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Home My WebLink AboutAnalysisCity of Miami Planning Department Historic Preservation Office ANALYSIS FOR A SPECIAL CERTIFICATE OF APPROPRIATENESS APPLICANT: Jorge Gonz FILE ID: PZ-24-18184 On Behalf of the City of Miami PROJECT ADDRESS: 411 Northeast 69 Street ZIP: 33138 NET OFFICE: Upper Eastside HEARING DATE: 2/3/2026 COMMISSION DISTRICT: District 5 (Christine King) TDRs: No COE on file STATUS: Vacant A. GENERAL INFORMATION: REQUEST: Pursuant to Section 23-6.2(b)(4) of the City Code of Ordinance, the Applicant is requesting a Special Certificate of Appropriateness (SCOA) to permit for new construction and site improvements to a vacant lot located on a parcel zoned T3-L "Sub -Urban Transect Zone - Limited." The subject property is located within the Palm Grove Historic District, Baywood Subdivision, and the Upper Eastside Area. The site is located on the north side of Northeast 69 Street at the intersection with Northeast 4 Court. (Complete legal description is on file with Hearing Boards) Folio: 0132180040920 Lot Size: Approximately 5,100 sq. ft. B. BACKGROUND: On April 27, 1921, a Plat of the Baywood Subdivision in the North 1/2, Section 18, Township 53 south, Range 42 East in the City of Miami was filed establishing Lot 9, Block 5 also known as 411 Northeast 69 Street. On February 3, 2009, the Preservation Officer signed Resolution HEPB-2009-13 finding that the Palm Grove Historic District met criteria for designation and recommended it be listed as a Historic District in an area in which the subject property is located at 411 Northeast 69 Street. K. Kalmis 02/03/26 411 NE 69 ST File No. PZ-25-20228 Page 1 of 12 On January 2, 2026, the application was presented to the Historic and Environmental Preservation Board (HEPB), which voted to defer consideration of the item to the February 3 meeting in order to allow the applicant additional time to meet and confer with representatives of the neighborhood association and revise plans accordingly. C. COMPREHENSIVE PLAN: The subject property is part of a designated historic district. Pursuant to Goal LU-2, 2.3 and 2.4 of the Miami Neighborhood Comprehensive Plan, the City will preserve and protect the heritage of the City of Miami through the identification, evaluation rehabilitation, adaptive reuse, restoration and public awareness of Miami's historic and archeological resources. The Applicant's request to permit new construction and associated site improvements to a vacant lot is in accordance with the Comprehensive Plan, Chapter 23 of the City of Miami Code of Ordinances, the Secretary of Interior Standards, and the Preservation Office Historic Design Guidelines, and Miami 21 Code. D. PHOTOS: Existing Conditions K. Kalmis 02/03/26 411 NE 69 ST File No. PZ-25-20228 Page 2 of 12 K. Kalmis 02/03/26 411 NE 69 ST File No. PZ-25-20228 Page 3 of 12 Context K. Kalmis 02/03/26 411 NE 69 ST File No. PZ-25-20228 Page 4of12 E. PLANS AND ELEVATIONS: TOP OF BEAM EL .C-Y A.F.F. THREE DIMENSIONAL STONE VENEER (PIP.) TOP OF BLAB EL .4-KP(As,Emu ELEV.- .1221: IW V.B.1 ADJACENT GRADE ELEVG.vnl TOP ORB.. EL r 4-Y MONIST/COO TOP OF STAB EL .4-a•(ASSUMED( ELEV-.TDB' (ALG.V.O.) ADJACENT GRADE ELL-V.-.B.64 OLG. ) 4 TOP OF ROOF RIDGE EL r1S'-T AF.F. ,TOP OF BEAM f. EL .S-Y AF.F. TOP CIE SLAB • (ASSUMED) REV 'In 2T(ILG.1 DI 12 FRONT ELEVATION (South) I SHINGLE HOOF OH ErRAISED STUCCO BAWD s WIDE HORIZDNTM BANDS WITH.. REVEAL Sr STUCCO ONB CONC. BLOCK TOP OF ROOF MOE EL .RAGE IFRGMAAVERAGE SIDEWALK ELEVATIK PN AVERAGE SIDEWALK ELEVAIILTk� ELEV. w9.e0(lLGV.D.) TOP OF ROOF RIDGTE 4 EL . - 5• (FROM AVERAGE SIDEWALK FI FVATION( SMMi_E ROOF Sr STUCCO OJP COIM. BLUCK / \ / \ / :AI NSA TV CLASS S• RASED STUCCO RANO OONT STUCCO 0 AD IAsENT GRADE ELEV- i 969' (N G UL 12 REAR ELEVATION (North) .CAI-,'-.2 rHod IIIIIIuIIH1liIlllii•lliHillllllllq liiii1101HIi Tu lly IgRIl1IEI111 IIiIIiI�II�I.II,iu 1 Call �iil.l urll1�illquullrIU _-.(IIIIII111�11 nnl lllll 1IIIII11Ilnnlllulll 111IIIinIIIIIIIIIu[UIIn II111IIIInll Inn Ilull nlllll�lll�n._ .11111111111111111M111111 IuillIIIIIIIIIIIIi11111n1111IIIIduu,illllllnl lllllnnii hill 1111 I111111 iIlrl11110 _ tanIlulllllnn111ln11201011111I11111Iulilnllllnlllllll1IIllnn11111E11iilnnnllnlllullllllInPII111U1111IIlilhlllr Ilir_ -,.dv:ili.i.1n,121N1...nulnui..O.1.1Ennl11.iEMIi.uyin •.,Ting iu..nn.IlnnnI.I21Ar,i. I.I.. AVERAGE SIDEWALK ELEVATION ELEV- .4e4 (NGVD] W m1.22 22.12 a.e-Aeo YAWS Sr STUCCO ON CONC. BLOCK SIDE ELEVATION (West) ^SAT F-1HY _ 2-21 g lr 111 2 Iulii` In 1, ni11111i11 nn11 II I -I'll I Jig j.I TOP OE BEAM .KL EL . S'- Y A.F.F r RAISEDJ STl1COOSAVD ROHFST(ICCO 0 TOP OF SLAB 13 .0.a• VSSLMAE_LD AOIACdVT KVTADE .5.c4 INGVL.) K. Kalmis 02/03/26 II ■ 1I II BIilE RULE II 11 f '. �n TINGLE ROOF IIIInIII �I.11'I I I. III.�1! II I.J' I '4° YA STUCCO ON MOCK ODNC-OCK SIDE ELEVATION (East) SCALE 1N• _ 1'U• 411 NE 69 ST File No. PZ-25-20228 0` RAISED STUCCO SAND THREE DIMENSIONAL STONE VENEER AVERAGE SIDEWALK ELEVATION Page 5 of 12 ';•unlhill Evn town FUMY ROOM EASIER REOROOM 4 .. ' t 4 Q QIK�ra.i .TOrNESTiff = WAO gym_ I�IrI� &sat L r. f tl 7-T r - : DEED Q III y gN fi�}11 Ira. M ED ROOM 1 — , BEOROOMR - w am H,ryD s s0'-.-UNIDO I§ FNrnv DIME 9 DEMO-..=.o l000� MEW SRFANOOWN MTV K. Kalmis 02/03/26 FLOOR PLAN N IPIANCLE 411 NE 69 ST File No. PZ-25-20228 CONIVECY tIrr,Tra 22' ASPHALT PAVEMENT 50' TOYAL RIW E. 69`$T14EET MAW Page 6 of 12 F. PLANS AND ELEVATIONS: Original Submission: K. Kalmis 02/03/26 411 NE 69 ST File No. PZ-25-20228 Page 7 of 12 As Revised: K. Kalmis 02/03/26 411NEGHSTFile No. PZ-25-2O228 PagoDof13 G. NEIGHBORHOOD CHARACTERISTICS: ZONING Subject Property T4-R: General -Urban Zone - Restricted (Palm Grove Historic District) Surrounding Properties NORTH: T4-R: General -Urban Zone - Restricted (Palm Grove Historic District) SOUTH: T4-R: General -Urban Zone - Restricted (Palm Grove Historic District) EAST: T4-R: General -Urban Zone - Restricted (Palm Grove Historic District) WEST: D1: Workplace (Palm Grove Historic District) H. ANALYSIS: FUTURE LAND USE DESIGNATION Low Density Multifamily Residential Maximum of 36 D.U. per acre Low Density Multifamily Residential Maximum of 36 D.U. per acre Low Density Multifamily Residential Maximum of 36 D.U. per acre Low Density Multifamily Residential Maximum of 36 D.U. per acre Light Industrial Maximum of 36 D.U. per acre The following is a review of the request pursuant to Section 23-6.2(b)(4) and Section 23-6.2(h) of the City Code of Ordinances, the Preservation Office Historic Design Guidelines, the Secretary of the Interior's Standards, and Miami 21 Code. Analysis: The applicant is requesting a Special Certificate of Appropriateness (SCOA) to permit new construction and site improvements to a vacant lot located at 411 Northeast 69 Street, within the Palm Grove Historic District. The property is vacant and has been since the designation of the district. K. Kalmis 02/03/26 The proposed undertaking is a single -story building with a rectilinear form and a hip roof and associated site improvements. The building will feature stucco band just below the roofline and watercourse encircling all four elevations of the building. The front elevation has two bays. The entryway is recessed creating a small, covered porch ornamented with a dimensional brick veneer over the column and wall. The rear elevation features a sliding glass door leading to the proposed patio. The side elevations maintain well -spaced windows and a smooth stucco exterior. The hip roof will be GAF Timberline dimensional shingles in a neutral color (i.e.., brown, tan, gray, white — to be approved by Staff at time of permitting). The exterior of the building 411 NE 69 ST File No. PZ-25-20228 Page 9 of 12 K. Kalmis 02/03/26 will be painted with Sherwin Williams exterior latex paint in two shades of blue (lighter for the body and darker for the watercourse and trim). The windows will be white with a divided-lite pattern. A door with multiple lights over panel will be at the entry; a sliding glass door will be at the rear of the property. The application proposes a driveway to the north of the property, allowing for two parking spaces. The applicant proposes stacked, tandem parking. Landscaping intends to keep a black olive tree, two live oaks, and a solitaire palm in place. An avocado tree will be relocated. A sapodilla tree will be removed. Spanish stopper is proposed for the principal front and the secondary front yards, facing the streets. Other decorative shrubs are proposed for the property. Low brick planter beds will be places along the west elevation. Per Section 23-6.2(h)(1) of the City Code of Ordinances, as amended: Guidelines for issuing certificates of appropriateness. Generally, for applications relating to alterations or new construction as required in subsection (a) the proposed work shall not adversely affect the historic, architectural, or aesthetic character of the subject structure or the relationship and congruity between the subject structure and its neighboring structures and surroundings, including but not limited to form, spacing, height, yards, materials, color, or rhythm and pattern of window and door openings in building facades; nor shall the proposed work adversely affect the special character or special historic, architectural or aesthetic interest or value of the overall historic site, historic district, or multiple property designation. • Form —The form of the new construction is compatible with the context of the immediately adjacent properties and other building found throughout the district. The form is compatible with and does not detract from the context of the Palm Grove Historic District. • Spacing — The neighboring buildings located on similarly sized lots maintain front setbacks averaging approximately 20 feet and side setbacks of approximately seven and a half (7'%) feet. They are primarily rectilinear in form. The spacing of the new construction is in keeping with the context of the neighboring properties and Palm Grove Historic District. • Height — The proposed undertaking is one-story with a hip roof. The height is in keeping with the overall character of the Palm Grove Historic District. • Yards — The proposed new construction maintains the historic context of front and side yeads of the neighboring properties. The property's yards are consistent with the Palm Grove Historic District. 411 NE 69 ST File No. PZ-25-20228 Page 10 of 12 • Materials — The use of stucco (scored and smooth) as well as brick ornamentation is consistent with the materiality of the Palm Grove Historic District and does not detract from neighboring properties. • Color — The proposed exterior colors pastel blues and white are consistent with the Palm Grove Historic District and do not detract from neighboring properties or the Palm Grove Historic District as a whole. • Rhythm and pattern of windows and door openings — The proposed undertaking features a two -bay fagade with regularly placed fenestration and a contextually appropriate wall to window ratio. The side and rear fenestration is symmetrical and balanced. The fenestration is compatible with the fenestration of adjacent properties and is in keeping with the context of the Palm Grove Historic District. The Secretary of the Interior's Standards recommends: "Returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural value" and "designing new construction on a historic site or in a historic setting that is compatible but differentiated from the historic building or buildings." The proposed undertaking is compatible in form, spacing, yards, materials, color, and rhythm of neighboring properties and with its historic setting. The undertaking complies with the above criteria and would not adversely affect the character of the Palm Grove Historic District. Findings: Consistent. I. NEIGHBORHOOD SERVICES: Building N/A Environmental Resources Pending Zoning Pending J. CONCLUSION: The application demonstrates compliance with Chapter 23 entitled "Historic Preservation" of the City of Miami Code of Ordinances and the Secretary of the Interior's Standards. Staff finds the request complies with all applicable criteria and finds that the request for a Special Certificate of Appropriateness to permit new construction and associated site improvements does not adversely affect the historic, architectural, or aesthetic character of the site subject to the following conditions as stipulated in subsection "I" entitled "Recommendation" as listed below. K. Kalmis 02/03/26 411 NE 69 ST File No. PZ-25-20228 Page 11 of 12 K. RECOMMENDATION: Pursuant to Section 23-6.2(b)(4) of the City of Miami Code of Ordinances as amended and the Secretary of Interior Standards, the Preservation Office recommends approval with conditions of the Special Certificate of Appropriateness. K. Kalmis 02/03/26 1. The site shall be developed in accordance with the plans as prepared by Bellon Architecture submitted as part of application PZ-25-20228. The plans are deemed as being incorporated by reference herein as amended. 2. At time of permitting and/or sub -permitting, manufacturer's brochures or color photographs of proposed design elements and materials including but not limited to windows, doors, railings, roofing, etc. shall be submitted for approval. 3. All glass to be clear and/or Low-E. Tinted, and/or opaque glass is not allowed. 4. The Resolution shall be included in the master permit set. 5. The subject property is classified as non-contributing, and approval of this Special Certificate of Appropriateness confers no waivers, warrants, or exceptions pursuant to Chapter 23 of the City of Miami Code of Ordinances. 6. The Applicant shall comply with all applicable requirements of the Miami 21 Code and Chapter 17, Chapter 23 of the City of Miami Code of Ordinances. 7. The Applicant shall comply with the requirements of all department/agencies as part of the City of Miami building permit submittal process. 411 NE 69 ST File No. PZ-25-20228 enneth Kalmi Preservation Officer Page 12 of 12 CITY OF MIAMI, FLORIDA INTER -OFFICE MEMORANDUM TO: Dr. William Hopper, HEPB Chair DATE: February 2, 2026 SUBJECT Substitution Memo FROM: Kenneth Kalmis Preservation Officer, City of Miami Planning Department ENCLOSURES: Substitution Memo Staff analysis 411 NE 69 ST The purpose of this memorandum is to provide the correct and updated Staff Analysis Report for the Special Certificate of Appropriateness Application PZ-25-20228 requesting new construction on a vacant lot within the Palm Grove Historic District. To correct the Agenda Packet, the following documents will be included attached to this memorandum and include the following: Staff Analysis Report: Titled "411 Northeast 69 Street - PZ-25-20228 SA Revised" On January 2, 2026, the application was presented to the Historic and Environmental Preservation Board (HEPB), which voted to defer consideration of the item to the February 3 meeting in order to allow the applicant additional time to meet and confer with representatives of the neighborhood association and revise plans accordingly. The revisions include: - Horizontal banding on the facade will be replaced by a watercourse encircling all four elevations of the building. - Brick will be substituted for stone. - The color palette will be shades of blue. - The windows will have divided-lite pattern - Parking will be stacked, tandem. - Raised, brick planters will be added to the west elevation. The following is the staff recommendation for this item: Pursuant to Section 23-6.2(b)(4) of the City of Miami Code of Ordinances as amended and the Secretary of Interior Standards, the Preservation Office recommends approval with conditions of the Special Certificate of Appropriateness. K neth Kalmi , reservation Officer City of Miami - Planning Department