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Miami Historic and Environmental Preservation Board
Resolution: HEPB-R-16-030
File ID 16-00751 June 7, 2016 Item HEPBA
Mr. Todd Tragash offered the following resolution and moved its adoption:
A RESOLUTION OF THE MIAMI HISTORIC AND ENVIRONMENTAL
PRESERVATION BOARD APPROVING, WITH CONDITIONS, AN APPLICATION FOR
A SPECIAL CERTIFICATE OF APPROPRIATENESS FOR NEW CONSTRUCTION OF
A TWO-STORY SINGLE-FAMILY RESIDENTIAL STRUCTURE LOCATED AT 545
NORTHEAST 55 TERRACE, WITHIN THE MORNINGSIDE HISTORIC DISTRICT.
Upon being seconded by Mr. Jordan Trachtenberg the motion passed and was adopted,
as amended, by a vote of 7-0:
Mr. David Freedman
Mr. Jonathan Gonzalez
Dr. William E. Hopper, Jr
Ms. Lynn B. Lewis
Mr. Hugh Ryan
Mr. Jordan Trachtenberg
Mr. Todd Tragash
L
Megan Sc6mittv
Preservation Officer
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Execution Date
Personally appeared before me, the undersigned authority, Megan Schmitt, Preservation Officer of the City of Miami, Florida, and
acknowledges that she executed the foregoing Resolution.
SWORN AND SUBSCRIBED BEFORE ME THIS a DAY OF J ()r)t 2016.
P21?Ca4Ylz UQV( Z
Print Notary Name otary Public State of Flo ' a
Personally know V or Produced I.D. My Commission Expires:
Type and number of I.D. produced
Did take an oath or Did not take an oath
BEATRIZ ALVAREZ
tv�Y COMMISSION N FF 071860
'o EXPIRES: November 20, 2017
BorMed Thru Notary Public Undenrrden
Miami Historic and Environmental Preservation Board
Resolution: HEPB-R-16-030
EXHIBIT — Conditions
1) All glass shall be clear with the option of including a low -e coating; and,
2) Incorporating an eyebrow unto the southern facing facade and wrapping it
around the west side to create a continuity of the upper line of the windows, as
well as looking into the proportions of the window facing the street on the second
story to align with the opening of the balcony; such revisions to be worked out to
the satisfaction of Preservation Office staff; and,
3) On both the east and the west elevations there's a larger proportion of
fenestration to be worked out with Preservation Office staff; and,
4) Provide muntins on all windows, with the proportions of the divided lites to be
determined by the architect and agreed on with the Preservation Office staff; and,
5) This Certificate of Appropriateness is subject to approval by zoning, building, and
all other required city departments.
Staff: TL
Application received: 5/6/2016
CITY OF MIAMI
PLANNING DEPARTMENT
Staff Report & Recommendation
To: Chairperson and Members
Historic Environmental Preservation Board
From: Megan Schmitt
Preservation Officer
Applicant: German Brun, Architect representing owner 55 Terr Morningside LLC (Jose
Esparza and Egdalis Blanco de Esparza)
Subject: Item No. — 545 NE 55 Terrace
The applicant, German Brun, Architect representing owner 55 Terr Morningside LLC (Jose
Esparza and Egdalis Blanco de Esparza), of subject properties is requesting new construction
of two-story single-family residential structure in the Morningside Historic District.
BACKGROUND: This is a new application. The HEPB approved plans for development of this
lot one two occasions, but the plans were never realized.
THE PROPERTY: The subject property is a 9,000 square foot undeveloped lot.
ANALYSIS:
HEPB- June 7, 2016
In evaluating a new construction project, a primary concern is context with
other styles, and questions of building orientation, massing, scale, openings in
the faQade, as well as the use of materials that reflect the surrounding
structures are important considerations.
The subject property is set on a street with a variety of one and two-story
single-family homes that were constructed between the 1930s and 1940s.
Immediate adjacent structures are both one-story structures, the house to the
west was constructed in 1954 and the house to the east was constructed in
1936.
The proposed new construction project is to be two -stories in height, measuring
to a height of 22'-0" to the top of the roof and to heights that vary between 26'-
0" to 28'-6" to the top of the parapet. The total lot width is 60'-0" and the depth
is 110'-0". In the front of the property, the design allows for a 20'-0" setback
and a 33'-8" setback at the rear of the structure. The setbacks along the side of
the property leave a 5'-0" on the east side of the structure and a 7-0" setback
on the west side. The front setback aligns with the garages of both of the
neighboring properties and the overall scale and rhythm of the structure is in
line with the single-family homes along the street.
Overall design cues are taken from the multiple styles that are found within
the Morningside Historic District including Mediterranean, Mission, Art Deco,
Masonry, and Moderne. The architect has also utilized materials and design
Pagel of 2
Staff: TL
Application received: 5/6/2016
elements that are found within the district to incorporate into the design
including; stucco walls, terracotta barrel tile as an architectural accent,
eyebrows, and scuppers.
Within the Letter of Intent from the architect, German Brun, he describes the
design in the following way:
The two-story massing is sub -divided into smaller volumes as it
approaches the street. A series of cascading horizontal rooflines,
parapets, eyebrows, and terraces culminate in the most visible
component of the design. the front porch. Meant as a reference to the
quintessential southern porch, this reinvented transitional space
acts as a screen between the public and private realms, integrating
the home with the street through an intricate veil of terracotta barrel
tiles while also providing shade from the sun and privacy for the
residents.
Landscaping is provided throughout the property, retaining existing trees and
combining them with a variety of new plants and trees to create a lush
environment. An existing chain link fence sits along the east, west and rear lot
lines. The architect intends to remove the chain link fence along the western
property line as there is a wooden privacy fence already in place, keep the chain
link fence along the rear property line, and is unsure of whether or not the
chain link fence along the eastern property line will remain or be replaced.
Additionally, at the request of the property to the east to screen the side patio,
plans show the placement of a 6'-0" CMU wall along a portion of this lot line.
Entering into the backyard, both sides parallel to the front faQade show the
placement of a 6'-0" high solid gate. At the eastern side, the gate is pushed back
behind the porch, however on the western side the gate shows on the plan that
it is pushed up forward and does not align with the neighbor's fence. Staff
would prefer that these two side gates align with one another.
Both the 1964 Venice Charter and the Secretary of the Interior Standards for
Historic Preservation that were first issued in 1977, state that new
construction in historic districts be differentiated from the original historic
fabric. New construction projects should not duplicate a style from the past,
but should rather compliment with the use of materials found within the
district as well as architectural features that are common in the surroundings.
Additionally, it is important that new construction projects fit in with the
overall sense of scale of the district, and compliments its surroundings with
appropriate massing and setbacks. Staff believe the architect for this project
has followed these adopted standards for historic preservation for a new
construction project and is in support of this proposed design.
STAFF RECOMMENDATION:
The Preservation Office recommends the application for the new construction of
two-story single-family residential structure in the Morningside Historic District
be Approved with Conditions.
All glass shall be clear with the option of including a low -e coating.
This Certificate of Appropriateness is subject to approval by zoning,
building, and all other required city departments.
HEPB- June 7, 2016
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