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HEPB Resolution Miami, FL 33133
www.miamigov.com
Enactment Number: HEPB-R-19-016
File Number: 4952 Final Action Date:5/7/2019
A RESOLUTION OF THE MIAMI HISTORIC AND ENVIRONMENTAL
PRESERVATION BOARD, PURSUANT TO SEC. 23-6.2(4) OF THE CITY CODE OF
ORDINANCES, APPROVING AN APPLICATION FOR A SPECIAL CERTIFICATE OF
APPROPRIATENESS TO ALLOW SITE IMPROVEMENTS, MORE SPECIFICALLY
FOR 1) THE REPAINTING, 2) THE REMOVAL OF MURALS, AND 3) THE AFTER -
THE -FACT ISSUANCE OF A PERMIT FOR A NEON SIGN, AN AWNING, PAINTING,
AND REMOVAL OF MURALS, ON THREE NON-CONTRIBUTING PARCELS AND
ON ONE CONTRIBUTING PARCEL, ON THREE NON-CONTRIBUTING PARCELS
AND ONE CONTRIBUTING PARCEL, LOCATED APPROXIMATELY AT 7000, 7010,
7020, AND 7030 BISCAYNE BOULEVARD, MIAMI, FLORIDA, 33138, WITHIN THE
MIAMI MODERN/BISCAYNE BOULEVARD HISTORIC DISTRICT; FURTHER,
INCORPORATING THE ANALYSIS ATTACHED HEREIN AS "EXHIBIT A".
Approved, as amended.
THIS DECISION IS FINAL UNLESS APPEALED IN THE HEARING BOARDS
DIVISION WITHIN FIFTEEN (15) DAYS.
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Prese ation Officer Date
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )
Personally appeared before me, the undersigned authority, �V-V\,Preservation Officer of the City of Miami,
Florida, and acknowledges that s/he executed the foregoing Resolution.
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SWORN AND SUBSCRIBED BEFORE ME THIS DAY OF ),
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tint Notary Name
Personally know or Produced 1. D.
Type and number of I.D. produced
Did take an oath or Did not take an oath
ERICA K. LEE
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EXPIRES: February 2l, 2022
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City of Miami Page 1 of 1 File ID: 4952 (Revision:) Printed On: 411112019
City ity of Miami
Planning Department
Historic Preservation office
ANALYSIS FOR A SPECIAL
CERTIFICATE OF APPROPRIATENESS
APPLICANT: Dean B. Lewis FILE ID: 4952
PROJECT ADDRESS: 7000-7030 Biscayne Boulevard ZIP: 33138
NET OFFICE: Upper Eastside HEARING DATE: 3/512019
COMMISSION DISTRICT: District 5 {Kean Hardernon)
STATUS: Three non-contributing and one contributing
A. GENERAL INFORMATION:
REQUEST: Pursuant to Section 23-6,2(b)(4) of the City Code of Ordinances, as amended, the
Applicant is requesting a Special Certificate of Appropriateness to allow for site improvements to
a non-contributing parcel zoned T4-0 "General Urban Zone" and T5-0 "Urban Center Transect
Zone", two non-contributing parcels zoned T5-0 "Urban Center Transect Zone", and a contributing
parcel zoned T5-0 "Urban Center Transect Zone".
The subject parcels are located within the Baywood Subdivision and the Upper Eastside Net Area.
The site is located along the western side of Biscayne Boulevard between Northeast 70 Street and
Northeast 71 Street,
7000 Biscayne Boulevard
Folio: 0132180040650
Lot Size: Approximately 10,265 sq. ft.
7010 Biscayne Boulevard
Folio: 0132180040660
Lot Size: Approximately 5,100 sq, ft.
7020 Biscayne Boulevard
Follo.0132180040430
Lot Size: Approximately 5,100 sq. ft,
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7030 Biscayne Boulevard
Folio: 0132$0040420
Lot Size: Approximately 5,244 sq. ft.
B. BACKGROUND:
On June 6, 2006, the Historic and Environmental Preservation Board, pursuant to Resolution No.
HEPB-2006-59, designated the subject properties located at 7000-7030 Biscayne Boulevard as part
of the MiMo/BIBo Historic District,
On May 22, 2014, the Miami City Commission, pursuant to Ordinance 13458, amended Ordinance
No. 10544, as amended, the future land use map of the Miami Comprehensive Neighborhood Plan,
changed the future land use designation of the acreage of real property located at approximately a
portion of 7000 Biscayne Boulevard, Miami Florida, from "Duplex Residential" to "Low Density
Restricted Commercial,"
On October 21, 2014, a Declaration of Restrictive Covenants in Lieu of Unity of Title was filed with
the Miami -Dade County Recorder's Office,
On June 22, 2017, the Miami City Commission, pursuant to Ordinance 13691, amended the zoning
atlas classification of the western portion of 7000 Biscayne Boulevard, Miami, Florida, from "T4 -L",
General Urban Transect Zone -Limited, to "74-0", General Urban Transect Zone -Open, and denied
the rezoning request for the properties located at approximately 7010, 7020, and 7030 Biscayne
Boulevard, and the eastern portion of 7000 Biscayne Boulevard, Miami, Florida, from 75-0, Urban
Center Transect Zone -Open, to "76-8-0," Urban Core Transect Zone -Open,
On March 30, 2018, a Certificate of Eligibility was issued to Todd Leoni. During the review of this
application, it was determined that the calculations were not correct. City staff is working with the
Applicant to resolve the matter.
On September 12, 2018, the Applicant submitted an Application for a Certificate of Transfer.
On November 14, 2018, a Declaration of Restrictive Covenants was recorded with the Miami -Dade
County Recorder's Office,
C. COMPREHENSIVE PLAN:
The subject site 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.
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D. NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Propertv
T5-0: Urban Center Transect Zone
(MiMo/BiBo Historic District)
T4-0: General Urban Transect Zone
(MIMo/BiBo Historic District)
FUTURE LAND USE DESIGNATION
Medium Density, Restricted Commercial
Maximum of 65 D.U. per acre
Medium Density, Restricted Commercial
Maximum of 36 D.U. per acre
Surrounding
Progg(les
NORTH:
T5-0: Urban Center Transect Zone
Medium Density, Restricted Commercial
(M!Mo/B!Bo Historic District)
Maximum of 65 D.U.' per acre
T4-0: General Urban Transect Zone
Medium Density, Restricted Commercial
(MiMo/BiBo Historic District)
Maximum of 36 D.U. per acre
SOUTH:
T5-0: Urban Center Transect Zone
Medium Density, Restricted Commercial
(MiMo/BIBo Historic District)
Maximum of 65 D.U. per acre
EAST:
T5-0: Urban Center Transect Zone
Medium Density, Restricted Commercial
(MiMo/BiBo Historic District)
Maximum of 65 D.U. per acre
WEST:
T3 -L: Sub -Urban Center Transect Zone
Duplex — Residential
(Palm Grove Historic District)
Maximum of 9 D.U. per acre
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E. PHOTOGRAPHS:
Historic Photograph:
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F. ANALYSIS:
The following is a review of the request pursuant to Section 2342(b)(4), Section 23.6,(3), and Section
23.6.(9) of the City Code of Ordinances, the Preservation Office Historic Design Guidelines,, and the
Secretary of the Interior's Standards.
Analysis: The Applicant is requesting approval for site improvements to the lots located at 7000-7030
Biscayne Boulevard.
The following is an analysis pursuant to Section 23-6,2(b)(4) of the City Code of Ordinances,
as amended.
7000 Biscayne Boulevard: Non -Contributing
The Applicant is proposing to paint a non-contributing structure and requesting approval for
an after -the -fact mural.
Constructed in 2006, the building is currently white and brown, The Applicant is proposing
to paint the building to match the existing colors, A review of Google Images, attached hereto
as Attachment "A", and the Certificate of Appropriateness log indicate that Preservation staff
did not review the white paint color.
The dark greyish/brown is not in compliance with the MiMo/Biscyane Boulevard Historic
District Design Guidelines. Preservation staff recommends a color from the pre -approved
paint palette.
Mural:
Section 3.3 of the Historic Design Guidelines states, "Artistic murals or patterns are not
allowed and require HEPB approval,"
Preservation staff recommends denial of the after -the -fact request for the current mural as
it is not in compliance with the Historic Guidelines and does not complement the MiMo
Historic District, Additionally, it does not incorporate paint colors from the approved color
palette, nor does it make any reference to the district's history,
7010 Biscayne Boulevard: Non -Contributing
The Applicant is proposing to paint the wall of the car wash and repair the awning and
support structure of an accessory structure.
Painting:
Applicant is proposing to paint the existing car wash to match the existing colors,
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The current grey is not in compliance with the Historic Design Guidelines, Preservation staff
recommends a color from the approved colored palette be used so that the car wash is in
compliance with the MiMo/Biscyane Boulevard Historic District Design Guidelines.
Mural:
Section 3.3 of the Historic Design Guidelines states, "Artistic murals or patterns are not
allowed and require HEPB approval,"
Preservation staff recommends denial of the after -the -fact request for the current mural as
it is not in compliance with the Historic Design Guidelines and does not complement the
MiMo Historic District. It does not incorporate paint colors from the approved color pallet, nor
it make reference to the district's history,
Accessory structure:
A permit for this structure was issued in error as Preservation staff and the Historic and
Environmental Preservation Board did not have an opportunity to review it. Preservation staff
finds that the scope of work is appropriate as this is an already established car wash.
7020 Biscayne Boulevard: Non -Contributing
This is a non-contributing lot that consists of a utility shed. The Applicant is proposing to
paint the structure as it currently exists and recreate the after -the -fact murals.
Painting:
The Applicant is proposing to paint the utility shed a share of grey that is darker than what
is part of the MiMo/Biscyane Boulevard Historic District Design Guidelines. Preservation
staff recommends the Applicant pick a lighter shade.
Mural:
Section 33 of the Historic Design Guidelines states, "Artistic murals or patterns are not
allowed and require HEPB approval."
Preservation staff recommends denial of the after -the -fact request for the current mural as
it is not in compliance with the Historic Design Guidelines and does not complement the
Minto Historic District. It does not incorporate paint colors from the approved color pallet, nor
it make reference to the district's history.
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7030 Biscayne Boulevard: Contributing
Built in 1946, the current tenant is Dogma. The Applicant is proposing to: paint the existing
structure; re-create the after -the -fact painted signs; and repair the after -the -fact awnings and
their support structures.
In his letter of intent, dated September 11, 2018 and submitted as part of this application,
the Applicant states that awnings, planters, and terrace furniture were installed prior to the
creation of the MiMo Historic District,
A review of building permits, the COA log, and images from Google Maps, attached hereto
as Attachment "B", indicate that a variety of work was completed without review by
Preservation Staff, There is no permit for the current awning, no COAs for the changes in
planters, terrace furniture, re -painting of the building, or additional painted signs.
Painting:
The current colors of the structure were picked prior to the creation of the MiMo/Biscayne
Boulevard Historic District, As such, they are not approved as part of the color palette.
Preservation staff has no objections to repainting the structure the same colors as they are
compatible with other selections in the palette.
Signage:
When the contributing structure was designated, it already had one painted sign.
Preservation staff does not object to the painted sign as it was there prior to the district and
does not distract from the building or the historic district it is within, however Preservation
staff recommends that a neon sign saying, "Dogma," be incorporated.
Preservation staff recommends that the Certificate of Transfer not be issued until the
Applicant comes into compliance with all outstanding applicable building permits and any
additional Certificates of Appropriateness.
The following is an analysis pursuant to Section 23,6.(3) for the City Code of Ordinances, as
amended, entitled "Standards for the improvements to non-contributing structures"
When improvements to non-contributing buildings are made, the following guidelines
shall be implemented:
a. Use of building materials commonly found in the construction of the "contributing"
structures within the historic district;
b. Installation of signage that is in keeping with the periods of significance represented
in the district (1924-1956);
c, Architectural design that complements the historic building types and vocabulary
which include:
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i. Mediterranean Revival;
ii. Art Moderne;
iii. Art Deco;
iv. Miami Modern (Minto);
iv, South Florida Regional Vernacular, e.g. a style or type of building that
represents the local or indigenous adaptations of design resultant from
the climate, traditions, and available building materials in the region.
7000 Biscayne Boulevard:
Staff finds that the proposed site improvements do not meet the criteria set forth in Section
23-6 (3) as it does not promote a harmonious relationship with other structures, Preservation
staff recommends that the Applicant work with Preservation Staff to pick a color palette from
the MIMo/Biscayne Boulevard Historic Design Guidelines for the non-contributing structure.
Additionally, in order to meet the requirements of Section 23-6,(3), the Applicant shall apply
for an after -the -fact building permit for the neon sign reading "Organic Bites."
Findings: In -Consistent
7010 Biscayne Boulevard:
Staff finds that the proposed site improvements do not meet the criteria set forth in Section
23-6.(3) and Section.6.(9). Preservation staff recommends denial of the issuance of the
Certificate of Transfer.
Findings: In -Consistent
7020 Biscayne Boulevard:
Staff finds that the proposed site improvements do not meet the criteria set forth in Section
23-6,(3). Preservation staff recommends that in order to meet the requirements of the Code,
the utility trailer be painted MiMo/Biscayne Boulevard Historic District Guidelines approved
paint colors and that neon signage or a neon decorative element be incorporate onto the
utility shed.
Findings: In -Consistent
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7030 Biscayne Boulevard:
The contributing structure does not require a Special Certificate of Appropriateness for the
purposes of a Certificate of Transfer, as such, an analysis pursuant to Section 23-6.(3) and
Section 23.6.(9) is not required.
Findings: Consistent
G. CONCLUSION:
The application has demonstrated partial compliance with Chapter 23 entitled "Historic
Preservation" of the City of Miami Code of Ordinances, the MiMo/Biscayne Boulevard Historic District
Design Guidelines and the Secretary of the Interior's Standards,
Staff finds the request for a Special Certificate of Appropriateness to permit site improvements to
three non-contributing parcels and one contributing parcel located approximately at 7000, 7010,
7020, and 7030 Biscayne Boulevard, within the MiMo Historic District, is partially in compliance with
Chapter 23 and the Historic Design Guidelines.
Furthermore, staff finds that the site improvements to the contributing structure located
approximately at 7030 Biscayne Boulevard has demonstrated partial compliance with Chapter 23
and the Historic Design Guidelines,
H. RECOMMENDATION:
Pursuant to Section 23-6.2(b)(4), Section 23.6.(3), and Section 23.6.(9), of the City of Miami Code
of Ordinances, as amended, the Preservation Office recommends approval with conditions of the
Special Certificate of Appropriateness.
1. The Applicant shall not be issued a Certificate of Transfer for Block 2 Lot 24 of the Baywood
Sub -division with a current folio number of Folio: 0132180040650 and with the address of
7000 Biscayne Boulevard, as it does not meet the criteria of 23.6.(3) and 23-6,(9).
2. The Applicant shall not be issued a Certificate of Transfer for Block 2 Lot 25 of the Baywood
Sub -division with a current folio number of Folio: 0132180040650 and located approximately
at 7000 Biscayne Boulevard unless the structure meets the criteria as set forth in Section
23.6(3) of the City Code of Ordinances, as amended, and paints the structure a
MiMo/Biscayne Boulevard approved color and obtains an after -the -fact building permit for
the "Organic Bites" neon signage.
3. The Applicant shall not be issued a Certificate of Transfer for Block 2 Lot 26 of the Baywood
Sub -division with a current folio number of Folio: 0132180040660 and located approximately
at 7010 Biscayne Boulevard because the proposed work does not meet the criteria of
Section 23.6.(3) and Section 23,6.(9) of the City Code of Ordinances, as amended.
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4. The Applicant shall not be issued a Certificate of Transfer for Block 2 Lot 2 of the Baywood
Sub -division with a current folio number of Folio: 0132180040430 and located approximately
at 7020 Biscayne Boulevard because the proposed work does not meet the criteria of
Section 23,6,(3) and Section 23.6.(9) of the City Code of Ordinances, as amended,
5, The Applicant shall not be issued a Certificate of Transfer for Block 2 Lot I of the Baywood
Sub -division with a current folio number of Folio: 013218000420 and located approximately
at 7030 Biscayne Boulevard until a building permit has been issued for the fixed awning and
a Certificate of Appropriateness has been issued for the updated outdoor dining area,
6. The Applicant shall remove the wall murals on the buildings located at 7000-7020 Biscayne
Boulevard,
7. No Certificates of Transfer shall be issued until the Property Owner has recorded a
Restrictive Covenant in Lieu of Unity of Title that has been reviewed and approved by all
applicable City of Miami departments,
Warren Adams
Preservation Officer
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Alk m 0 i to
April 2011
May 2018
AK Ali
April 2011
May 2015
May 2018