HomeMy WebLinkAboutAppeal DocumentsSubmit an Appeal to the City
Commission, PZAB, or HEPB
Submission date: 12 October 2021, 1:25PM
Receipt number: 48
Related form version: 10
ISubmitting your Appeal to the City Commission, PZAB, or HEPB
On what date was either the administrative
decision/interpretation issued, the CU revocation or
denial letter dated, or the resolution rendered? (click
calendar icon).
09/27/2021
IProof of payment for appeal, noticing, and advertising fees?
Did you pay your fees, if applicable? Yes
Please upload a copy of the payment receipt showing HEPB-R-21-025_Proof of Payment Appeal Fees.pdf
full payment of fees associated with the appeal.
IList of Property Owners within 500 ft (Appeals to City Commission and to HEPB)
Do you have the Excel list with the information for Yes
property owners within 500 feet?
Please upload the Excel formatted list showing all the HEPB-R-21-025_List of Property Owners xls
property owners within 500 feet of the
IYour information
1 of 3
What is your name or the name of your law firm Bercow Radell Fernandez Larkin & Tapanes, PLLC
representing as authorized representative?
Please provide your email. ebalter@brzoninglaw.com
Please provide your phone number? 3053776232
What is the administrative decision/interpretation HERB-R-21-025
number or the resolution number you are appealing?
All of your documents shall become a public record.
Please upload all of your required documents as
detailed online. A summary list of the documents you
HEPB-R-21-025_ Resolution of Partnership.pdf
HEPB-R-21-025_Certified Letter Mailing List.pdf
HEPB-R-21-025_Disclosure of Consideration.pdf
need to submit is the following: 1) Appeal Letter 2) Proof HEPB-R-21-025_List of Property Owners.xls
of Lobbyist Registration 3) Corporate Resolution from HEPB-R-21-025_Appeal Letter.pdf
Board of Directors 4) List of adjacent property owners HEPB-R-21-025_Power of Attorney.pdf
within 500 feet of the property (Excel format only), HEPB-R-21-025_Proof of Payment Appeal Fees.pdf
required 5) Signed attestation form 6) Other pertinent HEPB-R-21-025_Proof of Lobbyist.pdf
documents, i.e. Disclosure to Support or Withhold HEPB-R-21-025_Resolution.pdf
Objection, Power of Attorney, etc.
IDigital Signature and Submission
Please type your full name here and sign below. Emily K. Baiter
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Using your mouse or finger, please provide your digital
signature. Your digital signature verifies your
submission. **** The signature must be that of the
individual "signing" this document electronically or be
made with the full knowledge and permission of the
individual; otherwise, it constitutes forgery under s.
831.06, F.S. The individual signing this document
affirms that the statements and information stated
herein are true. **** I hereby certify that the information
supplied does not qualify for the exemptions contained
in Chapter 119, Florida Statutes. I hereby certify that the
information indicated in this appeal submission is true
and accurate, and that my electronic signature shall
have the same legal effects as if made under oath; that
I am authorized to execute this appeal submission as
required by State, County, and Municipal laws..
Uploaded signature image. EB PNG
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ti BERCOW
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ENVINC N1AL LA N
200 S. Biscayne Boulevard
Suite 300, Miami, FL 33131
www.brzoninglaw.com
305.377.6227 office
305.377.6222 fax
mtapanes@brzoninglaw.com
VIA ELECTRONIC SUBMITTAL
October 11, 2021
Mr. Arthur Noriega
City Manager
3500 Pan American Drive, 2nd Floor
Miami, FL 33133
RE: Appeal of HEPB-R-21-025 concerning 7101 NE 10
Avenue and 1000 NE 72 Street, Miami, Florida
Dear Mr. Noriega:
This law firm represents Minor Street LP 1 (the
"Appellant"), the owner of the property located at 7101 NE
10 Avenue and 1000 NE 72 Street (collectively, the
"Property") in the City of Miami (the "City"). This letter shall
serve as the Appellant's appeal to the City Commission of
Resolution HEPB-R-21-025 rendered on September 27,
2021, denying PZ-20-7931 (the "Application"). See Exhibit
A, Rendered HEPB-R-21-025. The Historic and
Environmental Preservation Board ("HEPB") denied the
Application on September 1, 2021 with complete disregard
of the City's codified review criteria. The Application was
denied arbitrarily, and without regard to the substantial
competent evidence presented by both the Appellant and
the City administration.
Standard of Review. This appeal is brought pursuant
to Section 23-6.2(e) of the City of Miami Code of Ordinances
(the "Code"). The Appellant hereby appeals the HEPB's
denial of a Special Certificate of Appropriateness ("COA") to
permit the redevelopment of Property with a reconstruction
of the historic Prescott Mansion and four (4) new homes
consistent with Section 23-6.2(h)(1) of the Code, Standard 9
of the Secretary of the Interior's Standards for
Rehabilitation, and the Bayside Historic District's character
(the "Project").
Arthur Noriega, City Manager
Page 2
Section 23-6.2(e) of the Code provides that any aggrieved party may appeal to the
City Commission a decision of the HEPB on matters relating to Certificates of
Appropriateness by filing an appeal within fifteen (15) calendar days after the date of the
rendered decision. Code Section 23-6.2(e) also provides that on appeal, the City
Commission shall hear and consider all facts material to the appeal and render a decision
as promptly as possible. This hearing shall be de novo and the City Commission may
consider new evidence or materials. Accordingly, the Appellant hereby incorporates and
submits this letter of intent, exhibits, and the June 1, 2021 and September 1, 2021
presentations to the HEPB in support of the Application, and provides the following
information in support of the appeal. The Appellant reserves the right to present new
evidence at the forthcoming City Commission hearing.
Property Description. The Property is located east of NE 10 Avenue, between NE
71 Street and NE 72 Street, abutting the Biscayne Bay. See Figure 1, Property Aerial, below.
The Property is located within an Upper Eastside residential neighborhood and the
Bayside Historic District. The Miami -Dade County Property Appraiser's Office identifies
the Property with Folio Numbers 01-3207-032-1030 and 01-3207-032-0630. See Exhibit
B, Property Appraiser Summary Reports. Collectively, the Property is approximately
62,632 square feet or 1.43 acres in size. The northern section of the Property spans the
length of approximately five (5) homes along 72 Street. The east side of the Property
borders Biscayne Bay. While the Property is currently vacant, the entirety of the Property
previously contained the historic Prescott Mansion, described further below.
Figure 1. Property Aerial
Appeal. The Appellant's appeal should be approved as the HEPB's decision failed
to evaluate the project in the context of the City's codified requirements and failed to
recognize several important facts and evidence in support of the COA. Most significantly,
it is clear from the record that the HEPB failed to acknowledge the historical importance
Bercow Radell Fernandez Larkin & Tapanes 1 305.377.6227 direct 1 305.377.6222 fax 1 mtapanes@brzoninglaw.com
Arthur Noriega, City Manager
Page 3
of the Appellant's reconstruction of the historic Prescott Mansion, as it relates to the
history and architecture of the Prescott Mansion and as it relates to the unique
opportunity to accurately reconstruct a historic resource that has been entirely
demolished, and the precedent established by the HEPB's previous approvals of modern
mansions on the Property. Additionally, the HEPB failed to consider substantial
competent evidence related to a) the appropriateness of modern architecture on the
Property as an intentional juxtaposition with the Prescott Mansion; b) the proposed
design's appropriateness given the flooding and resiliency measures required by the
Florida Building Code and Miami 21 Code to ensure the longevity of the future
development; and c) the increased compatibility of the proposed design in comparison
with prior HEPB approvals, as well as through specific study and analysis of the
surrounding homes. Finally, Section 23-6.2.(b)(4)(b) of the City Code requires that "the
decision of the board shall include a complete description of its findings..." The HEPB did
not provide substantive findings nor any clear reason for denial of the project at either
the hearings or within the rendered Resolution.
Prescott Mansion Background. The Property was originally developed with a winter
home for Samuel J. Prescott. The home was constructed prior to 1925 in the
Mediterranean Revival style of architecture and was commonly referred to as the "Prescott
Mansion." See Figure 2, Prescott Mansion Photo below.
Figure 2. Prescott Mansion Photo
The Prescott Mansion fell into disrepair over time and in 2005, the City's Historic
and Environmental Preservation Board ("HEPB") approved a COA for demolition of the
Prescott Mansion. See Exhibit C, 2015 HEPB Staff Recommendation. The HEPB approved
Bercow Radell Fernandez Larkin & Tapanes 1 305.377.6227 direct 1 305.377.6222 fax 1 mtapanes@brzoninglaw.com
Arthur Noriega, City Manager
Page 4
the demolition on the condition that the Prescott Mansion would be reconstructed at a
later time. In order to comply with this condition, the then -owner of the Property retained
esteemed historical architecture expert Richard Heisenbottle to meticulously document
the design and details of the Prescott Mansion.' These plans enable and inform the
complete and accurate reconstruction of the Prescott Mansion. However, in spite of the
obligation and means to accurately reconstruct the Prescott Mansion, the structure has
not yet been reconstructed.
Description of Project Proposal. The Appellant is proposing to reconstruct the
Prescott Mansion at its full size, scale, and with its complete complement of architectural
features. To our knowledge, the reconstruction and recreation of a fully demolished
historic resource has never been undertaken in Miami. The Prescott Mansion is given
prominence on the site and is visible from NE 10 Avenue, the approach to the site from
NE 71 Street, and from Baywood Park, immediately south of the Property. Additionally,
in keeping with the original architecture and style of the Prescott Mansion, the
reconstructed home will be elevated on a stone pedestal to comply with Floodplain
regulations and will take advantage of Freeboard regulations to ensure the longevity of
the structure and proactively address sea level rise. The proposed elevation has the
additional benefit of increasing the visibility and prominence of the historic structure on
the Property.
In order to facilitate reconstruction of the Prescott Mansion, the Appellant
proposes to divide the balance of the Property into four parcels, compatibly sized with
the surrounding context, and construct four (4), single-family homes on the Property, in
addition to the fully reconstructed Prescott Mansion.' The configuration and size of the
additional home sites have been specifically configured to grant the reconstructed
Prescott it's prominent location and size. It's important to note that driveways and
parking are internalized through a common interior public access road, which will limit
the impact of the proposed homes on existing streets, allow access, and improve vehicular
maneuverability for the entire neighborhood. The proposed homes will be of modern
1 Mr. Heisenbottle has been engaged as the architect of record for the reconstructed Prescott Mansion and
will provide first-hand knowledge of the original structure's character and detailing. This invaluable
combination of detailed plans, vast historical architectural expertise, and personal experience documenting
the historical resource enable and inform the complete and accurate reconstruction of the Prescott Mansion.
2 It should be noted that the Appellant's design initially proposed five (5) new homes, not four. The
Appellant reduced the number of proposed homes in response to the HEPB's direct instructions that doing
so would increase the compatibility of the proposal.
Bercow Radell Fernandez Larkin & Tapanes 1305.377.6227 direct 1305.377.6222 fax I mtapanes@brzoninglaw.com
Arthur Noriega, City Manager
Page 5
design, but are designed to be compatible with and draw inspiration from the surrounding
Bayside Historic District.
HEPB Review. The HEPB initially considered the Application on June 1, 2021. At
that meeting, a number of neighbors expressed concerns related to the size of the
proposed parcels, their modern design, and their height, among others. As a result of
these comments, and consistent with City staff's professional recommendation for
approval, the HEPB indicated that consolidating the two smaller lots into a single lot would
increase the compatibility of he Project with the context. Additionally, the HEPB indicated
that the Appellant should again meet with the neighbors.
The Appellant again met with the Bayside Neighborhood Association (the
"Association") general membership on June 8, 2021 and received feedback on the
proposed plans. 3 After the meeting, the Appellant's team began a full reconsideration
of the proposed design in light of the HEPB's and Association's comments. In order to
ensure that the board's and the neighborhood's comments were given thought and
consideration, the Appellant requested a deferral at the July 6, 2021 HEPB hearing. This
additional time gave the Appellant the opportunity to carefully analyze the comments
and implement a number of modifications aimed at addressing the Association's
comment. The Appellant team met with the Association's general membership again on
August 4, 2021 to present the design modifications that were implemented. See Exhibit
D, Narrative Response to Bayside Historic District Community Comments.
The Appellant presented the HEPB with the revised design on September 1, 2021. At that
time the HEPB acknowledged the significant changes and improvements that were made
to the Project in response to neighbor comments, but was concerned that the neighbors
were still upset. However, this concern translated into a denial of the Application which
was not based upon the guidelines set forth in the City Code, as required by Section 23-
6.2(b)(4)(b) and failed to recognize several important facts in support of the Special COA.
Most notably, the HEPB arbitrarily overlooked the Project's consistency with Section 23-
6.2(h)(1) of the Code, Standard 9 of the Secretary of the Interior's Standards for
Rehabilitation, precedent of approvals for this site, as summarized below, and the Bayside
Historic District character, City's staff's recommendation for approval, as well as the
3 The Appellant reached out to the Association and met with the Association's Architectural Board on
February 10, 2020 and March 6, 2020. At each of these meetings the property owner's team listened to
comments and implemented revisions responding to those comments. The plans that were submitted to
the City for the HEPB's consideration were substantially the same as the plans presented to the Association's
Architectural Board on March 6. Due to application delays association with Covid-19 and City staff turnover,
the property owner's application was not scheduled for HEPB consideration until June 1, 2021.
Bercow Radell Fernandez Larkin & Tapanes 1 305.377.6227 direct 1 305.377.6222 fax 1 mtapanes@brzoninglaw.com
Arthur Noriega, City Manager
Page 6
numerous design changes made over two years to satisfy and address the neighbor's
comments, and the letters of support for the Project. See Exhibit E, Letters of Support.
Precedent of Modern Design Approvals for the Property. The Property has been
vacant for approximately fifteen (15) years, unable to be viably redeveloped with one or
even two single-family homes. In fact, in 2003, prior to the demolition of the Prescott
Mansion, the City approved a proposal to redevelop the site with a series of approximately
ten (10) Mediterranean Revival and Modern villas. This approval has long -since lapsed,
but is evidence that the site is simply too large of a bayfront parcel to support only two
single-family homes and that this has been the case for decades.
In 2005, as part of the application for demolition of the Prescott Mansion, the HEPB
approved a new modern addition designed by Oppenheim architecture (HEPB 2005-76).
In fact, during that approval process, a proposed design was explicitly rejected for being
too architecturally similar to the Prescott and its context, which the board feared could
lead to confusion between what was original and what was proposed. The 2005 HEPB
cited the Secretary of the Interior Standards for Rehabilitation, Standard No. 9 ("Standard
9") as the basis for this position and as the basis for approving a modern addition on the
Property. Standard 9 indicates:
"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. [Emphasis added.]"
Building on this precedent, and confirming how Standard 9 should be applied to the
Property, the HEPB has approved numerous modern designs on the Property since 2005.
In 2013, the HEPB approved a modern structure that was limited to the northern
portion of the Property (HEPB-13-00635). The resulting design for just that one home on
the site was proportionately massive. It was an over 8,000 square foot residence with an
outbuilding, which sprawled across the abutting 72nd Street frontage, and was elevated
approximately ten (10) feet to comply with Floodplain and Building Code requirements.
That home was not constructed. Then, in 2015, the HEPB approved a similarly massive
home for the southern portion of the Property (HEPB-R-15-016). Like the previously
approved 2005 Oppenheim design, the 2015 development included the reconstruction of
the Prescott Mansion with a massive, modern addition. This home as approved was
22,193 SF. of gross area with 14,866 SF under air in size.. The HEPB in 2015 found the
Bercow Radell Fernandez Larkin & Tapanes 1305.377.6227 direct 1305.377.6222 fax I mtapanes@brzoninglaw.com
Arthur Noriega, City Manager
Page 7
scale and massing of the proposed addition to be compatible with the site and with the
neighborhood. These approved designs, as is permissible by right, entirely eliminated the
community's sense of connection to the bay..
The Appellant made this important and substantial precedent part of the public
hearing record before the HEPB. The previous approvals present considerable evidence
that larger, modern homes on the Property, as well as modern additions to the Prescott
Mansion, satisfy the City's Code mandated criteria and Standard 9. The HEPB arbitrarily
disregarded this evidence and precedent.
Responsiveness to Flooding and Resiliency Measures. It should be noted that the
proposed homes are elevated to comply with current Building Code flood requirements
and proactively address resiliency and sea level rise concerns through their proposed
design To be clear: the proposed homes comply with current building height
requirements, however, due to flood and resiliency regulations the proposed homes'
habitable spaces start at a higher elevation than the rest of the neighborhood. This is a
unique conundrum which faces all flood -prone historic areas: how to balance
compatibility with the past while complying with requirements and standards designed
to provide structural resiliency into the future. The Project's design responds to this
challenge by providing open breezeways below the proposed homes which allow for the
passage of light and air under and through the elevated homes and provide a sense of
connection to the bay - rather than increasing the height of the ground or bringing non -
habitable, but fully enclosed, building spaces all the way to the ground. The homes are
designed to "float" at their proposed heights and permit views through and between all
structures. This design feature preserves the neighborhood'scommunity connection to
Biscayne Bay. The HEPB did not give the City's flood zone regulations the appropriate
weight, nor consider the Appellant's sensitive design approach to reconciling the City's
flood zone elevation requirements with the Property's context.
Public Benefit of Subdivision. As noted, the Property currently consists of two (2)
platted lots, with no stormwater retention, a dilapidated seawall, and no vehicular
maneuverability. Well in advance of applying to for the COA or requesting a public
hearing, the Appellant met with the City's Public Works and Fire Departments to ensure
the Project configuration was the best design to address subdivision related issues.
Further, the Appellant provided the HEPB and neighbors with substantial evidence that
the Project includes right of way dedications for the public benefit, a raised and improved
seawall to protect the community from sea level rise, and on -site and abutting roadway
stormwater retention. The Project alone cannot solve the Bayside Historic District's
flooding problems, however, the Project is designed to fully comply with Chapter 54 of
Bercow Radell Fernandez Larkin & Tapanes 1305.377.6227 direct 1305.377.6222 fax I mtapanes@brzoninglaw.com
Arthur Noriega, City Manager
Page 8
the City Code and the flood mitigation measures included therein as part of its subdivision
improvement requirements.
Compatibility Modifications. In accordance with the HEPB's feedback and in
response to neighbor comments, the Appellant made numerous changes to the proposed
Project. These changes enhanced the Project's compatibility with the surrounding
neighborhood both in terms of design and massing.
Consolidated NW Lot. Most notably, the proposal considered by the HEPB on
September 1, 2021 included one less single-family home than initially proposed: the
recreated Prescott Mansion and only four (4) new homes. Specifically, the two lots that
were previously proposed for the northwest corner of the site, at the intersection of NE
72 Street and NE 10 Avenue, are consolidated into a single, larger lot. Both the HEPB and
the neighbors indicated that consolidating these two lots into a single site would result in
a lot that was more compatible with the area. The Appellant shared the consolidated site
schemes with the City's preservation staff and neighbors in advance of the September
HEPB meeting. Based on a context study, the typical lot in this section of the Bayside
Historic District is 7,500 square feet in size, and some parcels in the Property's vicinity
include double lots or are larger. The previously proposed two lots were just over 5,000
square feet in size each; correspondingly, the consolidated lot is just over 10,000 square
feet in size. This context analysis was included in the record for HEPB's review and
consideration and satisfies Section 23-6.2(h)(1) of the Code as the new construction will
not adversely affect the historic district. Instead, it is the continued vacancy of the
Property that negatively affects the Property's relationship with the surrounding single-
family homes and park to the south. Also, as confirmed by the HEPB's prior approvals,
redevelopment of the Property without breaking it into smaller lots results in two massive
homes and home sites; the size of the Property today is approximately the size of eight
(8) standard Bayside Historic District parcels.
It should be noted that the massing of the proposed home on the consolidated lot
is sensitive to the neighborhood. The proposed home is positioned to step back from the
neighborhood into the Property. Based on a study of the existing setbacks along NE 72
Bercow Radell Fernandez Larkin & Tapanes 1305.377.6227 direct 1305.377.6222 fax I mtapanes@brzoninglaw.com
Arthur Noriega, City Manager
Page 9
Street, the setbacks are being adhered to and in some locations exceeded for both lots
with frontages on NE 72 Street. See Figure 3. Setback Context, below.
Figure 2. Setback Context
Additionally, the home on the consolidated lot is oriented to show its "skinny side" to the
neighborhood, reducing the perception of mass, and providing a pedestrian front
entrance towards the neighborhood. The minimum open space requirement of the
consolidated properties is thirty percent (30%). These designs provide just over forty-five
percent (45%), well in excess of that requirement. This ensures the home is sensitive and
compatible and reduces the opportunity for any negative impact; therefore, directly
satisfying of Section 23-6.2(h)(1) of the Code.
General Design Modifications. It should be noted that the homes were previously
designed to draw inspiration from the architecture and materials of the Prescott Mansion.
However, based on the HEPB's and neighbors' comments, the aesthetic of the four new
homes were modified to draw architectural elements and inspiration from the
surrounding Bayside Historic District as well. Consistent with Standard 9 of the Secretary
of the Interior's Standards for Rehabilitation, the proposed new construction is
differentiated from the historic architecture, but draws architectural features from the
surrounding area.
Similar to and consistent with the Bayside Historic District generally, the proposed
homes have a common aesthetic, but none of the proposed homes are identical or include
the same mix of design elements: each home is unique. Materials drawn from the
surrounding neighborhood include a variety of exposed brick, limestone, concrete breeze
block, natural wood, and stone materials. The proposed materials are local materials
which were and are commonly utilized in the construction of buildings and homes in the
Bercow Radell Fernandez Larkin & Tapanes 1 305.377.6227 direct 1 305.377.6222 fax 1 mtapanes@brzoninglaw.com
Arthur Noriega, City Manager
Page 10
Bayside district. Additionally, the new homes now include better articulated Streamline
Modern and Mid Century modern angled roofs and Art Deco eyebrows. Appellant
provided a study of the surrounding homes in its presentation before the HEPB, and the
HEPB failed to consider this evidence and follow the clear intent of Standard 9 to provide
compatible architectural features.
Finally, the Appellant modified the proposed homes with respect to size and
massing. Previously, the homes included Zoning Waivers, among others, related to
setbacks and the second story lot coverage. The Appellant reduced the massing of the
proposed homes. Specifically, the second -floor lot coverage for three of the lots was
decreased, resulting in parcels which all exceed minimum open space requirements. The
Appellant modified the proposed homes and eliminated anticipated Waiver requests in
direct response to the neighbor and the HEPB comments. In other words: the homes
comply with the massing -related requirements for any new home in the district- and the
HEPB failed to consider the changes made based on their requests and recommendations.
In sum, the Appellant addressed the design related comments of HEPB and the
neighbors, and these efforts were arbitrarily and capriciously ignored by the HEPB on
September 1, 2021. In absence of approval of this proposed project including the
subdivision of the Property, the Property would likely be redeveloped as two much larger
homes, and consequently with little or no sensitivity to the community's connection to
the Bay. , or continue to remain vacant land, devoid of one of Miami's most iconic historic
homes, and with no contribution to the beauty and sustainability of the neighborhood.
The Appellant and the design team submitted substantial and competent evidence that
each new home is consistent with the form, spacing, height, yards, materials, color, rhythm
and window and door patterns of the surrounding district. In the face of this evidence,
the HEPB disregarded the City Code's procedural requirements and provided no
substantive comment, nor articulated a substantive rationale for denial.
Conclusion. As discussed at the HEPB hearing, the Property has been vacant for
approximately fifteen (15) years. There have been numerous approvals to redevelop the
Property, however none have proven to be economically viable and the historic Prescott
Mansion has accordingly not been reconstructed. In denying the Application, the HEPB
failed to consider a) the appropriateness of modern architecture on the Property as an
intentional juxtaposition with the Prescott Mansion; b) the proposed design's
appropriateness given the flooding and resiliency measures required by the Florida
Building Code and Miami 21 Code necessary to ensure the longevity of the future
development; and c) the increased compatibility of the proposed design through specific
study and analysis of the surrounding homes. All of the prior approvals were massive,
Bercow Radell Fernandez Larkin & Tapanes 1305.377.6227 direct 1305.377.6222 fax I mtapanes@brzoninglaw.com
Arthur Noriega, City Manager
Page 11
modern designs and were found to be consistent with the application City's criteria. The
Appellant worked tirelessly, over multiple years, with the City's preservation staff,
neighbors, and the HEPB to address concerns. The Project includes recreation of the
historic Prescott Mansion, using meticulously detailed plans of the original structure,
proposed new construction which complies with the Standard 9 mandate for new
construction to be distinguished from the old, yet include architectural features that are
in harmony with the aesthetics and character of the historic district, lot sizes which are
comparable, footprints which are minimal, and provide heights which comply with zoning
and building and flood requirements. The HEPB arbitrarily and without regard to both
the City administration and Appellant's evidence denied the Application. We do believe
the design has been enhanced through the HEPB review process and the City
Commission's granting of this Appeal and approval of the COA will result in reconstruction
of the Prescott Mansion, restoration of a piece of Miami's architectural history, and four
(4) beautiful single-family homes that will be resilient to sea level rise and contribute to
the to the historic nature and style of the Bayside Historic District.
For the foregoing reasons, we respectfully request that you promptly schedule this
appeal before the City Commission. Should you have any questions, comments, or require
additional information, please do not hesitate to phone my direct line at (305) 377-6227.
Very truly yours,
Melissa Tapanes Llahues
Enclosures
cc: Olga Zamora, Hearing Boards
Jeremy Calleros Gauger, Interim Historic Preservation Officer
Victor Hernandez
Ben Fernandez
Carli Koshal
Emily K. Balter
Bercow Radell Fernandez Larkin & Tapanes 1 305.377.6227 direct 1 305.377.6222 fax 1 mtapanes@brzoninglaw.com
EXHIBIT A
City of Miami
HEPB Resolution
Enactment Number: HEPB-R-21-025
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 9076 Final Action Date:9/1/2021
A RESOLUTION OF THE MIAMI HISTORIC AND ENVIRONMENTAL
PRESERVATION BOARD, WITH ATTACHMENT(S), PURSUANT TO SECTION 23-
6.2 OF THE CODE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, DENYING A
SPECIAL CERTIFICATE OF APPROPRIATENESS TO PERMIT THE
REDEVELOPMENT OF TWO (2) VACANT LOTS, WITH THE FOLLOWING:
SUBDIVISION INTO SIX (6) LOTS, RECONSTRUCTION OF THE PRESCOTT
MANSION WITH NEW REAR ADDITION, NEW CONSTRUCTION OF FIVE (5)
SINGLE-FAMILY RESIDENTIAL PROPERTIES, AND SITE IMPROVEMENTS, FOR
THE PROPERTY LOCATED AT APPROXIMATELY 7101 NORTHEAST 10 AVENUE
AND 1000 NORTHEAST 72 STREET, MIAMI, FLORIDA, 33138, WITHIN THE
BAYSIDE HISTORIC DISTRICT.
WHEREAS, an application was submitted to the City of Miami ("City") for a Special
Certificate of Appropriateness to permit the redevelopment of two (2) vacant lots with the
following: subdivision into six (6) lots, reconstruction of the Prescott Mansion with new rear
addition, new construction of five (5) single-family residential properties, and site improvements,
for the property located at approximately 7101 Northeast 10 Avenue and 1000 Northeast 72
Street, Miami, Florida, 33138, within the Bayside Historic District; and
WHEREAS, the City's Historic Preservation Office recommended approval with condition
of the application as set forth in the Staff Analysis, which is attached and incorporated as Exhibit
"A"; and
WHEREAS, on September 1, 2021, the Historic and Environmental Preservation Board
("HEPB") held a duly noticed public hearing on the application; and
WHEREAS, after consideration of the application during the public hearing, the HEPB
hereby denies the application for the Special Certificate of Appropriateness pursuant to Section
23-6.2 and for the reasons set forth in the record; and
NOW, THEREFORE, BE IT RESOLVED BY THE HISTORIC AND ENVIRONMENTAL
PRESERVATION BOARD OF THE CITY OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Resolution are
adopted by reference and incorporated as if fully set forth in this Section.
Section 2. The Historic and Environmental Preservation Board ("HEPB"), pursuant to
Section 23-6.2 of the Code of the City of Miami, Florida, as amended, and for the reasons
stated on the record, hereby denies the Special Certificate of Appropriateness to permit the
redevelopment of two (2) vacant lots with the following: subdivision into six (6) lots,
City of Miami Page 1 of 2 File ID: 9076 (Revision:) Printed On: 9/27/2021
reconstruction of the Prescott Mansion with new rear addition, new construction of five (5)
single-family residential properties, and site improvements, for the property located at
approximately 7101 Northeast 10 Avenue and 1000 Northeast 72 Street, Miami, Florida, 33138,
within the Bayside Historic District.
Section 3. This Resolution shall become effective immediately upon adoption.
THIS DECISION IS FINAL UNLESS APPEALED IN THE HEARING BOARDS
DIVISION WITHIN FIFTEEN (15) DAYS.
Reviewed and Approved:
Jer ileros Gauger, Assis Directorllnlerim Historic Pres. Officer 9/27,2021
City of Miami Page 2 of 2 File ID: 9076 (Revision:) Printed On: 9/27/2021
Property Search Application - Miami -Dade County
EXHIBIT B
OFFICE OF THE PROPERTY APPRAISER
Summary Report
Property Information
Folio:
01-3207-032-1030
Property Address:
7101 NE 10 AVE
Miami, FL 33138-5750
Owner
MINOR STREET LP 1
Mailing Address
33 CHARLES ST EAST STE 3604
TORONTO ON M4Y 0A2, CANADA
PA Primary Zone
0104 SINGLE FAM-ANCILIARY
UNIT
Primary Land Use
0081 VACANT RESIDENTIAL :
VACANT LAND
Beds / Baths / Half
0/0/0
Floors
0
Living Units
0
Actual Area
0 Sq.Ft
Living Area
0 Sq.Ft
Adjusted Area
0 Sq.Ft
Lot Size
28,525 Sq.Ft
Year Built
0
Assessment Information
Year
2020
2019
2018
Land Value
$2,852,500
$2,852,500
$1,854,125
Building Value
$0
$0
$0
XF Value
$0
$0
$0
Market Value
$2,852,500
$2,852,500
$1,854,125
Assessed Value
$2,852,500
$2,852,500
$1,854,125
Benefits Information
Benefit
Type
2020
2019
2018
Note: Not all benefits are applicable to all Taxable Values (i.e. County,
School Board, City, Regional).
Short Legal Description
WASHINGTON PLACE PB 20-54
LOT 133 & S2FT OF E75FT OF W175FT
LOT 67
LOT SIZE IRREGULAR
OR 18232-3912 0798 1
Generated On : 7/28/2020
Taxable Value Information I
2020
2019
2018
County
Exemption Value
$0
$0
$0
Taxable Value
$2,852,500
$2,852,500
$1,854,125
School Board
Exemption Value
$0
$0
$0
Taxable Value
$2,852,500
$2,852,500
$1,854,125
City
Exemption Value
$0
$0
$0
Taxable Value
$2,852,500
$2,852,500
$1,854,125
Regional
Exemption Value
$0
$0
$0
Taxable Value
$2,852,500
$2,852,500
$1,854,125
Sales Information
Previous
Sale
Price
OR Book -
Pa a
9
Qualification Description
06/19/2018
$3,750,000
31026-2256
Qual by exam of deed
03/24/2014
$100
29086-1746
Corrective, tax or QCD; min
consideration
04/20/2012
$1,625,000
28097-4819
Qual by exam of deed
10/01/2006
$3,225,000
25091-0175
Sales which are qualified
The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not eflect the most current information on record. The Property Appraiser
and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp
Version:
https://www.miamidade.gov/Apps/PA/propertysearch/
7/28/2020
Property Search Application - Miami -Dade County
Page 1 of 1
OFFICE OF THE PROPERTY APPRAISER
Summary Report
Property Information
Folio:
01-3207-032-0630
Property Address:
1000 NE 72 ST
Miami, FL 33138-5729
Owner
MINOR STREET LP 1
Mailing Address
33 CHARLES STREET EAST STE
3604
TORONTO ON M4Y 0A2, CANADA
PA Primary Zone
0104 SINGLE FAM - ANCILIARY
UNIT
Primary Land Use
0081 VACANT RESIDENTIAL :
VACANT LAND
Beds / Baths / Half
0/0/0
Floors
0
Living Units
0
Actual Area
0 Sq.Ft
Living Area
0 Sq.Ft
Adjusted Area
0 Sq.Ft
Lot Size
33,464 Sq.Ft
Year Built
0
Assessment Information
Year
2020
2019
2018
Land Value
$3,346,400
$3,346,400
$2,175,160
Building Value
$0
$0
$0
XF Value
$0
$0
$0
Market Value
$3,346,400
$3,346,400
$2,175,160
Assessed Value
$3,346,400
$3,346,400
$2,175,160
Benefits Information
Benefit
Type
2020
2019
2018
Note: Not all benefits are applicable to all Taxable Values (i.e. County,
School Board, City, Regional).
Short Legal Description
7-8 53 42
WASHINGTON PLACE PB 20-54
LOT 67 LESS S2FT OF E75FT OF W
175FT & LESS N5FT & W5FT & EXT
AREA OF CURVE IN NW COR FOR R/W
Generated On : 7/28/2020
Taxable Value Information
2020
2019
2018
County
Exemption Value
$0
$0
$0
Taxable Value
$3,346,400
$3,346,400
$2,175,160
School Board
Exemption Value
$0
$0
$0
Taxable Value
$3,346,400
$3,346,400
$2,175,160
City
Exemption Value
$0
$0
$0
Taxable Value
$3,346,400
$3,346,400
$2,175,160
Regional
Exemption Value
$0
$0
$0
Taxable Value
$3,346,400
$3,346,400
$2,175,160
Sales Information I
Previous
Sale
Price
OR Book -
Pa a
9
Qualification Description
06/20/2018
$4,000,000
31026-2337
Qual by exam of deed
03/21/2012
$1,000,000
28044-4736
Financial inst or "In Lieu of
Forclosure" stated
01/31/2011
$345,700
27587-0678
Financial inst or "In Lieu of
Forclosure" stated
01/31/2011
$0
27610-2871
Corrective, tax or QCD; min
consideration
The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser
and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp
Version:
https://www.miamidade.gov/Apps/PA/propertysearch/
7/28/2020
EXHIBIT C
Staff: MN
Application received: 1/23/2015
CITY OF MIAMI
PLANNING DEPARTMENT
Staff Report & Recommendation
To: Chairperson and Members
Historic Environmental Preservation Board
From: Megan Schmitt
Preservation Officer
Applicant: Raphael Levy, Principal, Choeff Levy Fischman
Subject: Item No. 10 — 7101 NE loth Avenue
The applicant Raphael Levy, representing Prescott Bayview Estate, LLC owner of the subject
property located in the Bayside Historic District, is requesting the approval of a Special Certificate of
Appropriateness for the reconstruction of the historic Prescott Mansion, new construction of a wing
addition, new pool and deck, and landscaping.
BACKGROUND:
The demolition of the deteriorated Prescott Mansion was granted by the HEPB in
2005 with the condition that it would be rebuilt. At the time, the approved proposal
was to rebuild the Prescott Mansion and build a modern wing at the north side of
the property; the project was never undertaken and the lot is still vacant today.
THE PROPERTY:
The Prescott Mansion was a two-story masonry structure designed in the
Mediterranean Revival Style of architecture. The home was built for Samuel J.
Prescott in the early 20th century, in the Washington Place subdivision. By the
time of the Bayside Historic District designation in 1991, the Prescott Mansion
was the district's most significant estate.
The property fell into disrepair and after a series of hurricanes it was severely
compromised and had to be demolished.
HISTORIC PICTURES:
HEPB- MARCH 3, 2015
Page 1 of 3
ANALYSIS:
Staff: MN
Application received: 1/23/2015
The project calls for the reconstruction of the Prescott Mansion to be located 17'-7"
closer to the front property line and shifted south 40'-0" to allow an addition to be
constructed on the north side of the property. To provide a wider separation between
the rebuilt mansion and the new addition, the applicant will need to apply for a
variance that will allow the rebuilt mansion to encroach into the minimum setbacks
required. The rebuilt mansion will be elevated 4'-10" above grade to comply with FEMA
requirements, therefore new cantelivered concrete steps will be added at the front
entry elevation.
Prior to demolition, the mansion was carefully documented by architect Richard
Heisenbottle who is the architect responsible for the mansion's reconstruction portion
of the new development. The building's ornamentation will be replicated as closely as
possible to the original, all exterior features such as windows, doors, chimney, roof, and
etc. will match the original.
The new addition will be connected to the rebuilt mansion by a one-story glass
structure located at the back northeast corner of the mansion behind the proposed gate
minimizing the addition's visual impact on the rebuilt mansion giving the impression
of being two separate buildings. The new addition's west elevation fronting loth Avenue
will be only 25'-4" wide comparing with the 55'-11" of the rebuilt mansion. The new
wing will be placed alongside the north property line minimizing its scale and massing
from the right-of-way view. The new wing will have underground parking and two
habitable floors. The addition will be finished with board -framed concrete, stucco,
glass, and Ipe wood and will have flat roof.
The property's backyard will consist off a pool with deck, a outbuilding and three multi -
leveled terraces and gardens.
STAFF RECOMMENDATION:
The Preservation Office recommends that the application for a Special Certificate of
Appropriateness for the reconstruction of the historic Prescott Mansion, new construction
of a wing addition, new pool and deck, and landscaping to be Approved with
Conditions.
HEPB- MARCH 3, 2015
Page 2 of 3
Staff: MN
Application received: 1/23/2015
Conditions:
1- All glass shall be clear.
2- All building permits shall be subject to the approval of the HEPB officer for compliance
with the special COA for new construction. This COA is subject to approval by zoning,
building, and all other required city departments.
HEPB- MARCH 3, 2015
Page 3 of 3
EXHIBIT D
Response to Bayside Historic District Community Comments
We appreciate the Bayside Historic District Community's time and comments, and
we look forward to discussing the revised plans on August 4, 2021. Please find the
property owner's response to the community's comments received on June 6, 2021.
Design Modifications. In accordance with the HEPB's and the Association's feedback,
the Applicant has made numerous changes to the proposed Project. These changes are
aimed at enhancing the project's compatibility with the surrounding neighborhood both
in terms of design and massing.
Consolidated NW Lot. Most notably, the proposal now includes one less single-
family home: the recreated Prescott Mansion and only four (4) new homes. Specifically,
the two lots that were previously proposed for the northwest corner of the site, at the
intersection of NE 72 Street and NE 10 Avenue, have been consolidated into a single,
larger lot. The Association indicated that consolidating these two lots into a single site
would result in a lot that was more compatible with the area. The typical lot in this section
of the Bayside Historic District is 7,500 square feet in size, and some parcels in the
Property's vicinity include double lots or are larger. The previously proposed two lots
were just over 5,000 square feet in size; correspondingly, the consolidated lot is just over
10,000 square feet in size. (The other lots range between 9,699 square feet and 13,316
square feet.)
The massing of the new proposed home is oriented to be neighborhood sensitive.
The home has been positioned to step back from the neighborhood into the Property.
Required setbacks are being adhered to and in some locations exceeded. Additionally,
the new proposed home has been oriented to show its "skinny side" to the neighborhood,
reducing the perception of mass. Provided open space for the consolidated parcel
exceeds the minimum required thirty percent (30%) and just over forty-five percent (45%)
is provided. Lush landscaping is provided to accentuate this open space.
General Design Modifications. It should be noted that the homes were previously
designed to draw inspiration from the architecture and materials of the Prescott Mansion.
However, based on the HEPB's and neighbors' comments, the aesthetic of the four new
homes has been modified to draw architectural elements and inspiration from the
surrounding Bayside Historic District as well. Consistent with Standard 9 of the Secretary
of the Interior's Standards for Rehabilitation, the proposed new construction is
differentiated from the historic architecture, but draws architectural features from the
surrounding area. Materials drawn from the surrounding neighborhood include a variety
of exposed brick, concrete breeze block, natural wood, and stone materials. Additionally,
the new homes now include better articulated Streamline Modern angled roofs and Art
Response to Bayside Historic District Community Comments
Deco eyebrows. Further, while the new homes will always be taller than the surrounding
older homes due to current Building Code flood standards, the homes have retained their
elevated design which permits light and air to circulate between and beneath the
proposed homes into the neighborhood. Finally, the proposed homes have been
modified with respect to size and massing. Previously, the homes included Zoning
Waivers, among others, related to setbacks and the second story lot coverage. The homes
have been modified and these anticipated Waiver requests have been eliminated.
Prescott Proposal. Pursuant to the HEPB's comments during the June 2021 hearing,
the Applicant's proposal related to the reconstruction of the Prescott Mansion remains
unchanged. The Applicant is proposing to reconstruct the Prescott Mansion at its full size,
scale, and with its complete complement of architectural features.
Zoning Waivers. The Applicant considered the Association comments and has
implemented modifications that result in significantly fewer deviations of Miami 21 than
initially proposed. The remaining anticipated Waivers are as follows:
• Lot 1/ Prescott Site:
O Waivers pursuant to Section 7.1.2.5.a.29 of Miami 21 to permit 10% principal
front and side setback reduction;
O Waivers pursuant to Section 5.3.2.b of Miami 21 to permit stair encroachment
within setbacks;
• Lots 3, 4, and 5:
O Waivers pursuant to Section 5.3.2.b of Miami 21 to permit stair encroachment
within setbacks; and
• Waiver pursuant to Section 5.3.2.f of Miami 21 to permit access to mechanical
floor.
It should be noted that there are no anticipated Zoning Waivers associated with Lot 2, the
new consolidated lot- and the parcel that is closest to and most visible from the
surrounding neighborhood.
Responses to the itemized comments follow.
Response to Bayside Historic District Community Comments
Topic
Compliance with
Historic District
Guidelines
Compatibility/
Architectural Design
/Rhythm/ Layout
Conditions for Resident Support
Residents request strict
compliance with existing
guidelines for new construction
within the historic district so that
the new development will fit in
with the existing neighborhood,
and in particular properties within
the immediate subsection of the
neighborhood (Washington Place)
where the proposed new
development is located.
Any development within the
historic district must be
"compatible" with existing homes,
including with respect to size,
volume, height, architectural
design, greenspace, rhythm and
pattern. Existing homes in the
district have simple facades, lines,
materials, landscaping, lots and
fences; the proposed new homes
are complex as compared to the
surrounding homes, and the
proposed new home plans have
various angles in facade and
windows high and low without
coherency, congruence or order.
Response
The Applicant has modified the
design of the proposed home to
be more compatible with the
Bayside Historic District. As noted
above, the design of the homes
has been altered to draw elements
from the surrounding historic
district. Special attention has been
paid to new, combined Lot 2; Lot 3,
which faces NE 72 Street; and the
Prescott: these are the three
parcels which directly face the
neighborhood.
The design of the proposed homes
has been modified to draw design
elements from the surrounding
neighborhood. Materials drawn
from the surrounding
neighborhood include a variety of
exposed brick, concrete breeze
block, natural wood, and stone
materials. Additionally, the new
homes now include better
articulated Streamline Modern
angled roofs and Art Deco
eyebrows.
Response to Bayside Historic District Community Comments
Size/Scale/Lot
Size/Volume
Stories/Height/Elevation
Residents request the subdivided
lot size to be consistent with the
Washington Place subsection
surrounding area, which ranges
from 7,500 to 20,000 square feet.
Corner lots in the area are not less
than 10,000 square feet and the
smallest lots in Washington Place
are 7,500 square feet.
Fewer homes will allow for
compatibility with the historic
district.
The aggregate square footage of
the proposed six new houses
equals the square footage of 23
average existing homes in the
neighborhood. Except for the
Prescott Mansion, new homes
should approximate the square
footage of existing homes.
There are a limited number of
two-story homes in the historic
district, and they are typically not
adjacent to each other. A
development consisting of all
multi -story homes will result in
the appearance of a compound or
subdivision within the historic
district.
There are various options for
raising the homes to meet flood
zone requirements. The
Application contemplates a height
that is in excess of existing
requirements.
The development should reflect
existing FEMA and building code
requirements, not 'anticipated'
requirements that are not
currently in effect and 'may' be
introduced in the future. Many
residents request berms as
The NW corner lot has been
redesign to now exceed 10,000
square feet (10,069 square feet).
Lot 3 is 13,316 square feet and the
Prescott parcel is 13,140 square
feet. Accordingly, all corner, or
corner -like, lots exceed the
Association's suggested size.
It should be noted that the interior
lots are 10,455 square feet and
9,699 square feet, which is larger
than the typical interior lot. New
homes have been adjusted to
comply with building setback and
lot coverage regulations without
Waivers.
The proposed homes comply with
City regulations as they relate to
height. The undersides of the
homes have been left as open as
possible to preserve the flow of
light and air and reduce the
perception of mass.
Response to Bayside Historic District Community Comments
opposed to raised houses, to
preserve compatibility with the
existing neighborhood; there are
no houses on stilts in the
neighborhood. At a minimum, a
professional independent and
neutral third party study should
be required to determine the
impact of each on the
neighborhood and environment,
including with respect to flooding,
water views and overall
appearance.
Setback
Lot Frontage
95% of homes in the Washington
Place section of the historic
district have 10 feet side setbacks,
resulting in at least 20 feet
between most homes. This
setback is unique to the district. In
addition, homes on 72nd Street
must be set back 20 feet from the
road. Residents request that the
proposed development be
required to comply with existing
setback requirements.
Lot frontage of the surrounding
existing homes ranges from 75 to
200 linear feet, and corner homes
have two frontages. Residents
request that the proposed
development be required to
maintain frontages consistent
with the existing area.
Consistent with other homes in
the historic district, the fronts of
The proposed homes comply with
required setbacks. The new
proposed home is setback
approximately 20 feet from the
corner of NE 10 Avenue and NE 72
Street, and the majority of the
home is set back farther than the
required set back. That said, there
are three narrow corners which do
extend out to the 10 feet setback
line.
It should also be noted that the
public right of way along 72 Street
is approximately 10 feet, resulting
in the homes along 72 Street
actually being approximately 20
feet inwards from the roadway.
The parcels which face NE 10
Avenue and NE 72 Street exceed
the minimum lot width facing these
roadways. Additionally, the homes
on these lots have been designed
to have frontages and entrances
facing both these streets and the
common drive.
Response to Bayside Historic District Community Comments
any new homes should face the
street, with parking entrances
facing the street on which the
houses are located.
Fences
Docks/Manatees/Sea
life/Environmental
Impact
Raised Seawall
Residents request that any
fencing be limited to six feet
above the road (not above raised
ground level as currently
proposed), and not along 72'
Street or 10th Avenue consistent
with existing requirements.
Any permitted fencing should
facilitate water views. Fences and
walls should be perpendicular to
the streets.
Before allowing any consideration
of docks to be constructed
adjacent to the proposed
waterfront properties, residents
request that a comprehensive
environmental study be
completed by an independent
and neutral third party to
determine any adverse impact of
such construction on manatees
and other sea life.
Residents are concerned that, by
raising the existing seawall around
the development area, water
views will be eliminated and flood
water will be diverted to the
adjacent park and surrounding
neighborhood.
The common drive allows cars to
be parked within the interior of the
site and not on the abutting
roadways. In effect, the roadways
get the benefit of having active
entrances, without the vehicular
movement that comes from having
driveways.
Fences will comply with City
regulations. Consistent with these
regulations, fences along 72 Street
will be in the second layer (10 feet
back from the property -line,
approximately 20 feet back from
the street) and will not be greater
than 6 feet.
The property owner will comply
with all applicable City and State
requirements as they relate to the
permitting and construction of
docks.
The property owner is raising the
seawall in order to comply with
City requirements
Response to Bayside Historic District Community Comments
Public Benefit/Flooding
The developer has stated that the
residents will benefit from certain
infrastructure proposed as a part
of the Application, including
sewer improvements, a higher
seawall in the area immediately
adjacent to the Prescott Mansion
lots, and raised streets
surrounding the lots.
The new infrastructure as
proposed is required for the
development and benefits only
the proposed development, and
not the surrounding area. A
question remains as to whether it
will in fact exacerbate flooding in
the area outside of the
development. The residents do
not view the development as
proposed in the Application as
having any public benefit.
Residents have not been provided
with a study or other fact -based
evidence supporting the
purported benefits to the
community or reduction of
flooding; the developer has
acknowledged that such a study
has not been performed.
Residents query whether any
proposed development that may
increase flooding could include
flood -reduction measures in the
adjacent park area.
Residents are concerned that, as
proposed, the development will
divert water from the
development area to surrounding
homes.
The property owner will be
complying with City Public Works
standards and requirements. This
includes on -site stormwater
retention, drainage, and right of
way improvements.
The property owner is happy to
work with the community and the
City to request the City's attention
to and intervention with flooding in
the neighborhood.
Response to Bayside Historic District Community Comments
New Access Street
"Compound"
Residents request that any new
streets required for access to
subdivided lots be official city
streets with public access, not a
private lane. Residents also
request that any new street
terminate at the bay, like all other
streets in the historic district,
preferably with a turnaround area
or pocket park.
As proposed in the Application,
residents are concerned that the
proposed development will end
up being a compound, or an area
separated from, and visually
different from, the existing
neighborhood.
The only street that terminates at
the bay in the Bayside
neighborhood is 72 Street. That
roadway access is not being
impacted.
It should be noted that NE 69
Street curves to the north to
intersect with NE 70 Street and NE
71 Street in a shape that closely
resembles the proposed common
drive.
The common drive allows vehicular
driveway access to be internalized
and keeps the maintenance of the
roadway on the abutting property
owners instead of the City, but still
allows open public access.
The common drive will be open to
the public. The proposed homes
are different- they are new
construction within a historic
district- and they face new
regulations with respect to
construction.
Historic preservation guidelines
instruct that new construction in
historic districts should be distinct
from the historic architecture- but
compatible in other ways. As a
result of neighborhood comments,
the homes have been modified to
include elements from the
surrounding neighborhood, as well
as adjusted to reflect the lot size
pattern in the area.
Response to Bayside Historic District Community Comments
Prescott Mansion (and
addition)
Should be built on the original
footprint, not at the side of the
existing lot encroaching (from a
mass, height, volume perspective)
on a public park. Existing concrete
parapet is the only remaining
element and should be restored
in situ at existing height. Royal
palms are used in the district to
delineate property boundaries;
the remaining palms demarcating
the original Prescott estate
including on the side lot should
be preserved in their present
locations.
The Prescott is proposed to be
located in the last approved
location for its reconstruction.
A separate HEPB application will be
filed related to wall. The wall is
located within the City's required
right of way; accordingly, the
additional application will be
necessary order to request its
preservation.
EXHIBIT E
Mr. Jeremy Cal|eoo-Bmu8er
Planning and Zoning Department, Acting Preservation Officer
Miami Riverside Center (MRC)
444SVVZndAvenue, 8rJFloor
Miami, Florida 33130
0E: Letter of Support related to PZ-20-7931- Special Certificate of Appropriateness for 7101 NE 10
Avenue and 1000 NE 72 Street
Dear Mr. Cd|m,osfGaugnr
\ own the property located at 820NE 70 St, Mimi FL, within the 8ayoideHistoric District. The owner of
7101 N E 10 Avenue and 1000 NE 72 Street reached out to me to explain the proposed development
related to those parcels. I understand that the design of the proposed development will be considered
bythe City ofMiami's Historic and Environmental Preservation Board nnJune 1"^.|amexcited about
the proposed project and support the proposed design.
Ihave reviewed the plans and renderings for the proposed project. | understand the Prescott Mansion
that was once located on the property wil I be reconstructed pursuant to detailed historical plans, with a
new modern addition. I also understand that the property will be divided Into a total cf six parcels. |
believe that the resulting parcels and homes sizes will bemore sensitive tothe Bayo(doHistoric District
context than redevelopment ofthe parcels onthey exist today.
The proposed modern homes are beautifully designed with great landscaping and will be a benefit to
this neighborhood. | appreciate the projectsattention tupublic view corridors and the movement uf
Ughtandak. I understand that the homes are elevated and will appear taller than other homes In the
area- but flooding is a major issue in this area and I look forward to the improvements this project will
bring tothe area, including animproved seawall and drainage.
Based on the foregoing, I fully supportthe proposed design and ask the Historic and Environmental ^
April 29, 2021
Mr. Jeremy Calleros-Gauger
Planning and Zoning Department, Acting Preservation Officer
Miami Riverside Center (MRC)
444 SW 2nd Avenue, 3rd Floor
Miami, Florida 33130
RE: Letter of Support related to PZ-20-7931- Special Certificate of Appropriateness for 7101 NE 10
Avenue and 1000 NE 72 Street
Dear Mr. Calleros-Gauger:
I own the property located at 751 NE 70th St , within the Bayside Historic District. The owner of 7101 NE
10 Avenue and 1000 NE 72 Street reached out to me to explain the proposed development related to
those parcels. I understand that the design of the proposed development will be considered by the City
of Miami's Historic and Environmental Preservation Board on June 1st. I am excited about the proposed
project and support the proposed design.
I have reviewed the plans and renderings for the proposed project. I understand the Prescott Mansion
that was once located on the property will be reconstructed pursuant to detailed historical plans, with a
new modern addition. I also understand that the property will be divided into a total of six parcels. I
believe that the resulting parcels and homes sizes will be more sensitive to the Bayside Historic District
context than redevelopment of the parcels as they exist today.
The proposed modern homes are beautifully designed with great landscaping and will be a benefit to
this neighborhood. I appreciate the project's attention to public view corridors and the movement of
light and air. I understand that the homes are elevated and will appear taller than other homes in the
area- but flooding is a major issue in this area and I look forward to the improvements this project will
bring to the area, including an improved seawall and drainage.
Based on the foregoing, I fully support the proposed design and ask the Historic and Environmental
Preservation Board to grant the requested approval.
Sincerely, ,,�%
��ZuaiG�- raves - T
(Signature)
Miisha Jones
(Print Name)
Andre Perry
May 28, 2021
Mr. Jeremy Calleros-Gauger
Planning and Zoning Department, Acting Preservation Officer
Miami Riverside Center (MRC)
444 SW 2nd Avenue, 3rd Floor
Miami, Florida 33130
RE: Letter of Support related to PZ-20-7931- Special Certificate of Appropriateness for 7101 NE 10 Avenue
and 1000 NE 72 Street
Dear Mr. Calleros-Gauger:
My husband and I own the property located at 800 NE 72°d Street, within the Bayside Historic District. The owner of
7101 NE 10 Avenue and 1000 NE 72 Street reached out to us to explain the proposed development related to those
parcels. We understand that the design of the proposed development will be considered by the City ofMiami's Historic
and Environmental Preservation Board on June 1st. My husband and I have taken the time to thoroughly review the
design documents of the project, in an attempt to understand the appropriateness of the project for our community.
We understand that the Prescott Mansion that was once located on the property will be reconstructed pursuant to
detailed historical plans, with a new modem addition. We also understand that the property will be divided into
multiple parcels, to allow for the development of additional single-family residences in accordance with the existing
nature and character of lot sizes and home sizes within the neighborhood.
Following our review of the plans and design concepts, we would like to communicate our support for this project
within our community. We are fully supportive of the reconstruction of the Prescott Mansion, pursuant to the detailed
historical plans which were captured under the supervision of the HEP Board. We strongly believe that the
reconstruction of the Prescott Mansion, will serve as an anchor to our community and will further work to boost the
historic nature and unique appeal of our small neighborhood. The Bayside Historic District is already a known and
cherished neighborhood within the City of Miami, and we believe that the reconstruction of the Mansion will only
further its place in the City.
Furthermore, we trust that the additional development of homes beside the Mansion, will be done in accordance with
the recommendations/conditions of the HEP Board with the goal of ensuring that the character of the neighborhood is
maintained and that the addition of the homes will feel seamless. There are several items within the proposed designs
which have led us to this conclusion, primarily:
• The commitment by the Project to ensure that the newly constructed roadway within the development will
remain open to the public
• The commitment by the Project to develop an advanced seawall
• The commitment by the Project to incorporate public viewing corridors / sightlines
• The commitment by the Project to seamlessly blend landscaping into the existing community and adjacent
park
In conclusion based on the above stated factors, I would like to express my support for the proposed design and
development of the Prescott Mansion project, as I believe it will add to the beauty, legacy, and character of our
neighborhood.
Sincerely,
Rebecca Saberi
docv'erify
Resolution of Minor Street LP 1 10.8.pdf
DocVerify ID: 8B2027A8-DC10-47E9-B23C-F767CCB0673E
Created: October 08, 2021 14:04:36 -8:00
Pages: 3
Electronic Notary: Yes / State: FL
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E-Signature Summary
E-Signature Notary: Betty Llerena (BII)
October 08, 2021 14:06:55 -8:00 [00668713EB92] [162.244.152.118]
bllerena@brzoninglaw.com
IIIII IIIII IIIII IIIII IIIII IIIII IIIII
1IIIII IIIII IIII IIIII IIII IIII
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,III 11I II I
DocuSign Envelope ID: 3C011 FDE-14E6-430E-9058-021 C28DA7290
862027A8-DC10-47E9-623C-F767CCB0673E--- 2021/10/0814:04:36-8:00
RESOLUTION OF LIMITED PARTNERSHIP
THIS RESOLUTION is made by Minor Street LP 1, a Florida limited partnership company
(hereinafter referred to as the "Company"); and Wayne Abramsohn (hereinafter referred to as the
"Authorized Signatory"). The Company and Authorized Signatory hereby certify to the City of Miami
(hereinafter referred to as the ("City") as follows:
1. Wayne Abramsohn, as Authorized Signatory, is an authorized member of the Company.
2. The Company currently owns the properties located at 7101 NE 10 Avenue and 1000 NE 10
Avenue 72 Street within the City (the "Property"), which is identified by Miami -Dade Tax
Folios No. 01-3207-032-1030 and 01-3207-032-0630, and legally described as follows:
See Exhibit "A".
3. Wayne Abramsohn, as Authorized Signatory, is an authorized member of the Company and
is authorized to execute all documents on behalf of the Company in connection with the
development of the above -referenced Property, including granting powers of attorney to
authorized agents of the Company.
4. The undersigned is familiar with the nature of an oath and with the penalties prescribed by
the laws of the State of Florida for falsely swearing to an instrument of this nature. The
undersigned has read this certificate and fully understood its contents.
[Execution Page to Follow]
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862027A8-DC10-47E9-623C-F767CCB0673E--- 2021/10/0814:04:36-8:00
Dated this 8th day of October, 2021.
Minor Street LP 1 Fbp,j,@,Wmited partnership
company (h lA,t, blew/1,60 ln,
By: E1-0n3n1
Wayne Abramsohn, Authorized Signatory
STATE OF Florida
COUNTY OF Miami -Dade
The foregoing instrument was acknowledged before me by means of physical presence [ ] or
online notarization [by Wayne Abramsohn as Authorized Signatory on behalf of Minor Street LP
1. He/ She is personally known to me or has produced as identification.
Witness my signature and official deal this 8th day of October, 2021 in the County and State
aforesaid.
My Commission Expires:
Betty Llerena
Commission # GG 175999
Notary Public - State of Florida
My Commission Expires Mar 05, 2022
Page 2 of 3
„h1 i Mate of
Florida
Signature
Betty Llerena
Print Name
IDocVerifyID: 8B2027A8-DC10-47E9-B23C-F767CCB0673E
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DocuSign Envelope ID: 3C011 FDE-14E6-430E-9058-021 C28DA7290
EXHIBIT A
LEGAL DESCRIPTION
F : 01-3207 2-0630)
LOT 67, LESS THE SOUTH 2 FEET OF THE EAT 75 H:E! OF THE WEST I75
FEE I, WASHINGTON PLACE, ACCORDING TO THE PLAT THEREOF, AS RECORDED
IN FLAT BOOKd�20, PAGE 54, f ME PUBLIC RECORDS OF MAW —I DE
COUNTY, fOfiIDA.
LESS:
THE NORTHERLY 5.5 FEET AND THE WESTERLY 5.0 FEET THEREOF
AND LESS;
THE EXTERNAL AREA OF A CIRCULAR CURVE LY/NG WITHIN S41'D LOT 67, BEING
CONCAVE TO THE SOUTHEAST, HA I4NG A RADIUS OF 25.00 1- EL f AND TANGENTS
WHICH ARE 25 FEEL SOUTH OF AND PARALLEL TO THE CENTERLINE OF N E.
72nd STREET AND 25 t:E! EAST OF, MD PARALLEL WITH THE CENTERLINE OF
E. IOth AVENUE.
TOGETHER WITH:
(FOLIO: Df-3 7-0J2-10
LOT 1.3.3, AND THE SOUTH 2 IFLL ( OF THE EAST 75 FLU! OF THE WEST i75
f-LL! OF LOT 67. 'WASHINGTON PLACE" ACCORDING TO THE PLAT THEREOF,
AS RECORDED IN PLAT BOOK 20, PAGE 54, OF THE PUBLIC RECORDS OF
# M—DADE COUNTY, FLORIDA
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Minor Street LP 1 -
hb-disclosure-of-agreement-to-support-or-withhold-objection Signed MTL.pdf
DocVerify ID: 53A7FDF1-01 AA-46F0-82D3-1781 A3AB6348
Created: October 08, 2021 11:25:43 -8:00
Pages: 3
Electronic Notary: Yes / State: FL
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E-Signature Summary
E-Signature Notary: Diana Ramos (dra)
October 08, 2021 11:27:14 -8:00 [A95B6EABCFE7] [162.244.152.118]
dramos@brzoninglaw.com
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
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as defined by various Acts and/or Laws.
IDocVerify ID: 53A7FDF1-01AA-46F0-82D3-1781A3AB6348
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,III �Itl II I
DocuSign Envelope ID: 91 CF052B-77CF-4019-8BF8-0F2600188D95
53A7FDF1-01AA-46F0-82D3-1781A3AB6348 - 2021/10/08 11:25:43 -8:00
CITY OFMIAMI DISCLOSURE OF CONSIDERATION
PROVIDED OR COMMITTED FOR AGREEMENT TO
SUPPORT OR WITHHOLD OBJECTION
The City of Miami requires any person or entity requesting approval relief or other
action from the City Commission or any of its boards, authorities, agencies,
councils or committees, to disclose at the commencement (or continuance) of the
hearing(s) on the issue, any consideration provided or committed, directly or on
its behalf, to any entity or person for an agreement to support or withhold
objection to the requested approval, relief or action. "Consideration" includes any
gift, payment, contribution, donation, fee, commission, promise or grant of any
money, property, service, credit or financial assistance of any kind or value,
whether direct or implied, or any promise or agreement to provide any of the
foregoing in the future.
Individuals retained or employed by a principal as a lobbyist as defined in Sec. 2-
653, and appearing before the City Commission or any of its boards, authorities,
agencies, councils or committees solely in the capacity of a lobbyist and not as
the applicant, or owners' legal representative are not required to fill out this form.
Name:
First Name: Melissa
Middle Name: Tapanes
Last Name: Llahues
Home Address:
Home Address Line 1: 200 S. Biscayne Blvd., Suite 300
Home Address Line 2:
City: Miami
State: Florida Zip: 33131
Contact Information:
Home Phone Number: (305) 374-5300
Cell Phone Number:
Fax Number:
Email: mtapanes@brzoninglaw.com
BUSSINESS or APPLICANT or ENTITY NAME
Address Line 1: Minor Street LP 1
Address Line 2: 3800 NE 1st Avenue, 6th Floor, Miami, FL 33137
Doc. No.:86543 Page 1 of 3
LD_ipyiq, Ramos U3-1781 A3AB6348
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DocuSign Envelope ID: 91 CF052B-77CF-4019-8BF8-0F2600188D95
53A7FDF1-01AA-46F0-82D3-1781A3AB6348 - 2021/10/08 11:25:43 -8:00
CITY OFMIAMI DISCLOSURE OF CONSIDERATION
PROVIDED OR COMMITTED FOR AGREEMENT TO
SUPPORT OR WITHHOLD OBJECTION
Please describe the issue for which you are seeking approval, relief or other action from
the City Commission, board, authority, agency, council, or committee.
Special Certificate of Appropriateness approval relating to the properties located at 7101 NE
10 Avenue and 1000 NE 10 Avenue 72 Street.
Has any consideration been provided or committed, directly or on your behalf, to any entity or
person for an agreement to support or withhold objection to the requested approval, relief or
action? No
If your answer to Question 2 is No, do not answer questions 3, 4 & 5 proceed to read and
execute the Acknowledgment. If your answer to Question 2 is Yes, please answer questions 3,
4 & 5 and read and execute the Acknowledgement.
1. Please provide the name, address and phone number of the person(s) or entities to
whom consideration has been provided or committed.
• Name of Person/Entity:
N/A
• Phone Number of Person/Entity:
N/A
• Address of Person/Entity:
N/A
2. Please describe the nature of the consideration
N/A
3. Describe what is being requested in exchange for the consideration.
N/A
Doc. No.:86543 Page 2 of 3
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DocuSign Envelope ID: 91 CF052B-77CF-4019-8BF8-0F2600188D95
53A7FDF1-01AA-46F0-82D3-1781A3AB6348 - 2021/10/08 11:25:43 -8:00
CITY OFMIAMI DISCLOSURE OF CONSIDERATION
PROVIDED OR COMMITTED FOR AGREEMENT TO
SUPPORT OR WITHHOLD OBJECTION
ACKNOWLEDGEMENT OF COMPLIANCE
I hereby acknowledge that it is unlawful to employ any device, scheme or artifice to circumvent
the disclosure requirements of Ordinance 12918 and such circumvention shall be deemed a
violation of the Ordinance; and that in addition to the criminal or civil penalties that may be
imposed under the City Code, upon determination by the City Commission that the foregoing
disclosure requirement was not fully and timely satisfied the following may occur:
1. the application or order, as applicable, shall be deemed void without further force or
effect; and
2. no application from any person or entity for the same issue shall be reviewed or
considered by the applicable board(s) until expiration of a period of one year after the
nullification of the application or order.
PERSON SUBMITTING DISCLOSURE:
Print Name Melissa Tapanes Llahues
Signature
DocuSigned by:
59117699D89E40A...
Sworn to and subscribed before me this 8th day of October , 20 21
The foregoing instrument was acknowledged before me by Melissa Tapanes Llahues
who has produced as identification and/or is personally known to me and who
did/did not take an oath.
STATE OF FLORIDA
CITY OF MIAMIMY COMMISSION
EXPIRES:
[ Sigreclon 202,Y., -1,714 , tvl
Diana Ramos
Commission # GG 308355
Notary Public - State of Florida
My Commission Expires Apr 10, 2023
olay Slam 2021 MO.
Doc. No.:86543 Page 3 of 3
IDocVerify ID: 53A7FDF1-01AA-46F0-82D3-1781A3AB6348
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BIRDMEN
docv'erify
Power of Attorney - Minor Street LP 1 10.8.pdf
DocVerify ID: CC93F14A-0F61-49AE-A234-45B9CFEF86D3
Created: October 08, 2021 14:04:36 -8:00
Pages: 2
Electronic Notary: Yes / State: FL
This document is a DocVerify VeriVaulted protected version of the document named above. It was created by a notary or on the behalf of a
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Electronic Notary. Tampered or altered documents can be easily verified and validated with the DocVerify veriCheck system.
Go to www.docverify.com at any time to verify or validate the authenticity and integrity of this or any other DocVerify VeriVaulted document.
E-Signature Summary
E-Signature Notary: Betty Llerena (BII)
October 08, 2021 14:06:55 -8:00 [88A12214EB5B] [162.244.152.118]
bllerena@brzoninglaw.com
IIIIII IIIII IIIIII
IIII IIIII IIIII IIIII IIIII IIIIII IIIII IIII IIIIII
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as defined by various Acts and/or Laws.
IDocVerify ID: CC93F14A-0F61-49AE-A234-45B9CFEF86D3
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'Generated Cover Page l 45B9CFEF86D3
,IIIII II I
DocuSign Envelope ID: 3C011 FDE-14E6-430E-9058-021 C28DA7290
CC93F14A-0F61-49AE-A234-45B9CFEF86D3--- 2021/10/0814:04:36-8:00
LIMITED POWER OF ATTORNEY
I, Wayne Abramsohn, as Authorized Signatory on behalf of Minor Street LP 1, do by these
presents hereby make, constitute and appoint MELISSA TAPANES LLAHUES, ESQ., AND/OR
BERCOW RADELL FERNANDEZ LARKIN & TAPANES, PLLC, of the County of Miami -
Dade and the State of Florida, to represent the interests of MINOR STREET LP 1 before the City
of Miami in connection with the historic preservation, zoning, and permitting matters associated
with the properties located on/at 7101 NE 10 Avenue and 1000 NE 10 Avenue 72 Street which
are identified by Miami -Dade County Tax Folios No. 01-3207-032-1030 and 01-3207-032-0630
and legally described as:
(FOLIO: e 1— 3207-03 —06300
LOT 87, LESS THE SOUTH 2 FEET OF THE EAST 75 FEET OF THE WEST 175
FEET, 'WASR/NGTON PLACE, ACCORDING TO THE PLAT THEREOF, AS RECORDED
IN PLAT BOOK 20, PAGE 54, OF THE PUBLIC RECORDS OF MIA (I—DAOE
COUNTY FLORIDA.
LESS;
THE NORTHERLY 5.5 FEET AND THE WESTERLY 5.0 FEET THEREOF
AND LESS,
THE EXTERNAL ARM OF A CIRCULAR CURIE LYING WITHIN SAID LOT 67, BEING
CONCAVE TO THE SOUTHEAST, .FIAV1NG A RADIUS OF 25,00 FEET AND TANGENTS
WHICH ARE 25 FEET SOUTH OF AND PARALLEL TO TFIE CENTERLINE OF N.E
72nd STREET AND 25 FEET EAST OF, AND PARALLEL WITH THE CENTERLINE OF
ME, 1Oth AVENUE,
TOGETHER WITH. -
(FOLIO: 0i—MO 7-0, , —1O. )
LOT 1,3,3, AND THE SOO'TH 2 FEET OF THE EAST 75 FEET OF THE WEST 175
t f i OF LOT 67, "WASHINGTON PLACE", ACCORDING TO IRE PLAT TI EREOF,
AS h'ECORDED IN PLAT BOOK 20, PAGE 54, OF TTTE PUBLIC RECORDS OF
AMW4I—OADE COONTY, FLORIDA,
Granting and giving unto said Attorney -in -Fact, full authority and power to do and perform
any and all acts necessary or incident to the performance and execution of the powers herein above
expressly granted, with power to do and perform all acts authorized hereby, as fully to all intents
and purposes as grantor might or could do if personally present, with full power of substitution.
[Execution Page to Follow]
1
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CC93F14A-0F61-49AE-A234-45B9CFEF86D3--- 2021/10/0814:04:36-8:00
10/8/2021
Signed, witnessed, executed and acknowledged on this day of
2021.
WITNESSES:
.—DocuSigned by:
16411LiV f spiln t
`—B31 BB946942C4AA...
Witness Signature
Andreina Espina
PYclaVfned by:
g2CA1AAA2cCZAC0...
Witness Signature
Yeidy Montesino
Print Name
STATE OF Florida
COUNTY OF Miami -Dade
Minor Street LP 1 a DaidabLimited Partnership
WALIWG
E26D31E10A9A406...
By: Wayne Abramsohn, Authorized Signatory
Name
Address: 3800 NE 1' Avenue, 6th Floor
Miami, Florida 33137
The foregoing instrument was acknowledged before me by means of physical presence [ ]
or online notarization [I by Wayne Abramsohn as Authorized Signatory on behalf of Minor Street
LP 1. He/ She is personally known to me or has produced as identification.
Witness my signature and official seal this
and State aforesaid.
day dp/08i2021
, 2021, in the County
Ligdit-w--41)
NOta A:1bnc tate of Florida
Betty Llerena
My Commission Expires: Print Name
Betty Llerena
Commission # GG 175999
Notary Public - State of Florida
My Commission Expires Mar 05, 2022
2
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IIIII 11 1
City of Miami
OFFICIAL RECEIPT
$ ° 5 - 6.°_ Salei Tax $ Total $ 1.05 "(
19 vv.,t In d(cd t=lve, 6-t,6cs„c.
Received from. r� /� j� Q�
Address. c OD S. 0 II 5 n c oL ti 6011 V fssui m I cu�1�1.1 �L 33 31
For: Inc{ te+ Reference No.
o M
No.502476
Date- I u? aoa0
/100 Dollars
Met(sc rr pc ►es Liahuts
This Receipt not VALID unless dated,
filled in and signed by authorized em-
ployee of department or division des-
ignated hereon and until the City has
collected the proceeds of any checks
tendered as payment herein.
FN/TM 402 Rev. 03/03
By.
Department
Division.
Une& (121-c3�
sernaOtt vfn-,
Distribution: White - Customer; Canary - Finance; Pink - Issuing Department
ri-am 1Nc11LLGi, 1'11JL 1VG111G, 1V1!UUlc 1i11L1A1)
Are you a Principal of the corporation, partnership, trust, etc.? YES
NO
licab le
heet(s)
J/A" in
forms,
(you must check YES or NO)
Business Phone: 305-374-5300 Email: MTapanes@BRZoningLaw.com
Business Address (include Zip Code): 200 S Biscayne Boulevard, Suite 850, Miami, FL 33131
(2) Principal Represented: Minor Street LP 1
(3)
(Name of corporation, partnership, trust, etc., you are representing)
Business Address (include Zip Code): 500 NW 24th Street Miami, FL 33127
IF YOU PROVIDED INFORMATION IN SECTION 2 ABOVE, PLEASE REVIEW THIS SECTION
CAREFULLY. If a lobbyist represents a corporation, partnership or trust, the lobbyist must disclose the name
and business address of the chief officer, partner or beneficiary of the corporation, partnership or trust, and the
names and addresses of all persons holding, directly or indirectly, at least five percent (5%) ownership
interest in said corporation, partnership or trust. Attach separate sheet if needed. If thisecti 'a is not
applicable you must type or print "None" or "NIA".
See attached. '
(di .. nnrifio iccnn accnriatnrl with Inhhvino Ilocrrihv with nc mnrh rlvtnil nc is nrartiral AttnrIr+a CPuaratP chrvt if
City of Miami
OFFICIAL RECEIPT
$ 1 0640-o ales Tax $ Total $ t 05- 0-0
One lhndrtcl Five
Received from•
01) lock
No.502475
Date• V LP I R o O
/100 Dollars
Address® 5 blscC t �I V d r 301111� � �RRQ11,^, M %ar}Y1ir�fFIL—./�3l2
For: M IY D ( sfr + LP t Reference No• CJ" e rT 1.04 ? `
This Receipt not VALID unless dated, By. 2O3<Pb0 0 1vorck_
filled in and signed by authorized em-
ployee of department or division des- Department- Ql41-14 Ci L! ter'/ L
ignated hereon and until the City has
collected the proceeds of any checks Division•
tendered as payment herein.
C FN/TM 402 Rev. 03/03
Distribution: White - Customer; Canary - Finance; Pink - Issuing Department
Are you a Principal of the corporation, partnership, trust, etc.? YES
NO
usable
heet(s)
/A" in
forms,
(you must check YES or NO)
Business Phone: 305-374-5300 Email: CKoshal@BRZoningLaw.com
Business Address (include Zip Code): 200 S Biscayne Boulevard, Suite 850, Miami, FL 33131
(2) Principal Represented: Minor Street LP 1
(Name of corporation, partnership, trust, etc., you are representing)
Business Address (include Zip Code): 500 NW 24th Street Miami, FL 33127
(3) IF YOU PROVIDED INFORMATION IN SECTION 2 ABOVE, PLEASE REVIEW 'I JS - i,CTION
CAREFULLY. If a lobbyist represents a corporation, partnership or trust, the lobbyist rzi_ttrst c lose the name
and business address of the chief officer, partner or beneficiary of the corporation, partOrship 14r tr tsta, and the
names and addresses of all persons holding, directly or indirectly, at least five percent (5 6) o nership
interest in said corporation, partnership or trust. Attach separate sheet if needed. If this:sects is :nit
applicable you must type or print "None" or "N/A".
See attached.
(4) Snecific issue associated with lnhhvino_ nescrihe with as much detail as is nractieal_ Attach a senarate sheet if
TRANSACTIONS
If you have a
here
2021285001-
Lien Search
Lien Search
Lien Search
Lien Search
Lien Search
N c),1.
1
* !limp Him •
1 II
R t
Department of Finance
OnLine Payments
Receipt
Your Reference Number:
2021285001-196
10/12/2021 12:49:36 PM
Web_user
Transaction ID, please click
196-1
809670
: CO?
PAYMENT
ECheck
FIRST NAME: Ctor"
ZIP: 33127
2,403,0C
S525.0(
FEE Na,twtE:APPEAL - HISTORIC
DESIGNATION/CERTIFICATE
OFAPPROPIATENESS
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FEE NAME: PUBLIC HEARING -APPEAL
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City of Miami
HEPB Resolution
Enactment Number: HEPB-R-21-025
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 9076 Final Action Date:9/1/2021
A RESOLUTION OF THE MIAMI HISTORIC AND ENVIRONMENTAL
PRESERVATION BOARD, WITH ATTACHMENT(S), PURSUANT TO SECTION 23-
6.2 OF THE CODE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, DENYING A
SPECIAL CERTIFICATE OF APPROPRIATENESS TO PERMIT THE
REDEVELOPMENT OF TWO (2) VACANT LOTS, WITH THE FOLLOWING:
SUBDIVISION INTO SIX (6) LOTS, RECONSTRUCTION OF THE PRESCOTT
MANSION WITH NEW REAR ADDITION, NEW CONSTRUCTION OF FIVE (5)
SINGLE-FAMILY RESIDENTIAL PROPERTIES, AND SITE IMPROVEMENTS, FOR
THE PROPERTY LOCATED AT APPROXIMATELY 7101 NORTHEAST 10 AVENUE
AND 1000 NORTHEAST 72 STREET, MIAMI, FLORIDA, 33138, WITHIN THE
BAYSIDE HISTORIC DISTRICT.
WHEREAS, an application was submitted to the City of Miami ("City") for a Special
Certificate of Appropriateness to permit the redevelopment of two (2) vacant lots with the
following: subdivision into six (6) lots, reconstruction of the Prescott Mansion with new rear
addition, new construction of five (5) single-family residential properties, and site improvements,
for the property located at approximately 7101 Northeast 10 Avenue and 1000 Northeast 72
Street, Miami, Florida, 33138, within the Bayside Historic District; and
WHEREAS, the City's Historic Preservation Office recommended approval with condition
of the application as set forth in the Staff Analysis, which is attached and incorporated as Exhibit
"A"; and
WHEREAS, on September 1, 2021, the Historic and Environmental Preservation Board
("HEPB") held a duly noticed public hearing on the application; and
WHEREAS, after consideration of the application during the public hearing, the HEPB
hereby denies the application for the Special Certificate of Appropriateness pursuant to Section
23-6.2 and for the reasons set forth in the record; and
NOW, THEREFORE, BE IT RESOLVED BY THE HISTORIC AND ENVIRONMENTAL
PRESERVATION BOARD OF THE CITY OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Resolution are
adopted by reference and incorporated as if fully set forth in this Section.
Section 2. The Historic and Environmental Preservation Board ("HEPB"), pursuant to
Section 23-6.2 of the Code of the City of Miami, Florida, as amended, and for the reasons
stated on the record, hereby denies the Special Certificate of Appropriateness to permit the
redevelopment of two (2) vacant lots with the following: subdivision into six (6) lots,
City of Miami Page 1 of 2 File ID: 9076 (Revision:) Printed On: 9/27/2021
reconstruction of the Prescott Mansion with new rear addition, new construction of five (5)
single-family residential properties, and site improvements, for the property located at
approximately 7101 Northeast 10 Avenue and 1000 Northeast 72 Street, Miami, Florida, 33138,
within the Bayside Historic District.
Section 3. This Resolution shall become effective immediately upon adoption.
THIS DECISION IS FINAL UNLESS APPEALED IN THE HEARING BOARDS
DIVISION WITHIN FIFTEEN (15) DAYS.
Reviewed and Approved:
Jer ileros Gauger, Assis Directorllnlerim Historic Pres. Officer 9/27,2021
City of Miami Page 2 of 2 File ID: 9076 (Revision:) Printed On: 9/27/2021
ci-
rdr miami I public hearing notification services
certified lists of property owners within a specific radius + radius maps + mailing labels + mailouts + notice of public hearing site posting
rdrmiami.com diana@rdrmiami.com 305.498.1614
October 8, 2021
City of Miami Hearing Boards
Miami Riverside Center
444 SW 2nd Avenue, 3rd Floor
Miami, FL 33130
Re: List of property owners within 500 feet of:
7101 NE 10 Avenue, Miami, FL 33138 Folio: 01-3207-032-1030
1000 NE 72 Street, Miami, FL 33138 Folio: 01-3207-032-0630
Total number of labels: 55, including 2 international
I certify that the attached ownership list and map are a complete and accurate representation of the real
estate property and property owners within a 500-foot radius of the subject property listed above. This
information reflects the most current records on file in the Miami -Dade County Tax Assessor's Office. I
also understand that a new list will be requested by the City of Miami Hearing Boards if it is determined
the property owner information list initially submitted is older than six (6) months.
Signature
Diana B. Rio I RDR Miami I Rio Development Resources
Name or Company Name
305.498.1614
Telephone
diana@rdrmiami.com
E-mail
rdr miami I public hearing notification services
certified lists of property owners within a specific radius + radius maps + mailing labels + mailouts + notice of public hearing site posting
rdrmiami.com diana@rdrmiami.com 305.498.1614
500' RADIUS MAP
7101 NE 10 Avenue, Miami, FL 33138 Folio: 01-3207-032-1030
1000 NE 72 Street, Miami, FL 33138 Folio: 01-3207-032-0630
OWNER'S NAME(S)
MINOR STREET LP 1
MINOR STREET LP 1
7301 BELLE MEADE LLC
921 NE 72 ST LLC
ABNER SILVA TRS THE AMS TRUST
ADAM F GOLDEN MARIA EVDOKIMOVA
ALEXANDER PERKINS JENNIFER PERKINS
ALEXIS ROSE SACCOMANI
BEATRIZ PERAZA
BEAU WILLIAMSON ELIZABETH INGRID MALM
BERNARD SELLAM ANNE SELLAM
BRANDON K BERRETTA PARIS ROBERT A BERRETTA PARIS II
CARLOS ADRIAN MARIN DOLLY M PRESTAN
CASA MIAMI IV LLC
CHRISTOPHER GEMPTON VICTORIA A GEMPTON
CITY OF MIAMI -DEPT OF P&D ASSET MANAGEMENT DIVISION
CITY OF MIAMI -DEPT OF P&D ASSET MANAGEMENT DIVISION
CITY OF MIAMI -DEPT OF P&D ASSET MANAGEMENT DIVISION
CITY OF MIAMI-DEPT OF P&D ASSET MANAGEMENT DIVISION
CITY OF MIAMI-DEPT OF P&D ASSET MANAGEMENT DIVISION
DAVID LUNDBLAD AMANDA DEL DUCA
EN PLO LLC
GENEVIEVE P HUMBERTSON
GILBERT DOVAL
GUILLERMO SAMPER
HUERTAS USA III INC
HUERTAS USA III INC
JACOB EPSTEIN LACEY GOROCHOW
JAMES MAHAFFEY III MELISSA A WISECARVER
JAVIER SANJUANBENITO
JOHN LOOF ELLEN GORRA
JOHN T PETROZZA TRS JOHN T PETROZZA REVOCABLE TRUST
KEVIN RICHARD KELSEY DOMINIQUE CHANTAL KELSEY MARSENS
KRISTINA SCHRECK
LAND TR SERVICING CORPORATION TRS TRUST NO 1025NE72
LASZLO J KARAI GABRIELLA KARAI
LUCA SARTINI
NICOLE LEBRIS DANIEL L ALLEN
PATRICIA M GETKER
PEGGY OCHANDARENA TRS PEGGY OCHANDARENA REVOC TR
RACHEL PARNELL
RITA LAGACE TRS RITA LAGACE
ROBERT W BERG TRS MYRNA E BERG TRS ROBERT W BERG
RUSTY L NELSON
SANTIAGO ALVAREZ CARMEN MACHADO
SCOTT MACHAEL TURK DANIELLE ROSEN
SCOTT R DININ
SHANE GRABER
SHANE M GRABER
STEPHEN WOODEY THERESA PINTO
VIVIAN P GARCIA
VIVIAN P GARCIA
VIVIAN P GARCIA
WADI E PEREZ
YVES ALAIN RENCK BERNADETTE RENCK
MAILING STREET ADDRESS CITY STATE ZIP
33 CHARLES ST EAST STE 3604
33 CHARLES ST EAST STE 3604
7301 BELLE MEADE ISLAND DR
300 NW 82 TER
1000 NE 72 TER
940 NE 72 ST
986 NE 73 ST
945 NE 72 ST
7225 BELLE MEAD BLVD
1010 NE 72ND TER
7250 BELLE MEADE BLVD
937 NE 72 ST
950 NE 72 TER
927 LINCOLN RD 200
940 NE 72 TERR
444 SW 2 AVE # 325
444 SW 2 AVE # 325
444 SW 2 AVE # 325
444 SW 2 AVE STE #325
444 SW 2 AVE STE #325
920 NE 72 ST
1011 NE 72 ST
995 NE 72 TER
950 NE 73 ST
990 NE 72 TER
7235 BELLE MEADE
7235 BELLE MEADE MINOR
972 NE 72 TERACE
920 NE 71 ST
920 NE 72 TER
935 NE 72 TER
7305 BELLE MEADE ISLAND DR
910 NE 72 ST
930 NE 72 TER
PO BOX 186
200 S HIBISCUS DR
1000 NE 73 ST
965 NE 72 ST
910 NE 72 TERR
1031 NE 72 ST
1039 NE 72 ST
7300 BELLE MEADE ISLAND DR
924 NE 71 ST
919 NE 72 TERR
990 NE 72 ST
7301 BELLE MEADE BLVD
TORONTO ON M4Y 0A2
TORONTO ON M4Y 0A2
MIAMI FL 33138
EL PORTAL FL 33150
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138-5268
MIAMI FL 33138-5267
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138
MIAMI BEACH FL 33139
MIAMI FL 33138
MIAMI FL 33130
MIAMI FL 33130
MIAMI FL 33130
MIAMI FL 33130
MIAMI FL 33130
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138
LAKE WALES FL 33859
MIAMI BEACH FL 33139
MIAMI FL 33138-5277
MIAMI FL 33138
MIAMI FL 33138-5265
MIAMI FL 33138
MIAMI FL 33138-5731
MIAMI FL 33138
MIAMI FL 33138
MIAMI FL 33138-5264
MIAMI SHORES FL 33138
MIAMI FL 33138
921 NE 71 ST MIAMI FL 33138-5721
1001 NE 72 ST MIAMI FL 33138-5731
1001 NE 72 ST MIAMI FL 33138
7231 BELLE MEADE BLVD MIAMI FL 33138
935 NE 71 ST MIAMI FL 33138
955 NE 71 STREET MIAMI FL 33138
955 NE 71 STREET MIAMI FL 33138
940 NE 71 STREET MIAMI FL 33138
7306 BELLE MEADE ISLAND DR MIAMI FL 33138
COUNTRY FOLIO NUMBER
CANADA
CANADA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
USA
0132070320630
0132070321030
0132070370380
0132070320590
0132070310170
0132070320580
0132070310451
0132070320620
0132070310310
0132070310175
0132070310480
0132070320600
0132070310150
0132070320970
0132070310140
0132180460010
0132180460020
0132180430031
0132180000340
0132180040380
0132070320560
0132070320670
0132070310490
0132070310450
0132070310160
0132070310180
0132070310320
0132070310510
0132180040350
0132070310120
0132070310500
0132070370370
0132070320540
0132070310130
0132070320680
0132070370420
0132070310460
0132070320640
0132070310110
0132070320690
0132070320700
0132070370400
0132180040360
0132070310520
0132070320610
0132070310280
USA ' 0132070320980
USA ' 0132070320660
USA ' 0132070320650
USA ' 0132070310290
USA ' 0132070320990
USA ' 0132070321000
USA ' 0132070321010
USA ' 0132180430050
USA ' 0132070370410
Contact
District 5
District 2
Upper Eastside Service Center
City of Miami,Planning Department
Elmira Homeowners Association
Dade Heritage Trust
Bayside Residents Association
Bay Point Homeowners Association
Belle Meade Island HOA
Belle Meade Homeowners Association Inc.
Morningside Historic Education Society
Morningside Civic Association
Point Bay North Condominium, Inc
Historic Palm Grove
Shorecrest Homeowners Association
Palm Bay Yacht Club Condominium Association
Palm Grove Neighborhood Association
Corona Bay Condominium Association
Davis Harbor Homeowner's Association
MiMo Biscayne Association
Lemon City Taxpayers Association
Miami River Marine Group
Miami River Commission
Magnolia Park Neighborhood
Casa Bianca, HOA
Contact Name
Commissioner Jeffrey Watson
Commissioner Ken Russell
Albert Mora, NET Administrator
Jacqueline Eillis - Chief of Land Development
Allison Greefield
Christine Rupp, Executive Director
Shane Graber, President
Juan E. Serralles
Rita Lagace, Director
Anne Bao, Secretary
Elvis Cruz, Vice President
Marc Billings, Chairman
Dr. William Pea, President
Eileen Bottari, Chairperson
Daisy Torres, President
William Lillycrop
Alisa Cepeda, President
Jose Gamas, President
Brian Scott
Alisa Cepeda, President
Peter R. Ehrlich, Jr.
Mark Bailey, Executive Director
Brett Bibeau, Managing Director
Geoffrey Bash, Activist
Melissa Fine, Manager
Location
3500 Pan American Dr. Miami, FL 33133
3500 Pan American Dr. Miami, FL 33133
6599 Biscayne Blvd. Miami, FL 33138
444 SW 2 Ave 3rd floor Miami, FL 33130
4218 NE 2nd Ave Miami, FL 33137
190 SE 12th Terrace Miami, FL 33131
1001 NE 72 ST Miami, FL 33138
405 Gate Lane Miami, FL 33138
7300 Belle Meade Island Drive Miami, FL 33138
P.O. Box 380165 Miami, FL 33238-0185
631 NE 57 St. Miami, FL 33137
5960 North Bayshore Drive Miami, FL 33137
520 NE 38th ST, Unit 26 Miami, FL 33137
505 NE 76 St. Miami, FL 33138
1200 NE 81 Terrace Miami, FL 33138
780 NE 69 ST. #210 Miami, FL 33138
531 NE 76 St. Miami, FL 33138
3838 North Bayshore Drive Miami, FL 33137
1100 NE 87 St. Miami, FL 33138
531 NE 76 Street Miami, FL 33138
720 NE 69 St., Apt 6W Miami, FL 33138
3033 NW North River Drive Miami, FL 33142
1407 NW 7th Street, # 2 Miami, FL 33125
448 NE 39th St. Miami, FL 33137
3100 NW 72nd Ave. Suite #113 Miami, FL 33122
Phone
(305) 250-5390
(305) 250-5333
(305) 960-5118
(305) 416-1446
(917) 912-7899
(305) 358-9572
(305) 606-2200
(786) 364-8415
(305) 758-8291
631-316-0446
(305) 754-1420
(305) 970-7010
(305) 331-6854
(305) 754-4635
(305) 898-1464
(305) 757-3500
(305) 335-9051
(305) 892-3540
(305) 527-0168
(305) 335-9051
(305) 798-1200
(305) 637-7977
(305) 644-0544
(305) 401-9001
(305) 637-3699
Email
jwatson@miamigov.com
krussell@miamigov.com
Amora@miamigov.com
JEllis@miamigov.com
elimira.association@gmail.com
chris@dadeheritagetrust.org
shanemgraber@gmail.com baysidebeautiful@gmail.com
baypointpoa@gmail.com jserralles@frfirm.com
quincyrita@gmail.com
hoa@bellemeademiami.com
elviscruz@mac.com
marc.billings@gmail.com
drpena@return2wellness.com
embottari@netzero.com
manager@pbycc.com
acepedarheg@gmail.com
jegamas@gmail.com
bscott@elementfunding.com
info@mimoboulevard.org
petersobe@aol.com
info@miamirivermarinegroup.org
miamiriverl@bellsouth.net
geoffreybash@gmail.com
mfine@sflamgt.com