24South Miami
To: The Honorable Mayor Stoddard and Members oft City Commission
Via: Roger M. Carlton, Acting City Manager
From: Thomas J. Vageline Director
Planning and Zoning Department
Date: April 6, 2010 Item No..
Subject:
An Ordinance of the Mayor and City Commission of the City of South Miami,
Florida, relating to a request to amend the official zoning map of the City of South
Miami Land Development Code by designating a commercial building located at
7221 SW 58 Avenue (aka Bougainvillea Tavern) and legally described as being a
portion of Lots 51 and 52, less east 50 feet, in W.A.Larkin's Subdivision, recorded
in Plat Book 3, page 198 of Miami -Dade County Public Records, as an historic site
and by placement of an Historic Preservation Overlay Zone (HP -OV) over the
existing zoning use district for this property; providing for severability; providing
for ordinances in conflict; and providing an effective date.
SUMMARY
The Historic Preservation Board at its February 22, 2010 meeting reviewed an historic designation report
for a commercial building located at 7221 SW 58 Avenue. The building is the Bougainvillea Tavern
which is one of two structures on a site with the legal address of 7211 SW 58 Avenue. The commercial
building address being proposed for designation is 7221 SW 58 Avenue.
APPLICABLE REGULATIONS
The Land Development Code provides that an historic designation recommendation must be enacted as a
zone map change. The "HP -OV" Historic Preservation Overlay zoning district is superimposed as an
overlay over the existing underlying use zone. The procedures in the LDC require the Planning Board to
hold a public hearing on all designations recommended by the Historic Preservation Board. (Section 20-
5.17(E).The final decision on an historic designation is made by the City Cornmission after two readings.
The historic designation of the Bougainvillea Tavern is part of a series of downtown buildings
recommended for designation by the Historic Preservation Board. It is important to note that the tavern
building is identified in the "Hometown Plan" (1993) as one of ten "contributing buildings" having
significant historic value which should be preserved. Two of those buildings have been demolished and
the remaining eight have been designated historic or are in the process of being designated.
The attached Designation Report contains a detailed history of the building and includes photographs. The
attached designation report describes the architecture of the building (pp.5 -6). The City's preservation
consultant determined that the structure meets three of the criteria for historic designation (pp. 6 -7).
2
IMPACT OF DESIGNATION ON PROPERTY RIGHTS
(1) A designated historic site is eligible for property tax exemption on any exterior renovation or
improvements.
(2) A designated historic building does have to prove hardship if a variance is required as part of a
restoration project; and there are no parking requirements for uses in a designated historic site.
(3) The alteration, renovation, remodeling, or landscape change affecting the exterior of a designated
historic building will require special approval in the form of a "certificate of appropriateness" (COA).
The COA approval requires a review by the Historic Preservation Board and final approval by the
City Commission.
(4) The demolition of a designated historic building is permitted; however, the City may delay the
issuance of a permit to demolish for a period up to six months, allowing time for consideration of
alternate plans to save the building.
The proposed designation for 7221 SW 58 Avenue was approved by the Board at its February 22, 2010
meeting by a vote of 8 ayes 0 nays.
It is important to note that in 2006 the Historic Preservation Board did consider the designation of the
same site. The 2006 designation at that time included both structures on the site, the Bougainvillea Tavern
and a smaller building where the Hanging Basket store was located. The Board at that time, based upon a
number of concerns, did not recommend designation. The proposed designation did not proceed any
further. A copy of the Board's March 20, 2006 minutes concerning the designation is attached as
background information.
PLANNING BOARD RECOMMENDATION
The Planning Board at its March 9, 2010 meeting, after a public hearing, adopted a motion by a vote of 5
ayes and 2 nays recommending that the proposed designation be denied.
RECOMMENDATION:
It is recommended that the historic designation and the placement of an "HP -OV" district over the
existing zoning district for the building at 7221 SW 58th Street (Bougainvillea Tavern) be approved.
Backup Documentation:
Draft Ordinance
Designation Report
Communication from Property owner's attorney 4 -5 -10
Planning Department Staff Report 3 -9 -10
Planning Board Meeting 3 -9 -10 Certified Verbatim Transcript
Excerpt Historic Preservation Board 2 -22 -10
Excerpt Historic Preservation Board 3 -20 -06
Mail Notice to applicant
XAComm Items\2010 \4 -6 -10 \7221 SW 58 Avet HP -OV CM report.doc
I ORDINANCE NO.
2
3 An Ordinance of the Mayor and City Commission of the City of South
4 Miami, Florida, relating to a request to amend the official zoning map of
5 the City of South Miami Land Development Code by designating a
6 commercial building located at 7221 SW 58 Avenue (aka Bougainvillea
7 'Tavern) and legally described as being a portion of Lots 51 and 52, less east 50
8 feet, in W,A.Larkin's Subdivision, recorded in Slat Book 3, page 198 of Miami -
9 Dade County Public Records, as an historic site and by placement of an,
10 Historic Preservation Overlay Zone (HP -OV) over the existing zoning use
11 district for this property; providing for severability; providing for
12 ordinances in conflict; and providing an effective date.
13
14
15 WHEREAS, Application No. PB -10 -002 was submitted to the Planning and Zoning
16 Department by the Historic Preservation Board, said application requesting to amend the
17 official zoning map of the City of South Miami by overlaying an "HP -OV" Historic
18 Preservation Overlay zoning district for a commercial building located at 7221 SW 58th
19 Avenue (aka Bougainvillea Tavern) and legally described as being a portion. of Lots 51 and 52,
20 less east 50 feet, in W.A.Larkin's Subdivision, recorded in Plat Book 3, page 198 of Miami -
21 Dade County Public Records; and
22
23 WHEREAS, the proposed historic designation and rezoning is consistent with the
24 goals and policies and the future Land Use Map of the City of South Miami Comprehensive
25 Plan; and
26
27 WHEREAS, the Historic Preservation Board at its February 22, 2010 meeting reviewed
28 the Designation Report for the Bougainvillea Tavern located at 7221 SW 58th Avenue and
29 adopted a motion by a vote of 8 ayes 0 nays recommending that the proposed building be
30 designated historic; and
31
32 WHEREAS, at its March 9, 2010 meeting, after a public hearing regarding the
33 application of the HP -OV zoning to the commercial building located at 7211 SW 58`h Avenue,
34 the Planning Board recommended that proposed designation and zoning change be denied by a
35 vote of 5 ayes and 2 nays; and
36
37 WHEREAS, the City Commission desires to accept the recommendation of the Historic
38 Preservation Board.
39
40 NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND THE CITY
41 COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:
42
43 Section 1. That the City's Official Zoning Map shall be amended by placing the Historic
44 Preservation Overlay (HP -OV) zoning district over the existing underlying zoning use district for
45 property identified as a commercial building located at 7221 SW 58th Avenue (aka Bougainvillea
46 Tavern) and legally described as being a portion of Lots 51 and 52, less east 50 feet, in
47 W.A.Larkin's Subdivision, recorded in Plat Book 3, page 198 of Miami -Dade County Public
48 Records.
49
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
Section 2. That the Designation Report for the building at 7221 SW 58th Avenue (aka
Bougainvillea Tavern) as prepared by the South Miami Planning Department is identified as
Attachment "A" and is attached to and made part of this ordinance.
Section 3. The Design Review Guidelines set forth in the Designation Report for the
building at 7221 SW 58th Avenue (aka Bougainvillea Tavern) and the provisions contained in
the Land Development Code pertaining to review of building permits, certificates of
appropriateness and demolition are applicable to the same property.
Section 4. If any section, clause, sentence, or phrase of this ordinance is for any reason
held invalid or unconstitutional by a court of competent jurisdiction, this holding shall not affect
the validity of the remaining portions of this ordinance.
Section 5. All ordinances or parts of ordinances in conflict with the provisions of this
ordinance are hereby repealed.
Section 6. This ordinance shall be effective immediately after the adoption hereof.
PASSED AND ADOPTED this
ATTEST:
CITY CLERK
I st Reading —
2nd Reading —
READ AND APPROVED AS TO FORM
AND SUFFICIENCY:
CITY ATTORNEY
Attachment "A" Designation Report
day of , 2010
XAComm Items\2010 \4 -6 -10 \7221 58 Ave Bougm HP -OV Ord -doe
APPROVED:
COMMISSION VOTE:
Mayor Stoddard:
Vice Mayor Newman:
Commissioner Palmer:
Commissioner: Beasley:
Commissioner Harris:
2
•
*IAIl
6900
SW 70TH ST
SW71STST
, Hi
City of South Miami
Historic Site Designation 7221 SW 58th Avenue
6701
—T
5449 ,ah'O�I
00
r,68TH ST
5907 1
C; 0-
_
49'
Lw
N
<
%V-*
.y093 SUBJECT
PRQF�
. ..... .. qRTY,
SUNSET DR
QT. SW 72ND A. . ..... ..
A AW j
A29 TO
4 1 5001
47.4
° 5950
L
7230
A-
1331 I 7390
L-ZW74TW-8T—I:
74CO O 7400 1
0 100 200 300 600 900 1,200 1,500
Feet
TABLE OF CONTENTS
General Information ............... ..............................2
II. Significance ........................ ............................... 2
III. Architectural Distinction ......... ..............................5
IV. Eligibility For Designation ........ ............................... 6
V. Design Review Guidelines ........ ..............................7
VI. Bibliography .......................... ..............................9
VII. Photographs ........................... .............................10
City of South Miami
Historic Designation Report for
7221 SW 58th Avenue
Paae 1 of 12
BOUGAINVILLEA'S OLD FLORIDA TAVERN
7221 S.W. 58th AVENUE, SOUTH MIAMI
I. GENERAL INFORMATION
Current Address: 7221 S.W. 58th Avenue, South Miami aka 15 South 1 st
Avenue, South Miami (street numbering system prior
to 1952); originally platted as "Orange Street" (1915)
Location: East side of S.W. 58th Avenue, 2 -3 lots south of Sunset
Drive (S.W. 72nd Street)
Present Owner: Remseaoliv, LLC
Present Use: Commercial; tavern
Zoning District: Retail- Hometown District Overlay (SR -HDOV
Tax Folio Number: 09 -4036- 022 -0380
Legal Description: Lots 51 and 52, less east 50 feet, in W.A.Larkin's
Subdivision, recorded in Plat Book 3, page 198 of
Miami -Dade County Public Records
II. SIGNIFICANCE
Date Constructed: pre -1945, possibly 1920s, with later additions
Architect / Builder: Unknown
Original Use / Location: Garage on Lot 10 of W.A.Larkin's Subdivision (SE
corner of 58th Avenue and Sunset Drive, immediately north of
present site). Relocated, enlarged and converted to single - family
residence, 1945.
Statement of Significance
While the Historic Preservation Board of South Miami ruled this site
unworthy of historic designation in 2006, further research has shed more light
on its origins and bears reconsideration. The first documented building owner
was merchant and restaurant owner Abia B. Core, who settled in South Miami
in the 1920s; but the building's chief merit is its architecture.
City of South Miami
Historic Designation Report for
7221 SW 58th Avenue
Paae 2 of 12
This one -story wood -frame structure, most likely of now -rare Dade
County pine, is the result of a 1945 expansion of an earlier garage building,
possibly from the 1920s or '30s, that converted it into a single - family residence.
Exploration of the interior walls would help to determine which part of the
present building was the original garage, but even the 1945 additions, now 65
years old, are a worthy example of local, 20th- century Vernacular architecture.
Contextual History:
The town of Larkins, predecessor of the City of South Miami, got its start in
the 1880s with the settlement of a few farming families in the vicinity of present -
day Cocoplum Circle. The town grew when a railroad station was established
a short distance to the west in 1904. By 1917, Larkins had a population of 350,
and nine subdivisions were platted by 1918. One of these was W.A.Larkin's (sic)
Subdivision, platted in 1915 by the pioneer for whom the town was named,
Wilson A. Larkins from Tennessee. This subdivision lies between S.W. 57th and 59th
Avenues, from Sunset Drive to S.W. 74th Street, and comprises 82 building lots
numbered sequentially (the eight blocks are not numbered). Lots 1 through 19
line the south side of Sunset Drive. The subject building straddles Lots 51 and 52.
At the height of the Florida Land Boom, Larkins was incorporated as the
Town of South Miami on March 6, 1926, and grew into a City the following year.
At that time it instituted a street numbering system that counted avenues
westward from Red Road (the border with Coral Gables), and streets
northward and southward from Sunset Drive. This system continued until 1952,
when the city adopted the Miami street grid. The address of the subject
property under the earlier system was 15 South 1 st Avenue.
Specific History.
With no original building records surviving, clues to this building's origins
can be pieced together from other sources. Deed records for Miami -Dade
County show that the building site, lots 51 and 52 in W.A.Larkin's Subdivision,
were bought by A.B.Core directly from Wilson Larkins on July 20, 1936.1
Abia Bernard Core, born in 1896 in Fort Dodge, Iowa, came to Florida
around 1924 with his wife Jeannette, probably drawn by the Florida Boom.
Deed records show that in December 1924 he bought a building lot on Red
Road a block north of Sunset Drive, from the Methodist Episcopal Church .2 In
February 1925 he purchased Lot 10 in W.A.Larkin's Subdivision from William A.
'Miami-Dade County Deed Book 1789, Page 216.
'Miami-Dade County Deed Book 528, Page 106.
City of South Miami
Historic Designation Report for
7221 SW 581' Avenue
Paae 3 of 12
McCarty,3 who had bought it from Wilson Larkins -less than a year before.4 This
lot is situated at the southeast corner of Sunset Drive and S.W. 58th Avenue,
immediately north of Lots 51 -52.
The 1927 Polk's City Directory lists -A.B.Core as co -owner of the Core &
Eigsti drugstore on Sunset Drive, but the exact address is not given. Mr. & Mrs.
Core were also living on Sunset Drive, probably on Lot 10. In 1928, Core
ordered three mahogany billiard tables from a company in Atlanta,5 so
perhaps he was running more than a drugstore. Core's business partner, Walter
J. Eigsti, a fellow Iowan, returned to the family farm in Iowa by 1930, according
to the U.S. Census of that year. The 1930 Census also lists A.B. and Jeanette
Core still residing on Sunset Drive, and both working in sales in a "general
store." Jeannette Core, suffering from ill health for years, committed suicide
with poison on October 26, 1930, at age 32.6
In 1933 A.B.Core took a second wife, Billie Burton, a native of Alabama
who had just been divorced from her husband William S. Burton.7 The Burtons
had also lived on Sunset Drive, according to the 1927 City Directory. The 1935
Florida Census lists A.B.Core, occupation "farmer," living on Sunset Drive with
his wife Billie and her teenage son Bill Burton. Then in 1936, A.B.Core purchased
Lots 51 and 52, immediately south of Lot 10, as noted above.
The 1941 Polk's Directory (the first to list specific addresses) lists the Cores'
residence at 42 Sunset Drive, which was Core's property on Lot 10, now known
as 5796 Sunset Drive. At that time A.B.Core was running Able's Lunch at 219 N.
State Highway (now U.S. 1). The next episode is the issuance of a building
permit in June, 1945, to "move garage from Lot 10 to Lots 51 and 52, and add
to it to make a 32' x 40' Building." This, then, is the origin of the subject
building: an earlier wood -frame garage, of unknown dimensions, built either by
A.B.Core or W.A.McCarty before him, or possibly even by W.A.Larkins even
earlier, was moved from the corner lot to the present site in 1945 and was
enlarged to become the Cores' new home.
A few months later, on January 14, 1946, Core sold Lot 10 to Altha
Sweets, a widow. The deed conveys the land "together with furniture,
furnishings and household equipment now located in the buildings on said
land, excepting there from the piano, victrola, cabinet of records, cedar
chest, desk, light, and personal belongings. "8 The Cores evidently took these
'Miami-Dade County Deed Book 501, Page 366.
Miami -Dade County Deed Book 313, Page 383; April 9, 1924.
s Miami -Dade County Deed Book 1204, Page 471.
' "Club Woman Kills Herself with Poison," Miami Herald, Oct. 27, 1930, p.2.
'Florida Marriage Collection 1927 -2001; Dade Co. Divorce Index vol. 46, #2255.
'Miami-Dade County Deed Book 2616, Page 81.
City of South Miami
Historic Designation Report for
7221 SW 58th Avenue
Paae 4 of 12
latter items into their new home at 15 South 1St Avenue, first listed in the Polk's
Directory of 1947.
Lots 51 and 52 originally had a depth of 142.5 feet. On September 6,
1950, A.B.Core sold the eastern 50 feet of both lots to a William Segal9 Perhaps
with the proceeds of this sale, in 1953 Core built the narrow masonry building
at 7211 S.W. 58th Avenue, next door to his residence, and ran it as Core's
Coffee Shop until his death in 1961.10 A month later, his widow Billie Core
conveyed both lots, minus the eastern 50 feet, to her son William Burton," a
photographer, who lived at 7221S.W. 58th Avenue through at least 1975. The
building was converted to its present use, Bougainvillea's Old Florida Tavern,
about the year 2000.
III. ARCHITECTURAL DISTINCTION
This building is a fine example of Frame Vernacular architecture,
although the exterior siding may be of cement asbestos or other composite
made to resemble wood, in 12 -inch overlapping horizontal planks. The interior
walls are paneled with wide, unfinished pine boards, and the finished ceiling
and floor are also wood. In the 1947 G.M.Hopkins City Atlas, the building is
color -coded to denote a frame structure.
"Vernacular" is a non - academic architectural style that is the product of
the builder's skill and experience, adapted to local materials and conditions. It
is largely utilitarian with a minimum of decoration. South Florida houses of this
style in the early 20th century are usually rectangular, of one or two stories, with
a gable roof usually of wood shingles, but original roofs rarely survive. Homes in
this style can be either wood frame or masonry; frame structures usually have
horizontal wood siding. Overhanging eaves and exposed rafter ends are
typical, and windows were usually double -hung sash type.12
The footprint of this building is a broad rectangle. The front (western)
portion has an end -gable roof running on a north -south axis; a shorter gable
roof is set perpendicular to it at the south end, forming an L- shape. The portion
of the building that fills in the angle of the L has a flat roof that slopes down at
two different angles, on the east elevation. Here an outdoor bar enclosure of
vertical wood paneling is of recent construction. A masonry chimney rises from
the juncture of the rear gable and this sloped -roof section. The building's roof is
of asphalt shingle that is probably not original (Roofing permits were issued in
1953, 1969, and 2008).
s Miami -Dade County Deed Book 3340, Page 497.
0 Obituary, Miami Herald, January 7, 1961, p. 2 -C.
" Miami -Dade County Deed Book 2496, Page 121.
'Z Metro Dade County, From Wilderness to Metropolis, 1992, pp. 176 -8.
City of South Miami
Historic Designation Report for
7221 SW 58th Avenue
Paae 5 of 12
The entrance to the building is at the center of the west elevation, and a
short extension of the roof, supported by simple posts, forms a small front
portico. Windows throughout are sash type, mostly with 8- over -8 panes, and
probably date to 1945. The window configuration on the east elevation
matches that seen in a 1954 aerial photograph (q.v.). A permit issued in 1946
for an "8' x 10' back porch" was probably on the north side of the building, as
seen in the same photograph.
On the interior, the front door opens into a large main room, with a faux -
brick, non - working fireplace toward the rear. Two smaller rooms open off the
south end of the main room, with a large floor beam and archways setting
them apart. There are sections of wooden shelving along the upper walls. Most
of the main room is taken up by a wooden bar structure that dates from the
conversion of the property into a tavern several years ago. The current
operator's website, www.bougiesbar.com, citing no sources, describes the
property as a "1929 -era, 1500- square foot cottage" and states, "During the re-
design, all the old wood was saved to make (the) bar."
At the Historic Preservation Board meeting in 2006, one of the arguments
made for denying this building historic status was that it "sits in an environment
completely transformed from its original setting. "13 Today, standing just behind
Starbuck's on bustling Sunset Drive, this wood -frame building is incongruous,
but one of the values of historic preservation is to provide us with touchstones
to our past, to remind us, or teach us, of times that were different. Indeed, the
current occupant seems to find great popular appeal and commercial value
in promoting this venue as an Old Florida Tavern. Another argument made
was that the building had undergone "severe alteration," but in fact no major
alterations are documented since its 1945 construction, and it appears hardly
changed at all from the 1954 photograph.
IV. ELIGIBILITY FOR DESIGNATION
The building at 7221 S.W. 58th Avenue appears to meet the following
criteria for significant structures contained in the South Miami Land
Development Code, "Historic Preservation Standards:"
(a) Possess integrity of location, design, setting, materials, workmanship, feeling
and association
Originally a garage enlarged and adapted to residential use in 1945, this
building retains the integrity of its design as a wood -frame Vernacular
structure, and preserves the feeling and association of early 20th Century
13 Minutes, HP Board of South Miami, Public Hearing on Designation, March 20, 2006.
City of South Miami
Historic Designation Report for
7221 SW 581h Avenue
Paae 6 of 12
South Florida architecture. Its interior walls, ceiling and floor are
constructed of distinctive local materials, probably Dade County pine,
with fine workmanship. The exterior walls, while they may or may not be
of wood, probably date to 1945.
(c) Are associated with the lives of persons significant in our past
The earliest documented owner of this building is Abia Bernard Core, a
merchant and restaurant owner who came to South Miami from Iowa
around 1924, during the Florida Land Boom. He moved a garage
structure from his adjoining lot to the present site in 1945, and enlarged it
to create his own residence, where he lived until his death in 1961.
(d) Embody the distinctive characteristics of a type, period, style or method of
construction or work of a master, or that possess high artistic value, or that
represent a distinguishable entity whose components may lack individual
distinction
This building exemplifies Frame Vernacular architecture, prevalent in U.S.
residential buildings in the early 20th Century, and at least part of the
present structure is known to have its origins prior to 1945. Buildings of this
type, built of local pine, were typical in South Florida in the 1920s, early in
the area's development.
V. DESIGN REVIEW GUIDELINES
In accordance with the procedures set forth in Section 20.5.19 of the
City's Land Development Code, any building permit for exterior alteration,
renovation or demolition of an existing structure which is designate historic, or is
within a designated historic district shall first require the issuance of a
Certificate of Appropriateness (COA). The COA is issued after a review by the
historic Preservation Board and City Commission.
The Historic Preservation Board shall adopt and may, from time to time,
amend the standards by which applications for a Certificate of
Appropriateness may be evaluated. In adopting these guidelines, it shall be
the intent of the Board to promote maintenance, restoration, adaptive uses
appropriate to the property, and compatible contemporary designs that are
harmonious with the exterior architectural and landscape features of
neighboring buildings, sites, and streetscapes.
General: The Secretary of the Interior's Standards for Historic Preservation
Projects with Guidelines for Applying the Standards (1979), and as it
may be amended.
City of South Miami
Historic Designation Report for
7221 SW 58th Avenue
Pace 7 of 12
Specific:
• Wood interior walls, floor, ceiling and roof beams
• Horizontal exterior siding.
• End -gable roofs (roof surface material probably not original)
• Overhanging eaves with exposed wooden rafter ends
• Masonry chimney and interior fireplace
• Sash windows
City of South Miami
Historic Designation Report for
7221 SW 58th Avenue
Paae 8 of 12
BIBLIOGRAPHY
AncestryPlus online: U.S. and Florida Census, Marriage and Divorce Records
Building Permits: City of South Miami, Planning Department.
Deeds and Platbook Records: Miami -Dade County Clerk Archives, Miami.
McAlester, V. & L.; A Field Guide to American Houses, Alfred A. Knopf,
N. Y., 2005.
Metropolitan Dade County; From Wilderness to Metropolis, 2nd Edition, Office of
Community Development, Historic Preservation Division, 1992.
Polk's City Directories Greater Miami, various years.
Redding, Susan Perry; "South Miami," in Miami's Historic Neighborhoods,
Historical Publishing Network for Dade Heritage Trust, 2001.
- -- Carolyn Klepser, researcher
January 18, 2010
Revised February 16, 2010
City of South Miami
Historic Designation Report for
7221 SW 581" Avenue
Pace 9 of 12
VII. PHOTOGRAPHS
West Facade (Front) of 7221 SW 58th Avenue
City of South Miami
Historic Designation Report for
7221 SW 581" Avenue
Paae 10 of 12
East Facade (Rear) of 7221 SW 58th Avenue, Circa IYY/
East Fagade (Rear) of 7221 SW 58th Avenue
City of South Miami
Historic Designation Report for
7221 SW 58th Avenue
Paae 11 of 12
South Facade (Side) of 7221 SW 581h Avenue
X: \PB \PB Agendas Staff Reports \2010 Agendas Staff Reports \3 -9 -10 \Bougainvillea Designation Report -
2.26.10.doc
City of South Miami
Historic Designation Report for
7221 SW 58th Avenue
Paae 12 of 12
LAW OFFICES
SHUBIN &BASS
P R O F E S S I O N A L A S S O C I A T I O N
Via Facsimile& U.S. Mail
April 5, 2010
City Clerk
City of South Miami
6130 Sunset Drive
South Miami, Florida 33143
Re: Planning Board Item No. PB -10 -003
Historic Designation -7221 SW 58th Avenue
Dear Clerk:
t
�z t
CITY CLERK'S OFFICE
This correspondence is transmitted on behalf of REMSEAOLIV, LLC, ( "Owner "),
the Owner of the property located at 7221 SW 58th Avenue (the "Subject Property ")
which is the subject of the City of South Miami ( "City ")'s proposed designation. This
correspondence likewise serves as a formal written objection to the designation report
offered by the City of South Miami (the "City ") in support of the proposed designation.
In sum, the Subject Property does not remotely satisfy the standards that govern historic
designation for all of the reasons explained by expert witness and professor of
architecture - Jorge Hernandez. A copy of the sworn testimony of Professor Hernandez is
attached hereto as Exhibit "A" and incorporated herein. We would respectfully ask that
the Clerk include a copy of this letter together with the attached transcript in the record of
this proceeding along with the record of the City's prior attempt to designate the Subject
Property.
On this point, we are constrained to remind the City that in its prior attempt to
designate the Subject Property, the City's Historic Preservation Board correctly
concluded that the Subject Property failed to satisfy the City's standards for designation.
The City's Planning Board likewise reached the same conclusion during this proceeding.
Neither Board, nor the City's Designation Report, found that any substantial change of
circumstances occurred with respect to the Subject Property so as to justify a different
result from the "no designation" decision previously and correctly reached by the City in
2006. Under the doctrine of administrative res judicata, the City should likewise deny the
designation request at this time. See, e.g., Miller v. Booth, 702 So. 2d 290 (Fla. 3d DCA
1997)(the doctrine of administrative res judicata is applicable to rulings or decisions of
administrative bodies, and to rulings of such bodies dealing with zoning regulations
unless it can be shown that since the earlier ruling thereon there has been substantial
change of circumstances relating to subject matter with which ruling was concerned,
sufficient to prompt different or contrary determination.)
46 S.W. 1st Street, 3rd Floor, Miami, FL 33130 Ph: 305.381.6060 Fx: 305.381.9457 www.shubinbass.com
City Clerk
City of South Miami
21 Page
We respectfully ask that the City deny or abandon its attempt to designate the
Subject Property over the Owner's objection.
cc
Thomas J. Vag(
Mr. Sandy Youkalis, Planning Consultant
Bruce Cease, Esq.
Mr. Cauley Dennis
SHUBIN & BASS, P.A.
1
2
3
4
5
6
7
8
9
10
11
12
13
1.4
15
16
*17
18
19
20
21
22
23
24
25
CITY OF SOUTH MIAMI
PLANNING BOARD
TUESDAY, MARCH 9, 2010
CITY COMMISSION CHAMBERS
7 :30 p.m.
APPEARANCES:. CERTMIED
DEAN WHITMAN TRANSCRPT
JUAN COMENDEIRO.
JORGE CRUZ.
NANCY WILSON YOUNG
C. DAVID MORTON
BRENDA YATES
HENRY FARFAN
LAURENCE FEINGOLD, CITY ATTORNEY
LOURDES CABRERA- HERNANDEZ, PRINCIPAL PLANNER
THOMAS J. VAGELINE, PLANNING DIRECTOR
SANFORD A. YOUKLIS
800 -726 -7007
Veritext Florida Reporting Co.
11
305- 376 -8800
9 f Panes 2 to 5 )
4
The zoning map would be amended in order
to create an overlay over the existing
underlying zoning. That process is like any
other rezoning. The planning board public
hearing recommendation, then an ordinance in
front of the city commission for first and
second reading.
What you have today is the historic board
recommending the designation of an historic
building at 7221 Southwest 58th Avenue. The
actual building is the Bougainvilla Tavern.
There are two structures on the site. And the
structure that's being designated is one of the
structures. And that's the actual address of
7221. The legal address of the entire site is
7211.
The designation came before the historic
board on February 22nd in 2010. And by a vote
of eight to zero they're recommending
designation. And attaches an excerpt from that
meeting of the historic board of a couple of
weeks ago concerning the designation. If
important to note that this designation did
come up in 2006, at which time the Bougainvill
and the next door property, the Hanging Basket !,
5
was part of the overall designation. At the
meeting of the historic board in 2006, the
board declined by a four three vote I believe
to make it -- to recommend historic
designation.
Now, three years later, several members of
the board wanted to bring this up again, limit
the designation to the Bougainvilla Tavern and
they also requested a new designation report be
written. So you have before you as a
designation report our consultant; Carolyn
Klepser, consultant to the -- historic
preservation consultant to our staff has
prepared the designation report and will give
you a brief synopsis of the history and why
this is -- she's recommending that it is
eligible for designation as a historic -- a
designated site.
I will throw -- is there any particular
order of the photographs I should show -- okay.
I'll follow your lead as you talk.
MS. KLEPSER: That will be fine. Good
evening. I'm Carolyn Klepser. I live in Miami
Beach. And for about the last 14: years I've
been doing historic architectural research for
Veritext Florida Reporting Co.
800 - 726 -7007 305 - 376 -8800
2
1
THE CLERK: Next is the planning board
1
2
application. First application this evening is
2
3
PB10002. It is a public hearing and do we need
3
4
to swear people in.
4
5
MR. YOUKLIS: Yes, Madam Chair and the
5
6
Members of the Board, you have before you a
6
7
two -page staff report and an historic
7
8
designation report. What this is the standard
8
9
procedure after the historic preservation -- is
9
10
there a.question ?.., 5,.., . -., , ;. ;y
10
11
MS FATE$ Did we need to read it into
11
12
13
the record first orr °_"
10 ,.Y..OiJK.% i vying, }'m'sch y,
12
13
14
MS. YATES: Do I need to swear anybody in?
14
15
Is that something that needs to be done in this
15
16
particular -- -
16
17
MR. YOUKLIS: The city attorney should do
17
18
that.
17
19
MR. FEINGOLD: Would all witnesses please
I18
19
20
stand.
20
21
Are you going to do it, madam clerk, or do
!21
22
you want me to do it?
22
23
THE CLERK: Please raise your right band.
23
24
25
Thank you.
(Thereupon, all parties wishing to testify were duly
24
25
4
The zoning map would be amended in order
to create an overlay over the existing
underlying zoning. That process is like any
other rezoning. The planning board public
hearing recommendation, then an ordinance in
front of the city commission for first and
second reading.
What you have today is the historic board
recommending the designation of an historic
building at 7221 Southwest 58th Avenue. The
actual building is the Bougainvilla Tavern.
There are two structures on the site. And the
structure that's being designated is one of the
structures. And that's the actual address of
7221. The legal address of the entire site is
7211.
The designation came before the historic
board on February 22nd in 2010. And by a vote
of eight to zero they're recommending
designation. And attaches an excerpt from that
meeting of the historic board of a couple of
weeks ago concerning the designation. If
important to note that this designation did
come up in 2006, at which time the Bougainvill
and the next door property, the Hanging Basket !,
5
was part of the overall designation. At the
meeting of the historic board in 2006, the
board declined by a four three vote I believe
to make it -- to recommend historic
designation.
Now, three years later, several members of
the board wanted to bring this up again, limit
the designation to the Bougainvilla Tavern and
they also requested a new designation report be
written. So you have before you as a
designation report our consultant; Carolyn
Klepser, consultant to the -- historic
preservation consultant to our staff has
prepared the designation report and will give
you a brief synopsis of the history and why
this is -- she's recommending that it is
eligible for designation as a historic -- a
designated site.
I will throw -- is there any particular
order of the photographs I should show -- okay.
I'll follow your lead as you talk.
MS. KLEPSER: That will be fine. Good
evening. I'm Carolyn Klepser. I live in Miami
Beach. And for about the last 14: years I've
been doing historic architectural research for
Veritext Florida Reporting Co.
800 - 726 -7007 305 - 376 -8800
3
1
sworn.)
1
2
MR, YOUKLIS: Someone should read it in
2
3
the record.
3
4
THE CLERK: First application, PB -10 -002.
4
5
The applicant is the City of South Miami, the
5
6
Historic Preservation Board.
6
7
"An Ordinance of the Mayor and City
7
8
Commission of the City of South Miami, Florida,
8
9
relating to a request to amend the official
9
10
zoning map of the City of South Miami Land
10
11
Development Code by designating a commercial
11
12
building located at 7221 SW 58th Avenue as an
12
13
historic site and by placement of an Historic
13
14
Preservation Overlay Zone (I[P -OV) over the
14
15
existing zoning use district for this property;
15
16
providing for severability; providing for
16
17
ordinances in conflict; and providing an
17
18
effective date."
18
19
Staff would you like to --
19
20
MR. YOUKLIS: Most of you probably know
20
21
the location of this building but this
121
22
procedure is standard after an historic board
122
23
makes a recommendation of a designated site.
I23
24
It now translates into a zoning -- a rezoning
124
25
or a change in the zoning code.
;25
4
The zoning map would be amended in order
to create an overlay over the existing
underlying zoning. That process is like any
other rezoning. The planning board public
hearing recommendation, then an ordinance in
front of the city commission for first and
second reading.
What you have today is the historic board
recommending the designation of an historic
building at 7221 Southwest 58th Avenue. The
actual building is the Bougainvilla Tavern.
There are two structures on the site. And the
structure that's being designated is one of the
structures. And that's the actual address of
7221. The legal address of the entire site is
7211.
The designation came before the historic
board on February 22nd in 2010. And by a vote
of eight to zero they're recommending
designation. And attaches an excerpt from that
meeting of the historic board of a couple of
weeks ago concerning the designation. If
important to note that this designation did
come up in 2006, at which time the Bougainvill
and the next door property, the Hanging Basket !,
5
was part of the overall designation. At the
meeting of the historic board in 2006, the
board declined by a four three vote I believe
to make it -- to recommend historic
designation.
Now, three years later, several members of
the board wanted to bring this up again, limit
the designation to the Bougainvilla Tavern and
they also requested a new designation report be
written. So you have before you as a
designation report our consultant; Carolyn
Klepser, consultant to the -- historic
preservation consultant to our staff has
prepared the designation report and will give
you a brief synopsis of the history and why
this is -- she's recommending that it is
eligible for designation as a historic -- a
designated site.
I will throw -- is there any particular
order of the photographs I should show -- okay.
I'll follow your lead as you talk.
MS. KLEPSER: That will be fine. Good
evening. I'm Carolyn Klepser. I live in Miami
Beach. And for about the last 14: years I've
been doing historic architectural research for
Veritext Florida Reporting Co.
800 - 726 -7007 305 - 376 -8800
1
6
1
1
the City of Miami Beach and for individual
1
2
architects. This is the second property rve
2
3
researched in the City of South Miami.
3
4
As Mr. Youklis said, that it was brought
4
5
up for historic designation in 2006 and was
5
6
unfound by the board at that time. But I was
6
7
able to do more extensive research at that
7
8
time. And in the previous designation report
8
9
there were several statements that were made
9
10
that were suppositions and guesswork that for
10
11
the research has shown to have been wrong
11
12
guesses.
12
13
So I want to share with you, not to
13
14
disparage, the previous report, but I want to
14
15
share you with facts that I had uncovered about
15
16
the property. And I do -- my role is to do the
16
17
research and to present it to you. Your city
17
18
has set up the criteria for designation and are
18
19
free to decide if you feel the property meets
19
20
the set criteria.
20
21
I have two handouts that either I can give
21
22
out or someone else could band out, one for
22
23
each of the seven of you. One is a plat map
23
24
from 1965 where the subject property is
24
25
outlined. And it helps you put it into
25
7
1
context. The other is an aerial photograph
1
2
from 1954, which is the earliest photographic
2
3
image I've located of the building to show how
3
4
little the exterior has apparently been altered
4
5
since that time.
5
6
I started my research with a deeds search.
6
7
Deeds are not referenced in the previous
7
8
bibliography of previous research, but I looked
8
9
in the deeds and found that this -- and also
9
10
early plat records, this property is located in
10
11
the W.A. Larkins subdivision. You can see on
11
12
the plat map we're handing out. And I
12
13
recognize the name of Wilson Larkins who is the
13
14
namesake of the town of Larkins which later
14
15
became South Miami.
15
16
Mr. Larkins platted the subdivision in
16
17
1915. The subject property occupies lots 51
17
18
and 52 in the Larkin subdivision, so you can
18
19
see it on the plat map.
19
20
These two lots I found in these records
20
21
that these two lots were sold by Mr. Larkins
21
22
himself to a man named Abia Core in 1936.
22
23
There was a supposition in the previous
23
24
research that the land at some time had
24
25
belonged to Mr. Core and his business partner 125
3 (Pages 6 to 9)
e
Walter Eigsti. Mr. Eigsti according to census
records had returned to his home state of Iowa
by 1930, so that was untrue. The land was sold
to Mr. Core in 1936.
I did further research on Abia B. Core and
found also from census records in his obituary
that he and his wife Janette, his first wife,
came here from Iowa about 1924. He bought a
lot on Red Road in 1924. And he also bought,
and this is more relevant, he bought lot ten in
the Larkin subdivision in 1925. And on the
plat maps that have been handed you'll see that
Iot ten is directly north of the subject
property.
So Mr. Core owned the corner lot that sits
at the comer of 58th Avenue and Sunset Drive,
and that's where there is a Starbucks right
now. He bought that lot ten from a man named
William McCarty who had bought it directly from
Wilson Larkins less than a year before.
Mr. Core and his wife Iived on Sunset
Drive, but in the early city directories and
census records street numbers, house numbers
are not given as part of the street address,
just the name of the street is given so its
a
hard to pinpoint exactly where people live.
The fast city directory that specifies
street numbers is the one published in 1941.
And in 1941 Mr. Core was living with his second
wife at that time at what was then called 42
Sunset Drive. Also the street numbering system
changed in the 1950s. But he was living on his
property on lot ten in 1941.
Mr. Core's first wife committed suicide in
1930 and in 1933 he married a divorcee named
Billy Burton who had a teenage son named
William. Mr. Core worked running a
luncheonette on US 1. And as I mentioned before
in 1936 he bought lots 51 and 52 where the
Bougainvilla Tavern stands. He bought them
directly from Wilson Larkins.
Now, the first building permit records in
the South Miami files is this building permit
issued to A.B. Core on June 20th, 1945. And to
read it -- to quote it, it says, "It's a permit
to move garage" -- and the numbers are a little
smeared, but it looks like "20 by 32 from lot
ten to lots 51 and 52 of the W.A. Larkins
subdivision and add to it to make a 32 by 40
i..r:r. 4-- 11
Veritext Florida Reporting Co.
800- 726 -7007 305- 376 -8800
4 (Pages 10 to 13)
1
10
1
1 -
I think this building permit was
1
2
misinterpreted in the previous report. The
2
3
supposition was made that there was an
3
4
earlier -- and Pro quoting from the minutes of
4
5
the 2006 meeting, that the original owner and
5
6
circumstances of its construction are not known
6
7
at this time, but it seems clear to me that
7
8
this building was constructed in 1945 by A.B.
8
9
Core out of an older garage that be moved from
9
10
his own lot to this location and built
10
11
appendages to that garage to create a 32 by 40
11
12
foot rectangular building, which is the
12
13
footprint we see today and you see in the
13
14
aerial photograph.
14
15
It also says -- it also refers to its date
15
16
of construction of 1953, but that's confused to.
16
17
the building next door which was built in 1953.
17
18
This building was built in 1945.
18
19
She also said in the previous report "The
19
20
addition of the garage structure in 1945 which
20
21
seems to have been appended to the existing
21
22
building,' there is no record of an existing
22
23
building on this site. There is no record of
23
24
its construction. There is no record of a
24
25
demolition of anything on this site at that
25
11
1
time.
1
2
So I don't know the basis of the
2
3
suppositions that were made before. It seems
3
4
clear to me that this building was constructed
4
5
from an older garage in 1945. There is a 1947
5
6
plat book that is in the historical museum and
6
7
is not allowed to be copied, but it is color
7
8
coded and shows that -- it's color coded by
8
9
building type. And it shows this building as a
9
10
frame building. It's colored yellow, so this
10
11
was documented in 1947 as a frame structure.
11
12
Its style, as they said in the previous
12
13
research, I don't disagree with that. It is a
13
14
frame vernacular building, which is a
14
15
nonacademic style which it doesn't require any
15
16
architectural design often made by craftsmen or
16
17
skilled carpenters. By frame building, a wood
17
18
frame building we mean that the structure is
18
19
wood. The outside skin or side is probably not
19
20
of wood. It may be of cement asbestos. 1
20
21
don't know what's it's made o£ It's not that
21
22
that information is unavailable but if some of
22
23
that was needed, of course I pull it up. So
23
24
the information is available, but it has not
24
25
been available to me. 125
12
The siding at any rate is made to look
like wood. It's made with 12 -inch wide
horizontal planks made to resemble wood, but
the interior woodwork is very clearly of wood.
And the picture that's coming up now, this is
from the planning department files from 1997
prior to when it became the Bougainvilla Bar
which shows this woodwork, the walls and the
floor and there is also a pinched ceiling with
wood. It is not just put in by the current
tenant.
There is a type of a large wooden bar that
fills most of the main room of the building,
and that was made by the current tenant. It
was built by the current tenant as it says on
his web site that it was made of all wood. I
don't know the source of it, but he does
document on his web site that the bar was
constructed of old wood.
I don't know what other pictures are
coming up here. There is another photo, I
guess the one after this. This one is also
from that 1997 file. And you see that's before
the — well, before it was painted brick red,
and also before the bar kind of added all that.
13
You can see the sloping roof that's on the rear
elevation. You see that very clearly in the
aerial photograph from 1954 that I passed out
to you. The picture will be coming up pretty
soon. Yes, this one. This shows the wooden
bar, that wooden bar extension.
Getting back to the story of Mr. Core, he
bought this lot and moved the garage in 1945
and in January'46 he sold his corner lot. He
sold his lot and he and his wife moved into
this house.
In 1950 he sold the eastern 50 feet of
both lots. The eastern 50 feet of lots, 51 and
52, so you see the little line drawn across
there on the plat map. He sold the eastern end
of those lots. And three years later in 1953,
possibly with the money he made on the sale,l
built the next door building to the subject
building. We're talking about 7221 58th
Avenue, the house at 7211 58th Avenue, it's a
little one -story commercial building that
Mr. Core built in 1953. And he ran it as a
coffee shop. That building is not included in
the present designation.
Mr. Core died in 1961. And at that time
Veritext Florida Reporting Co.
800 - 726 -7007 305- 376 -8800
5 (Pages 14 to 17)
Veritext Florida Reporting Co.
800- 726 -7007 305- 376 -8800
14
16
1
or soon thereafter his wife conveyed this house
1
contributing buildings that were identified in
2
to her son, William Burton. And he was there
2
the 1993 hometown plan. Of that ten, those
3
through 1975, so it was in the family for 30
3
buildings recommended in that plan were
4
years. That summarizes the research I
4
recommended to be preserved for their historic
5
uncovered.
5
value. Two of those buildings of the ten had
6
1 see my job is to present the facts to
6
been demolished. The remaining eight have been
7
you. If I make educated guesses, I try to back
7
designated historic are in the process of being
8
them up with facts. As I said, the city has
8
designated like this one. So the designation
9
set its own criteria for designation. And it's
9
report as to history, and I would also mention
10
up to you to decide if you feel the property
10
that under staff observations we're required to
11
meets the criteria. I feel it meets criteria
11
state that the designation does not require any
12
A, criterium A which means it has integrity of
12
change in the underlying zoning district. That
13
materials, location, feeling and association.
13
remains the same. And of course the
14
Many people comment when they go inside this
14
designation is compatible with the
15
building it's like entering another time. It's
15
comprehensive plan land use goal of preserving
16
memories of old Florida and the wood frame
16
historic resources. And the designation has
17
construction that was prominent in past times.
17
been done in accordance with the procedures in
18
Criterium C means there is association
18
the land development code.
19
with significant persons in our past. It's
19
And with that, we recommend approval of
20
been mentioned that Mr. Core was not a very
20
the designation of this property.
21
significant person, but I would argue that he
21
MS. YATES: Thank you very much. I'd like
22
was very typical of the people who pioneered
22
to open the public hearing. Is there anybody
23
this town. He carne here in the'20s as many,
23
in the audience that would like to speak on
24
many people did from the midwest and many from
24
behalf of this item?
25
Appalachia. Many were hard scrabble farmers
25
MR BASS: Madam Chair, Members of the
15
17
1
who came here on the new railroad. These are
1
board, good evening. Jeffrey Bass is my name,
2
the people who built your city.
2
46 Southwest Iat Street is my address. I'm
3
George Washington never slept here. We
3
joined today by professor George Hernandez. We
4
can't expect to find great monuments of our
4
are here, and we will be very brief to ask you
5
world famous people here, but these are the
5
to recommend to the city commission against the
6
people of your own history. These people you
6
designation of this property. This is an
7
need to decide if they are significant to your
7
application for what I would call involuntarily
8
history or not.
8
designation. The owner is opposed to it. The
9
Not all historic buildings are great
9
city is seeking to designate it against the
10
landmarks. Many of them are the building of
10
owner's request. And we would quite simply
11
everyday life, such as this one.
11
say, and Professor Hernandez will explain, that
12
The last criterium I mentioned is
12
on the merits of this building studied through
13
criterium D which states that it's a
13
the lens of your standards the building fails
14
distinctive type of architecture. And this is
14
to satisfy the standard for designation even if
15
quite a good example of a frame vernacular
15
it is cute and charming. I believe those are
16
building.
16
not operative standards that you apply when
17
I think that's all I have to say, unless
17
determining whether or not a building is
18
anyone would like to pose a question.
18
historically significant. As a lawyer, I know
19
MR. YOUKLIS: Pll finish up the
19
that many members of you like not to hear a lot
20
presentation with a quick -- when you look at
20
of talk from lawyers, so I'm going to be very
21
page two on the top you'll see -- this
21
brief and make a few housekeeping remarks then
22
designation is one of a series of one that has
22
turn it over to Professor Hernandez.
23
been done by the historic board over the last
23
In 2006 I represented the owner before the
24
three years -- four years. It's important to
24
Historic Preservation Board and successfully
25
note this is the -- is one of the ten 125
impressed upon that board then that the
Veritext Florida Reporting Co.
800- 726 -7007 305- 376 -8800
6 (Pages 18 to 21)
Veritext Florida Reporting Co.
800 - 726 -7007 305- 376 -8800
18
20
1
building failed to satisfy the standards in the
1
contribution to the neighborhood I think it's
2
code.
2
important to understand that the only material
3
There has been no material and significant
3
change that has happened in this neighborhood
4
change in circumstances between this hearing
4
has been the construction of a rather
5
and that hearing so as to justify a different
5
significant multi -use parking garage
6
result. We believe at the end of the day when
6
immediately adjacent to this since the time of
7
all the evidence is in, the historic
7
the last application further degrading to the
8
presentation board got it correctly last time
8
extent that any historically significant
9
based on the facts. This time it got it
9
content could prevent further modernizing and
10
incorrectly. We know we're going to the city
10
can disrupt the astelic pattern that surrounds
11
commission in any event, but I would like to as
11
the structure.
12
a housekeeping matter make sure that the record
12
With that Pm going to introduce Professor
13
of the 2006 proceedings are included in the
13
Hernandez. I will ask for your recommendation
14
record of this proceeding as well as the record
14
against the designation of this structure as
15
of the proceedings before the Historic
15
historically significant because it fails to
1.6
Preservation Board.
16
satisfy the standards in your code to merit the
17
1 would like to introduce Professor
17
designation.
18
Hernandez to walk you through the standards in
18
Thank you for listening, and with that,
19
your code and talk to you a little bit about
19
Professor Hernandez.
20
the building, and I say this with no disrespect
20
MR, HERNANDEZ: Good evening, Members of
21
to the structure, lack of integrity, and as the
21
the Board. It's a pleasure to be here with you
22
term "integrity" is understood within the
22
tonight. George Hernandez, 337 Pillermo
23
discipline of Historic Preservation when you
23
Avenue, Coral Gables, Florida. That's the
24
hear about the history of alterations to this
24
address. I've been a professor of architecture
25
building, the building materials used in it,
25
with the University of Miami for 23 years. I
19
21
1
the changes that have occurred to it you will
1
head the Department of Historic Preservation
2
find that it fails to satisfy standard A in
2
and I am a trustee, I'm a board and trustee
3
your code to merit - the.designation. -
3
member of the National Trust for Historic
4
Again, with no disrespect to Mr. Core,
4
Preservation and used to chair the Florida
5
Mr. Core is not an individual associated with
5
Historical Commission.
6
any historically significant event. And as we
6
I often take part in proceedings like this
7
talk about historically significant events
7
on the part of saving structures, but I think
8
within the discipline of historic preservation
8
its very important that we remain very clear
9
he was not an elected official within the city
9
into the objective standards because I think
10
or any other city. He was not associated with
10
when you designate a structure were in fact
11
women's suffrage or civil rights or any other
11
holding it up as an example that many will
12
significant event.
12
study and many will refer to. So if the
13
What the city's consultant has managed to
13
structure lacks integrity or its character has
14
do is to identify an owner of an old building
14
been significantly altered, then a designation
15
but every old building will have an owner that
15
actually speaks against the weight and the
16
you can identify. And simply because you can
16
importance of historic designations and of
17
tell the story of an owner of an old building
17
saving the structures that are truly historic.
18
does not transform that owner or that owner's
18
1 would like to report the subject
19
ownership into a historically significant event
19
property which you have seen, 7221 Southwest
20
to merit the designation of the property.
20
58th Avenue does not in my opinion meet the
21
Again, no disrespect to Mr. Core, but
21
objective criteria for historic designation.
22
simply we're not talking about the merits of
22
The property was originally considered, as you
23
Mr. Core, we're talking about the historical
23
know, for historic designation and denied in
24
significance of this building. As it relates
24
2006 and then again considered in February of
25
to the context of the building and its _
25
2010 and the designation by the board was then
Veritext Florida Reporting Co.
800 - 726 -7007 305- 376 -8800
w
7 (Pages 22 to 25)
24
before you and you imagine the roof being
another material and the walls being another
material, we start to lose the main character
of the building, particularly when were
talking about vernacular architecture because
it is an architecture as has been stated but
it's not an academic tradition of architecture,
therefore, there are very few details. So when
you change the very few things that you have i
make a building of, which is its siding, the
connecting of the siding and the true character
of the building, then you really start to lose
what you had in the first place.
On page six of eleven, the top paragraph
in speaking about the windows. It says
"Windows throughout are a sash type, mostly
eight over eight panes and probably date to
1945. The window configuration on the east
elevation is not just that seen in the 1954
aerial photograph. I believe that's what was
passed out to you earlier today.
If you look carefully at the photograph,
it would be very difficult to see the
configuration of the windows in that
photograph, but the windows are in fact
25
aluminum double hung windows, not typical of
wood frame vernacular structures and not
typical of the dates for which the structure --
when the structure was supposedly built. So
neither the roof nor the windows nor the wood
siding are original.
Then, lastly, it says on the interior of
the front door opens to a large room with a
furrow brick nonworking fireplace. Two smaller
rooms open off the southern end of the main
room with large floor beams and archways
setting them apart. There are sections of wood
and shelvings among the upper walls. Most of
the main room is taken up by wooden bar
structures and dates from the conversion of the
property into a tavern years ago."
I would imagine that was when it was
turned into the Bougainvilla Tavern but it
doesn't clearly say that. The point is that,
yes, the interior is wood, but the interior has
been severely altered as well. Very large
expanses of interior structural wood bearing
partitions have been removed. For this reason
large beams have had to be inserted. There is
a very odd configuration of the shapes of the
Veritext Florida Reporting Co.
800- 726 -7007 305- 376 -8800
22
1
granted.
1
2
The material events that would support an
2
3
objective understanding of the criteria for
3
4
historic designation of this site is, was and
4
5
still remains bait. I would like to read some
5
6
excerpts from the report that was presented to
6
7
you.
7
8
At the bottom of the first page of this
8
9
report where it states statement of
9
10
significance. It states, well, the Historic
10
11
Preservation Board of South Miami ruled this
11
12
site a historic designation in 2006 for the
12
13
research has shed more light on the origins and
13
14
bears for consideration.
14
15
The first documented building owner was
15
16
rnerchant and restaurant owner Abia B. Core who
16
17
settled in South Miami in the 1920s, but the
17
18
building chief merit is its architecture. So
18
19
therefore the report stresses the merit of
19
20
architecture for the designation of the
20
21
property more so than it does the history of
21
22
the person of Core although one of the criteria
22
23
does mention Core. And we heard testimony that
23
24
although Core was not a significant individual,
24
125
25
he was a typical individual, nevertheless I
25
7 (Pages 22 to 25)
24
before you and you imagine the roof being
another material and the walls being another
material, we start to lose the main character
of the building, particularly when were
talking about vernacular architecture because
it is an architecture as has been stated but
it's not an academic tradition of architecture,
therefore, there are very few details. So when
you change the very few things that you have i
make a building of, which is its siding, the
connecting of the siding and the true character
of the building, then you really start to lose
what you had in the first place.
On page six of eleven, the top paragraph
in speaking about the windows. It says
"Windows throughout are a sash type, mostly
eight over eight panes and probably date to
1945. The window configuration on the east
elevation is not just that seen in the 1954
aerial photograph. I believe that's what was
passed out to you earlier today.
If you look carefully at the photograph,
it would be very difficult to see the
configuration of the windows in that
photograph, but the windows are in fact
25
aluminum double hung windows, not typical of
wood frame vernacular structures and not
typical of the dates for which the structure --
when the structure was supposedly built. So
neither the roof nor the windows nor the wood
siding are original.
Then, lastly, it says on the interior of
the front door opens to a large room with a
furrow brick nonworking fireplace. Two smaller
rooms open off the southern end of the main
room with large floor beams and archways
setting them apart. There are sections of wood
and shelvings among the upper walls. Most of
the main room is taken up by wooden bar
structures and dates from the conversion of the
property into a tavern years ago."
I would imagine that was when it was
turned into the Bougainvilla Tavern but it
doesn't clearly say that. The point is that,
yes, the interior is wood, but the interior has
been severely altered as well. Very large
expanses of interior structural wood bearing
partitions have been removed. For this reason
large beams have had to be inserted. There is
a very odd configuration of the shapes of the
Veritext Florida Reporting Co.
800- 726 -7007 305- 376 -8800
23
1
think the ordinance uses the word "significant"
1
2
and not typical.
2
3
1 Under architectural designation in the
3
4
first paragraph, section six -- I'm sorry,
4
5
section 3, page five.
5
6
MS. YOUNG: Down at the extreme bottom.
6
7
MR. HERNANDEZ: Oh, thank you very much.
7
8
Page five, Under architectural distinction it
8
9
says "The most striking feature of the subject
9
10
building is the beauty and craftmansbip of wood
10
11
used throughout. The exterior walls now
11
12
painted red are overlapping horizontal planks
12
13
at least 12 inches thick. The exterior walls
13
14
are not wood. They are a fiberglass composite
14
15
material atypical of the dates we talked about.
15
16
So everything that you see in all these images
16
17
which is painted red brick and which was called
17
18
out for in the report as 12 -inch wide, which by
18
19
the way, would be extremely wide planks. Wood
19
20
is not wood. It has been changed and it has
20
21
been altered."
21
22
The report then also on page five does
22
23
correctly state "The buildings root is asphalt
23
24
shingle and that is probably not original."
24
25
So, again, if you think of the images
25
7 (Pages 22 to 25)
24
before you and you imagine the roof being
another material and the walls being another
material, we start to lose the main character
of the building, particularly when were
talking about vernacular architecture because
it is an architecture as has been stated but
it's not an academic tradition of architecture,
therefore, there are very few details. So when
you change the very few things that you have i
make a building of, which is its siding, the
connecting of the siding and the true character
of the building, then you really start to lose
what you had in the first place.
On page six of eleven, the top paragraph
in speaking about the windows. It says
"Windows throughout are a sash type, mostly
eight over eight panes and probably date to
1945. The window configuration on the east
elevation is not just that seen in the 1954
aerial photograph. I believe that's what was
passed out to you earlier today.
If you look carefully at the photograph,
it would be very difficult to see the
configuration of the windows in that
photograph, but the windows are in fact
25
aluminum double hung windows, not typical of
wood frame vernacular structures and not
typical of the dates for which the structure --
when the structure was supposedly built. So
neither the roof nor the windows nor the wood
siding are original.
Then, lastly, it says on the interior of
the front door opens to a large room with a
furrow brick nonworking fireplace. Two smaller
rooms open off the southern end of the main
room with large floor beams and archways
setting them apart. There are sections of wood
and shelvings among the upper walls. Most of
the main room is taken up by wooden bar
structures and dates from the conversion of the
property into a tavern years ago."
I would imagine that was when it was
turned into the Bougainvilla Tavern but it
doesn't clearly say that. The point is that,
yes, the interior is wood, but the interior has
been severely altered as well. Very large
expanses of interior structural wood bearing
partitions have been removed. For this reason
large beams have had to be inserted. There is
a very odd configuration of the shapes of the
Veritext Florida Reporting Co.
800- 726 -7007 305- 376 -8800
8 (Paaes 26 to 29)
Veritext Florida Reporting Co.
800 -72b -7007 305 - 376 -8800
26
28
1
ceiling. It is not typical wood frame
1
material changes and the character giving
2
construction, not of the'20s or the'30s or
2
changes that those material changes would brie
3
the'40s.
3
to the structure. I believe it does not meet
4
We did hear that this building is the
4
criteria A. There is a problem of authenticity
5
product of bringing a garage structure to the
5
and integrity.
6
site, a structure that preexisted before 1945.
6
We discussed also criteria C of the issue
7
And then it was adapted and added onto in ways
7
of whether Mr. Core was a significant person in
8
that aren't clear to us. And it was morphed,
8
the history of South Miami. I really have no
9
let's say, into this house. But that garage is
9
more to add on that.
10
no longer discernible when you look at the
10
But then criteria D I think is important
11
structure. And in 1946, a porch was added.
11
that we spend just a little time on, because I
12
That porch has been closed and is no longer
12
think it harkens back to the notion of the many
13
discernible when you look at the structure.
13
changes which are right now almost impossible
14
Indeed there have been 17 building permits
14
to decipher. And criteria D has to do with the
15
pulled for this structure. There has been a
15
type of architecture that this is. It is a
16
substantial change in the whole material pallet
16
vernacular type of architecture. It says,
17
of the structure. What we probably do have
17
"Embodies the distinctive characteristics of a
18
that is original is some sense of a silhouette,
18
type, period, style or method of construction
19
but little else is known to be certainly
19
or work of a master." Clearly this is not the
20
original in this structure.
20
work of a master, but that is okay. "A work of
21
So with that said -- and then lastly in
21
a master value or that possesses high artistic
22
that page, page six, it says, "Referring to the
22
value or that" -- which this doesn't, but that
23
2006 report, it says that at the historic
23
is okay. "Or that represents a distinguishable
24
preservation meeting in 2006 one of the
24
entity whose components may lack individual
25
arguments made for denying this building's
25
distinction."
27
29
1
historic status is that it sits in an
1
The notion of the study of vernacular
2
environment completely transformed from its
2
architecture is an important movement which
3
original. Today standing just behind Starbucks
3
happened in the 20th century. And it is
4
on bustling Sunset Drive, this wood frame
4
connected to the history of ideas and connected
5
building is incongruous, but one of the values
5
not to the history of, let's say, architectural
6
of historic preservation is to provide us with
6
history with a capital A. For we know well the
7
the touchstones of our past to remind us or to
7
names of the architects and the builders and
8
teach us of the times -- of times that were
8
the patrons. It is the study of the history of
9
different. And I agree with this. I agree
9
the people's architecture, but it is based on
10
with saving buildings that remind us because
10
the integrity of the wisdom and the customs of
11
they are touchstones of our past, but is this
11
buildings that vernacular structures represent,
12
truly that -- is this a touchstone of the past
12
for example, like Charleston Single house is a
13
or has it been so severely altered that what we
13
vernacular structure. A Virginia Eye -House is
14
have is a falsity. The integrity of the
14
a vernacular structure. A South Florida or
15
original building is no more. In fact, what it
15
Caribbean Shotgun House is a vernacular
16
teaches us are a series of lessons that could
16
structure. A bungalow is a vernacular
17
easily be misunderstood because of the
17
structure. They are examples. They exhibit
18
substitutions that have gone on over time.
18
characteristics. They exhibit elements that we
19
Let me just go now to the actual criteria
19
can group together and understand as an entity
20
that it was mentioned. So you had criteria --
20
and then study and learn from.
21
It said, "Eligibility for designation: The
21
Dell Upton the great scholar on vernacular
22
building meets criteria A, the integrity of
22
architecture in fact also taught us that at
23
location, design, setting, materials,
23
times there are construction techniques which
24
workmanship and feeling and association."
24
come generation past generation and often
25
Well, I just went through all of the
25
travel miles. He actually taught as that many
Veritext Florida Reporting Co.
800 -72b -7007 305 - 376 -8800
rA
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
2.4
25
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
30
2
of the joinery in the architecture, in the
1
vernacular architecture of the southern
2
colonies harken back to African joinery
3
techniques. Unfortunately what we have here is
4
a structure that was built out of expedience
5
and was cobbled together. Yes, the garage
6
predates'45. Yes, somehow the garage was
7
brought here and fused into this place that was
8
a house for Mr. Core. Yes, a porch was added.
9
Yes, then the porch was closed. And many other
10
things were done to this, but this structure
11
does not really teach us anything because it is
12
not part of a type or a system of logic of the
13
wisdom of construction which is what we learned
14
from studying vernacular architecture.
15
So I often don't testify against -the
16
designation of historic structures. I never
17
testify against the designation of historic
18
structures, but because I take my work very
19
seriously, I think it's equally important that
20
we don't devalue the weight of designation when
21
the evidence is unclear, the material evidence
22
is unclear and the issues of integrity or
23
authenticity are therefore hard to ascertain.
24
Thank you.
25
31
MS. YATES: Is there anybody else in the I 1
public that would like to speak.
2
Hearing none. I'll call-this back to
3
staff and close the public hearing.
4
Comments from staff or the board?
5
MR. CRUZ: Sandy, I have a question. You
6
said that ten of them were originally
7
designated and two had been demolished. Which
8
were the two that were demolished?
9
MR. YOUKLIS: The lot where the Starbucks
10
is built, there was a historic building there.
11
And then there was a building immediately south
12
of where the Deli Lane is. There was a --
13
what's now a parking lot at Deli Lane, I
14
believe. I wasn't there, but it's shown as a
15
historic site. And that building was
16
demolished. Does anybody remember that or --
17
okay.
18
But there was an historic building where
19
Starbucks, and I do remember that. It was in
20
1999. So they disappear, but the historic
21
preservation board has nominated -- has gone
22
through the process for eight of one more next
23
month so that the remaining eight contributing
24
buildings recognized two decades ago may have 125
9 (Pages 30 to 33)
32
some protection. Remember, the designation --
the historic designation in South Miami does
not prevent some future new development.
Remember, it only allows the most drastic -- if
someone wants to demolish a designated buildin€
the only thing the city can do is delay a
designation -- I mean, a demolition permit for
six months. It gives time for maybe both
potential negotiations or finding a reuse. But
that's all. Some cities have their designated
buildings, cannot be tom down in perpetuity.
But this only is a six -month delay. And that's
the ultimate thing that a designated site could
be subject to.
MR. MORTON: Sandy, on the alterations in
this they talk about if they want to do that
require special approval, certificate of
appropriateness.
MR. YOUKLIS: Yes, it will.
MR. MORTON: So what are the costs
associated with going through the Historic
Preservation Board and ultimately a solution in
that case there are fees involved, costs
involved --
MR YOUKLIS: Not to the historic board.
33
Obviously once the historic board approves it,
issues a, we call it a certificate of
appropriateness, they have to pay for their
standard building permit fee. But if you are a
designated historic properly, you do not --
there is no fee to go through the historic
board. If you need a variance, which happens a
lot with this older building, you don't have to
pay any fee for that. You don't go through the
planning board. The variance is handled by the
historic board.
And, once again, historic properties do
not require any parking. A lot of buildings
were built without any parking at all back in
the '20s, but if someone puts in a use, it may
be more -- requires more parking. An historic
building is excused in the parking requirement
in downtown, so I just wanted to mention those
are sort of like incentives that several owners
have chosen to support a designation because of
those incentives.
MR. MORTON: So the parking in the Tavern
is compliant?
M% YOUKLIS: Say that again.
MR. MORTON: The present parking from the
Veritext Florida Reporting Co.
800 - 726 -7007 305- 376 -8800
10 (Pages 34 to 37)
Veritext Florida Reporting Co.
800 - 726 -7007 305- 376 -8800
34
36
1
tavern is compliant with code?
1
MR, CRUZ: Are you aware of when these
2
MR. YOUKLIS: We didn't figure it out.
2
changes occurred?
3
Well, it's probably been there, it's like
3
MR. HERNANDEZ: I think it's correctly
4
grandfathered. We haven't figured that out.
4
answered there. There are three roofing
5
There are a number of spaces, but I think ies
5
permits. I don't know which of those roofing
6
limited to six or seven real spaces on the side
6
permits covered the change to the asphalt
7
of the building and in the back.
7
shingle roof. It's also not known because it
8
Based upon -- we just haven't figured it
8
is unclear. Some of the permits have -- I'm
9
out because they have been getting -- they're
9
reading the same document you're reading. The
10
essentially grandfathered, but my initial
10
permits have no -- some of the permits have no
11
feeling it is not, that they probably -- if
11
microfihm record because of their age. And
12
that building was built now, they would require
12
they're described very simply, like plumbing,
13
more parking.
13
but we don't know when the wooden siding was
14
MR. MORTON: Thank you.
14
changed, but it is not wood siding. It is a
15
MS. YATES: Any other questions from the
15
fiberglass composite.
16
board?
16
And the aluminum windows, we don't know
17
MR, CRUZ: Sandy, have any inspections or
17
when they were changed but they're not typical
18
any remodelings happened since the 2006
18
or original of the frame construction.
19
hearing?
1'9
MR. WHITMAN: I have a question for you.
20
MR. YOUKLIS: None that we saw, other than
20
Are you implying that no historic structure
21
there was a roof. We have a list of permits.
21
ever gets its roof fixed?
22
When did you say?
22
MR, HERNANDEZ: No, I didn't imply that
23
MR, CRUZ: Well, from the 2006 to see if
23
What I'm implying is when you're dealing with
24
anything happened there from when it was I
24
vernacular edifice where there were very few
25
guess before us back then when I wasn't here
25
variables that give you the character, the
35
37
1
then.
1
visual character that allow you to understand
2
MR. YOIJKLIS: There has only been four
2
its importance. So we're not talking about
3
permits in the last three years related to
3
high Victorian or Beaux Arts classical
4
painting and roof and a permit related to a
4
edifices. These are very simple edifices, very
5
water and sewer.
5
few variables. And you change just about every
6
MR, CRUZ: Does that show the 17 permits
6
visible variable from the street and you really
7
that he was referring to as part of his
7
lose the character what you're looking at.
8
presentation or have there been that many on
8
MR. WHITMAN: So how would this repaired
9
this property?
9
or replaced roof be significantly different
10
MR. YOUKLIS: Yeah, they would be here.
10
from the original roof?
11
We have all the permits going back into the
11
MR. HERNANDEZ: It would have been a cedar
12
'50,1945.
12
shake.
13
Na. CRUZ: Let me see that.
13
MR WHITMAN: Are there houses in South
14
MR. YOUKLIS: Sure, 1946,'51,'63.
14
Florida that still have original cedar shake
1.5
Mostly plumbing -- mostly plumbing and
15
roofs?
16
electrical. And I believe there was a roof
16
MR. HERNANDEZ: Yes.
17
repatch, three roofing permits. It doesn't say
17
MS. YATES: I just have one more question
18
exactly --
18
and it may be for the attorney. Do you have
19
MR, CRUZ: When were these modifications
19
any idea what their current plans are for the
20
that he referred to done, the one about the
20
building?
21
outside where the wood was changed to something
21
MR. BASS: For the record, Jeffrey Bass.
22
else as well as the aluminum windows, when was
22
That's the easiest question I've had all day.
23
all this done.
23
I do not. This has happened very quickly the
24
MR. YOUKLIS: We're not familiar with
24
second time around. And there was an ownership
25
that.
25
change between the 2006 owner that I was
Veritext Florida Reporting Co.
800 - 726 -7007 305- 376 -8800
11 (Pages 38 to 41)
Veritext Florida Reporting Co.
800 -726 -7007 305 -376 -8800
38
40
1
representing and this one, the present owner
1
MR. HERNANDEZ: In terms of the main wood
2
that found my name in the minutes of your
2
beams -- have you been inside the tavern?
3
meeting and said I think this is happening
3
MR, CRUZ: Yes. I have only gone to
4
again. TVs moving quickly, can you go down
4
drink. I haven't gone to look at it.
5
there and protect our rights.
5
MR. HERNANDEZ; If you're standing looking
6
MR. YOUKLIS: Through the Chairman, can I
6
at the bar -- actually, I think I have a
7
ask --
7
picture of that. One second. If you're
8
MS. YATES: Sure.
8
standing looking at the bar there is another
9
MR. YOUKLIS: Counselor, the name of the
9
room to the right of the bar with a much lower
10
owner is a name -- I just want you to identify
10
ceiling. It's the room that is on the east.
11
the owner. It's identified as
11
And that lower roof is very easily discernible
12
Reemsolic(phonetic). Did I pronounce that
12
from the exterior and the shape of that lower
13
right?
13
roof, which is really very low. It's also
14
MR. BASS: I wouldn't dare to correct the
14
discernable from the interior.
15
pronunciation of that.
15
There is -- if I can, I'll approach you.
16
MR, YOl1KLIS: Does this represent any
16
You see this, this span which is about a
17
particular property owner?
17
30 -foot span and you see these columns
18
MR. BASS: This is the owner. It's owned
18
introduced here. These are totally atypical of
19
by a company. I can tell you that the
19
construction methods of this here. Yes, this
20
ownership of the company is different than the
20
span. This span which starts here and goes
21
owner who I represented last time.
21
back 30 feet, if you go there and look
22
MR. FEINGOLD: Mr. Bass, is the Bacardi
22
carefully at it, all of this has been reworked.
23
family involved in any way, shape or form in
23
This much of the span unsupported is totally
24
the ownership of this property?
24
atypical of the building traditions of wood
25
MR. BASS: I believe they are the
25
frame architecture of that period.
39
41
1
ultimate --
1
MR. CRUZ: Okay.
2
MR. FEINGOLD: At the end of the day --
2
MR. HERNANDEZ: I can leave that for the
3
MR. BASS:- I don't know the corporate
3
record. I guess the answer is, for example,
4
structures or whatnot, but at the end of the
4
you know, plywood doesn't start to become
5
day I would for the record make it very clear
5
prevalently used in South Florida construction
6
that the ownership is totally irrelevant.
6
until the 150s. AIuminum windows really don't
7
MR, FEINGOLD: And they have acquired
7
start to be used until then. So there are
8
other properties in South Miami? That's not
8
elements of modern windows and doors and
9
beyond your knowledge?
9
materials which if you are a construction
10
MR. BASS: That is beyond my knowledge.
10
professional or you studied historic buildings,
11
MR. FEINGOLD: Do you have any
11
you know that these are not the kinds of
12
knowledge --
12
materials that were used in fine vernacular
13
MR. BASS: This is it. I got the call and
13
wood frame houses.
14
I'm here on this matter because I was here on
14
You know, just like if you had a shingle
15
this matter last time.
15
house, if you had a wood frame house up north
16
MS. YATES: Any other questions?
16
and the wood siding is leaking, you get
17
MR. CRUZ: I'm looking at these permits.
17
aluminum siding, well, you know that aluminun
18
Almost everything here is plumbing, roofing nor
18
siding may cure the humidity problem, but if
19
electrical. I don't see anything related to
19
you were going to make that structure historic
20
windows. I don't see anything related to the
20
and it had aluminum siding you would say the
21
modification that he said about the main wood
21
aluminum siding is not typical of wood frame
22
beams that were removed, then they had to add
22
construction, whether you are here or up north
23
some wood main structural beams across.
23
or if these are materials that I don't know
24
Everything that you're referring to, where did
24
when they were added. The permits are not
25
you get your information from?
25
clear. They are not typical materials of
Veritext Florida Reporting Co.
800 -726 -7007 305 -376 -8800
14 %L
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
2.3
24
25
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
Y G I V Z J f
42
vernacular wood frame architecture.
1
The report says this is a fine example of
2
wood frame architecture. They are modern
3
materials and sometimes very common modern
4
materials. The doors are all very common
5
off the -shelf kind of doors that have been put
6
there over time to create -- to solve problems,
7
leaks, this and that, but it is not the fabric
8
of the original structure. It has lost its
9
material character.
10
MR. CRUZ: So -- I just -- so really your
11
research was basically you going out to the
12
site. It wasn't based on building permits or
13
anything like that. It was just observation.
14
MR. HERNANDEZ: Both. I looked at the
15
permits and I also inspected the site.
16
MR. CRUZ: I didn't look at those maybe as
17
closely as you did, but did you see any permits
18
related to the structural modifications?
19
MR. HERNANDEZ: No.
20
MR. CRUZ: But you believe that they were
21
done though, correct?
22
MR. HERNANDEZ: Yes, absolutely.
23
MR. CRUZ: Okay.
24
MS. YOUNG: One question please. In
25
43
reference to the bar, can you discern that the
bar and that it was made of all wood that was
saved from.the'208 ?... _ .. .
MR. HERNANDEZ: I can't. I didn't spend
that much time in there. I've been there
twice, one, about a week- and -a -half ago just
for this purpose and once about three years
ago, but back then I was drinking. I was
patronizing the establishment.
But I can tell you that the truth of the
matter is whether that's recycled Dade County
pine or not because the bar is not original.
It factors very little in the integrity, in the
issue of integrity.
MS. YOUNG: Am I right in assuming that
you are agreeing with the findings of Arva
Moore Parks in this report?
MR. HERNANDEZ: Yes. She is a very fir
preservationist and historian. And some of the
points that I made, in fact, were made exactly
to the contrary of the current report in the
last hearing, both by the person writing the
designation and by two individuals that
testified, Arva Moore Parks and Rocco Chail.
MS. YOUNG: Thank you.
1
2
3
4
5
6
7'
8
9
10
11
12
13
14
15
16
17
18
19
2'
5
44
MS. YATES: Any other questions, commen
I'll close this.
May I have a motion?
MR. WHITMAN: Motion to approve.
MS. YATES: I have a motion. Do I have a
second?
No second, so that fails.
Do I have another motion?
MS. YOUNG: Motion to deny.
MS. YATES: Do I have a second?
MR. COMENDEIRO: I second it.
MS. YATES: From my right, Mr. Whitman.
MR. WHITMAN:, No.
MR, COMENDEIRO: Comendeiro, yes.
MR. CRUZ: Cruz, yes.
MS. YOUNG: Wilson -Young no.
MS. YATES: Yates, yes.
This is a motion to deny the designation.
MS. YOUNG: Wilson - Young, no.
MS. YATES: Yates, yes.
MR. MORTON: Morton, yes.
MR. FARFAN: Farfan, yes.
MS. YATES: Motion carries.
MR YOUKLIS: This item will go before
the city commission, but we don't know when. It
45
depends on their schedule.
(Thereupon, the Historic Preservation Meeting
adjourned. at 8:45 p.m.) ..
Veritext Florida Reporting Co.
800 -726 -7007 305- 376 -8800
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
CERTIFICATE
I, KRISTIN RUDD, Certified Shorthand
Reporter, certify that I was authorized and did
stenographically report the foregoing proceedings
and that this transcript is a true record of the
proceedings before the Court.
I further certify that I am not a
relative, employee, attorney, or counsel for any of
the parties nor am I a relative or employee of any
of the parties' attorney or counsel connected with
the action, nor am I financially interested in the
action.
Dated this 25th day of March, 2010.
KRISTIN RUDD, CSR
800 -726 -7007
Veritext Florida Reporting Co.
305- 376 -8800
To: Honorable Chair &
Planning Board Members
From: Thomas I Vageline
Planning and Zoning Directo 1
rffl � �M
Date: March 9, 2010
RE: LDC Map Amendment —HP -OV
(historic Designation) 7221 SW 58 Ave..
PB -10 -002 (HPB -10 -002) -
Applicant: City of South Miami (Historic Preservation Board)
An Ordinance of the Mayor and City Commission of the City of South Miami, Florida,
relating to a request to amend the official zoning map of the City of South Miami Land
Development Code by designating a commercial building located at 7221 SW 58 Avenue
as an historic site, and by placement of an Historic Preservation Overlay Zone (HP -OV)
over the existing zoning use district for this property; providing for severability; providing
for ordinances in conflict; and providing an effective date.
SUMMARY
The Historic Preservation Board at its February 22, 2010 meeting reviewed an historic
designation report for a commercial building located at 7221 SW 58 Avenue. The building is the
Bougainvillea Tavern which is one of two structures on a site with the legal address of 7211 SW
58 Avenue. The commercial building address being proposed for designation is 7221 SW 58
Avenue. Following a public hearing the Board adopted a motion recommending that this
building be designated an historic site.
APPLICABLE REGULATIONS
The Land Development Code provides that an historic designation recommendation must be
enacted as a zone map, change. The "HP -OV" Historic Preservation Overlay zoning district is
superimposed as an overlay over the existing underlying use zone. The procedures in the LDC
require the Planning Board to hold a public hearing on all designations recommended by the
Historic Preservation Board. (Section 20- 5.17(E).
HISTORIC PRESERVATION BOARD ACTION
Attached is the Desianation Report for 7221 SW 58 Avenue which was approved by the Board at
its February 22, 2010 meeting by a vote of 8 ayes 0 nays. Attached is an excerpt from the
minutes of the meeting concerning the designation. It is important to note that in 2006 the
Historic Preservation Board did consider the designation of the same site. The 2006 designation
at that time included both structures on site, the Bougainvillea Tavern and a smaller building
where the Hanging Basket store was located. The Board at that time, based upon a number of
concerns, did not recommend designation. The proposed designation did not proceed any further.
A copy of the Board's March 20, 2006 minutes concerning the designation is attached for your
background information.
LDC HP -OV Rezoning
March 9, 2010
n., V csrsaiv v ausi - -- - p g
The historic designation of the Bougainvillea Tavern is art of a series of downtown buildings
recommended for designation by the Historic Preservation Board. It is important to note that the
tavern building is identified in the "Hometown Plan" (1993) as one of ten "contributing
buildings" having significant historic value which should be preserved. Two of those buildings
have been demolished and the remaining eight have been designated historic or in the process of
being designated.
The Designation Report contains a detailed history of the building and includes photographs. The
attached designation report describes the architecture of the building (pp.5 -6) The City's
preservation consultant determined that the structure meets three of the criteria for historic
designation (pp. 6 -7).
STAFF OBSEI2VATIOI�S
(1) The building at 7221 SW 58 Avenue is identified as a "contributing building" in the
Hometown District Plan and Overlay District.
(2) The Designation Report and the procedures followed by the Historic Preservation Board are
in accordance with the current LDC regulations governing historic site designations.
(3) The designation of historic sites is compatible with several Future Land Use Element goals
and objectives contained in the City of South Miami Comprehensive Plan:
® Objective 1.2 Preserve historic resources by experiencing no demolition or
reconfiguration of specified resources ...........
(4) The alteration, renovation, remodeling, or landscape change affecting the exterior of a
designated historic building will require special approval in the form of a "certificate of
appropriateness" (COA). This approval requires a review by the Historic Preservation Board
and final approval by the City Commission. The Designation Report contains a section
entitled Design Review Guidelines (pp. 7 -8) which establishes architectural guidelines for the
review of future certificates of appropriateness.
(5) The proposed designation will not require changes to any of the dimensional standards or
permitted uses currently applicable to the area's underlining SR(HD -OV) Specialty Retail,
Hometown District Overlay ) zoning district.
RECOIV MENDATIO�
It is recommended that the historic designation and the placement of an "HP -OV" district over
the existing zoning district for the building at 7221 SW 58 Avenue, the Bougainvillea Tavern be
approved.
Attackments:
Designation Report
Historic Preservation Board Minutes Excerpt 2 -22 -10
Historic Preservation Board Minutes Excerpt 3 -20 -06
Public notices
TJV / /SAY
X:\PBTB Agendas Staff Reports\2010 Agendas Staff Reportsl3- 9- 10\PB -10- 003 722158 Av HP -OV Report.doe
�.
� _ Y w ; .. ? . , I C .i. '. rk
REGULAR MEETING
I. Call to order: Ms. Clyatt called the meeting to order at 7:30 p.m.
1I. Roll Call: Roll call was performed. Board members present constituting a quorum: Mr.
LaMonica, Ms. Shelley, Mr. Ruiz de Castilla, Mr. Hochstim, Ms. Clyatt, and Mr. Kurtzman,
Ms. Dison, and Ms. Lahiff.
Board members absent: None
City staff present: Thomas J. Vageline (Planning & Zoning Director), Sanford Youklilis
(Consultant), Lourdes Cabrera - Hemandez (Principal Planner), and Maria Stout -Tate
(Administrative Assistant II).
(A) HPB -10 -002: 7221 SW 58 Avenue (Bougainvillea Tavern
® Review of Historic Site Resignation Report
e Public comments
® Designation action
Discussion:
Mr. Youkilis explained that the designation of this site was first considered in 2006 and was
not approved. The current Board in 2009 requested that the designation of the tavern
building be initiated again. Mr. Youkilis then introduced Ms. Carolyn Klepser, Cultural
Resource Consultant. Ms. Klesper provided information on the property located at 7221 SW
58 Avenue (Bougainvillea Tavern) showing how and why it could be designated as a
historic site.
Ms. Shelley inquired if the fireplace was authentic. Ms. Klepser stated that she could not go
into the building to see it from the inside but knew that the outside bricks were real.
PA
Ms. Lahiff wanted to know why the 2006 report reviewing the same property did not
recommend approval. She asked if the difference was due to the fact that this report only
addressed the Bougainvillea Tavern. Ms. Clyatt responded by saying yes.
Mr. Youkilis stated that the under the Land Development Code if this Board finds this
property as being historic then the next step would be to go in front of the Planning Board
and then the City Commission.
Ms. Clyatt asked the property representative to come forward and speak to the Board. The
representative Mr. Jeff Bass, Esquire, stated that the Board should not approve this
application due to the fact that the building on this site is not truly historic. He stated that
his client would not want to have the property designated historic. He stated that there really
isn't any conclusive evidence that shows this property being of a historic origin. He stated
that there was some information that Ms. Klesper reviewed in her presentation that was
incorrect. Mr. Bass stated that if the Board could not conclude that this site was historic in
2006, then it should come to the same conclusion this time around. Mr. Bass gave the Board
three different documents supporting his statement. (E -mail from Carolyn Klesper to Rocco
Ceo, AIA, an e -mail from Ellen Uguceioni to Sanford Youkilis, and a letter from Rocco
Ceo, AIA), stating that the property was not historic.
Mr. Kurtzman asked Mr. Bass what he was referring to as a significant impact to their
property rights in the City of South Miami. Mr. Bass answered that it would be entirely a
new regulatory regime and would greatly decrease the potential to redevelop the site. Mr.
Kurtzman stated that the significant impact would be the regulatory issue of "demolish ",
and that any rebuilding would have to come forward to this Board. Mr. Kurtzman stated that
demolition could only be delayed for 6 months. Mr. Bass stated that it would still be a
significant impact to their client. Ms. Klesper then commented on the questions which were
raised by Mr. Bass.
Mr. Hochstim inquired about Mr. Bass's legal opinion about the rights of this Board to go
back and look into the designation of this property. He asked staff if the Board had the right
to review if the designation was not approved in the past. Mr. Youkilis stated that the Board
had a right to review any property for reconsideration of an historic designation. If the
property would have been reviewed by the City Commission, and denied for historic
designation, then you have to wait one year to review the item again.
Mr. Ruiz de Castilla stated that in his opinion the designation issue carne back to this Board
because the past report had been flawed. Ms. Shelley interjected and. stated that she did not
believe that the report was flawed and stated that she did not want Mr. Ruiz de Castilla to
speak on her behalf.
Mr. Hochstim stated that the importance of this building is that it is the last residential
structure located in downtown South Miami. This building is important to the past history of
South Miami. Mr. Hochstim stated that he would like to see this building restored and
preserved to its original vernacular state. This building is worthy of historic designation.
Mr. Ruiz de Castilla stated that he felt the same way. The important fact is that this building
was created during the early history of South Miami. The designation is not only to the
building, but also to the people who built the actual structure.
Ms. Lahiff stated that she too felt very. strongly about placing an historic designation on this
property. She agreed with Mr. Hochstim and Mr. Ruiz de Castilla.
Ms. Dison stated that the Board has been very successful to designate various buildings and
this Board has felt that it has been very significant in making sure that buildings that have
been built in the 20's and 30's are still around for the sake of history. It is very important to
leave a part of history preserved for generations to come.
Ms. Clyatt opened the public hearing.
SPEAKER ADDRESS SUPPORTS/OPPOSES
Sharon McCain Not Given Supports
Ms. McCain stated that she felt that a historic designation for the Bougainvillea Tavern
would be a very good thing for the history of South Miami, and she would support such an
effort.
Ms. Clyatt closed the public hearing.
Motion: A motion was made by Mr. Kurtzman to approve the historic designation of the
property located on 7221 SW 58 Avenue also known as Bougainvillea Tavern. Seconded by
Mr. Ruiz de Castilla.
Vote. 8 ayes, 0 nayes
Motion passed.
Ms. Clyatt asked if this item will go in front of the City Commission. Mr. Youkilis stated
that it would go before the Planning Board first and then it would appear on the City
Commission agenda.
YAWS Historic Bd\HPB Excerpt Minutes12009 Expert Minutes \02.22- 20109WB_Excerpt Minutes-02-22-20 10-Draft.doo
11 -,rte
Action: Ms. Clyatt, Acting Chair called the meeting to order at 3:45 p.m.
Roll call was performed. Board members present constituting a quorum:
Ms. Clyatt, Mr. Kurtzman and Mr. Cooke - Yarborough.
Board members absent: Ms. Chael, Ms. Dison.
City staff present: Don O'Donniley (Planning Director), and Sanford A. Youkilis (Planning
Consultant), Luis Kruger ( Permit Facilitator) Patricia E. Lauderman (Board Secretary).
III, Public Hearing on Designations
Determination of Eligibility for 7211 SW 58 Avenue — Hanging Basket
Note: Mr. Kruger assisted with the powerpoint presentation conducted by Ms. Ellen UguccionL
In addition, Ms. Roberta Dickinson owner of the properties 7211 -7221 SW 58 Avenue brought in
her attorney, Jeffrey Bass and a stenographer to make a transcript of the meeting for herself.
Mr. O'Donniley explained this item has not been set for a public hearing because the Board
requested that the designation report be presented first and based on Ms. Ellen Uguccioni's
findings in regards to the eligibility then the Board would determine if to proceed with the public
hearing for designation or stop the designation process for the subject properties.
Ms. Ellen Uguccioni began her report by providing the physical characteristics of the lots. She
noted that the legal description indicated that lots 51 and lots 52 were tied together as a building
site from the earliest available records. The frontage of the combined lots is 107'8" on SW 58th
Avenue, and the depth is 93.17 feet. Furthermore, a survey dated August 6, 1951, indicated that
HPB Minutes
March 20, 2006
Page 2 of 4
the residence at 7221, overlapped the two lots, and that the very narrow commercial building at
7211 SW 58th Avenue hugged the north line, and was a distance of only 97" from the side porch
of the residence.
From this point, to avoid confusion Ms. Uguccioni addressed the buildings individually. Ms.
Uguccioni provided the permit history for 7211 SW 58th Avenue — "The Hanging Basket ". Next,
Ms. Uguccioni proceeded to state the determination of eligibility for 7211 SW 58h Avenue. She
noted that the 7211 SW 58th Avenue according to South Miami "Historic Preservation
Standards" (which are standards used to judge the relative significance of a property proposed for
designation) this property failed to met Criterion "A" and Criterion "D ". Criterion "A" addressed
the integrity of the building that is measured by whether or not the building maintains its design,
setting, materials, workmanship, feeling and association. In regards to Criterion "D" Ms.
Uguccioni stated that although the building is in its original location, its surrounding have been
so severely compromised by the commercialization of the area and the more recent buildings
constructed around it, that it lacks the sense of feeling and association that must be substantially
present to justify the designation. She also added that the, design of the original building, which
was a purely functional type that was not designed with artistry, or in any compelling
architectural style, the former restaurant would not meet the justifications included in Criterion
"A ". The building further fails the test of maintaining that original design, because it has been
substantially altered.
After hearing Ms. Uguccioni's results from her thorough research, Ms. Clyatt felt it was
appropriate to not designate the Hanging Basket.
Determination of Eligibility for 7221 SW 58 Avenue — Bougainvillea's Old Florida Tavern.
Ms. Uguccioni began her presentation on her findings for Bougainvillea's Old Florida Tavern
located at 7221 SW 58h Avenue. First, she noted that the documentation surrounding the
construction of this residential building, later converted to a commercial use, is minimal. For this
reason, the original owner and the circumstances of its construction are not known at this time.
Nevertheless, Ms. Uguccioni provided the permit history based on information obtained from
microfilm division and building department.
Ms. Uguccioni indicated because of its date of construction of 1953 and its residential character
the building at 7221 SW 58h Avenue stands out from its immediate neighbors. The building is
best described as "vernacular" in style, meaning that it was not architect- designed, but rather
follows a tradition of builder- houses that perpetuate long - established fashion.
Furthermore, she stated that from an academic standard, the building is interesting but does
appear to have been considerably altered. Therefore, the building's eligibility for local
designation is problematic for several reasons.
She noted that according to Criterion "A" of the South Miami Historic Preservation Standards to
be eligible for local historic designation, the building must retain the quality and character of its
HPB Minutes
March 20, 2006
Page 3 of 4
original design. However, from the building permit evidence and a physical evaluation of the
building, it appears there were a series of alterations and additions that have compromised its
original. character.
Ms. Uguccioni also pointed out the addition of the garage structure in 1945, which seems to have
been appended to the existing building so that it extended westward on the lot. The difference in
the roof slopes, and physical evidence of a connection is best viewed from the interior. She also
indicated that the building is a composite, which means there was an original building, and then
an addition. There is also some question about the window openings. Clearly, the windows have
been replaced, but it was not cleared to her whether the actual dimensions of the windows follow
the original configuration. Lastly, an application for a siding has been found however, the siding
is too wide to be in character with the 1940s date of the structure.
Ms. Uguccioni stated; however, that the former residential building at 7221 SW 5811' Avenue has
historic significance because:
1. Its association with A.B. Core, a pioneering South Miami citizen, who
had business interests on Sunset Drive as early as 1927;
2. It is the sole remaining structure that is residential in character within the larger
context of the block, and the immediate environs;
3. The addition to the original building was made fifty years ago.
Ms. Uguccioni completed her presentation by stating that because of the unique circumstances
surrounding the development of this property, no recommendation for or against designation is
made in this report.
At this point of the meeting the Ms. Dickinson requested that two professionals and in the field
of historic preservation be allowed to speak on her two properties. Ms. Dickinson provided the
resumes of both Arva Moore Parks and Rocco Ceo. Ms. Parks who has several publications in
the area of historic preservation indicated that in the case of 7211 SW 58 Avenue better known
as "Hanging Basket" should not be designated historic because the building has been severely
altered over the years and that it does not appear to meet any of the criteria typically applied to
structures considered worthy of designation as a historic property. In reference to 7221 SW 58
Avenue better know as "Bougainvillea Tavern" may appear on the surface to be a better
candidate; however its lack of integrity due to its severe alteration would also make it ineligible
for designation. Next, Ms. Parks proceeded to read from a letter written by Mr. Ceo who is a well
respected architect and preservation activist. She read from his letter which indicated he is
against designation of both properties. Furthermore, the letter explained that the `Bougainvillea
Tavern" has had significant alteration in site configuration, construction of exterior and interior
surfaces and sits in an environment completely transformed from its original setting. Ms. Parks
noted that the letter goes into great detail therefore; she provided the letter to the Board for them
to read. Mr. Bass, the applicant's attorney spoke briefly and noted to the Board that with Ms.
Ugiccioni report which could not make a complete argument for designation along with Ms.
HPB Minutes
March 20, 2006
Page 4 of 4
Arva Parks a preservation expert that truly believes the two properties should not be designated
says a great deal.
The Board reviewed the testimony from Ms. Arva Parks and facts presented by Ms. Uguccioni
and determined that the findings did not justify that the property be designated. Acting Chair Ms.
Cyyatt passed the gravel to Mr. Cooke - Yarborough and proceeded to make a motion.
Motion: Ms. Clyatt moved to not designate the two properties according to the evidence
received at this meeting. Mr. Kurtzman seconded the motion.
Vote: Approved 3 Opposed 0
DOD /SAY /pl
X:\PB\PB Agendas Staff Reports\2010 Agendas Staff Reportsl3.9 -10WPB Mins Excerpt 3- 20- 06.doc
Planning and Zoning Department
City of South Miami
6130 Sunset Drive
South Miami, Fl. 33143
( ®)305- 663 -6326
(F) 305- 668 -7356
March 26, 2010
REMSEAOLIV, LLC
7211 SW 58 Ave.
South Miami, FL. 33143 -5211
RE: Planning Board Item No. PB -10 -003
Historic Designation- 7221 SW 58th Avenue
Dear Sirs:
This communication is to inform you that the above item concerning the historic designation of
your property located at 7221 SW 58th Avenue is now in ordinance format and is scheduled for
first reading at the April 6, 2010 City Commission meeting which begins at 7:30 PM, in the City
Commission Chambers, South Miami City Hall. There is no public discussion at the first reading
of an ordinance; however, you are encouraged to attend the meeting.
The second reading and public hearing on the proposed designation is tentatively scheduled for
the Monday, April 19, 2010 City Commission meeting.
Enclosed is a copy of the Designation Report for this property and a copy of Section 20 -5.17
from the City's Land Development Code which sets forth the historic designation procedure.
Please note that if you file a written objection to the designation with the City Clerk it will result
in the requirement of a 4/5 vote of the City Commission for approval. Please also note that the
presentation to the City Commission will include the Historic Preservation Board's
recommendation for approval and the Planning Board's recommendation that the proposed
designation be denied.
If you have any questions, please feel free to call me at 305- 663 -6326.
Sincerely
. Vageline, hector
and Zoning Department.
Enclosures
C: Cauley Dennis, Carthage Real Estate Group
Jeffrey Bass, Esq.
TJWSAY
X: \Comm Items\2010 \4- 6- 10\Applicant's Notice 7221 SW 58 Av.doc
2
A
MIAMI DAILY BUSINESS REVIEW
Published Daily except Saturday, Sunday and
Legal Holidays
Miami, Miami -Dade County, Florida
STATE OF FLORIDA
COUNTY OF MIAMI -DADE:
Before the undersigned authority personally appeared
MARIA MESA, who on oath says that he or she is the
LEGAL CLERK, Legal Notices of the Miami Daily Business
Review f /k/a Miami Review, a daily (except Saturday, Sunday
and Legai Holidays) newspaper, published at Miami in Miami-Dade
County, Florida; that the attached copy of advertisement,
being a Legal Advertisement of Notice in the matter of
CITY OF SOUTH MIAMI
PUBLIC HEARING AND DATE CHANGE
in the XXXX Court,
was published in said newspaper in the issues of
04/09/2010
Affiant further says that the said Miami Daily Business
Review is a newspaper published at Miami in said Miami -Dade
County, Florida and that the said newspaper has
heretofore been continuously published in said Miami -Dade County,
Florida, each day (except Saturday, Sunday and Legal Holidays)
and has been entered as second class mail matter at the post
office in Miami in said Miami -Dade County, Florida, for a
period of one year next preceding the first publication of the
attached copy of advertisement; and affiant further says that he or
she has neither paid nor promised any person, firm or corporation
any discount, rebate, commission or refund for the purpose
of wsp,3 n�,j" dv �isagt�Di,fovp9biication in the said
newsy r. �''� 1 °�
Sworn to and subscribed before me this
09 day of APRIL A.D. 2010
(SEAL)
MARIA MESA personally known to me
= tn.ey ..s Commiiss on # DD 937532
a Expires November 2, 2013
o0"mmrmrvelnleoosastote
of the City
e CITY
ng, of,..
ARte.
ability _
e City, -'
)de ;of,,;;,
aetty"
'i'artil
everaptity ,.provmmg Tor ordinances in comic[; ano
rovidiig loran etfecfive date.
TICE,,., &JIIIEREBY given that the City Commission meeting,
arly,seheduled fort the third Tuesday.of the month has been
aed to bed elid'Monday Apn119 2010.
Intetestedpflrtles aYe Invited I itiend and will be heard.
further mforma4on, please contact the City Clerks Office at:
>63 6,340
Maria M: Menendez, CMC
City Clerk
ianf D Florida' Statutes 288.605, the City hereby advises the
;.that it a'person decides toy appeal any decision made by this
f, Agency or Commission with respect to any matter considered at
eting,o[ hearing, he or she will need a record of the proceedings,
hat foI'such purpose, affected person may need to ensure that a
tom record of the proceedings is made which record includes the
cony and evidence upon which the appeal is to be based.
10- 3- 239/1449432M
�2
0
z
'
k5'a o n� uov ui
° °M eo E
F ° n a. C °• °u •E ° Mm3
vp Eri
d-
LU
aH
aV
�:n Y
o
o�E =pv
E
d ! 90 y ^
�l� vN'p�N d
CS - NUi uW. N'N C O�'
i't�D •-
O F � H.1
a
y
�om1
a�
i O
.S
w
s
C
�ti
O
•�V
'vci
.� OOO wO 'b
a�i4 niQ�'o
fn 'SO NMi� �u y aV CI
N
`v
OP.
ON P. M Vt
C �Em qoo n x
nGb -7
El s.H
^`�A
-0 v [-
''�
V tew
Vm�
w� $9`^ai
'.EIS'.E- E-Eo
w
a
,
- =O
>^wx 'w O c
o q
FqLc
w
j+ a
WC?Y7�
cndq�m
W5m
paEmmE ac °'°
0
U
to J W,mp :��mU
()oo 5i
g V
av
1
°J •
o
�EC�ur'O OL•
c'$�°
zL
�NM
.>
�FOM
Fvo^yy •o_b
w
w ¢P
�rG•%
v va
�wE�'gn o.
�
�mO
ti E b0
.R
.t�vw _
ro
a WTi G.'t4.
o p
a
ffM
9`a
0
V°, -c ' a
0.. a
v `m °'N o w
m
'cO
m �... •a5 a � nro
°oc�
ff
qN6
mW
vJ
gp,wr, o+y m�o>.
.); r x
C.�
C7 �y eel
�
S 5 .m
r
L1 a >_
aao .om o. ..
^'Ny' a�gi�3
`nf o�
yE ='EN
EC s
b9.Mi G'�c.�
E=
yr
c a v, w G'v u
y53
v �aJnu 9ei+
0c
it
a q W m s t7m °
EM Wy �¢3w1F Vea3G
°pper s °�.a7w
46
V
'S-A-A
N.6 P] ma C7 a��Few AS
1a >w'ri
m E
�2
0
LU
aV
z t3'3.5
I=- Z
o�E =pv
w
aSy" <3A, °C yEro-�c
C
e u = 0
Ie- w
CC
�om1
a�
i O
�2
0
n
VE°
o�E =pv
w
aSy" <3A, °C yEro-�c
Ea
s
=qa
.S
EmEEEa a -
s
�ti
GON
C
w� $9`^ai
'.EIS'.E- E-Eo
ua
E
cndq�m
W5m
paEmmE ac °'°
mo
g
cram
�EC�ur'O OL•
c'$�°
zL
a6'mm
�wE�'gn o.
�
�mO
q��eop
q
�d=
a
ffM
9`a
o=amiBEcs d
we
c
°oc�
ff
qN6
-
as.
€
w3aE
aao .om o. ..
ma��
V
m E
S ¢
�umvo> Fve esodJPdoJxo pioltlxe Rom Ru¢ vl JD'exJOm enpenpop e)eeJ> iou Rvw noA'Pne >IPW e6od pve e)ep ey) uo plveH IwoiW eyl ul pmeotld¢ pe ey) )eVl a>voDlns enisni>uoo se pappmd sl (e)IOOyS3 sryl
:uolldjmsaO M88 :ed6j lolo0
opeO /L4aSBse3y;noS SNBN :WOZ/06ed /uOPOS O'LXZ :Oz!S
IWVIW HiflOS d0 AllO :Jell eAPV L099sE9VS uagwnN u04Jasu1
:eweN )uag0 6089s£9VS aagwnN PV
ow /4 /vo :a ;ea uoljeoilgnd
Ql�aa�iw�aia�l�