HomeMy WebLinkAboutSubmittal-Ethan Wasserman-Chapter 23Submitted into the public
record for item(s) PZ.1 and PZ.2,
on 07-23-2020 City Clerk
Special Certificate of Appropriateness — Chapter 23
File No. #6086
ePlan PZ# 19-695
Sec. 23-6.2 Certificates of Appropriateness
(b) Decision of the board. The decision of the board shall be based upon the guidelines set
forth in subsection (c), as well as the general purpose and intent of this chapter and any
specific design guidelines officially adopted for the particular historic resource, historic
district, multiple property designation, or archaeological site or zone. No decision of the
board shall result in an unreasonable or undue economic hardship for the owner. The board may
seek technical advice from outside its members on any application
Sec. 23-6.2(h)
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 [Villa Woodbine will be preserved/restored in its entiretvJor the relationship
and congruity between the subject structure and its neighboring structures and
surroundings, including but not limited to form [Mediterranean Revival style chosen for
new structures to mirror style of Villa Woodbine], spacing [new structures sited
specifically where Designation report required], height [Villa Woodbine is 2 stories,
proposed new buildings are all only 2 stories as well], yards, materials, color [materials
and colors specifically chosen to mirror Villa Woodbine], or rhythm and pattern of
window and door openings [new structures include stucco motifs, lattice screens, and
wrought iron gates, all elements reflective of Villa WoodbineJ 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, historic district, or
multiple property designation [Villa Woodbine and the related historic elements will be
preserved in their entirety, the new development is in accordance with the Designation
Report]. Except where special standards and guidelines have been specified in the
designation of a particular historic resource, historic district, or multiple property
designation [project follows the conservation objectives stated in the Designation
Report], or where the board has subsequently adopted additional standards and
guidelines for a particular designated historic resource, historic district, or multiple
property designation, decisions relating to 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."
(3) Ground disturbing activity in archeological zones, archeological sites, or archeological
conservation areas. Project will comply with the requirements for a certificate during the
building permit review process and as stated by Planning staff in their recommended
conditions of approval.
ACTIVE 50948804v3
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Submitted into the public
record for item(s) PZ.1 and PZ.2,
on 07-23-2020, City Clerk
a.
No certificate of appropriateness shall be issued for new construction, excavation, tree removal, or
any other ground disturbing activity until the city's archeologist has reviewed the application and
made his/her recommendation concerning the required scope of archeological work. The board
may require any or all of the following:
1.
Scientific excavation and evaluation of the site at the applicant's expense by an archeologist
approved by the board.
2.
An archeological survey at the applicant's expense conducted by an archeologist approved by the
board containing an assessment of the significance of the archeological site and an analysis of the
impact of the proposed activity on the archeological site.
3.
Proposal for mitigation measures.
4.
Protection or preservation of all or part of the archaeological site for green space, if the site is of
exceptional importance and such denial would not unreasonably restrict the primary use of the
property.
b.
The board may issue a certificate to dig with a delayed effective date of up to 45 calendar days to
allow any necessary site excavation or assessment.
Recommendation from Designation Report
Conservation Objectives:
Every attempt should be made to preserve Villa Woodbine, its
unobstructed view to S. Bayhore Drive, its limestone bluff, and the
major trees on the site, while allowing sensitive development at the
rear of the property and on adjoining lots. The City should work
closely with a potential buyer to explore every alternative for
appropriate development under the Zoning Ordinance.
These conservation objectives can best be achieved by maintaining the
present zoning of the property. An HC-1 zoning overlay district will
maintain the existing zoning, requiring only the review of physical
changes to the property. However, if certain zoning bonuses are
subsequently identified that would encourage the preservation of the
house and surrounding neighborhood while allowing new development, a
change in the HC classification should be carefully considered.
• We are presen'ing Villa Woodbine (and restoring it to original state)
• Not obstructing views to Bayshore
ACTIVE 50948804v3
Submitted into the public
record for item(s) PZ.1 and PZ.2,
on 07-23-2020, City Clerk
• Limestone Bluff preserved
• Major trees preserved, buildings designed around the trees
Boundaries:
The boundaries of the HC zoning district have been drawn to -include
only that tract of land owned by William Siekman on which the house
sits.
• Only a portion of the Property is under the purview of this Designation Report, as
described below
Major Exterior Surfaces Subject to Review:
:All four facades of villa Woodbine shall be considered major exterior
;surfaces subject to review.
• All four, facades of Villa Woodbine will be preserved in their entirety. They will be restored
to their original splendor, through the removal of "visual junk" including AC vents and
exposed mechanical elements.
Major Landscape Features Subject to Review:
The major landscape features subject to review shall include the
natural limestone bluff, the oolitic limestone wall, and all trees
that are subject to the requirements for tree removal permits as set
forth in Chapter 17 of the City Code. All applications for tree
removal shall be subject to the requirements for Certificates of
Approval and shall be reviewed by the Heritage Conservation Officer
and/or Heritage Conservation Board.
• Limestone bluff will be preserved in its entirety, with an educational viewing platform to
enhance views of it (where it is otherwise obstructed today)
• Oolitic limestone walls will be preserved/enhanced. A few surgical cuts will allow
openings for access, but all of the stones will be relocated/repurposed on site. Limestone
walls will be added along Bayshore Drive where they otherwise did not exist.
• Major trees preserved on site. Prohibited specifies removed pursuant to Code
requirements. Extreme care/effort taken to design around trees, including 3D laser scan
(unprecedented in City) and a unique upturned beam design for tree #460.
Because of the potential archeological significance of the site, any
development activity, excavation, or tree removal shall be preceded by
a professional archeological survey. This survey shall be coordinated
with the Dade County archeologist. If significant areas are
uncovered, conditions for mitigation shall be included as part of the
Certificate of Appropriateness.
ACTIVE 50948804v3
Submitted into the public
record for item(s) PZ.1 and PZ.2,
on 07-23-2020, City Clerk
• The Applicant will obtain a Certificate to Dig reviewed/approved by the Citv's
archaeologist (also Applicant agreed to this as a condition of the approval proposed by
Staff
ACTIVE 50948804v3
Submitted into the public
record for item(s) PZ.1 and PZ.2,
on 07-23-2020, City Clerk
Ewan, Nicole
From: neufeldm@gtlaw.com
Sent: Thursday, July 23, 2020 11:16 PM
To: Ewan, Nicole
Cc: Lee, Erica; Garcia, Francisco; wassermane@gtlaw.com; bailiner@gtlaw.com; Zamora,
Olga
Subject: PZ1 & PZ2 - File ID 6981/File ID - Record submittal
Attachments: 51618878_v 1_Amber Ketterer to Olga Zamora FW_ Letter re_ HEPB Appeals - 2167
Bayshore Drive (002).PDF; 51618658_v 1_Miami 21 Replaces 11000 - excerptDOCX;
51617671_v 1_Commission APPEAL Woodbine School Rev 7-23-20 - Reduced.PDF;
51156821 v 1 Criteria Memo - Ch 23 Special Certificate of Appropriateness.DOCX;
51156819_v 1 Criteria Memo - Ch 17 Special Certificate of Approval.DOCX; 51156811_v
1 Villa Woodbine Designation Report.PDF; 51156810_v 1_3 District Layer Map.PDF;
51156807 v 1_51129043_v 1_Ch 17-37 Tree Removal.PDF; 51156805_v 1 Woodbine
Appeal - Conclusion Slide from Staff Reports.PDF; 51156801_v 1_Tigertail ViewJPG;
51156800 v 1_Ch 17-36 Environmental Review Standards.PDF; 51156799_v 1_Section H
- Guidelines for Certificates.PDF; 51156796_v 1_Paragraph from Designation Report
regarding New Development.PDF
CAUTION: This is an email from an external source. Do not dick links or open attachments unless you recognize the
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Nicole, attached please items for inclusion in or legislative File that will be introduced on the record during today's
item. Due to size, please confirm receipt. Thank you!
Best,
Marissa A. Neufeld
Associate
Greenberg Traurig, P.A.
333 S.E. 2nd Avenue !Miami, FL 33131
T +1 305.579.0825 ! F +1 305.961.5529
SIGreenbergiraurig
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