of
the Miami Neighborhood Comprehensive Plan the City will preserve and protect the heritage of the
City of Miami through the identification, evaluation rehabilitation, adaptive reuse, restoration and
public awareness of Miami's historic and archeological resources.
The Applicant's request for the demolition of a non-contributing structure and new construction of a
five story multi -family building, with a roof top terrace, is not in accordance with the Comprehensive
Plan, Chapter 23 of the City of Miami Code of Ordinances, the Secretary of Interior Standards, the
Preservation Office Historic Design Guidelines and Miami 21 Code,
V. Toranzo
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File No. 3166
Page 2of10
Historic Photo:
Current Photo:
V. Toranzo File No. 3166
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Design Proposed at November 7, 2017 HEPB Meeting:
Updated Design, Proposed at January 2,2018 HEPB Meeting:
V. Toranzo
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File No. 3166
Page 4 of 9
E. NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Property
T5-L: Urban Center Transect Zone
(Palm Grove Historic District)
Surrounding Properties
NORTH: T5-L: Urban Center Transect Zone
(Palm Grove Historic District)
SOUTH: T5-L: Urban Center Transect Zone
(Palm Grove Historic District)
EAST: T5-L: Urban Center Transect Zone
(MiMo/BiBo Historic District)
WEST: T5-L: Urban Center Transect Zone
(Palm Grove Historic District)
F. ANALYSIS:
FUTURE LAND USE DESIGNATION
Restricted Commercial
Maximum of 65 D.U. per acre
Restricted Commercial
Maximum of 65 D.U. per acre
Restricted Commercial
Maximum of 65 D.U. per acre
Restricted Commercial
Maximum of 65 D.U. per acre
Restricted Commercial
Maximum of 65 D.U. per acre
The following is a review of the request pursuant to Section 23-6.2(4) of the City Code of Ordinances,
the Preservation Office Historic Design Guidelines, and the Secretary of the Interior's Standards.
Analysis: The applicant is requesting a Special Certificate of Appropriateness to permit the demolition
of a non-contributing structure and new construction of a five -story multi -family residence,
with a rooftop terrace, located at approximately 571 Northeast 67 Street, within the Palm
Grove Historic District.
Built in 1957, the one-story multi -family non-contributing structure has had little if any
alterations, and according to the 40/50 year certification, which is included in the submittal
packet, the subject property is in good condition. The Applicant is requesting that a
Certificate of Appropriateness be issued for its demolition. Preservation staff is hesitant in
supporting demolition, as the building is similar to approximately 10 contributing structures
within the Palm Grove Historic District that are also Post -War Ranch style multi -family
residences, attached hereto as Attachment "C".
The Applicant is proposing the new construction of an International style five -story multi-
family residence that is more compatible with the commercial Miami Modern/Biscayne
V. Toranzo File No. 3166
12/18/2017 Page 5 of 9
Revised
Boulevard Historic District, and not the residential Palm Grove Historic District it is located
in. According to Virginia and Lee McAlester, in their publication A Field Guide to American
Houses, the International style is characterized by floor -to -ceiling windows, large sections of
blank windowless walls, flat roofs, asymmetrical facades, and smooth unornamented wall
surfaces.
The south and west elevations are storefront systems, which is characteristic of the style as
it meets the requirement of floor -to -ceiling windows. The proposed windows on the east and
north facades are elongated vertical fixed glass windows. All proposed windows and doors
intend to have anodized aluminum frames.
It can be argued that the east and north elevations contain large sections of blank
windowless walls. While there are windows, there are large portions of walls that contain no
openings. The use of louvers serves a functional purpose, as well as, breaking up the
portions of the walls that are windowless.
The proposed construction meets the rest of the characteristics of the International style.
The roofs are flat which naturally lends itself to a rooftop terrace. All facades are
asymmetrical and incorporate the use of landscaping of the upper floors visible from the
southern and eastern facades. And finally, all stucco walls lack the ornamentation that is
characteristic of other styles.
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 compliment 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.
The proposed new construction of a five -story multi -family residence, with a rooftop terrace,
is not complimentary to its surroundings in regards to massing, scale, setbacks, use of
materials, and Tacks architectural features that are common in the surroundings.
Massing and scale:
The subject parcel is zoned T5-L which allows for a building with a maximum height of five
stories. This allowable height contributes to the inconsistency of massing and scale.
Because height restrictions cannot be imposed, Preservation Staff recommends the issue
of massing and scale be resolved by making use of another style and architectural elements
that are characteristic of the neighborhood as it will assist in deflecting from the height
discrepancy between historic and new construction.
Should the Historic and Environmental Preservation Board approve the Special Certificate
of Appropriateness, Preservation staff recommends removal of the rooftop terrace as it adds
more height to the building and contributes to the incompatible massing and scale of the
proposed construction with the historic properties along 67 Street.
V. Toranzo File No. 3166
12/18/2017 Page 6 of 9
Revised
Setbacks:
Staff conducted a review of the setbacks along Northeast 67 Street between Biscayne
Boulevard and Northeast 5 Avenue, attached hereto as Attachment "D There are currently
16 residences, including the non-contributing multi -family residence proposed for demolition,
with their primary frontage along Northeast 67 Street, The average setback is approximately
19 ft,
The proposed new construction has a setback of 10 ft. on the first floor and a setback of 7
ft. on floors 2 through 5 and the rooftop terrace. The setback for this project is approximately
half of the average of the current setbacks, A more appropriate setback for this parcel would
be 15 ft. This would make the proposed construction compatible with the five contributing
structures that surrounds it.
Architectural features and materials:
Staff conducted a review of the architectural styles along Northeast 67 Street between
Biscayne Boulevard and Northeast 5 Avenue, attached hereto as Attachment "E". There are
currently 16 residences, including the non-contributing multi -family residence proposed for
demolition. Eight of the properties, half of which are contributing, are Post -War Ranch style
multi -family residences. Four of the properties, all of which are contributing, are Art Deco in
style. Three of the buildings, all of which are contributing structures, are Spanish Eclectic.
And finally, the last is a contributing structure in the Colonial Revival style.
The proposed new construction is in the International style and relies heavily upon
aluminum. As demonstrated, within proximity, there are no structures of a similar style or
making use of aluminum as a main material. As previously mentioned, the Venice Charter
and the Secretary of the Interior Standards state that while new construction should not
duplicate an architectural style of the past, it should incorporate architectural features and
elements, and materials from the surroundings, The current proposed project does not
accomplish this, nor does it include architectural elements of other styles found throughout
the district, including, Mediterranean Revival or Minimal Traditional, and makes a substantial
use of a material not typical of those styles.
Miami 21 Code,
An initial review by the Zoning Office determined that the proposed new construction is not
in compliance with Miami 21 Code.
To come into compliance, the Applicant shall:
• Apply for a waiver to allow for vehicular entry on the Principal Frontage.
• Apply for a waiver to allow for parking in the second layer or eliminate parking spaces
13 and 14,
V. Toranzo File No. 3166
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Revised
• Update proposed construction plans to include bay windows at the cantilevered
balconies,
• Remove all walls/fences from the first layer.
• Screen all internal elements of the garage.
• Provide more information regarding the location and design of the proposed bike racks
to ensure their compliance with Article 3, Sec. 3.6.10 of Miami 21 Code and the Historic
Design Guidelines.
As this was an initial review, it is possible there are other instances where the Applicant is
not in compliance with Miami 21 Code.
Landscape Plan:
The Applicant has submitted an updated landscape plan. The proposed work was reviewed
by the Environmental Resources Division, and their comments are attached hereto as
Attachment "F".
Updated plans:
On December 7, 2017, the Applicant submitted updated plans.
Observations by Preservation Staff include:
1.) According to pages A2.04 and L1.03, the rooftop terrace continues to be a feature of the
five -story multi -family residence;
2.) The proposed new construction is not come in compliance with requirements of Miami
21 Code;
3.) On the eastern facade, window openings have been enlarged, eyebrows have been
included, and the proposed plans incorporate tile and paint colors that are approved
under the MiMo Historic Design Guidelines;
4.) Window openings on the northern and western facade have been enlarged; and
5.) The proposed landscape plan has been updated to include more trees.
Preservation staff continues to urge the applicant to work with residents of the Palm Grove
Historic District. While the subject property is in proximity to the MiMo/BiBo Historic District,
a historic commercial district, it is located within the abutting historic residential district.
V. Toranzo File No. 3166
12/18/2017 Page 8 of 9
Revised
Preservation staff finds that the proposed demolition of a non-contributing structure to allow
for the new construction of a five story multi -family residence, with a rooftop terrace, does
adversely affect the historic district it is within as it is not compatible in size, massing, and
design elements as to those in the surrounding area, nor does it meet the requirements of
Miami 21 Code.
Findings: In -consistent
G. NEIGHBORHOOD SERVICES:
Code Compliance
Building
NET
Environmental Resources
Art in Public Places
DERM
H. CONCLUSION:
No Objection
Required
No Objection
Reservations per Attachment "F"
No Objection
Req uired
The application is found to not be in compliance with Chapter 23 entitled "Historic Preservation" of
the City of Miami Code of Ordinances. Staff finds the request does not comply with all applicable
criteria and finds that the request for a Special Certificate of Appropriateness for the demolition of a
non-contributing structure and the new construction of a five -story multi -family unit, with a rooftop
terrace, located at approximately 571 Northeast 67 Street, within the Palm Grove Historic District,
does adversely affect the historic, architectural, or aesthetic character or the aesthetic interest or
value of the historic district.
Staff is recommending continuance of the Applicant's request as it is found to be in -consistent with
Chapter 23, the Preservation Office Historic Design Guidelines, the Secretary of the Interiors
Standards, and Miami 21 Code.
I. RECOMMENDATION:
Pursuant to Section 23-6,2(4) of the City of Miami Code of Ordinance, as amended, and the
Secretary of Interior Standards, the Preservation Office recommends continuance of the request
for a Special Certificate of Appropriateness.
,(i-
VVarren Adams
Preservation Officer
V Toranzo File No. 3166
12/18/2017 Page 9 of 9
Revised
ATTACHMENT "A"
bAT/CAT Properties, LLC
570 NE 68th Street
Miami, Florida 33138
November' 7, 2017
Honorary Chairman of the Historic & Environmental Preservation Board
City of Miami.
Dominic & Constance Terry
211 Manna Way
Sylva, North Carolina
28779-6623
Reference: Letter of Support for Project beer -field Lofts, 571 NE 67 St.
File zip#3166
To Whom It May Concern;
As property owners at 517 NE 68 St., directly north of the project we are in total
agreement and delighted to summit a letter of recommendation.
We feel that this project will not only enhance our area it will help encourage new
smart growth.
Thank you for your consideration.
(A') l a r; I fr. f ' r on,dai e re-
JAVA HOLDINGS, LLC
12555 BISCAYNE BLVD #877, N. MIAMI, EL 33181
November 7, 2017
Warren Adams, Historic & Environmental Preservation Director
Vickie Toranzo, Historic & Environmental Preservation Planner
City of Miami Planning & Zoning Department
444 SW 2 Ave, 3rd Floor
Miami, FL 33130
RE: 571 NE 67 ST
Dear Mr. Warren and Ms, Toranzo:
This serves as our Letter of Support for the Certificate of Appropriateness for the
demolition of the existing structure and construction of a new 5-story structure at
571 NE 67 Street.
The subject property abuts the property we own at 560 NE 68 Street on the
southeast corner, and our property shares the sarne T5-O zoning by right.
The proposed plan is within T5-0 zoning guidelines, and the design pays homage to
the mid-century modern styles found throughout the MiMo and Palm Grove
districts, without mimicking any existing designs.
We appreciate that the Applicant has reached out to us for our point of view.
Thank you for your consideration.
Kind rear
Shane M. Graber
Sole Managing Member, Java Holdings LLC
6700 BISCAYNE BLVD LLC
4550 Saba! Palm Road
Miami, FI 33137
Dear Honorary Chairman of the Historic & Environmental Preservation Board of the City of Miami,
My name is Alex Karakhanian, managing member of 6700 Biscayne Blvd LLC, which owns 6700
Biscayne Blvd existing commercial building along the MIMO district in the City of Miami.
We are very pleased to express our support for the neighboring project located at 571 Northeast 67`i'
Street. We personally find this project to exceed through careful massing articulation and intelligent design
the character of the architectural styles of the MIMO district. In addition, this project will offer a unique
solution to the transition between the more involve commercial uses to the East along Biscayne Boulevard
and the Multi -Family and Single -Family Neighborhood of Historic Palm Grove to the west. in general, we feel
this protect will certainly become a great asset to the built environment of the district and will serve as a
catalyst for any future development.
Sincerely,
Alex` Kakhanian
6700 BISCAYNE BLVD LLC
Managing Member
November 7, 2017
City of Miami I-IEPB:
This is a letter in support of project design for 571 NE 67 street. The projected project by
Architect Dean Lewis would enhance the neighborhood and provide a barrier between the
commercial and residential components of the area. As the owner of Palm Grove Counseling
Association located next door to the west of the projected project, I am impressed with many
functional aspects of the design, including the additional setback of the upper floors eastward
creating amenity terrace space, and the the green, accessible roof terrace and trellis that not
only offers a more organic skyline eastward, but also blocks the commercial hotel and office use
buildings of the boulevard and their noisy service alley with parking lots immediately adjacent to
our more residential neighborhood. I believe this project will be a great addition, improving our
neighborhood.
Sincerely,
Lisa Richberg,MHC
Palm Grove Counseling Association
6660 BISCAYNE DN, LLC
1521 Alton Road
Suite 595
Miami Beach, FL 33139
Dear Honorary Chairman of the Historic & Environmental Preservation Board of the
City of Miami,
My name is Damian Narvaez and I am the managing member of 6660 DN,
LLC, which owns 6660 Biscayne Blvd, a currently under Construction adaptive reuse
from office to retail af a contri tin ting huilding in the MIMO Historic District in the
City of Miami.
We are pleased to provide our support for this innovative and appropriate
project at 57] NE 67th Street. We feel that the developer has met the qualifications
of complying with the MIM0 architecture of the neighborhood while also meeting
the sometimes difficult criteria of building on a small lot T5-L property by providing
a buffer between the commercial and residential properties in the area.
This project will create some beautiful new units for the neighborhood and
will further encourage the walkable neighborhood that he hope MIMO becomes.
erely,
Damian Narvaez
6660 DN, LLC
Managing Member
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November 6, 2017
To the Honorary Chairman of the Historic & Environmental Preservation Board: City of Miami
(File I I)4 3166)
As a nearby property owner in the Palm Grove Historic District, 1 am writing on behalf of The Cushman School in
support for the approval for the new TS-L code compliant, 5 story project with the roof terrace: The Deerfield
LOFTS located at 571 NE 67th Street. This project is demonstrating the consideration of ensuring that it is in
compliance with the existing architectural styles in this area such as the Miami -Modern (MIMO) and Art
Deco. Additionally, we consider its design is in compliance and accordance with setback requirements set forth
of M-21 T5-1 zoning, and as well in compliance with the intent of the Comprehensive Plan, Chapter 23 of the
City of Miarni and the Secretary of Interior Standards, the Preservation Office Historic Design and Miami 21
Code.
This project provides the transitional zoning solution intended by Miami 21 offering scaled massing of the
building's volume as well as buffering, which is not existing today, between the commercial buildings, parking
Tots of hotel, office and retail uses along Biscayne Blvd. immediately adjacent to the east and the multi -family
and single family residential neighborhood to the west. The building and its site solution also bridge the
connection between two historic districts that being the commercial historic district of MIMO on the east, and
the residential historic district of Palm Grove to the west.
We highly urge your approval for the COA of this beautiful project as designed and submitted.
Arvi Bal ES iro
The Cushman School
592 Nlorlheosl 60111 Sheel • Laura Cushman Circle • Miami, Florida 33137
Main Office 305.7.57.1966 I Fax 305.757.1632 I www.cushrnanschool.orcj
ATTACHMENT "B"
MIMO
BISCAYNE ASSOCIATION
10 November 2017
Historic and Environmental Preservation Board
City of Miami Planning and Zoning Department
444 SW 2n6 Avenue, 3rd Floor
Miami, FL 33130
RE: APPLICATION OF A CERTIFICATE OF APPROPRIATENESS FOR THE DEMOLITION OF A SINGLE
STORY MULTI -FAMILY BUILDING AND THE NEW CONSTRUCTION OF A FIVE STORY SIX UNIT BUILDING
LOCATED AT 571 NE 67 STREET IN THE PALM GROVE HISTORIC DISTRICT ABUTTING THE MIMO BISCAYNE
HISTORIC DISTRICT
Dear HEP Board Members and City Staff,
The MiMo Biscayne Association reviewed the application and plans prepared by Dean Lewis
Architect and agree with the Historic Preservation Office's analysis for a Special Certificate of
Appropriateness and would like to add the following even though this project is not in the MiMo District,
it is adjacent to the MiMo Historic District and would adversely affect the MiMo district and Palm Grove.
The Secretary of the Interior Standards recommend that in a historic district, designs for new
exterior additions to historic buildings or adjacent new construction must be compatible with the
historic character of the setting and preserve the historic relationship between buildings and the
landscape, The standards also recommend ensuring that new construction is secondary to the historic
building and does not detract from its significance. New additions, exterior alterations, or related new
construction shall not destroy historic materials that characterize the property. The new work shall be
differentiated from the old and shall be compatible with the massing, size, scale, and architectural
features to protect the historic integrity of the property and its environment We feel this project fails
to comply to these recommendations.
Chapter 23 Section 23-6,2 (h)(1) Guidelines for issuing certificates of appropriateness.
(1) Alteration of existing structures, new construction. Generally, for applications relating to
alterations or new construction as required in subsection (a) the proposed work shall not adversely
affect the historic, architectural, or aesthetic character of the subject structure or the relationship and
congruity between the subject structure and its neighboring structures and surroundings, including but
not limited to form, spacing, height, yards, materials, color, or rhythm and pattern of window and door
openings in building facades; nor shall the proposed work adversely affect the special character or
special historic, architectural or aesthetic interest or value of the overall historic site or historic district.
Except where special standards and guidelines have been specified in the designation of a particular
historic resource or historic district, or where the board has subsequently adopted additional standards
and guidelines for a particular designated historic resource or historic district, decisions relating to
8101 Biscayne Boulevard #309, Miami, FL 33138
www.rnimoboulevard.org
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B I S C A Y N E ASSOCIATION
alterations or new construction shall be guided by the U.S. Secretary of the Interior's "Standards for
Rehabilitation and Guidelines for Rehabilitating Historic Buildings." A (5) story building adjacent to a
single family residence will diminish the integrity of the single family residence and the Historic District
in which it resides.
Historic Properties and Districts are inherently not developed to their potential and the TDR
program was developed to compensate them for this fact. This property is eligible to participate in the
TDR program. The Historic Board has the right to deny an application in which the scale, massing and
setbacks are not compatible with the district and setting it is in. Palm grove is a low scale residential
district and a (5) story apartment block with minimal setbacks is not compatible.
The site seems to be enclosed by a wall, but it is not called out in the site plan, floor plan or
elevations. What is the height of this wall and what is the finish? The center driveway looks to be open
to the street and no fence or screen is shown on the plan or elevations. The driveway width is also not
clearing identified on the plan. The West side building setback is called out to be 5'-0", but no setback
dimension is given for the parking on the ground floor or the green space between the parking and
property line wall. The rear setback is called out to be 5'-0" although a 4'-8" dimension is shown on the
ground floor plan sheet A2.01. There is no dimension given for the east parking setback or the size of
the green space along the wall. Will these green spaces be large enough to support vegetation given the
height of the wall and the location of the building above? There are (2) large oaks at the rear of the
property which should remain and the building designed around them. No trees should be mitigated off
site.
The front (south) elevation is detailed with windows, doors, balconies, openings and louvers and
provides a minimum 10'-0" setback with an encroachment of the living area and balcony to 7'-0" where
the rest of the street provides approximately 19'-0" of front setback. The larger setback is a character
defining feature of a residential streetscape and would be compatible with this neighborhood.
The east elevation which faces the MiMo Biscayne Boulevard Historic District is very plain with
few windows, some louvers and the exterior hallway. This elevation is very prominent being the
backdrop to the lower scale commercial district and should have more detail and less blank wall.
The west elevation which is facing the contributing single family residence is also lacking in
detail. There is a large 32'-5" length of building providing a 5'-0" setback and it has small horizontal
windows and is not compatible with the neighborhood since the majority of this wall will be in front of
the residences on the street since it only provides a 7'-0" setback when the other structures are setback
19'-0". Although the rest of the enclosed building is set back further, there is still an open canopy at
+48'-0" which covers the second floor terrace and water feature. The water feature is represented by a
large blank wall and the height and width dimensions are not provided. The profile of the existing
8101 Biscayne Boulevard #309, Miami, FL 33138
www.mimoboulevard.org
',MiM0
BISCAYNE ASSOCIATION
residence, if shown, would be dwarfed by the proposed structure and is not compatible with the
adjacent single family residence.
The north elevation which faces the rear and is abutting an 8 unit two story complex of buildings
and is also very plain with limited window openings and louver details.
The proposed project is not in the same character, scale, massing or setbacks of the existing
neighborhood and should be denied. The applicant should be required to work with the neighborhood
association to redesign and come back with something that is more in keeping with the neighborhood
scale and character.
Thank you for the opportunity to share these comments.
MiMo Biscayne Review Committee
8101 Biscayne Boulevard #309, Miami, FL 33138
www.mimoboulevard.org
Toranzo, Vickie
From: Peter Ehrlich <petersobe@aol.com>
Sent: Wednesday, November 15, 2017 11:31 AM
To: Toranzo, Vickie
Subject: 571 NE 67th Street -citizen objects
FYI
Peter R. Ehrlich, Jr.
Lemon City
Scenic Miami
Palm Bay Studios
MiMo Historic District
Urban Environment League
Please excuse spelling and/or grammar errors.
Begin forwarded message:
From: ginger vela <gingerl7 ac;bellsouth,net>
Date: November 15, 2017 at 11:14:12 AM EST
To: Debby Stander <clebstander rt%.aol,com>, Annalisa Darnley
<annalisadamley cr..hotmail.com>, Alisa Cepeda <acepeda[ rhengineeringgroup.coin>, JMP
JMP <imp-1019 a;hotmail.com>, Mark Ingraham <mark.ingraham waingraham,com>, Avra
Jain <jainavra(gmail.com>, John Bachay <i ohnbachaycc;ginail.com>, Robert John
<robert rc vil lagearchitects.com>, Rosemary Ference <rosemsadie(aol.com>, Peter Ehrlich
<petersobegr.;aol.com>, Melissa Hege <melissahege gmail.com>, Allison Greenfield
<aaozholdings.com>, Rachel Wagner Furst <rwagner[iginail.com>
Subject: Re: Fwd: 571 Palm Grove Project - Notice
Reply -To: ginger vela <gingerl7gbellsouth.net>
Dear Debby and all,
Apologies to anyone I may have left off this list.
Having just returned from a week out of town, I viewed the video of the Preservation
Office and HEPB meeting and agree with all the points made by Mr. Adams as to the
inappropriateness of the project proposed for NE 67th St. in its present form.
It would be grossly out of place, not fitting in with any of the surrounding structures, and
I am also grateful for the recognition of a need for a continuance for this item.
Thanks, - -
Ginger Vela
i
Toranzo, Vickie
From: Peter Ehrlich <petersobe@aol.com>
Sent: Tuesday, November 14, 2017 5:05 PM
To: Toranzo, Vickie
Cc: Garcia, Francisco
Subject: 571 NE 67th Street - Resident opposes the height and scale - Resident supports staff
recommendation to deny
RE 571 NE 67th Street.
I live south of NE 69th Street in Bayside.
I am on the MiMo Board.
I support staffs recommendation to deny the application.
For a plethora or reasons I think the application should he denied.
The scheme is too tall.
The proposed setback is out of scale.
The scheme has too many blank concrete walls.
Palm Grove is a historic district.
f liMo is a historic district.
Palm Grove is primarily 1 and 2 story buildings.
Peter R. Ehrlich, Jr.
720 NE 69th Street
Miami 33138
305 798 1200
i