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Home My WebLink AboutExhibit AFLORIDA DEPARTMENT Of STATE RON DESANTIS CORD BYRD Governor Secretary of State August 12, 2022 Ms. Anna Pernas Preservation Officer Historic and Environmental Preservation 444 S.W. 2nd Avenue, 3rd Floor Miami, FL 33130 Re: Flori-Coral Apartments (DA19579), 1250 SW 6th Street, Miami, Florida 33135 Dear Ms. Pernas: A Florida National Register Nomination Proposal for the above referenced property has been prepared by the State Historic Preservation Office. We solicit your review and recommendation concerning eligibility in accordance with the procedures established by the National Historic Preservation Act, as amended (54 U.S.C. 302504), which created the basis for the participation of Certified Local Governments in the Florida National Register of Historic Places nomination process. According to the Act, before properties within the jurisdiction of the certified local government may be considered by the State to be nominated for inclusion on the National Register, the State Historic Preservation Officer shall notify the owners, the applicable chief local elected official, and the local historic preservation commission. The commission, after reasonable opportunity for public comment, shall prepare a report as to whether or not such properties meets the eligibility criteria. Within sixty days of the notice from the State Historic Preservation Officer, the chief local elected official shall transmit the report of the commission and their recommendation to the State Historic Preservation Officer. If no such report and recommendation are received within sixty days, the State shall proceed with the nomination process. If either the preservation agency or the chief local elected official supports the nomination of the property, the proposal will be scheduled for consideration by the Florida National Register Review Board. We have tentatively scheduled the nomination for the above property for consideration by the Florida National Register Review Board at their November 10, 2022, meeting. If both the commission and the chief local elected official recommend that a property not be nominated to the National Register, the State Historic Preservation Officer shall take no further action, unless within thirty days of the receipt of such recommendation by the State Historic Preservation Officer an appeal is filed with the State. Any party may file an appeal with the State Historic Preservation Officer. If the State Historic Preservation Officer, after hearing the appeal, determines that the property is eligible, he Division of Historical Resources R.A. Gray Building • 500 South Bronough Street• Tallahassee, Florida 32399 850.245.6300 • 850.245.6436 (Fax) • FLHeritage.com Pemas August 12, 2022 Page Two shall proceed with the nomination process. The State Historic Preservation Officer shall include any reports and recommendations from any party along with the nomination submitted to the Keeper of the Register. We look forward to your recommendation and comments regarding this property. If we can be of any further assistance to you, please do not hesitate to contact me at Ruben.Acostaia,dos.mvtiorida.cor or 850-245-6364. Sincerely, Ruben A. Acosta Survey and Registration Supervisor Bureau of Historic Preservation raa Enclosures FLORIDA DEPARTMENT Of STATE RON DESANTIS CORD BYRD Governor Secretary of State August 12, 2022 The Honorable Francis Suarez Mayor, City of Miami City Hall 3500 Pan American Drive Miami, Florida 33133 Re: Flori-Coral Apartments (DA19579), 1250 SW 6th Street, Miami, Florida 33135 Dear Mayor Suarez: A Florida National Register Nomination Proposal for the above referenced property has been prepared by the State Historic Preservation Office. We solicit your review and recommendation concerning eligibility in accordance with the procedures established by the National Historic Preservation Act, as amended (54 U.S.C. 302504), which created the basis for the participation of Certified Local Governments in the Florida National Register of Historic Places nomination process. According to the Act, before properties within the jurisdiction of the certified local government may be considered by the State to be nominated for inclusion on the National Register, the State Historic Preservation Officer shall notify the owners, the applicable chief local elected official, and the local historic preservation commission. The commission, after reasonable opportunity for public comment, shall prepare a report as to whether or not such properties meets the eligibility criteria. Within sixty days of the notice from the State Historic Preservation Officer, the chief local elected official shall transmit the report of the commission and their recommendation to the State Historic Preservation Officer. If no such report and recommendation are received within sixty days, the State shall proceed with the nomination process. If either the preservation agency or the chief local elected official supports the nomination of the property, the proposal will be scheduled for consideration by the Florida National Register Review Board. We have tentatively scheduled the nomination for the above property for consideration by the Florida National Register Review Board at their November 10, 2022, meeting. If both the commission and the chief local elected official recommend that a property not be nominated to the National Register, the State Historic Preservation Officer shall take no further action, unless within thirty days of the receipt of such recommendation by the State Historic Preservation Officer an appeal is filed with the State. Any party may file an appeal with the State Historic Preservation Officer. If the State Historic Preservation Officer, after hearing the appeal, determines that the property is eligible, he Division of Historical Resources R.A. Gray Building • 500 South Bronough Street* Tallahassee, Florida 32399 850.245.6300 • 850.245.6436 (Fax) • FLHeritage.com TT? Mayor Suarez August 12, 2022 Page Two shall proceed with the nomination process. The State Historic Preservation Officer shall include any reports and recommendations from any party along with the nomination submitted to the Keeper of the Register. We look forward to your recommendation and comments regarding this property. If we can be of any further assistance to you, please do not hesitate to contact me at dos.mvtlorida.com or 850-245-6364. Sincerely, Ruben A. Acosta Survey and Registration Supervisor Bureau of Historic Preservation raa Enclosures NPS Form 10-900 (Rev. 10-90 United States Department of the Interior National Park Service NATIONAL REGISTER OF HISTORIC PLACES REGISTRATION FORM OMB No. 1024-0018 This form is for use in nominating or requesting determinations for individual properties and districts. See instructions in How to Complete the National Register of Historic Places Registration Form (National Register Bulletin 16A). Complete each item by marking "x" in the appropriate box or by entering the information requested. If any item does not apply to the property being documented, enter "N/A" for "not applicable." For functions, architectural classification, materials, and areas of significance, enter only categories and subcategories from the instructions. Place additional entries and narrative items on continuation sheets (NPS Form 10-900a). Use a typewriter, word processor, or computer, to complete all items. 1. Name of Property historic name Flori-Coral Apartments other names/site number Andes Apartments (1935-1976), Barcelona Apartments (1976-present), DA19579 2. Location street & number 1250 SW 6 Street city or town Miami state FL ❑ not for publication ❑ vicinity code county Miami -Dade code zip code 33135 3. State/Federal Agency Certification As the designated authority under the National Historic Preservation Act, as amended, I hereby certify that this ® nomination ❑ request for determination of eligibility meets the documentation standards for registering properties in the National Register of Historic Places and meets the procedural and professional requirements set forth in 36 CFR Part 60. In my opinion, the property ® meets ❑ does not meet the National Register criteria. I recommend that this property be considered significant ❑ nationally ❑ statewide ® locally. (❑ See continuation sheet for additional comments.) Signature of certifying official/Title Date Florida Department of State, Division of Historical Resources, Bureau of Historic Preservation State or Federal agency and bureau In my opinion, the property 0 meets 0 does not meet the National Register criteria. (❑See continuation sheet for additional comments.) Signature of certifying official/Title Date State or Federal agency and bureau 4. National Park Service Certification I hereby certify that the property is: ❑ entered in the National Register ❑ See continuation sheet ❑ determined eligible for the National Register ❑ See continuation sheet. ❑ determined not eligible for the National Register ❑ See continuation sheet. ❑ removed from the National Register. ❑ other, (explain) Signature of the Keeper Date of Action Flori-Coral Apartments Name of Property Miami -Dade, Florida County and State 5. Classification Ownership of Property Category of Property (Check as many boxes as apply) (Check only one box) • private ❑ public -local ❑ public -State ❑ public -Federal ® buildings ❑ district ❑ site ❑ structure ❑ object Name of related multiple property listings (Enter "NIA" if property is not part of a multiple property listing.) "N/A" Number of Resources within Property (Do not include any previously listed resources in the count) Contributing 1 Noncontributing 0 0 0 buildings sites 0 0 structures 0 0 objects 1 0 total Number of contributing resources previously listed in the National Register 0 6. Function or Use Historic Functions (Enter categories from instructions) Domestic: Multiple Dwelling Domestic: Hotel Current Functions (Enter categories from instructions) Domestic: Multiple Dwelling 7. Description Architectural Classification (Enter categories from instructions) LAIE 19TH AND EARLY 20TH CENTURY REVIVALS: Mediterranean Revival Materials (Enter categories from instructions) foundation Concrete walls Concrete Block Stucco roof Built -Up oth er Narrative Description (Describe the historic and current condition of the property on one or more continuation sheets.) Flori-Coral Apartments Miami -Dade, Florida Name of Property County and State 8. Statement of Significance Applicable National Register Criteria (Mark'x" in one or more boxes for the criteria qualifying the property for National Register listing.) ❑ A Property is associated with events that have made a significant contribution to the broad patterns of our history. ❑ B Property is associated with the lives of persons significant in our past. ® C Property embodies the distinctive characteristics of a type, period, or method of construction or represents the work of a master, or possesses high artistic values, or represents a significant and distinguishable entity whose components lack individual distinction. ❑ D Property has yielded, or is likely to yield information important in prehistory or history. Criteria Considerations (Mark "x" in all the boxes that apply.) Property is: ❑ A owned by a religious institution or used for religious purposes. ❑ B removed from its original location. ❑ C a birthplace or grave. ❑ D a cemetery. ❑ E a reconstructed building, object, or structure. ❑ F a commemorative property. ❑ G less than 50 years of age or achieved significance within the past 50 years Narrative Statement of Significance (Explain the significance of the property on one or more continuation sheets.) Areas of Significance (Enter categories from instructions) Architecture Period of Significance 1926 Significant Dates 1926 Significant Person N/A Cultural Affiliation N/A Architect/Builder Wolpert Realty and Improvement Company 9. Major Bibliographical References Bibliography Cite the books, articles, and other sources used in preparing this form on one or more continuation sheets.) Previous documentation on file (NPS): Primary location of additional data: ® preliminary determination of individual listing (36 CFR 36) has been requested ❑ previously listed in the National Register ❑ previously determined eligible by the National Register ❑ designated a National Historic Landmark ❑ recorded by Historic American Buildings Survey ❑ recorded by Historic American Engineering Record ❑ State Historic Preservation Office ❑ Other State Agency ❑ Federal agency ® Local government ❑ University ❑ Other Name of Repository Flori-Coral Apartments Miami -Dade, Florida Name of Property County and State 10. Geographical Data Acreage of Property 0.344 UTM References (Place additional references on a continuation sheet.) 111171 II7I8I6I6I4I I2I8I5IOIll8l4l 2 l o le I IEaiting I I I I I I NI rt lingl Verbal Boundary Description (Describe the boundaries of the property on a continuation sheet.) Boundary Justification (Explain why the boundaries were selected on a continuation sheet.) 3I I I I I I I I ZoEastin Nrthing 411ne 11111111111o11111 ❑ See continuation sheet 11. Form Prepared By name/title Laura Weinstein -Berman, AIA organization LW Associates, Inc. date April 1, 2022 street & number 6103 Aqua Ave Ste 602 telephone city or town Miami Beach state FL zip code 33141 Additional Documentation Submit the following items with the completed form: Continuation Sheets Maps A USGS map (7.5 or 15 minute series) indicating the property's location. A Sketch map for historic districts and properties having large acreage or numerous resources. Photographs Clear and descriptive photographs under separate cover. The size of each image must be 3000x2000 pixels, at 300 ppi (pixels per inch) or larger. Each photograph must be numbered in the order they are referenced in the manuscript, and that number must correspond to the photograph number on the photo log. Additional items (check with the SHPO or FPO for any additional items) Property Owner (Complete this item at the request of SHPO or FPO.) name Maximum Equity Partners II, LLC street & number 6250 Griffin Road, Ste 109 telephone city or town Davie state FL zip code 33314 Paperwork Reduction Act Statement: This information is being collected for applications to the National Register of Historic Places to nominate properties for listing or determine eligibility for listing, to list properties, and amend listings. Response to this request is required to obtain a benefit in accordance with the National Historic Preservation Act, as amended (16 U.S.C. 470 et seq.). Estimated Burden Statement: Public reporting burden for this form is estimated to average 18.1 hours per response including time for reviewing instructions, gathering and maintaining data, and completing and reviewing the form. Direct comments regarding this burden estimate or any aspect of this form to the Chief, Administrative Services Division, National Park Service, P.O. Box 37127, Washington, DC 20013-7127; and the Office of Management and Budget, Paperwork Reductions Projects (1024-0018), Washington, DC 20503. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 7 Page 1 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) SUMMARY The Flori-Coral Apartments is a three-story, masonry, Mediterranean Revival Style courtyard apartment building constructed in 1926. The building typifies the American courtyard apartment model with a central hall on a grand scale. Though the property exemplifies the ornamentation and detail common to the Mediterranean Revival style prevalent in Miami during the 1920s, there are notable character -defining features which elevate the property to an exemplary status. These features include a characteristic U-shaped courtyard configuration with twin central hall structures, distinctive parapets, red clay tile roof details at the primary facade, arched openings, cast concrete ornamentation, and a stuccoed exterior. The building has a concrete foundation with concrete block and stucco exterior walls. The roof is primarily flat, built-up with emphasized areas of red clay tile at the primary facade. The interior structure is composed of wood joists with plaster interior partition walls. The Flori-Coral Apartments illustrate an example of architecture that is appropriate and adapted to the regional South Florida climate in its use of ventilation strategies, natural lighting, and fenestration arrangement. SETTING The Little Havana neighborhood contains a mix of single -story bungalows, commercial, and infill residential, but the most common are mutli-family apartment buildings. The oldest ones were built in the 1920s and 1930s in the Central Hall architectural typology. The Flori-Coral Apartments are built on a double lot in the center of the south side of SW 6th Street between SW 13t" Avenue and SW 12th Ave in the Lawrence Estates subdivision, located in the East Little Havana neighborhood, near the area's main commercial thoroughfare known as Calle Ocho (SW 8th Street). NARRATIVE DESCRIPTION Primary (North) Facade The primary facade faces north along SW 6t" Street (Photos 1, 2). The building is an infill double lot between a single -story residential structure to the east and a two-story multi -family residential structure to the west. Across the street along SW 6t" Street, there are single-family and two- and three-story multi -family residential structures. SW 6th Street is a one-way double lane thoroughfare with street parking and narrow sidewalks on both sides of the street. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 7 Page 2 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) The building is at a zero lot line to the street sidewalk and is three stories in height (Photo 3). The two twin structures are separated by a central courtyard space providing a mirroring rhythm of A-B-A. The central portion contains an arched opening stylized with decorative plaster reliefs of two Corinthian columns flanking floral embellishments (Photos 4, 5). The centrality and symmetry is emphasized by a dominant coat of arms attached to a decorative fascia bordered by two curvilinear parapet elements. Currently, the original opening has been half filled in with glass block in the upper semicircular portion. The flanking building blocks of the central courtyard are mirror images (Photo 2-3, 6). Three -stories in height with a deep red -orange rough stucco surface, each block contains a tower adjacent to the central courtyard, again emphasizing centrality and symmetry. Non -historic green colored tiles stretch across the base of the building and contrast with the orange stucco. Each tower is topped with overhanging red roof tiles, typical of the Mediterranean Revival style. Both blocks are divided into a smaller arrangement of A-B-A with two entrances on the ground floor flanked by filled in arched openings. Currently, the three entrances have fabric awnings displaying the address number and "Barcelona Apts." The building blocks have roughly symmetrical facades that are mirrored across the central courtyard (photo 2). The facade of the eastern (left) block consists of three bays (Photo 7). The easternmost (left) bay consists of three levels, with three arched windows on the upper floor, three rectangular windows on the middle floor, and three arched openings on the ground floor. Most of the openings are either infilled or have non -historic jalousie or metal windows. The central bay has two levels, located between three of the adjoining bays. Below this opening is a small paired arched window with a central Solomonic column. The western (right) bay, adjacent to the courtyard, has a similar design to the eastern bay, with three arched windows on the upper floor, three rectangular windows on the second floor, and three arched openings on the ground floor. However, the window openings in the western bay are taller than those of the eastern bay, extending further down. They also feature small, curved balconies supported by coved triangular corbels. The second -floor windows share one balcony, while the third -floor windows have individual curved balconies. The western (right) block's facade mirrors the eastern (left) block across the courtyard and central archway, creating a symmetrical overall composition. The roofline highlights the variety of details and heights typical of the Mediterranean Revival style (Photo 10). A grouping of three terra cotta vents to each of the buildings edges further highlight the architectural style. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 7 Page 3 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) East and West Facades Typical of many courtyard apartments, the main facade was the most elaborate with the secondary side and rear facades more utilitarian, providing natural light and ventilation to the interior units (Photo 11). The twin structures are each arranged with a central corridor, allowing two apartments on either side. The apartments not facing the property exterior faced to the interior courtyard. Maintaining the same deep red -orange rough stucco, the east and west facades have a series of three arched windows with terra cotta roof vent details at the top level, which repeat from the primary north facade. As the east and west facades recede to the rear south facade, the decorative reliefs become more austere, with windows consisting of rectangular openings with simple projecting sills. Interior Courtyard The central interior courtyard was an efficient means to provide an economic means of natural light and ventilation to growing American urban neighborhoods (Photo 12). Situated on a double lot, the Flori-Coral Apartments was developed during the Miami 1920s land boom and anticipated the need for density as the city expanded westward across the Miami River. Coated in the same rough deep red -orange stucco as all other facades, the fenestration patterns follow the openings of the interior apartment layouts. As modern conveniences such as air-conditioning were added to the structure over time, window condensing units and internet/cable wiring are dispersed along both sides of the courtyard facades. The courtyard facades are mirror images and consist of either single or paired window openings of varying sizes that correspond to the interior arrangements of the apartments (Photo 13). Most of the historic window openings have been modified to accommodate smaller, non -historic metal sash and jalousie windows. Many openings also feature window air conditioning units. The courtyard itself is a narrow space, paved in concrete and accessed from the south (Photos 14, 15). The current courtyard is fronted on the north by the former central lobby space, currently the laundry facilities for the building, and by a metal iron gate at the south. A half-moon concrete structure located at the center of the south setback may be a remnant of one of fountains described in the original advertisements for the Flori- Coral Apartments. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 7 Page 4 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) South Facade The south fagade maximizes utility with single -hung and jalousie windows allowing natural light to enter the interior apartments (Photo 16). An open-air staircase with metal grilles provides a secondary means of egress and a break in the south facades of each of the twin buildings (Photo 17). The same rough red -orange stucco detailed on all facades was applied to the interior walls of the southern stairwells (Photo 18). The continuity provides a Mediterranean architectural style detail, while not overshadowing the primary importance of the north facade. Over time, modern conveniences such as satellite cable dishes and wiring have been strewn along the south fagade (Photo 17). As on all sides, the setbacks are narrow to the property line and provide a passage from each twin building to the center fagade, but they demonstrate the propensity to maximize the highest and best use that was present with speculative land development during the 1920s land boom period. Interior Entrance and Common Area The main central entrance has been closed and filled in with concrete block and glass block (Photo 4, 19). Historic images show that the entrance at one time had an arched glass double door with muntins. On the interior, the space is utilized as the central laundry facility for the apartment building. City of Miami permits demonstrate this change was completed in 1983. At the same time, the open northern staircases, which provide access to the second level apartments, were enclosed to allow additional storage, mechanical rooms, and an administrative office (Photo 20). On the exterior, the openings were filled, though the size and scale of the original arched openings remain. The new owner intends to recreate the original openings with their Mediterranean Revival details. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 7 Page 5 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) Figure 1: Floor plan with central hallway with stairwell on each end; City of Miami Apartment Interiors The apartment interiors have been altered over time; however, their interior configuration and partition walls remain intact (Photo 21, 22). The building only has studio and two -bedroom models, with six -unit types mirrored across each central hallway and then replicated in the twin building. The layouts are simple and take advantage of cross -ventilation and natural light, which were principle building standards of the 1920s and typical of the Mediterranean Revival courtyard architecture. For efficiency, the units have plumbing stacks mirrored within the apartments and between the unit walls (Photo 23). This allowed the kitchen and bathroom to share resources, reducing initial construction costs. The current owner plans to repair and replace the existing, while retaining the historic integrity of the interior configuration of spaces. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 7 Page 6 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) ALTERATIONS While there have been changes to the original 1926 building, the exterior retains a high degree of integrity. The interior renovation of the building in 1983 upgraded the plumbing, mechanical, and electrical systems to allow modern conveniences.' Upon examination of the interior floor plans, it appears that the historic organization of the central hall, partition walls, interior layouts including the configuration of the living areas, bedrooms, kitchens, and bathrooms remains intact. The property has accumulated deferred maintenance prior to the current transfer of ownership in March 2022. In the common areas, the ground floor main lobby space has been converted to a laundry room. The flanking former grand staircases to either side of the twin buildings have been enclosed in to provide an administration office, storage space, and additional meter rooms as the building upgraded to provide modern conveniences of air-conditioning and increased electrical capacity. The interior alterations were necessary to preserve the overall structural capability and functionality of the building as one of the most prominent extant Mediterranean Revival apartment houses along the former SW 6th Street streetcar line in Little Havana. Without the alterations, it is likely the building would have been demolished due to abandonment and speculative redevelopment common in the Little Havana neighborhood. Some exterior ornamentation has been lost over time, but the current plans to recreate these elements to match historic references. Nearly all the historic doors and windows were damaged and replaced over time. However, the original door and window openings remain intact and the current owner plans to recreate the original facades under the Secretary of Interior Standards, to restore the primary facade and upgrade interiors while preserving its historic architectural integrity. Notable are the arched windows and doors typical of the Mediterranean Revival architecture style of South Florida, with its asymmetrical block composition and overall symmetrical building composition centered on the courtyard. All facades retain a high degree of integrity. Similarly, all exterior doors are planned to be replaced with historically compatible metal and fire -rated security doors. Originally cooled by natural ventilation through the cross -ventilation of the east and west along all exterior and courtyard openings, individual window unit air conditioners added after the initial construction. Historic floor coverings were lost during the building's discontinuous periods of abandonment and have been 1 City of Miami, Permit Records, 1983. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 7 Page 7 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) replaced with new floor coverings. The concrete block stucco exterior structure and interior wood frame structure remain intact and retain a high degree of integrity. Similarly, no historic light fixtures remain and were replaced during the renovation. INTEGRITY The Flori-Coral Apartments retain high levels of integrity with its location, setting, design, materials, and feeling. Located in the Little Havana neighborhood, which has lost much of its historic fabric due to urban renewal and development pressure beginning in the late-1960s, the building stands as one of the grandest extant examples of Mediterranean Revival central hall apartment typology along the former SW 6" Street trolley line within the Little Havana neighborhood. The apartment building remains in its original location, with main frontage along SW 6" Street, a major residential thoroughfare and former streetcar line in Little Havana. The surrounding historic setting and context of small-scale residential and commercial buildings along SW 6' Street also reflects a high level of integrity. The mainly two- and three-story residential structures, with small-scale sporadic commercial or mixed -use buildings within the surrounding character of the Little Havana neighborhood along SW 6' Street, retain a similar scale and physical environment to the period of significance. The building maintains its impressive urban presence with a zero setback line and as one of the largest extant Mediterranean Revival structures from the 1920s boom period. The exterior original design of the Mediterranean Revival building remains mostly intact and retains a high level of integrity. The proportion and scale of the building have not been altered, and the door and window openings remain in their original form and location. Renovations planned by the new property owner intend to recreate the character -defining feature of the original facades based on historic images and postcards. Permit plans obtained from the City of Miami indicate that the property retains the general layout and interior organization of the original structure. Comparing historic images to current conditions, all facades retain a high degree of integrity. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 7 Page 8 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) •PARTMI'NI, 1,,r, 1 NTH eil�l.[t, 1,11.11.11. FLORIDA Historic and Existing North Facade comparison: (Left) Figure 10: Later known as The Andes Apartments, the Mediterranean Revival facade and interior lobby are shown in a historic postcard; Source: Larry Wiggins, from "Little Havana" by Paul 5. George, 41; (Right) Image 2: North facade along the SW 6th Street thoroughfare, Author, January 2022 The organization of the interior space including the northern entrances to each twin structure, central hall with central courtyard, and the interior organization of the residential units remains intact. The workmanship on the exterior with the use of stucco, Mediterranean Revival ornamentation and detailing indicates the employment of skilled contractors. A majority of the historic exterior materials are intact and those lost over time are planned to be recreated by the new owner. The building maintains a feeling that is reminiscent of the mid-1920s, a boom period for the Riverside community. Located in the first neighborhood to be developed south of the Miami River, the Flori-Coral Apartments are well maintained and embody the original physical appearance of the residential structure. Due to the deterioration through years of deferred maintenance, the property underwent interior renovations in 1983. Although modifications were made to the interior of the building over time to be modernized, the building's exterior and interior looks much as it did when it was originally constructed in 1926 and retains a high level of its location, setting, design, materials, and feeling. When evaluated as a whole, the Flori-Coral Apartments retains sufficient historic integrity for listing in the National Register of Historic Places. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 9 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) SUMMARY The Flori-Coral Apartments is significant under Criterion C: Architecture, for its Mediterranean Revival design and as a significant example of a 1920s courtyard apartment building, which characterized the development trends of Greater Miami during the land boom and the growth of the "Little Havana" community, historically referred to as Riverside. The property is significant at the local level, with the period of significance dating to 1926, the year of construction. The building is an excellent example of a Mediterranean Revival Central Hall courtyard apartment, along the SW 6th Street thoroughfare, which at the time of the building's construction had a prominent trolley line to the Miami River. The Flori-Coral Apartments is noteworthy for incorporating elements of Mediterranean Revival architecture. It is also notable for its details, materials and craftsmanship, as reflected in its symmetrical courtyard building footprint, arched door and window openings, triangular window support relief details, floral decorative elements, rough deep red -orange stucco fagade and interior treatments, symmetrical primary facades in each of the twin structures, mirrored towers to the interior courtyard, and delineated parapet roof line. It is one of the most prominent extant examples of a Mediterranean Revival courtyard apartment within the Little Havana neighborhood, and provides a reminder of the mid -rise "streetcar suburb" development of Miami's first platted neighborhood west of the Miami River.2 As the City progressed from a resort destination to a diversified economy, extensive new suburban areas developed and the expansion of streetcar access became a dominant force in the city's growth. An extensive number of two- and three-story apartment buildings, often with ground floor commercial uses, were developed speculatively in the Riverside neighborhood, advertised as "The Beautiful Ridge" during the 1920s land boom. The structure was completed in 1926 by a once prominent builder, the Wolpert Realty and Improvement Company, with renovations and modern conveniences added over time. The Flori-Coral Apartments were initially developed as a luxurious courtyard apartment with transient uses allowed, but as the socioeconomic circumstances of the Little Havana neighborhood shifted, the property adapted as a cost-efficient dwelling. The 2 The Riverside neighborhood was originally platted by Mary Brickell. The Tatum Brothers subsequently purchased and renamed this area after their Lawrence Estates Realty Company. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 10 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) property owner plans to undergo rehabilitation in the near future, conforming to the Secretary of Interior Standards, to restore the primary facade and upgrade interiors while preserving its historic architectural integrity. HISTORIC CONTEXT Lawrence Estate Land Company and The Tatum Brothers The Tatum brothers owned one of the largest real estate corporations in Dade County that included several firms, including the Lawrence Estate Land Company. The tract where the Flori-Coral Apartments were later developed belonged to this original Lawrence Estate subdivision.3 The three brothers, Johnson R., Smiley M., and Bethel B. Tatum were originally from Dawson County, Georgia. Prior to arriving in Miami in the 1890s, the family first settled in Kissimmee, near Central Florida.' Bethel B. Tatum, known as B. B. Tatum, was the first of the brothers to move to Miami. In 1899, he purchased a half interest in the Miami Metropolis, which later became The Miami News.' As the editor of the burgeoning town's newspaper, B. B. observed the skyrocketing potential of real estate investments and development. In 1905, he sold his interest in the paper and joined his two brothers in creating a vast empire.6 Lawrence Avenue, today known as NW 12th Avenue, was considered an integral part and major thoroughfare of the Lawrence Estates Land Company Subdivision.' This 400-acre subdivision platted by the Tatum Brothers was originally conceived as a streetcar suburb. The Flori-Coral Apartments were developed within the concept as an integral component Miami's first neighborhood west of the Miami River, reflecting the early development of city. Other entities included the Tatum Brothers Company, the Miami Traction Company, Tatum's Ocean Park Company, Tatum Land Company, Miami Land and Development Company, the Florida Title Company, Miami Abstract Company, and the Tatum Brother Real Estate and Investment Company. ° Bethel B. Tatum moved to Florida in 1881 at the age of seventeen and worked in the newspaper business. Johnson Tatum, two years younger, went to business college and moved to Miami in 1911 to work in the banking and insurance business. The third brother, Smiley, was a chemist for many years in Bartow, Florida until acid fumes injured his eyes; he moved to Miami in 1902; "The Book of Florida." The Janus O. Jones Co., 1925. Page 569. 5 Carolyn Klepser, Lost Miami Beach. 6 Stuart B.. McIver, "The Greatest Sale on Earth —The Story of the Miami Board of Realtors, 1920-1980." E.A.seemann Publishing, Inc. Miami, Florida. 1980, 25 . 7 Chaille Plan of 1921. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 11 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) Riverside — "The Beautiful Ridge" Riverside, named after its location next to the Miami River, was Miami's first subdivision west of the Miami River. In an area of piney woods and located atop a limestone ridge, the Riverside area originated from the Rebecca Hagan Donation, an early 19th century Spanish land grant. Mary Brickell, a member of one of Miami's prominent pioneer families, originally platted the Riverside subdivision.' She owned a majority of the land on the south bank of the river. In 1912, the Lawrence Estate subdivision was platted by the Tatum Brothers. Their marketing materials and advertisements characterized the area as "The Beautiful Ridge" owing to its verdant, elevated terrain in close proximity to the river. The early architectural typology of Riverside consisted originally of elegant two-story frame homes, and with the growth of Miami westward began to usher in the development of more modest bungalows as the 20th century progressed. B. B.'s salesmanship and knowledge of marketing from his previous newspaper advertising experience was an essential advantage for the Tatum Brothers' successful real estate empire. Renowned for their advertising campaigns, the Tatum Brothers promoted their developments with slogans such as "The Beautiful Ridge" — "Buy a lot in Riverside [especially since] the electronic trolley line will be completed through [Riverside] in 90 days and the price of all lots will be increased 50%" — "The boom is on!" — "The most productive land in the world" — "Good, pure drinking water; paved streets and electric lights". These were eye-catching expressions that created the urge to buy speculatively. Prominent in the business and social scenes of the Miami community, they enjoyed a reputation of trustworthiness, with "...If the Tatums say it's so, it's so."9 To promote their development across the Miami River, the Tatum brothers built a bridge on 12th Street (now West Flagler Street) and a trolley line (no longer extant). Prior to the construction of the Flagler Street bridge, the south bank of the river was only accessible by boat or by the first bridge built by Henry Flagler on Avenue D (now Miami Avenue).'° 8 The subdvsions on the west bank of the Miami Rivers, corresponding to today's East Little Havana, included Miami (A. L. Knowlton), Riverside, which later was expanded and became Riverview, and Lawrence Estate Land Company subdivision. They stretched from the Miami River west to today's 12th Avenue and from today's SW 8th Street north to NW 7th Street; Miami's Historic Neighborhoods, 77. 9 City of Miami, Riverview Historic District Designation Report, 9. 10 An agreement was made between Julia Tuttle, William and Mary Brickell and Henry Flagler when he extended his railroad to Miami in exchange for land. The Brickells were concerned that the lack of a bridge across the Miami River would render the south side of the river undevelopable and limit their ability to capitalize on their real estate investments. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 12 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) gap OF MIAMI, DADS CO FG6. Figure 2: Abner Knowlton's 1896 plat of the Miami town site shows the original street grid; Source: HistoryMiami Through the 1910s, the South Florida real estate industry continued to boom. Out of state businessmen were attracted by the array of commercial and real estate opportunities. In 1916, the Miami Chamber of Commerce and Everest G. Sewell, a pioneer merchant, began their highly successful national advertising campaign. Slogans included phrases such as, "It is always June in Miami," and "Where the Summer spends the Winter," which particularly enticed new business from the North and Midwest United States. Between 1914 and 1924, the Chamber advertising expenditures exceeded $1 million (approximately $28 million value in 2022). Subsequently, Miami's population increased approximately 60% from 29,571 in 1920 to 47,000 in 1923. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 13 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) Downtown Miami Connectivity and The Roaring Twenties Though the Riverside neighborhood was connected to nearby downtown Miami by 1905 via the 12th Street bridge, the toll -roadway was expensive for its time.' Charging 10 cents ($4.26 in 2022) for a pedestrian and 25 cents ($7.10 in 2022) for a horse-drawn cart, the toll bridge made real estate growth prohibitive for those with a more modest economic status. In 1909, the City of Miami purchased the 12th Street toll -roadway and removed the tolls to allow wider accessibility and the city continued to flourish. A trolley along Flagler Street began operating in 1915, which transported passengers as far west as SW 12th Avenue (historically known as Lawrence Avenue). Flagler Street became a major thoroughfare attracting real estate speculators, commerce, and new residents across the river. Figure 3: 1919 Map depicting 20' Street trolley line between Avenue D and Avenue J; Source: HistoryMiami 11 Larry Wiggins. "The Birth of the City of Miami." Tequesta - The Journal of the Historical Association of Southern Florida. Number LV. 1995. Page 19. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 14 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) As World War I came to an end in 1918, the United States entered an unprecedented decade of wealth and prosperity. "The Roaring Twenties" was a period of sustained economic success, which supported new American social and cultural trends. Growth and speculative investment in South Florida led to one of Miami's first major "Land Booms." By the mid-1920s, the self-contained neighborhood of Riverside contained the "area's largest elementary school, the county's first junior high school, hospitals, movie theaters, and a bustling retail area along its main arteries, including broad, beautiful West Flagler Street."12 Although fruit groves still existed in the once solely -farmland vicinity, continued real estate development pushed westward. In 1925, another trolley line was added from downtown along SW 6th Street to SW 16th Avenue, where it turned north and travelled as far as NW 7th Street. The Flori-Coral Apartments were built shortly after along the SW 6th Street thoroughfare. Two main commercial corridors developed in the southwest region of the city, West Flagler Street (originally 12th Street) and SW 8th Street (originally 20th Street).13 The sudden overflow of economic prosperity and promotional advertising of Miami as a tropical paradise continued the expansion. In a five-year span from 1920 to 1925, the population of Miami more than doubled with the land purchase prices doubling, sometimes tripling, in a day during the height of the boom.14 Wolpert Realty and Improvement Company The South Florida Land Boom ushered in numerous speculative developers and builders, including the Wolpert Realty and Improvement Company. Founded by three members of the Wolpert family, the corporate entity consisted of two older brothers Rueben and Micahel, and son George Wolpert. The earliest advertisement of the company in 1924 noted "We Design Build Own Highest Class Apartment Houses," with offices at 1010 Collins Avenue in Miami Beach.15 Their primary business was to develop apartment buildings and resell upon completion.16 By 1925, they opened new offices in downtown Miami at 200 West Flagler Street. An 12 George, 7. "SW 8th Street later became part of the "Tamiami Trail" that connects Miami to Tampa on the west coast of Florida. 14 From Wilderness To Metropolis, 76. 15 "We Design Build Own —Advertisement," The Miami Herald, March 19, 1924. 16 "Special Mention —Advertisement," The Miami Herald, August 3, 1924; "Realty Company Plans Structure," The Miami Herald, January 22, 1925; OMB No. 1024-0018 NPS Form 10-900-a United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 8 Page 15 Flori-Coral Apartments Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) advertisement confirmed their primary objective as speculative real estate developers, "showing 15 to 20% return."17 WE DESIGN BUILD OWN HIr.R1 41' rt.A.• Apartment Houses WOLPERT REALTY and IMPROVEMENT CO. Pm) I able, Varner vIr tilt nr:\r9r r!!ARE THEME VALI. EMIT N. W. 20th Ave. cr. 6th. St. 0811l0 ft. 17,000 ht. W. Moth Ave. cr. Flegler terrine. 60x178 ft. 112,500 N. W. ;th SL cr. 21st Ave. 1101180 ft. 118,500 1t. W. lath Ave. er. Oth Bt. 1003[120 110,000 B. W. 61h St. bites_ lath & 19th. 501100 11.000 B. W. 6th St. nr. nth Ave. 5011b0 1iy500 Cr. of 6th St. & 7th Ave 1001100 110,000 S. W. llnd Ave. cr. Erd 8t. 501116 S10,000 WOLPJ4ET REALTY & OO1P? ro. 200 W. Siegler St. LOOKING FOR S. W. LOTS? We breve a dueee law -priced, par„rle in till. n - tl.,n, r,'r,gIr,g In prl<,e rrurl, $4,700 to $16,000 I 4:"It,�p; tA,l.F•4; 111 t\'ITII Wolpert Realty & Impt. Co. ZIMI 'Aryl 1'Ie. Iry vlrrrl Figure 4, left: "We Design Build Own —Advertisement," The Miami Herald, March 19, 1924. Figure 5, center: "???Are These Values??? —Advertisement," The Miami Herald, March 26, 1925. Figure 6, right: "We Design Build Own —Advertisement," The Miami Herald, March 19, 1924. A 1925 advertisement demonstrates the first instance of the lot for sale at $5,000, "S.W. 6t" St. btwn. 18th and 19th. 50x100," though this was only one of the double lots which would be developed the next year as the Flori- Coral Apartments.18 A concentration of lots in the Southwest area of Riverside was confirmed with a subsequent advertisement proclaiming, "We have a dozen low-priced, close -in parcels in this section, ranging in price from $4,700 to $16,000."19 On August 12, 1925, The Miami Herald published the transfer of the double lot sale from "J. H. Haager and M. J. Haager to Wolpert Realty Co., lot 7, 8, block 99, Lawrence Estate, $32,000."20 One month later, on September 23, 1925, an article proclaimed "Among these larger buildings was a permit to the Wolpert Realty & Improvement Company for a three-story apartment building with three stores on the first floor and apartments for 30 families. This building is to be erected on SW 6th Street, between Twelfth and Thirteenth Avenues, at a 17 "Personal But Not Confidential —Advertisement," The Miami Herald, February 22, 1925; "Unusual Opportunity —Advertisement," The Miami Herald, January 25, 1927; "Now Is The Time To Build," The Miami Herald, February 19, 1928. 18 "???Are These Values??? —Advertisement," The Miami Herald, March 26, 1925. 19 "Looking for S. W. Lots? —Advertisement," The Miami Herald, May 16, 1925. 20 "J. M. Haager," The Miami Herald, August 12, 1925. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 16 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) cost of $125,000."21 The new SW 6th Street trolley line ushered in a more expensive building typology and the ground floor commercial use. .1 FI }iaaFCFr Rr''l qi •„ \Vr.lport Roalty ('r 1..0' - ;•,, - t,awr,nco F:lstatr. $. r Figure 7: "1. M. Haager," The Miami Herald, August 12, 1925. The growing Riverside neighborhood was a microcosm of Miami's growth. An article published in late 1925 quoted that "Building permits for the city of Miami yesterday climbed to $351,000, the highest mark so far this month... Two permits to the Wolpert Realty & Improvement Company headed the list with a total of $250,000 and represented apartment house construction."22 The article later states, "These buildings will be erected at 1250 and 1260 S. W. Sixth Street, and each will cost $125,000. They are to contain 42 apartments each, and will be three stories high. The lots are 41 by 143 feet."23 The Flori-Coral Apartments were built during a critical expansion period of Miami's land boom, particularly expansion westward into the Riverside neighborhood. 21 "Apartment, Hotel Permits Issued," The Miami Herald, September 23, 1925; The reference was for each building and total construction cost of the development was $250,000. 22 "$351,000 In Permits," The Miami Herald, October 6, 1925. 23 Ibid. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 17 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) Flori-Coral Apartments The nearing completion of the building was announced on October 11, 1925 as "one of the most beautiful and elaborate edifice of its kind in the city."24 Directly along the SW 6th Street trolley car line, the Flori-Coral Apartments occupied a prominent location in Miami's first urban inner ring. The "Spanish and Venetian architecture" was not only aesthetically inspired by popular European precedents, but also the courtyard form of the apartment building echoed a popular Mediterranean Revival footprint. HOTEL APARTMENTS R'tiw or R'ltkoat rook Ino BY WEEK OR MONTH. At One -Half Downtown Rates FLORA— CORAL-1250 S.W. 6th Ste ian S. 1V_ 6th Street Car Line—Phnnr—Bus—Garag. 1Sh .% YBODY" Figure 8: 1 'Hotel Apartments —Advertisement," The Miami Herald, December 30, 1927. A "marble fountain in the center which will be illuminated with colored lights at night" and the "balconies, terraces and interior and exterior decoration" made the primary north facade an "exotic beauty."25 The Wolpert brothers proclaimed the building a "masterpiece in design, construction, and arrangement," with the "regular Wolpert service, which includes daily maid service, private phone in each apartment, radio attachment in each apartment and high class management."26 Another 1926 article detailed the "home -like effect" of the Flori-Coral with "...eight lobbies on each floor... Fountains surrounded by flowers... An indirect lighting system to produce a fine effect on the decorative plan."27 Though planned as apartments, it was common to offer hotel apartments for weekly or monthly use as an alternative for travelers. One advertisement boasted rents at "one-half downtown rates" with proximity to streetcar lines, buses, garage available.28 24 "Wolperts Completing 100-Family Apartment Building, The Miami Herald, October 11, 1925. 25 Ibid. 26 Ibid. 27 Demand For Buildings," The Miami Herald, March 28, 1926. 28 "Hotel Apartments —Advertisement," The Miami Herald, December 30, 1927. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 18 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) r1 r j t t'F"RTS C()1I PLETING I00-F. t I I1L Y APARTMENT RCII LDI.\ r; Figure 9: "Wolperts Completing 100-Family Apartment Building," The Miami Herald, October 11, 1925. THE ANDES APARTMENTS, I280-128o S. W. BTH STREET, MIAMI, TLORIDA f`1 fir: — 1 • 4. 'il , Wri al I IV ill ill o II'rt -g' iiltrti HI1II Figure 10: Later known as The Andes Apartments, the Mediterranean Revival fayade and interior lobby are shown in a historic postcard; Source: Larry Wiggins, from "Little Havana" by Paul 5. George, 41. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 19 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) Opened to the public in January 1926, the Wolperts were clearly proud of their latest real estate development, one of ten recorded to be completed by the company in the previous year. As trustee of the "Southwest 6th Street White Way Illumination" project to install electrical street lighting on both sides of SW 6th Street between SW 2nd Avenue and SW 17th Avenue (Osceola Drive), the Wolperts further proved their commitment to the modernization and neighborhood development of Riverside.29 The same year the apartment was completed, an article featuring the Wolperts stated, "their 1926 construction program would exceed his firm's past record... with continued demand for apartments."30 W. H. Wolpert goes on to state, "I expect to see an actual shortage of apartments here within six months if there are not many more erected. At the rate Miami is growing into a city of 200,000 population it will take many more rooms to house the crowds that are coming here." Figure 11: One of the most prominent landmarks in Riverside, Miami's first subdivision west of the Miami River was the Firestone service station, just a few blocks west of the Flori-Coral Apartments. Built in 1929 under the supervision of company founder Harvey S. Firestone, it was the largest Firestone facility in the world and had the largest neon sign in Florida at the time of construction. Though the Wolperts were prominent developers through the 1920s land boom, they did not escape the forthcoming turbulent bust period. George Wolpert, who was just 22 in 1925, reflected in an interview from 1986, "I thought I was a millionaire... like many others, I found that I was a millionaire on 'paper only' when the real estate boom burst like a punctured bubble, and I found myself, together with most Floridians, dead 29 "S.W. 6th Street A White Way," The Miami Herald, October 22, 1925. 30 "Demand For Buildings," The Miami Herald, March 28, 1926. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 20 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) broke."31 As the city and the wider American economy began to decline from the heights of the Roaring Twenties, the Flori-Coral Apartments and its tenancy followed the economic and social patterns. S. W. 6th STREET A WHITE WAY! uedefde.M im o.rty rwn.n +w Auutbn..t ttb S by ninon of pnwor• tweed or it. aflame. it- ,toall pttprR7 p v tt N sweet eau on aeele let et.116ne Wer tlluulauoa oe. hrtl.ad.• of.. W. 6. between [t W Avenue brWee soil h. W. -,h Arrnua 141,re.rt Ik1.r1. Maud Rook t Toed ... It, .$[try: Cher. t. Walpole Beaky t Improve.. tom- ceay, To lee; coy nearoual.t hand. ht... hem...nom ready to undertake won, stet Four. and ad.. c.a. DEMAND FOR BUILDINGS .•ta Faareh .t e.l. humus features te me that are tort. flnIshed \b. H• Wolpert Sad. 1926 Co, , clad telephone comer —an. In rlruetion prop.. will E., t`h NNIG Tenau:tc r attack loud reed Hie Firm. Peat Renard. wb..nt.nw ee .r a .en eat htet m b. in e.rnn.pate TO rive the .utleaddtnr w more TILLS.ttlmml will cootie. tuhi. a bet down. for anartrueele was . nd:.wtea .r. a elate:mot newton., y he 1f Woleert of Woo Weapon lawny a harr1v.auot e.paay, e ese ore. lad If berating eherr In enm.alte .nett tb. rlert ^erti. `4$ Ina bee. hint t.t two ..r lacer. `tal tee sisbt 1wthi.e as each attar. heetayia. surrounded by tbw.,. +,+a to ewch at the I..i.bte.. a lltldl w i ltehlwell pr.- aun . fine .lt.etlnt a.Y,ttthem d.rnnti,e the lase three fear.. hill late.[ oleo . icaordlnc to lax W'ett+.r,. um...ea It the Fiore Coral twin n'ilh .. unit. of 1. t and At.ABK.r atlh..moee p fist Nib, ABaexetT'QNWelk. (larch ra M—Yed- Fleect .ttw. Thbe elI. In a la. Thar. rio bde. Rachia .t 1laafu. •aat i [ between 11 0 Twelfth and t`h be Inc before r tut.. I +let nib . It It ezpgctrd to be fended enforcement ...tit.. In hit flnt.hed thtu+lune 1. uaWtte cad o ttbe . Filer bon1 a toot..!Mete MIl tut.' tdr. Wolper, .eta. p[ expect to a. artu.l oho... •+ . bare within la t owl. . If there a not wanted le n . Miami le woo- ing <nto t clay of 100.e0o popel.tly+. It wild t.b4 men> more rooms bouaa Ihf crowd. thee are coml. hex.'• ter.ekh will with. two weeksmere bole+lt i tw lhrt annul'ce"t't:t pfovrn nl IWd hie Iffe plan.. Amon. her rtmt. d 41emelx comptime the Math Comrt Aeartmenta, -rune and 1he N. B. Twehlp-afi �a[ A14.t41e11le. He al.n he. 1.. Almost Unbelievable Y.,n ran hardly rtai+tc a+e.oader. t t tmrand com steer them mirror mmplcatm theaxon a ter as. li tGemmetl: Orlennt l Crum for the t..n1 tt¢c. While:.Flabb Rachel. e Sod We/. tree s,.. F. T.nb..el r. Go ud's 'Oriental Cream Figure 12: S.W. 6th StreetA White Way," The Miami Herald, October 22, 1925. Figure 13: "Demand For Buildings," The Miami Herald, March 28, 1926. The 1926 Hurricane and The Great Depression As the United States continued to surge as the world's prevalent economic force across the 1920s, Europeans struggled through post -WWI reconstruction. The South Florida "Land Boom" continued, but met a major setback when on September 18, 1926, when a massive hurricane hit Miami.32 At least 114 died, and thousands were left homeless. The city, especially along the waterfront, was flattened by winds over 132 miles an hour and tidal surge.33 The 1926 Hurricane foreshadowed the economic depression, which would affect the rest of the county.' 31 "83-year-old more active than ever," The Miami Herald, March 27, 1986; Later in his career George Wolpert was the administrative assistant to Miami Beach Mayor Alex Daoud 32 The monster storm passed west through Miami and out into the Gulf of Mexico, later striking Pensacola, the area north of New Orleans and on into Texas. 33 Howard Kleinbger, Miami —The Way We Were. 34 From Wilderness to Metropolis, 95. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 21 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) Advertisements of the Flori-Coral Apartments as a modest product were prevalent, and in contrast to the original luxurious vision of the development, highlighting "budget" and "surprisingly reasonable rentals."35 The Riverside community continued its growth as an affordable destination for the middle-class. A desire for tenants to be "business people" and "wage earners protected," with the additional option for "immediate occupancy on season or partial season basis" demonstrated the shifting and transient demographics of the area.36 In 1926, the Flori-Coral Apartments was noted as "one of the largest building in Sixth Street," and the large lobbies and amenity of each unit being equipped with radio and other modern conveniences.37 The article also described two store rooms next to the apartments, occupied by the Sixth Street Community Market and Ernie Dry Cleaners. Middle-class businesses, churches, and a school aided the rapid growth of Riverside. BUD GI 'r RIENT noRI-WRAC AIMtM@t1S sm. bA FLORI-CORAL 1250-1260 Scuthweltt Pith Street .1IIAMI'S MOST BEAUTIFUL APARTMENTS 'Tenancies now below arranged for linourdlate aeenpaucy or No•rmber 1st Heaths.. Surprisingly Reasonable Rentals For Kind of tluildinjr. Furnlrhlnsw and J.n#atloo � lases you runt or justly proud to Ilse la. AMMIIMMIRSTri Figure 14: "Come and Live With Us," The Miami Herald, August 7, 1926; Figure 15: 'Flori-Coral—Advertisement,"The Miami Herald, October 27, 1926. The 1929 collapse of the stock market ushered America into the deepest economic crisis in the country's history. By 1929, the Flori-Coral was advertising monthly rates at $15 ($240 in 2022).38 The Great Depression highlighted the lack of safeguards in the previous decade's exuberance. Banks offered no guarantees to depositors, financial institutions lacked regulations, and the agricultural and food supply landscape of American was left in a tenuous economic state. This rapid shift welcomed a new workforce and new population to the Riverside neighborhood. 35 "Come and Live With Us," The Miami Herald, August 7, 1926. 36 "Flori-Coral Apartments —Advertisement," The Miami Herald, November 7, 1926; "Miami's Most Beautiful Apartments —Advertisement," The Miami Herald, December 25, 1926; "Flori Coral —Advertisement," The Miami Herald, January 22, 1928. 37 "S. W. Section of Miami Expands," The Miami Herald, August 23, 1926. 38 "Flori-Coral Apartments —Advertisement," The Miami Herald, June 7, 1929. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 22 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) TOURIST RENT NOTICE .Miami rentals have beensufficiently reduced so that tourist,. may get discriminating apartments at figures that are well reasonable reamable boundaries. In other words. you cam get .unerinr accommodations in our apartment within a few dollars of the very lax rates that prevail in buildings of an inferior nature. tome and challenge this statement yourself, FLORI-+CORAL APARTMENTS 1250-1260 S. W. 6TH STREET. TOURISTS PARADISE: Msxlmonn Service Minimum Rents Tel e0'ho ne_T ra nsl t.-.-IJveritbtne FLORI-COITAL Apartments or Hotel 1260.1260 S. W. Sixth Street Figure 16: "Tourist Rent Notice —Advertisement," The Miami Herald, January 14, 1927; Figure 17: "Tourist Paradise —Advertisement, The Miami Herald, January 23, 1927. Growth and Influence of the Jewish Population By the 1930s, the Riverside population began to evolve as an increasing number of Jewish families and professionals moved into the area. After the Depression, northeastern Jews moved south. The City Directories of the Flori-Coral Apartments list numerous Jewish surnames.39 The Directories also list many apartments as "Vacant" or "Transient" through 1940 confirming the advertisements for affordable monthly and seasonal rentals. Jewish businesses, professional offices, and institutions began to populate the commercial corridors. During this period, the area saw the construction of many apartment buildings to provide for the housing needs of the growing population and other minority groups. In addition to housing, the Riverside area became a self- sufficient neighborhood with new businesses and employment opportunities. In addition to apartment buildings, the area was also dotted with bungalows, which provided ideal accommodations for the growing middle-class population of Miami westward. The Jewish presence continued to flourish and remained a major element of the population until the late 1950s, when an era of postwar prosperity brought another housing boom to Greater Miami. At the same time, Riverside also welcomed significant 39 City of Miami Directories, 1929 —1976. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 23 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) populations of middle -income Greek, Bahamian, and Armenian families and professionals. By the mid-1950s, another land boom encouraged the relocation of many Riverside residents to suburban developments further westward into Dade County. Renamed Andes Apartments and Jose Manuel Aleman's Ansan Corporation As early as 1934, the former Flori-Coral Apartments was renamed as the "Andes Apts" and offered a monthly rental for $35 ($728 in 2022).40 The City of Miami Directory of 1935 confirms the name change to Andes Apts.41 Advertisements featured "inexpensive, accessible, and fully equipped rooms," and "reasonable yearly or summer efficiency and bedroom apartments to suit every need."42 The continued trend to a working class tenant confirmed nurses and other middle-class professions as residents.43 Inspection and Comparison Invited THE ANDES APTS. 1250-1260 S W. 6th Bt. BEAUTIFIED inside and out; compietelj equipped: new Friditalrrs:, quiet and re- fined: comfortable: triple A cleanliness: ac- cessible; careful selection of guests: spaci- orss lobbies. For those will' rent before N v. 13tb HOTEL ROOMS 130.00 TO S35.00 Z:FAICIENCY APT'S 35.00 TO 42.50 DOUBLE APTS. t2 BATHS) 52.50 TO 60.00 DE LUXE APTS t 4 TO 5 PER- SONS) . . . . 350.00 SEASON NO R.A1,E. DIALING SEASON Figure 18: "The Andes Apts—Advertisement," The Miami Herald, October 23, 1938. During World War II, the City of Miami Directories only listed the "Andes Apts" and the respective manager or superintendent of each building.44Though previously individual names were identified, from 1941 to 1946 each address retained only a single entry. By 1942, the Riverside area was in the 5c bus zone with two main routes 40 "$35 A Month," The Miami Herald, November 4, 1934. 41 City of Miami Directories. 42 "The Andes —Advertisement," The Miami Herald, December 28, 1934; "Reasonable —Advertisement," The Miami Herald, April 18, 1937. 43 "Nurse Will Share Apt—Classifed," The Miami Herald, October 30, 1938. 44 City of Miami Directories. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 24 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) allowing easy access across the city.45 The shifting demographics also prompted advertisements for "select adults of 'good report' as the ideal customer.46 Potentially coinciding with the renaming of the apartment building, an article identified Jose Manuel Aleman, former Cuban senator and minister of education under President Grau San Martin, as part of the ownership of the Andes Apts.47 Though under -the -radar, Aleman was later known as the "money man" of the Autentico party in Cuba with Miami investments ranging from enormous developments of approximately 526 acres at the south end of Key Biscayne to the new Miami Baseball stadium.48 Though the 1959 Cuban Revolution would take place over a decade later, the investments totaling approximately $100 million (approximately $1.2 billion in 2022) by local tax official estimates demonstrated the flight of capital from Cuba into Miami's real estate future. Through the Ansan Corporation, Aleman and his officers owned several properties in the Riverside neighborhood in addition to the Andes Apts, including the Marlboro Apts (425 SW 10th Avenue), Viscaya Apts (959 SW 5th Street), Rita Apts (937 SW 5th Street), and the Iroquois (946 SW 4th Street).49 Post -World II Growth and the Cuban Revolution After decades of languishing progression, the end of World War II welcomed a new era of growth. The Servicemen's Readjustment Act of 1944, known informally as the G.I. Bill, provided a range of benefits for returning WW II veterans. Benefits included low-cost mortgages, low -interest loans to start a business, cash payments of tuition and living expenses to attend university, high school or vocational education, as well as one year of unemployment compensation.50 By the 1947 City of Miami Directory, many of the family names were a mix of Jewish and American surnames, with an increasing number of Latin tenants identified.51 A new wave of 45 "$25 and $30 Monthly —Advertisement," The Miami Herald, May 26, 1955. 46 "The Andes Apts—Advertisement," The Miami Herald, August 30, 1942. 47 "Here's Inside Story of $100,000,000 Investments By Latin-American Enterprises in Dade County," The Miami Herald, September 18, 1949; "Parsons Says Aleman Money Built Stadium," The Miami Herald, August 9, 1949; "Sen. Aleman To Bow Out Of Politics," The Miami Herald, November 13, 1949; 48 "Heirs To Develop Vast Holdings," The Miami Herald, May 28, 1950. 49 The Ansan Corporation show original officers were A. M. Manocal, president; Danilo Goodrich, Haitian consul in Miami, vice president, secretary and director and Alberto Varelo, each owner had one of 100 authorized shares. No public record shows ownership of the other 97. The July 11, 1949 report shows Elena Santierro, wealthy Havana business woman, president and treasurer; H. B. Taber, Sr., vice president and general manager, and George J. Baya, Miami attorney, secretary. Between these two reports an additional update was that Dr. Anselmo S. Allegro, close friend and former cabinet minister of ex -President Fulgencio Batista, was one of the founders of the corporation; "Cuban Court Files Aleman Plot Charge," The Miami Herald, October 11, 1947; "Exiled Cheftains Seeks Vindication In Cuban Election," The Miami Herald, May 2, 1948; "Death Ends Aleman's Career From Clerk to King Maker," The Miami Herald, March 26, 1950. "These incentives were available to every veteran who had been on active duty during the war years for at least ninety days. Combat was not required. 51 City of Miami Directories. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 25 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) middle-class veterans returned to Miami to settle in their civilian lives and new developments began to once again rapidly increase. During this same period of mid-20th century advancement, a geopolitical crisis in nearby Cuba began to demonstrate signs of implosion. Due to its proximity to South Florida, a modest Cuban population was among early settlers. According to historian Paul S. George, the first recorded information indicates the family of Eduardo Luis Gonzalez was in Miami since 1896, the same year as Miami's founding.52 A long-time American resident, Luis Gonzalez was Cuban -born and opened a cigar factory in Miami, which later employed several early Cuban families in Miami.53 By 1900, Census records show fifteen Cubans were in the Miami area, primarily engaged in the business of cigar manufacturing. One of the early families was the Encinosas family who in 1922 resided at 120 SW 8th Street, nearby the soon -to -be constructed Flori-Coral Apartments. Early political tumult in Cuba during the 1930s under President Gerardo Machado led to the first large increase in the exiled Cuban population to Miami's downtown area. Figure 19: SW 8" Street, later known as "Calle Ocho,"c. 1930s. Restaurants, shops and mom-and-pop shops line the commercial thoroughfare, two blocks south of the Flori-Coral Apartments. The Tower Theater, built in 1925, and designed by architect Robert Law Weed. 52 Miami's Historic Neighborhoods, 78. 53 According to historian Francis Sicius, the Gonzalez family probably moved to Miami from Key West, home to many Cubans in the 19th century. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 26 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) In Cuba, plots to overthrow President Batista and his government, led by Fidel Castro, began to intensify.54 By the 1959 Cuban Revolution many wealthy Cubans had already fled to Miami. High ranking government officials and the financial elite were the first to leave Cuba due to fear of imprisonment. Riverside became home to many of the estimated 30,000 Cuban exiles in the 1950s, according to historian Maria Cristina Garcia. The volume of financial resources being transferred from Cuba to the United States was significant.55 Castro soon afterwards imposed an airplane carry -on policy of five dollars in cash and a suitcase. The property and possessions these families left behind were immediately confiscated. The Birth of "Little Havana" By the late-1960s, Riverside's population blended a number of Cubans, Nicaraguans, and other Caribbean and Latin American refugees into the area. Due to its sizeable Cuban population, the area was colloquially referred to as "Little Havana" or "East Little Havana." Economical rent and the proximity to downtown provided ideal conditions for refugee resettlement. The area was transformed seemingly overnight into a Hispanic quarter. An exponentially increasing quantity of exiles grew daily and populated the Riverside neighborhood. Soon the community of Little Havana, particularly the Cuban -owned restaurants and businesses became central backgrounds for ongoing political debates. Intense discussions focused around plots to overthrow Fidel Castro. Historian Arva Moore Parks explained: The exiles flocked to Riverside, a Miami area which already had a small Cuban population. Riverside was an older, fully developed, middle-class neighborhood in the throes of decline. Former residents were rapidly moving to Miami's newer suburbs and the area's merchants were following closely behind. The Cuban refugees took advantage of vacant apartments, low rents, and declining property values and within a few years had not only stopped the decline, they had transformed the area into a vital new community: Miami's "Little Havana."56 "Conspirators (including Fidel Castro) found Miami a safe ground to plan Batista's overthrow. Batista mainted a home in Spring Garden, on the north bank of the Miami River. "The first wave of immigrants were composed of doctors, attorneys, professors, and highly skilled people who were denied the right to practice their profession in the U.S. mostly because of the language barrier. With no money, the exiles started to compete for unskilled jobs and public welfare overburdening Miami's public resources and inflating the labor market. 56 Arva Parks & Company. "Calle Ocho Interpretive Center Concept and Documentation." Prepared for the City of Miami. August, 1993. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 27 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) The Cuban professionals and entrepreneurs quickly rebuilt their networks' Maintaining their cultural values and traditions, they rebuilt Miami "replicas" of Cuban restaurants and cafeterias in Riverside.58 The network of Cuban businesses kept the tight -knit community together physically and psychologically. Cuban exiles quickly adapted to life in Riverside, finding a safe and predominately Spanish-speaking enclave. During the Cuban Missile Crisis of 1962, Castro halted all flights to Miami and prohibited travel to the United States. Miami's Cuban population was further enraged by the deteriorating conditions in Cuba. Tensions between Cuba and America continued. From 1965 to 1973, Castro allowed two daily flights between Havana and Miami, known as "The Freedom Flights." These trips brought an estimated average of an additional 3,000 exiles per month. This initial wave consisted mainly of the working-class elderly population with relatives already in Miami.59 A significant second wave of immigration caused an influx of new residents to Little Havana.60 In May 1973 upon increased Cuban sanctions, Castro again outlawed flights to Miami. Little Havana continued to thrive, and the population continued to explode. Federal money and the investment by wealthy Cubans fueled real estate investment and growth. Southwest 8th Street, now referred to colloquially as "Calle Ocho," was a replica of Havana's business core. Historian Paul S. George summarized: Little Havana and Calle Ocho (Southwest Eighth Street), its main artery, bustle with a pedestrian life seen in few other places in Greater Miami. The human scale of its old structures, its glitzy restaurants with their surfeit of blinking lights and ubiquitous outdoor coffee counters, and the animated conversations of men and women (fueled with pungently sweet cups or "thimbles" of cafe) over the latest events and conditions in Cuba help set it apart.61 Large Cuban -founded corporations and businesses contributed to a substantial economic geographical shift in favor of Miami. Later referred to as "The Gateway to the Americas" and as a center of the entire Caribbean trade center, Miami was forever changed the city's political, economic, and social scenarios. 57 Robert M. Levine and Asi, Moises. Cuban Miami. Rutgers University Press, 2000, 23. 58 In addition, new versions of Cuban establishments including supermarkets like Sedano's and Veradero, bakeries, flower shops, and funeral homes thrived due to the Hispanic population increase in the area. Many industries were also shifted to Miami, brands like Conchita, Bustelo and La Llave coffees, La Estrela, Gilda, and La Lachera; entrepreneurs such as the Bacardi family, brought with them their rum formula and trademark to restart anew in Miami. 59 Francis J. Sicius, Ph.D., "The Miami -Havana Connection: The First Seventy -Five Years," Tequesta LVIII, 1998. 6o Local Miami authortes encouraged newcomers to settle elsewhere, but the majority found their way back to and settled in Miami later on. 61 George, 8. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 28 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) Construction of 1-95 and East Little Havana 1-95, which was completed through Miami Dade County in the late 1960s, was built along some of the eastern edge of the Riverside area making an impact on the neighborhood. By the 1972 City of Miami Directory, nearly all of the surnames residing at the Flori-Coral Apartments are of Latin origin confirming the overall demographic shift of the Little Havana neighborhood.62 The architecture and geospatial relationships began to change with new structures, designed with minimal detailing or style, built quickly. Many quaint frame vernacular bungalows of the early 20th century were replaced. The area beneath 1-95 close to the Miami River served as a temporary home in the summer and fall of 1980 for hundreds of Cuban refugees from the Port of Mariel. In the Riverside neighborhood, the 1980s saw another demographic shift with Nicaraguans, Hondurans, and other Spanish-speaking cultures settling in Little Havana. City of Miami planners during this time also divided Little Havana into East and West sectors, with the north - south thoroughfare of 12th Avenue as the dividing line. In the 1990 Census, there were 20,000 in East Little Havana, with ninety-five percent identifying as Hispanic. Many residents describe East Little Havana today as their "Ellis Island," a refuge from the political and economic turmoil of their former lives in the Caribbean and Latin America. HISTORIC SIGNIFICANCE: As one of the early examples of apartment -hotel residences in the Riverside neighborhood of Miami, the Flori- Coral Apartments represents superior significance as an illustrative example of the growth of multi -family development west of the Miami River during the 1920s land boom speculative real estate market. The building offers a historical perspective into the burgeoning economic and social trends of what would later be known as the "Little Havana" community. The designer, builder, and developer of the property, Wolpert Realty and Improvement Company, was a prolific speculative commercial development firm that completed several similar structures in the Riverside neighborhood. These developments were typical during the 1920s land boom and have increasingly become endangered due to real estate development speculation and rezoning efforts within the Little Havana community. 62 City of Miami Directories. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 29 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) As a multifamily development located along the once primary SW 6th Street trolley line and within the Riverside neighborhood, originally referred to as a "streetcar suburb" during its 1920s construction, the property demonstrates the evolution of Miami's first neighborhood west of the Miami River. The development signifies a major transition of the city from the pre- to post -boom eras. As one of Miami's oldest neighborhoods with clearly delineated layers of history, a variety of architectural styles and low- to medium -rise structures within the Little Havana neighborhood provide a holistic opportunity for residents and guests to live, work, and enjoy basic services with access to green spaces. Developed on a primary thoroughfare and in close proximity to "Calle Ocho," recently declared a "National Treasure" by the National Trust for Historic Preservation, a variety of residential, commercial, and civic uses allow residents access to a self-sufficient, easily accessible, and well - integrated walkable neighborhood. The Central Hall apartment buildings were very popular at the time, usually three to four stories in height with a central corridor distributing symmetrically to the apartments on both sides with a staircase at the end connecting the upper floors (no elevators). Central Hall apartment buildings were economical and built for an affordable price point. The central hall apartment buildings were typically simple rectangles in plan, with a stylized primary facade detailed with current architectural styles of the era, particularly Mediterranean Revival. The Flori-Coral Apartments typify the American courtyard apartment model with a central hall on a grand scale. Though the property exemplifies the ornamentation and detail common to the Mediterranean Revival style prevalent in Miami during the 1920s, there a notable character -defining features which elevates the property to an exemplary status. These features include a characteristic U-shaped courtyard configuration with twin central hall structures, distinctive parapets, red clay tile roof, arched openings, cast concrete ornamentation, and a stuccoed exterior. The Flori-Coral Apartments illustrates an example of architecture appropriate and adapted to the regional South Florida climate in its use of ventilation strategies, natural lighting, and fenestration. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 30 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) ARCHITECTURAL CONTEXT The architectural style of the Flori-Coral Apartments is Mediterranean Revival which was prevalent in South Florida development in the 1920s boom period. MEDITERRANEAN REVIVAL (1910s-1930s) The Mediterranean style defined Miami during the Boom of the 1920s. The style reflects the architectural influences of the Mediterranean coast: Italian, Byzantine, and Moorish themes from southern Spain, and French. The South Florida lifestyle during the boom period represented the excess and extravagance of the Roaring Twenties. Deeply rooted in the Spanish heritage of the Florida peninsula, the Mediterranean Revival style became popular across the United States. L'Ecole des Beaux Arts in Paris and the Mediterranean Revival style, popularized in the southwestern United States in the early 20th century directly influenced the popularization of Mediterranean Revival architecture. Applied Spanish baroque decoration is generously used around openings, balconies, and cornices. Parapets, twisted columns, pediments, and other classical details also are frequently used. Arches are often featured. The most common materials are stucco walls, red tile roofs, wrought iron grilles and railings, wood brackets and balconies, oolitic limestone, ceramic tile and terra cotta for ornament. Patios, courtyards, balconies, and loggias replace the front porch. Courtyard Apartment Typology The modest Mediterranean Revival styled courtyard apartment is a representative example of both a typology popular in the United States, particularly in Miami and west coast cities, during the first two decades of the twentieth century. Historically, the courtyard apartment typology was made popular in America through the Garden City movement and was first introduced by Frank Lloyd Wright in Chicago. Although not sufficiently academically documented within the City of Miami, the courtyard apartment typology remained a popular development choice in the city's urban core from the 1920s land boom through the 1970s. The Mediterranean Revival -styled courtyard apartments interpreted Spanish colonial architecture within an American context. The style was popularized and romanticized by the Panama -California Exposition of 1915, held in San Diego's Balboa Park. The Flori-Coral Apartments is a significant example of the fusion of the U- NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 31 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) shaped courtyard apartment typology and the Mediterranean Revival style. Though simple and rectilinear in plan, the main facades were rendered with popularly accepted architecture styles of the time. As modern conveniences such as air-conditioning grew in popularity, the need for passive cooling and lighting systems critical to a courtyard plan was minimized. The typology began to disappear for more economic rectilinear concrete structures powered with modern cooling conveniences and hermetically sealed to the exterior South Florida hot -humid environment. ARCHITECTURAL SIGNIFICANCE The Little Havana neighborhood contains a mix of single -story bungalows, commercial, infill residential, but the most common are mutli-family apartment buildings. The oldest ones were built in the 1920s and 1930s in the Central Hall architectural typology. The Central Hall apartment buildings were very popular at the time, usually three to four stories in height with a central corridor distributing symmetrically to the apartments on both sides with a staircase at the end connecting the upper floors (no elevators). The Central Hall apartment buildings were economical, and built for an affordable price point. The central hall apartment buildings were typically simple rectangles in plan, with a stylized primary facade detailed with current architectural styles of the era, particularly Mediterranean Revival. COMPARATIVE ANALYSIS Along the former SW 6th Street streetcar line, the Flori-Coral Apartments remains the grandest extant example of Mediterranean Revival residential architecture. Its scale, architectural detailing, retain a high degree of integrity. A comparative analysis of fifteen extant two- and three-story Mediterranean Revival central hall apartment structures along the thoroughfare, along the historic streetcar line from 2' Avenue to 16' Avenue, demonstrate the superior scale, size, and architectural detailing and integrity of the Flori-Coral Apartments. From west the east along the SW 6th Street corridor, the fifteen properties surveyed were: (1) 1521 SW 6th Street, built 1925 (2) 1306 SW 6th Street, built 1925 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 32 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) (3) 1235 SW 6th Street, built 1925 (4) 963 SW 6th Street, built 1926 (5) 959 SW 6th Street, built 1935 (6) 919 SW 6th Street, built 1924 (7) 862 SW 6th Street, built 1925 (8) 856 SW 6th Street, built 1937 (9) 845 SW 6th Street, built c. 1920s (10) 539 SW 7th Court, built 1937 (11) 536 SW 7th Avenue, built 1937 (12) 638 SW 6th Street, built 1925 (13) 636 SW 6th Street, built 1925 (14) 521 SW 6th Street, built 1926 (15) 433 SW 6th Street, built 1926 Of the fifteen central hall Mediterranean Revival structures extant along the SW 6th Street former streetcar line, with construction dates ranging from 1924 to 1937, seven are two-story structures and eight are three-story structures. Two of the properties, 845 SW 6th Street (9) and 521-636 SW 6th Street (13, 14) are twin or mirrored structures. Though the scale and orientation of the structures are similar in pattern, the ornate architectural detailing and elaborate prominence of the Flori-Coral Apartments is singular in comparison. Two-story central hall apartments along the SW 6th Street former streetcar line: (2) 1306 SW 6th Street, built 1925; (4) 963 SW 6th Street, built 1926; (5) 959 SW 6th Street, built 1935; (6) 919 SW 6th Street, built 1924; (8) 856 SW 6th Street, built 1937 (9) 845 SW 6th Street, built c. 1920s; and (10) 539 SW 7th Court, built 1937. Main facades pictured from left to right. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 33 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) COMPARATIVE PROPERTIES ALONG SW 6 ST TROLLEY LINE BETWEEN SW 2 AVE TO SW 16 AVE (1) 1521 SW 6th Street (2) 1506 SW 6th Street (3) 1235 SW 6th Street (4) 963 SW 6th Street (5) 959 SW 6th Street (6) 919 SW 6th Street (7) 862 SW 6th Street (8) 856 SW 6th Street. (9) 845 SW 6th Street (10) 539 5W 7th Court (11) 536 SW 7th Avenue (12) 638 SW 6th Street (13) 636 SW 6th Street (14) 521 5W 6th Street (15) 433 SW 6th Street T NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 34 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) �"��,a i^al 1 r Three -Story central hall apartments along the SW 6th Street former streetcar line: (1) 1521 SW 6th Street, built 1925; (3) 1235 SW 6th Street, built 1925; (7) 862 SW 6th Street, built 1925; (11) 536 SW 7th Avenue, built 1937; (12) 638 SW 6th Street, built 1925; (13) 636 SW 6th Street, built 1925; (14) 521 SW 6th Street, built 1926; and (15) 433 SW 6th Street, built 1926. Main facades pictured from left to right. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 8 Page 35 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) Twin or mirrored central hall apartments along the SW 6th Street former streetcar line: (9) 845 SW 6th Street, built c. 1920s; (12) 638 SW 6th Street, built 1925; and (13) 636 SW 6th Street, built 1925. Main facades pictured from left to right. Of the surviving apartments identified along SW 6th Street, only one twin building located at 636 SW 6th Street are the most similar to the Flori-Coral Apartments. The property consists of two, three-story buildings with prominent third story arcaded loggias with Solomonic columns. Other Mediterranean Revival details include applied arcaded quoins and arched corbelling along some parapets. While an example of Mediterranean Revival, the Flori-Coral Apartments feature a more significant design. The Flori-Coral, with its twin towers, arched openings, columns, and large scale, are a more elaborate composition that reflects the 1920s boom period and its grand expectations before the collapse of the boom in 1926-27. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 9 Page 36 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) BIBLIOGRAPHY Books and Academic Papers City of Miami Directories, 1929 — 76. City of Miami Historic Preservation Department, "Prince Edward Court Apartments," City of Miami, 2015. City of Miami Historic Preservation Department, "Riverview Historic District," City of Miami, 2015. City of Miami Planning, Building and Zoning Department. 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NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apartments National Register of Historic Places Continuation Sheet Section number 9 Page 39 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) Whaley, Mirtha and Amy Paul -Ward, "Keeping Close to Home: The Ritual of Domino Playing Among Older Cuban Immigrants in Miami's "Little Havana", "Journal of the American Society on Aging (Fall 2007): 35: 3, 22-27. Wiggins, Larry. "The Birth of the City of Miami." Tequesta - The Journal of the Historical Association of Southern Florida. Number LV. 1995. Winsberg, Morton D., "Housing segregation of a predominantly middle class population: residential patterns developed by the Cuban immigration into Miami, 1950-74," American Journal of Economics and Sociology (1979): 38.4, 403-18. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number 10 Page 40 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) Verbal Boundary Description The courtyard apartments are built on a double lot in the center of the south side of SW 6th Street between SW 13th Avenue and SW 12th Ave in the Lawrence Estates subdivision, located in the East Little Havana neighborhood, in close proximity to the area's main commercial thoroughfare known as Calle Ocho (SW 8th Street). The property is described in the Miami -Dade County property appraiser records as: LAWRENCE ESTATE LAND COS SUB, PB 2-52, LOTS 7 & 8 BLK 99. LOT SIZE 15000 SQ FT, OR 19878-1942 0701 1, COC 25836-1462 08 2007 1. Boundary Justification The boundaries are the property line extent and encompass the property historically associated with the Flori- Coral Apartments. NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Add. Doc. Page 41 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) Additional Documentation (Figures, plans, historic photos) EXHIBIT A — CITY OF MIAMI TAX CARD ] n.RE.. IMOSW1T_.0 sT dl r"-1 7` SECTION TOWNSHIP RANGE LAWRENCE ESTATE 1 AND CO SUB LOT 7 BLS 99 7-47-2368 DIAGRAM OF STRUCTURES 2-46 REAL PROPERTY RECORD CITY OF MIAMI, FLORIDA CITY ASSESSOR TAY RAP CAROB N. A KIND OF STRUCTURE if4pj1 84'_ USE FFT{A rA,VAL- CppTOTNSTRUCTION [rs8S5 COND a CLASS i TT 3• c; EXTERIOR FEATURES $[d I.F 4.'.l1WGN RTRRES c A S PO NDA.Tiom EXTERIOR WALLS AND FINISH ROOF TYPE POOP MATERIAL glE 88.ZE3 $ E1: &liE2i v e 5S°gm I:BL°:BZs. sg m �=ye E:..em.Im,,s'3 sm gg v G , y 5.✓ EXTERIOR FEATURES EItTERIoK TRIM TNNOOWs FINISH TN M AYYIC A V C IS ea. DOORS PORCHES EASEMENT r NTERIOR FEATURES I RDOR TYPE Y FLOOR MATERIAL } A 3 8 P PLOMO N6 FLOSSING F%TURESwomO HEATING LIGHTN. ROOM. BUILDING COMPUTATIONS RO. Fr. Ns. Cc. c IT. A.rs 9'1G R1 +A A X. p� f 9 8ASe era) O Sx 710.65' evn 4 .^ P R cos AmOuRT Syl6 90 �7 COST Los MIKA-RSA OW T'4S 4T.U. p 4.4,4 POI Bit 0►MS1ggFt PO4.F2UFN FL.. ?s7 T: 10 v 1..IVI.NO ROOM DINING ROOM 19.1300 A E C AUTO 44 T ns4/4 EQUIPMENT TORO A G C Y8 LAUNDRY TRAIM insi.11....11to WALL. NO, or �ennapnri Go...,E,a.: 39 .'7 N• ELECTRIC PIXTIMIR./ vv. or WIRING C(&!(Wer ROLICHT IRON NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Add. Doc. Page 42 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) LAND PSATRRRR LAND COMPUTATIONS LAND BUILDING N.TRN L.,emu R� lone ...GAuN TRIANGLE I 1MEGEE Tr a VALUE VALUE, TOTAL ANc. vase. .....•.. NAew ✓ rriomr DEIDDR A q6c ANWAR 4NN0 REMADE r o is izz¢j 1929 ...ssnox. l HMO Fenn .r21E1. V' 19.11 1NPenv[D v. 1eE2 PAvAm .LAND 1E44 w,,, 19.47 unwnxu 194S MLR/AL.o f true and certified 189e [Ae D[.w. . pY f therecords on file rN' - DTOO.uw[e Vlty In theCof Miami14bo s8E1 TGFDNNAr.v & 1952 LANRA.401AG G. �<I N1 €86. WILL P6 LAWN , , C.rtifidd: Building Dept. orrer er Micrerlm 1959 tees 1957 :GN.G so. 15.591 RvI 1940 1f1.. R-Y 99M213911. vm AVGUm MACRO AMOUNT AmouNT AMOUNT AVOUrer 18Go R-3 LAND Y [ 13.1 ANNARC ND % 1982 9.3 DETRACTING % 1993 R-N RR LRD VALUE INDS DOILDRIND t-a ITEM Amman 194E A MET Mncnuxwus a . 18E (y 1970 eARE RDIDO EWE. u[ VALUE 18]t evvw ANOG % 18]C DIRT. 'MIND $ ornucenink % isms EDT RLOG. VALUE t®]G TOTAL VALUE . 1e711 MxRNRT—INCG LLR[GUERAYA .WADING PERN110 y Ye., drs ND ANDUwI ROLRR . ' l !I FAAR ANNUAL ARES - 4.1 zam- FAIN ANNUAL RR .2i16f�s4-fi - .. DATE LAeRlgu VALUE rtA . - ... - _. LE. LEGmMATE 'A' S2o- 1 O.'G.AGTING INN. GnNDe a m.o. s NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 43 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) Submit clear and descriptive photographs. The size of each image must be 1600x1200 pixels (minimum), 3000x2000 preferred, at 300 ppi (pixels per inch) or larger. Key all photographs to the sketch map. Each photograph must be numbered in the order they are referenced in the manuscript, and that number must correspond to the photograph number on the photo log. Property Name: Flori-Coral Apartments City or Vicinity: Miami County: Miami -Dade State: FL Photographer: Laura Weinstein -Berman, AIA Date Photographed: January 2022 Description of photograph(s) and number, including description of view indicating direction of camera: 1. Context photo along SW 6r" Street thoroughfare, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 44 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 2. North facade along the SW 6th Street thoroughfare, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 45 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 3. North facade looking southwest along the SW 6th Street thoroughfare, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 46 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 4. North facade detail looking west from street level along the SW 6th Street thoroughfare, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 47 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 5. North facade detail looking upwards showing roofline and tower detail of central interior facing courtyard, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 48 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 6. Bird's Eye View looking southwest, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 49 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 7. North facade details, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 50 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 8. Interior hallway with apartments on each side, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 51 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 9. lightwell at third level hallways, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 52 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 10. Bird's Eye View looking east, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 53 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 11. West facade looking southeast along the SW 6th Street thoroughfare, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 54 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 12. Interior courtyard looking north, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 55 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 13. Interior courtyard looking south, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 56 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 14. Interior courtyard looking north, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 57 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 15. South setback with fountain structure looking west, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 58 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 16. South facade, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 59 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 17. South facade, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 60 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 18. Rear interior open-air staircase with metal grilles, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 61 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 19. Former central entrance with arched opening (currently filled and upper section with glass block), now serves as central laundry facility for the apartment building, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 62 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 20. Flanking northern staircase and entrance to second level residences, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 63 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 21. Interior of living area and closed kitchen space, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 64 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 22. Interior showing kitchen and bathroom along shared plumbing wall, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 65 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 23. Detail of existing kitchen condition, Author, January 2022 NPS Form 10-900-a United States Department of the Interior National Park Service OMB No. 1024-0018 Flori-Coral Apts National Register of Historic Places Continuation Sheet Section number Photos Page 66 Name of Property Miami -Dade, Florida County and State N/A Name of multiple listing (if applicable) 24. Detail existing bedroom condition, Author, January 2022 1 2 3 4 5 6 7 8 9 10 A B C D E F G H 9billi Nr 0 A C D E F G H ,,,,> ',, mac`•" .... . .„0,„:„. ,,._0, tr.... AL 4 0 4B , HISTORIC FLORI-CORAL APARTMENTS LAURA WEINSTEIN-BERMAN C/O LW ASSOCIATES, INC. 1250-60 SW 6TH STREET, MIAMI, FL 33135 CO;10 I 0 , I I 10 o AiL o 481414.1r PROJECT NO. zzoao SW 7TH S1. 1 4 PROJECT PHASE AS BUILT DRAWN BY: BB " SITE PLAN I SITE PLAN 407 SCALE: Yn.• = C-0. Villir SCALE: %5z' = 1'-0' DATE: os-zs-zz SCALE: AS SHOWN PHO-1 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 A B C E F G H A C E F G H @ FS. BPS.. ..R., .frtTN',. �, ¢u� R¢C P � II ■ UNIT B ��T UNIT A *GE ■ � ■ �I rrj UNIT A �6 UNIT A ■ � 00 ■ T UNIT A HISTORIC FLORI-CORAL APARTMENTS LAURA WEINSTEIN-BERMAN C/O LW ASSOCIATES, INC. 1250-60 SW 6TH STREET, MIAMI, FL 33135 III 1� Mil I® ® 1111 E§ 1 1 MI IMI III ■I D .- �7 ®®/ _ 00� �� WI WI *A 1 1=11_ Ea - _ ■ Effi . ■ ® UNIT C UNIT A ®®I UNIT A ®EA MN UNIT C UNIT A CM ow CI • UNIT A 7-CM ■ia Ell— ■ iw_•i �I Y Y ®® 6i Ng: ME MM Mr 41 IIMIM11 1111111III. III I ' 1 V I® MI I® ®I UNIT B UNIT A CO iffi QQ No Vii. 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UNIT B UNIT A M NM 11�� 1mi=1 M M ill ��11 UNIT A UNIT AME/ %ME 11i=1 Ekal Do11�� 11 UNIT A Lei 1 UNIT D ' HISTORIC FLORI-CORAL APARTMENTS LAURA WEINSTEIN-BERMAN C/O LW ASSOCIATES, INC. 1250-60 SW 6TH STREET, MIAMI, FL 33135 IIII®L IIII imi ■I 1 Q &_ �• _ IIII ir ma ^ � '' '' UNIT A UNIT C UNIT A MEE UNIT B 0 UNIT B II —11 — _J— ------I UNIT B En ME 01 DUI,° 1� IMI II IIIIIIII OPiiiiiiI!i1i IMII®®I �l 1- u•I Ik .0 ■ ®I ■.I ■ ® II IiIII UNIT B UNIT A UNIT A UNIT A UNIT A VBE UNIT D PROJECT NO. ssoao CS SECOND FLOOR PLAN PROJECT PHASE AS BUILT DRAWN BY: ss yip SCALE Ya" = 1-0" DATE: os-zs-n SCALE: AS SHOWN PHO-3 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 A B C D E EOrph G H A C D E F G H -.... i�T 1• rwr rr —I-1-1—B., FM glAl UNIT B UNIT A M 1� IIIIIIII■ M M1 UNIT A UNIT AMiiiEkal 1� IIIIIIII■ � �1 UNIT A Lei 1 UNIT D1111¢u� HISTORIC FLORI-CORAL APARTMENTS LAURA WEINSTEIN-BERMAN C/O LW ASSOCIATES, INC. 1250-60 SW 6TH STREET, MIAMI, FL 33135 IIII®L IIII E ,MI MI IMI Q&_ _ Do III � ` EP PA CM WE IIima .I ^ � '' '' UNIT A UNIT C UNIT A I. UNIT B • UNIT B II -11 - _J— ------I O ■ A i■ B n I ■ ■ , IIIIIIII = I,, IIIIIIII 10 . , �_, EMI1- /11AJI_Imi mu MI iI �� Mn ■MI ■ _ 1II 1I III UNIT B UNIT A �Q UNIT A 4L UNIT A UNIT A VBE 4� UNIT D PROJECT NO. 220. _4� ON THIRD FLOOR PLAN PROJECT PHASE AS BUILT DRAWN BY: ss ir SCALE Y1, = 1-0" DATE: os-2S-22 SCALE: AS SHOWN PHO-4 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 A B D B F G H A B C D E F G H `%` ..... Rini 12, 6„-0'' 8 —C 7 2, 6„ •, �„ 6, HISTORIC FLORI-CORAL APARTMENTS LAURA WEINSTEIN-BERMAN C/O LW ASSOCIATES, INC. 1250-60 SW 6TH STREET, MIAMI, FL 33135 0 0 OOOo 0O0 T EC 0 �I gig\ UNIT wp SCALE: Ya" = 1'-0"MI PROJECT NO. ssoao PROJECT PHASE AS BUILT DRAWN BY: ss DATE: os-zs-n SCALE: AS SHOWN PHO-5 1 2 3 4 5 6 7 8 9 10 Flori-Coral Apartments Aerial Map DA19579 1250 SW 6th St. Miami, Miami -Dade Co. Florida, 33135 Datum: WGS84 Legend WIN Flori-Coral Apartments Date: 8/12/2022 1:2,000 0 50 100 200 300 A 400 Feet Meters 0 12.5 25 50 75 100 Drawn by: Ruben A. Acosta, BHP, DHR Basemap Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community Flori-Coral Apartments Boundary Map DA19579 1250 SW 6th St. Miami, Miami -Dade Co. Florida, 33135 Datum: WGS84 Legend Flori-Coral Apartments Miami -Dade Co Parcels Date: 8/12/2022 1:2,000 0 50 100 200 300 400 Feet N Meters 0 12.5 25 50 75 100 Drawn by: Ruben A. Acosta, BHP, DHR Basemap Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community Flori-Coral Apartments USGS DA19579 1250 SW 6th St. Miami, Miami -Dade Co. Florida, 33135 Datum: WGS84 USGS Quad: Miami, FL UTM: 17R 578651 2850173 Legend Flori-Coral Apartments Date: 8/12/2022 1:24,000 0 6001,200 2,400 3,600 N 4,800 Feet M=M== Meters 0 155 310 620 930 1,240 Drawn by: Ruben A. 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