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Home My WebLink AboutExhibit BCity of Miami Planning Department Historic Preservation Division ANALYSIS FOR FINAL EVALUATION FOR DESIGNATION APPLICANT: City Commission PROJECT ADDRESSES: Multiple NET OFFICE: Coconut Grove COMMISSION DISTRICT: District 2 (Ken Russell) A. GENERAL INFORMATION: FILE ID: 4331 ZIP: 33133 HEARING DATE: 7/3/2018 REQUEST: Pursuant to Section 23-4(a) of the City Code of Ordinances, as amended, the Applicant is requesting a Final Evaluation for a multiple property designation of wood frame vernacular residences in Coconut Grove Village West, consisting of thirty-two (30) parcels zoned T3 -R "Sub - Urban Transect Zone", twelve (12) parcels zoned T3-0 "Sub -Urban Transect Zone", and one (1) parcel zoned T4 -L "General Urban Transect Zone" within the Neighborhood Conservation District (NCD -2), The subject properties are located within the boundary of Percival Avenue to the north, Mac Donald Street and Main Highway to the east, Jefferson Street to the West, and Marler Avenue to the South and the Coconut Grove Net Office, List of properties included in designation: FOLIO ,ADDRESS CITY ZIP ZONING YEAR 0141210075420 3242 CHARLES AVE Miami 33133-5802 T4 -L 1930 0141210075411 3250 CHARLES AVE Miami 33133-5802 T3 -R 1932 0141210075130 3297 CHARLES AVE Miami 33133-5801 T3 -R 1939 0141210075130 3295 CHARLES AVE Miami 33133-5801 T3 -R 1939 0141210075370 3298 CHARLES AVE Miami 33133-5802 T3 -R 1932 0141210075100 3325 CHARLES AVE Miami 33133-5803 T3 -R 1936 0141210075270 3388 CHARLES AVE Miami 33133-5804 T3 -R 1936 0141210075260 3418 CHARLES AVE Miami 33133-5806 T3 -R 1930 0141210075250 3420 CHARLES AVE Miami 33133-5806 T3 -R 1930 0141210074310 3427 SW 37 AVE Miami 33133-5705 T3-0 1925 0141210120641 3447 WILLIAM AVE Miami 33133-5835 T3 -R 1934 V. Toranzo Wood Frame Vernacular Residences 0711612018 of Coconut Grove Village West Revised File No. 4331 Page 1 of 7 0141210074740 3475 HIBISCUS ST Miami 33133-5717 T3 -R 1937 0141210074740 3477 HIBISCUS ST Miami 33133-5717 T3 -R 1937 0141210075170 3517 HIBISCUS ST Miami 33133-5719 T3 -R 1920 0141210076140 3536 WILLIAM AVE Miami 33133-5729 T3 -R 1929 0141210076240 3537 CHARLES AVE Miami 33133-5713 T3 -R 1930 0141210075490 3566 THOMAS AVE Miami 33133-5735 T3-0 1937 0141210077120 3571 HISBISCUS ST Miami 33133-5702 T3 -R 1935 0141210077120 3571R HISBICUS ST Miami 33133-5702 T3 -R 1935 0141210077120 3573 HIBISCUS ST Miami 33133-5702 T3 -R 1935 0141210076120 3508 HIBISCUS ST Miami 33133-5720 T3 -R 1911 0141210076360 3588 CHARLES AVE Miami 33133-5714 T3 -R 1935 0141210076360 3586 CHARLES AVE Miami 33133-5714 T3 -R 1935 0141210076360 3541 PLAZA ST Miami 33133-5725 T3 -R 1935 0141210076360 3543 PLAZA ST Miami 33133-5725 T3 -R 1935 0141210077050 3587 HIBISCUS ST Miami 33133-5702 T3 -R 1935 0141210076380 3589 FRANKLIN AVE Miami 33133-5715 T3 -R 1934 0141210076380 3593 FRANKLIN AVE Miami 33133-5715 T3 -R 1934 0141210076110 3603 CHARLES AVE Miami 33133-5703 T3 -R 1928 0141210075650 3616 THOMAS AVE Miami 33133-5710 T3-0 1923 0141210072380 3628 FROW AVE Miami 33133-4920 T3 -R 1914 0141210070950 3635 OAK AVE Miami 33133-4907 T3 -R 1925 0141210070950 3637 OAK AVE Miami 33133-4907 T3 -R 1925 0141210072410 3644 FROW AVE Miami 33133-4920 T3 -R 1928 0141210075700 3656 THOMAS AVE Miami 33133-5710 T3-0 1936 0141210075700 3658 THOMAS AVE Miami 33133-5710 T3-0 1936 0141210075700 3660 THOMAS AVE Miami 33133-5710 T3-0 1936 0141210075700 3662 THOMAS AVE Miami 33133-5710 T3-0 1936 0141210075760 3671 WILLIAM AVE Miami 33133-5711 T3 -R 1924 0141210075750 3673 WILLIAM AVE Miami 33133-5711 T3 -R 1928 0141200070770 3727 THOMAS AVE Miami 33133-5639 T3-0 1934 0141200060730 3738 OAK AVE Miami 33133-4807 T3 -R 1930 0141200070580 3746 WASHINGTON AVE Miami 33133-5643 T3-0 1937 0141200070590 3748 WASHINGTON AVE Miami 33133-5643 T3-0 1937 0141200060490 3758 FROW AVE Miami 33133-4836 T3 -R 1938 0141200060490 3760 FROW AVE Miami 33133-4836 T3 -R 1938 0141200060350 3769 FLORIDA AVE Miami 33133-4864 T3 -R 1940 0141200060450 3790 FROW AVE Miami 33133-4836 T3 -R 1930 0141200070050 3797 WASHINGTON AVE Miami 33133-5642 T3-0 1932 0141200060680 3802 OAK AVE Miami 33133-4809 T3 -R 1932 0141200060670 3820 OAK AVE Miami 33133-4809 T3 -R 1932 0141200060850 3821 OAK AVE Miami 33133-4808 T3 -R 1937 0141200060660 3822 OAK AVE Miami 33133-4809 T3 -R 1941 V. T oranzo Wood Frage Vernacular Residences 07116018 of Coconut Grove Village West Revised File No. 4331 Wage 2 of 7 0141200060660 3826 OAK AVE Miami 33133-4809 T3 -R 1941 0141200070680 3837 THOMAS AVE Miami 33133-5640 T3-0 1935 0141200070680 3841 THOMAS AVE Miami 33133-5640 T3-0 1935 0141200070060 0141200070330 3817 WASHINGTON AVE 3963 WASHINGTON AVE Miami Miami 33133-5644 33133-5646 T3-0 T3-0 1934 1930 0141200070210 3859 WASHINGTON AVE 1 Miami 33133-5644 r T3-0 1934 Upon further research and consideration, Preservation staff is recommending the following properties not be included in the final designation: Subject properties that do not meet Criteria (3) Exemplify the historical, cultural, political, economic, or social trends of the community; FOLIO ADDRESS CITY ZIP ZONING YEAR 0141210010490 3057 NEW YORK ST Miami 33133-4325 T3-0 1928 0141210020420 3102 HIBISCUS ST Miami 33133-4324 T3-0 1936 0141210020360 3146 HIBISCUS ST Miami 33133-4324 T3-0 1935 0141210072630 3514 FROW AVE Miami 33133-4923 T3 -R 1936 0141210073070 3281 FLORIDA AVE Miami 33133-5024 T3 -R 1924 Subject properties that have been deemed as too altered. FOLIO ADDRESS CITY ZIP ZONING YEAR 0141210077140 3581 HIBISCUS ST Miami 33133-5702 T3 -R 1940 0141200070230 3875 WASHINGTON AVE Miami 33133-5644 T3-0 1935 Subject property does not meet period of significance. FOLIO—ADDRESS CITY ZIP ZONING YEAR 0141210120641 3447 WILLIAM AVE Miami 33133-5835 T3 -R 1 1934 Subject properties that were recommended for removal at the April 3, 2018 Historic and Environmental Preservation Board Meeting as they were deemed to be too altered. FOLIO ADDRESS CITY ZIP ZONING YEAR 0141200070240 3893 WASHINGTON AVE Miami 33133-5644 T3-0 1948 0141210072380 3634 FROW AVE Miami 3133-4920 T3 -R 1914 Finally, due to a Scribner's errors Preservation staff recommends the Final Designation be updated to include the property with the mailing address of 3660 Thomas Avenue and that the numbers of the criteria be updated to reflect the numbers in Section 23 of the City Code of Ordinances, as amended, V, Toranzo Wood Frame Vernacular Residences 07!1612018 of Coconut Grove Village West Revised File No. 4331 Page 3 of 7 B. BACKGROUND: On July 27, 2017, the City of Miami City Commission, pursuant to Resolution No. R-17-0390, proposed the historic designation of the area known as "West Grove" in recognition of the historical and cultural importance of the area to the City of Miami and directing the City administration to proceed pursuant to the provisions of Chapter 23 of the Code of The City of Miami, Florida, as amended. On November 16, 2017, the City of Miami City Commission, pursuant to Ordinance 13712, approved an amendment to Chapter 23 of the City Code of the City of Miami, Florida, as amended, entitled "Historic Preservation," to provide definitions and establish provisions for Multiple Property Designations; providing for applicability in the NCD -2 and NCD -3 districts as provided herein; containing a severability clause and providing for an effective date. On Saturday, March 10, 2018, a meeting was held with property owners, residents, and the community to discuss the proposed Wood Frame Vernacular Residential Structures of Coconut Grove Village West as a Multiple Property Designation. On Monday, March 12, 2018, a second meeting was held with property owners, residents, and the community. On Thursday, March 15, 2018, notices for a third meeting were sent to property owners and the subject properties via regular and certified mail. On Tuesday, March 20, 2018, at the request of property owners, residents, and the community, a third meeting was held. On Friday, March 23, 2018, notices were sent via certified mail to property owners informing them of the April 3, 2018 Historic and Environmental Preservation Board meeting where the proposed multiple property designation will be reviewed. After said notice was sent, Preservation staff determined the properties located approximately at 3634 Frow Avenue and 3893 Washington Avenue do not meet the criteria and therefore have been removed from the list of properties to be considered for the preliminary designation. On April 3, 2018, the Historic and Environmental Preservation Board, pursuant to Resolution No. HEPB-R-18-024, approved with the preliminary evaluation of local designation as a historic resource a multiple property designation in Coconut Grove Village West. On Monday, June 11 and Saturday, June 16, the City of Miami Planning Department conducted two community meetings with property owners, residents and the community. The Preservation Office has received letters of support, attached hereto as Attachment "A", and letters of opposition, attached hereto as Attachment "B°, for the proposed multiple property designation. V. ioranzo Wood Frame Vernacular Residences 07(1612018 of Coconut Grove Village West Revised File No. 4331 Page 4 of 7 C. COMPREHENSIVE PLAN: The subject properties are located within the Coconut Grove Neighborhood. Pursuant to Goal LU -2, 23 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 is requesting the Final Evaluation for the wood frame vernacular residences of Coconut Grove Village West as a locally designated multiple property designation. The request is found to be in accordance with the Comprehensive Plan and the Secretary of Interior Standards. D. ANALYSIS: The following is a review of the request pursuant to Section 234(a) of the City Code of Ordinances and the Secretary of Interior Standards. The General Information and Comprehensive Plan section of this report is hereby incorporated into the analysis and its corresponding criteria by reference: Analysis: The Wood Frame Vernacular Residences in Coconut Grove Village West Multiple Property Designation consists of approximately 43 parcels with residences built between 1911 and 1941. The wood frame vernacular residences of Coconut Grove Village West are associated with the overall establishment and continued settlement of the area by black Bahamians, African-Americans from the South, and their descendants. These wood frame structures are associated with the community's contributions to the development of Coconut Grove. Although some alterations have taken place over time, they have been sensitively undertaken and built using appropriate methods and materials. As such, the properties retain sufficient integrity of design, setting, materials, workmanship, feeling, and association to be included in the multiple properly designation. The subject properties are eligible for designation under the following criteria as numbered in Section 234(a) contained in Chapter 23 of the City Code: Criteria (3) Exemplify the historical, cultural, political, economic, or social trends of the community; The Wood Frame Vernacular Residences of Coconut Grove Village West Multiple Property Designation exemplify the historical, cultural, and social trends of the community. The community that these buildings are associated with was established 140 years ago and continues today. They contributed to the development of Coconut Grove, Miami, and Coral Gables. The community's Bahamian and Southern American roots influenced the style of architecture and construction, And finally, the design of the residences impacted the way they socialized. V. Toranzo Wood Frame Vernacular Residences 0711612018 of Coconut Grove Village west Revised File No, 4331 Page 5 of 7 Findings: Consistent Criteria (4) Portray the environment in an era of history characterized by one or more distinctive architectural styles; Coconut Grove Village West contained wood frame vernacular residences that were influenced by the Bahamas and the Southern United States. Historically, this style of architecture was found within other Afro -Bahamian and Southern African American neighborhoods including Lemon City and Overtown. Findings: Consistent Criteria (5) Embody those distinguishing characteristics of an architectural style, or period, or method of construction; The Wood Frame Vernacular Residences of Coconut Grove Village West Multiple Property Designation reflects the architectural trends within Coconut Grove Village West during the period between 1910s and 1940s, They retain sufficient integrity to convey their historic character and construction. Findings: Consistent E. CONCLUSION: Staff finds that the request for final designation complies with all applicable criteria as stipulated in Section 23-4(a) of the City Code of Ordinances, as amended. F. RECOMMENDATION: Pursuant to Section 234(a) of the City of Miami Code, as amended, and the Secretary of Interior Standards, the Planning Department recommends that the Preliminary Evaluation for the wood frame vernacular residences of Coconut Grove Village West as a locally designated multiple property designation be Approved, as amended. Additionally, staff recommends the final resolution read: A RESOLUTION APPROVING THE FINAL EVALUATION OF LOCAL DESIGNATION AS AN HISTORIC RESOURCE A MULTIPLE PROPERTY DESIGNATION OF THE FOLLOWING PARCELS, TO BE KNOWN AS THE "WOOD FRAME VERNACULAR RESIDENCES OF COCONUT GROVE VILLAGE WEST MULTIPLE PROPERTY DESIGNATION": 3242 CHARLES AVENUE, 3250 CHARLES AVENUE, 3295 CHARLES AVENUE, 3298 CHARLES AVENUE, 3325 CHARLES AVENUE, 3388 CHARLES AVENUE, 3418 CHARLES AVENUE, 3420 CHARLES AVENUE, 3427 SW 37 AVENUE, 3475 HIBISCUS STREET, 3477 HIBISCUS STREET, 3508 V. Toranzo Wood Frame Vernacular Residences 07116/2018 of Coconut Grove Village West Revised File No. 4331 Page 6 of 7 STREET, 3589 FRANKLIN AVENUE, 3593 FRANKLIN AVENUE, 3603 CHARLES AVENUE, 3616 THOMAS AVENUE, 3635 OAK AVENUE, 3637 OAK AVENUE, 3644 FROW AVENUE, 3658 THOMAS AVENUE, 3671 WILLIAM AVENUE, 3673 WILLIAM AVENUE, 3727 THOMAS AVENUE, 3738 OAK AVENUE, 3746 WASHINGTON AVENUE, 3748 WASHINGTON AVENUE, 3758 FROW AVENUE, 3760 FROW AVENUE, 3769 FLORIDA AVENUE, 3790 FROW AVENUE, 3797 WASHINGTON AVENUE, 3802 OAK AVENUE, 3821 OAK AVENUE, 3822 OAK AVENUE, 3826 OAK AVENUE, 3837 THOMAS AVENUE, 3859 WASHINGTON AVENUE, 3963 WASHINGTON AVENUE, 3817 WASHINGTON AVENUE, 3628 FROW AVENUE, 3541 PLAZA STREET, 3543 PLAZA STREET, 3820 OAK AVENUE, ALL OF WHICH ARE LOCATED WITHIN MIAMI, FLORIDA 33133 AND DENYING THE FINAL EVALUATION OF LOCAL DESIGNATION AS AN HISTORIC RESOURCE A MULTIPLE PROPERTY DESIGNATION OF THE FOLLOWING PARCELS: 3057 NEW YORK STREET, 3102 HIBISCUS STREET, 3146 HIBISCUS STREET, 3581 HIBISCUS STREET, 3893 WASHINGTON AVENUE, 3281 FLORIDA AVENUE, 3514 FROW AVENUE, 3875 WASHINGTON AVENUE, 3634 FROW AVENUE, 3447 WILLIAM AVENUE CONSIDERING, ADOPTING AND INCORPORATING BY REFERENCE THE DATA, CRITERIA, FINDINGS AND CONCLUSIONS IN THE FINAL DESIGNATION REPORT DATED JUNE 18, 2018, AS AMENDED, ATTACHED AS EXHIBIT "A", AS ARE REFERENCED IN SEC. 23-4, FOR A FINAL DESIGNATION FOR THE MULTIPLE PROPERTIES LISTED ON THE ATTACHED EXHIBIT "B"; FURTHER FINDING THAT SUCH PROPERTIES MEET THE DEFINTION AND CRITERIA FOR A MULTIPLE PROPERTY DESIGNATION AS SET FORTH IN SECS. 23-2 AND 23-4(a) OF CHAPTER 23 OF THE CITY CODE. V. Toranzo 0711612018 Revised U, L (6 � Warren A ams Preservation Officer Wood Frame Vernacular Residences of Coconut Grove Village West File No. 4331 Page 7 of 7