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HomeMy WebLinkAboutStaff AnalysisCity of Miami Planning Department Historic Preservation Office ANALYSIS FOR A SPECIAL CERTIFICATE OF APPROPRIATENESS APPLICANT: Ethan Wasserman, Greenberg Traurig FILE NO. PZ-19-695 PROJECT ADDRESS: 2167 S. Bayshore Dr. ZIP: 33133 NET OFFICE: Coconut Grove HEARING DATE: 7/2/2019 COMMISSION DISTRICT: District 2 (Ken Russell) TDRs: No STATUS: Individually Designated A. GENERAL INFORMATION: REQUEST: Pursuant to Section 23-6.2(b)(4) of the City Code of Ordinances, as amended, the Applicant is requesting a Special Certificate of Appropriateness(SCOA) to allow for demolition, restoration, alteration, and new construction on a parcel zoned T3-R "Sub -Urban Transect Zone". The subject property is an individually designated site known as Villa Woodbine located within the John T. Peacock Estate and the Coconut Grove Net Area. The site is located approximately on the north side of South Bayshore Drive just east of Kirk Street, Folio: 0141150100111 Lot Size: Approximately 145,553 sq. ft. B. BACKGROUND: On October 27, 1988, the Miami City Commission, pursuant to Ordinance No. 10494, designated the subject property located at 2167 South Bayshore Drive also known as "Villa Woodbine" as a Locally Designated Resource. C. COMPREHENSIVE PLAN: The subject property is an individually designated historic resource. 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, W. Adams 6/14/2019 Villa Woodbine, 2167 S. Bayshore Dr. File No. PZ-19-695 Page 1 of 7 The Applicant's request for demolition, restoration, alteration, and new construction is 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. D. PHOTOS: Historic Photograph (Villa Woodbine) Current Photograph (Villa Woodbine) Proposed New Main Building W. Adams 6/14/2019 Villa Woodbine, 2167 S. Bayshore Dr. File No. PZ-19-695 Page 2of7 Proposed New Auditorium Building E. NEIGHBORHOOD CHARACTERISTICS: ZONING Subject Property T3-R: Sub -Urban Transect Zone NCD-3 Surrounding Properties FUTURE LAND USE DESIGNATION Single -Family Residential Maximum of 9 D.U. per acre NORTH: T3-R: Sub -Urban Transect Zone Single -Family Residential NCD-3 Maximum of 9 D.U. per acre SOUTH: T3-R: Sub -Urban Transect Zone Single -Family Residential NCD-3 Maximum of 9 D.U. per acre EAST: CS: Civic Space Zone Public Parks & Recreation N/A WEST: T3-R: Sub -Urban Transect Zone Single -Family Residential NCD-3 Maximum of 9 D.U. per acre F. ANALYSIS: The following is a review of the request pursuant to Section 23-6.2(b)(4), Section 23-6.1(1), and Section 23-6.2(h) of the City Code of Ordinances, the Preservation Office Historic Design Guidelines, the Secretary of the Interior's Standards, and Miami 21 Code. Analysis: Demolition The applicant is proposing the demolition of two single-family homes located at 2180 and 2190 Tigertail Avenue at the north of the site. Once demolished the lots will be incorporated into the new development. The residences are not part of the historically designated site and are not eligible for individual designation; therefore, their demolition can be supported by Staff. W. Adams 6/14/2019 Villa Woodbine, 2167 S. Bayshore Dr. File No. PZ-19-695 Page 3of7 An existing structure to the rear of the faculty residence is to be demolished. This structure is not within the historically designated area and is not eligible for individual designation; therefore, the demolition can be supported by Staff. The pavers to the rear of Villa Woodbine are to be removed. This can be supported by Staff as they are a later addition to the site. There are coral rock walls fronting S. Bayshore Drive and Tigertail Avenue. Sections of the coral rock wall at the entrances will be dismantled and rebuilt to allow for the required visibility triangles. These alterations can be supported by Staff. Two coral rock walls run through the site. A section of the southern wall will be demolished to allow for access to the auditorium building. This proposal can be supported by Staff. The application proposes the demolition of three sections of the northern coral rock wall. Demolition of the easternmost section can be supported by Staff as this is required for vehicular access to the drop-off point. Demolition of the remaining two sections appears to be proposed to accommodate two projecting bays of the new main building. Coral rock walls are a character defining feature of the site and should be protected. Their removal to accommodate a new structure cannot be supported. The proposed new main building shall be redesigned or relocated to allow the retention of these two sections of the coral rock wall. The demolition plan indicates that all coral rock removed from walls will be salvaged and stored for later re -use. Restoration and Alteration The exterior restoration of Villa Woodbine includes restoration of existing windows, doors, and iron work, replacement of non -original windows to match original windows, replacement of deteriorated pergola wood rafters and purlins, concrete balcony and wall, and damaged or missing floor tiles to match existing, installation of new gutters, downspouts, and exhaust fan louvers, cleaning coral rock facade detailing, and the repair of the existing roof structure as necessary with clay barrel tiles. The stucco is to be repaired and repainted with a color to be determined. Specifications and manufacturers brochures or color photographs of all proposed new windows and doors shall be submitted to Staff for review. All proposed paint colors shall be submitted to Staff for review. The exterior elevations contain labels numbered 22 through 25; however, the Demolition Keynote numbering is incorrect. The Demolition Keynote numbering shall be corrected. Internally, the structure will retain much of its original floor plan although some interior walls will be removed to accommodate a new teacher's lounge with toilets on the first floor, records storage on the second floor, and the installation of a new elevator. Although the designation report states only the four facades of Villa Woodbine shall be considered major exterior surfaces subject to review, all interior historic floor and wall tiles shall be retained where possible, including tiles from adjoining rooms when an interior wall is removed. The proposed restoration and alteration of Villa Woodbine can be supported by Staff. The faculty residence building is located outside of the historically designated site and is not subject to review. However, the proposed exterior restoration is similar to that of Villa Woodbine. Internally, W. Adams 6/14/2019 Villa Woodbine, 2167 S. Bayshore Dr. File No. PZ-19-695 Page 4 of 7 the structure will retain most of its interior layout on the first and second floors. Minor alterations include the removal of sections of first floor walls to provide a more open plan layout. The proposed restoration and alteration of residence building can be supported by Staff. New Construction The proposed new main building is a two-story structure constructed from concrete block and stucco with clay barrel tile pitched roofs. Fenestration comprises double casement windows with impact resistant clear glass and anodized aluminum framing and impact resistant metal doors. Decorative features include stucco banding at second floor and roof levels, stucco motifs at parapet level, exposed rafters, concrete lattice screens, and custom wrought iron entrance gates. The paint colors are to be determined and shall be submitted to Staff for review. The labeling of the doors on the east elevation drawing is incorrect and shall be corrected. The first floor contains classrooms and administrative offices built around a central courtyard containing art rooms and a play area. The building is accessed via a covered walkway with rounded arches which links this building with the new auditorium. The second floor contains classrooms built around a central area, part of which is open to the play area below and part of which contains the library, and two covered, open air learning patios. The proposed new main building can be supported by Staff as it is located behind Villa Woodbine and its architectural style incorporating Mediterranean Revival elements is consistent with the architectural style of the historic structure. The proposed new auditorium building is a one-story structure constructed from concrete block and stucco with clay barrel tile pitched roofs. Fenestration comprises double casement windows and storefront glazing systems with impact resistant clear glass and anodized aluminum framing and impact resistant metal doors and wood doors. Decorative features include stucco banding at roof level, a stucco motif, exposed rafters, and arched entranceway. The paint colors are to be determined and shall be submitted to Staff for review. Internally, the structure contains an auditorium with a stage, a kitchen, toilets, and lockers. The proposed new auditorium can be supported as, although it is closer to the front of the site than Villa Woodbine, it will be built on the vacant lot to the west and will not obstruct the view to the Villa from South Bayshore Drive. Additionally, the architectural style incorporating Mediterranean Revival elements is consistent with the architectural style of the historic structure. The proposed new swimming pool appears to be located outside of the historically designated area and is; therefore, not subject to review. The pool will measure seventy five feet (75') by thirty five feet, six inches (35' 6") and will be surrounded by a pool deck which will be setback twenty feet (20') from the front property line. The deck will be raised approximately four feet, three inches (4' 3") above ground level which is approximately the same height as a proposed new coral rock wall to be built just behind the front property line. The locations of the new main building, auditorium, and swimming pool are in accordance with the designation report which states: W. Adams 6/14/2019 Villa Woodbine, 2167 S. Bayshore Dr. File No. PZ-19-695 Page 5of7 "Every attempt should be made to preserve Villa Woodbine, its unobstructed view to S. Bayshore Drive, its limestone bluff, and the major trees on the site, while allowing sensitive development. at the rear of the property and on adjoining Tots". However, the drawings indicate the proposed new auditorium building and swimming pool will impact the limestone bluff. The site is located within an Environmental Preservation District; therefore, a Certificate of Approval shall be required. Additional new construction includes a Maintenance Shop which will be located behind the faculty residence and a Security Booth located at the Tigertail Avenue entrance. These structures will be located outside of the historically designated area and are not subject to review; however, neither will negatively impact the historic structure. The plans show parking will be provided for 65 cars. Miami 21 requires 82 spaces; therefore, the applicant shall apply for a waiver of the Miami 21 Parking Standards. Findings: Consistent G. NEIGHBORHOOD SERVICES Building Required NET Required Environmental Resources Required H. CONCLUSION: The application has demonstrated compliance with Chapter 23 entitled "Historic Preservation" of the City of Miami Code of Ordinances and the Secretary of the Interior's Standards. Staff finds the request complies with all applicable criteria and finds that the request for a Special Certificate of Appropriateness for demolition, restoration, alteration, and new construction does not adversely affect the historic, architectural, or aesthetic character of the subject structure subject to the following conditions as stipulated in subjection "I" entitled "Recommendation" as listed below. I. RECOMMENDATION: Pursuant to Section 23-6.2(b)(4) of the City of Miami Code of Ordinances, as amended, the Historic Design Guidelines, and the Secretary of Interior Standards, the Preservation Office recommends approval with conditions of the request for a Special Certificate of Appropriateness. 1. The site shall be developed in accordance with the plans as prepared by R.J. Heisenbottle Architects submitted as part of application PZ-19-695. The plans are deemed as being incorporated by reference herein. 2. The proposed new main building shall be redesigned or relocated to allow the retention of the two sections of coral rock wall that are to be demolished to accommodate the projecting sections of the new structure. W. Adams 6/14/2019 Villa Woodbine, 2167 S. Bayshore Dr. File No. PZ-19-695 Page 6 of 7 3. Specifications and manufacturers brochures or color photographs of all proposed new windows and doors shall be submitted to Staff for review. 4. All proposed paint colors shall be submitted to Staff for review. 5. The labeling of the doors on the east elevation drawing of the new main building is incorrect and should be corrected 6. The Demolition Keynote numbering shall be corrected. 7. All interior historic floor and wall tiles shall be retained where possible, including tiles from adjoining rooms when an interior wall is removed. 8. The applicant shall apply for a waiver of the Miami 21 Parking Standards. 9. A Certificate to Dig is required for all ground disturbing work as the site is located within a High Probability Archaeological Conservation Area. The applicant shall apply for a Certificate to Dig. 10. A Certificate of Approval is required for all work impacting coral rock walls, trees, and natural features such as the limestone bluff as the site is located within an Environmental Preservation District and a Scenic Transportation Corridor. The applicant shall apply for a Certificate of Approval. 11. The applicant shall apply for all required waivers. 12. The Resolution shall be included in the master permit set. 13. The Applicant shall comply with all applicable requirements of the Miami 21 Code and Chapter 17 and Chapter 23 of the City of Miami Code of Ordinances. 14. The Applicant shall comply with the requirements of all applicable departments/agencies as part of the City of Miami building permit submittal process. W. Adams 6/14/2019 Warren Adams Preservation Officer Villa Woodbine, 2167 S. Bayshore Dr. File No. PZ-19-695 Page 7 of 7