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Ord No 12-04-1819ORDINANCE NO. 12-04-1819 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 THE CAMBRIDGE LAWNS HISTORIC DISTRICT AND BY PLACEMENT OF AN HISTORIC PRESERVATION OVERLAY ZONE (HP -OV) OVER THE EXISTING THE ZONING USE DISTRICT FOR THE AREA IDENTIFIED IN THE CAMBRIDGE LAWN HISTORIC DISTRICT DESIGNATION REPORT; PROVIDING FOR SEVERABILITY; PROVIDING FOR ORDINANCES IN CONFLICT; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, Application No. PB -04 -017 was submitted to the Planning Department by the Historic Preservation Board , said application requesting to amend the official zoning map of the City of South Miami by overlaying an "HP -OV" Historic Preservation Overlay zoning district for property identified as the Cambridge Lawns Historic District as shown in the Cambridge Lawns Historic District Designation Report; said district legally described as Lots 1 through 22, Block 2, and the north portion of Block 1, Lots 1 -6 of the Revised Plat of Cambridge Lawns Subdivision,; and WHEREAS, the Historic Preservation Board at its July 26, 2004 meeting reviewed the Designation Report for the Cambridge Lawns Historic District and recommended that the proposed district be designated historic; and WHEREAS, the proposed historic designation and rezoning is consistent with the goals and policies and the future Land Use Map of the City of South Miami Comprehensive Plan; and WHEREAS, on August 31, 2004, after public hearing regarding the application of the HP -OV zoning to the designated Cambridge Lawns Historic District, the Planning Board recommended approval by a vote of 5 ayes and 0 nays ; and WHEREAS, the City Commission desires to accept the recommendations of the Planning Board and enact the aforesaid HP -OV zoning. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND THE CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA: Section 1. That the City's Official Zoning Map shall be amended by placing the Historic Preservation Overlay (HP -OV) zoning district over the existing underlying zoning use district for property identified as the Cambridge Lawns Historic District as shown in the Cambridge Lawns Historic District Designation Report; said properties legally described as Lots 1 through 22, Block 2, and the north portion of Block 1, Lots 1 -6 of the Revised Plat of Cambridge Lawns Subdivision. Section 2 . That the Cambridge Lawns Historic District Designation Report, as prepared by the South Miami Planning Department (July 2004) is identified as Attachment "A" and is attached to and made part of this ordinance. 2' Ord. No. 12 -04 -1819 (2) Section 3. The Design Review Guidelines set forth in the Cambridge Lawns Historic District Designation Report and the provisions contained in the Land Development Code pertaining to review of building permits, certificates of appropriateness, and demolition are applicable to the Cambridge Lawns Historic District. 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 ti. This ordinance shall be effective immediately after the adoption hereof. PASSED AND ADOPTED this 5th ATTEST: 4-1-11 CITY CLERK I" Reading- 9/21/04 2 "d Reading- 10/5/04 READ AND APPROVED AS TO FORM: ATTORNEY day of October 2004 APPROVED: AYOR COMMISSION VOTE: 5 -0 Mayor Russell: Yea Vice Mayor Palmer: Yea Commissioner Wiscombe: Yea Commissioner: Eirts- Cooper: Yea Commissioner Sherar: Yea Attachments Attachment "A" Cambridge Lawns Historic District Designation Report E: \Comm Items \2004 \9- 2I- 04\I-IP -OV Desig Cambridge Lawns Ord -doc CITY OF SOUTH MIAMI To: Honorable Mayor, Vice Mayor & Date: October 5, 2004 Commission Members ITEM No From: Maria Davis ` RE: LDC Map Amendment —HP -OV City Manager A ` ( Cambridge Lawns Historic District ORDINANCE 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 THE CAMBRIDGE LAWNS HISTORIC DISTRICT AND BY PLACEMENT OF AN HISTORIC PRESERVATION OVERLAY ZONE (HP -OV) OVER THE EXISTING ZONING USE DISTRICT FOR THE AREA IDENTIFIED IN THE CAMBRIDGE LAWNS HISTORIC DISTRICT DESIGNATION REPORT; PROVIDING FOR SEVERABILITY; PROVIDING FOR ORDINANCES IN CONFLICT; AND PROVIDING AN EFFECTIVE DATE. SUMMARY The Historic Preservation Board at July 26, 2004 meeting reviewed a designation report for the Cambridge Lawns Historic District. Following a public hearing, Board unanimously adopted a motion recommending that this area be designated the City's first historic district. In order to fully document and record this designation it was recommended that the Land Development Code be amended to create the "HP -OV" Historic Preservation Overlay zoning district and to require the designation to become a zone map change. This is being accomplished by the simultaneous adoption of a separate LDC amendment ordinance which is part of the Commission's current agenda. APPLICABLE REGULATIONS The proposed HP -OV designation of this property would allow the site to be shown on the City's official zoning map. In addition the role of the City Commission in reviewing historic designations is clarified as set forth in proposed Section 20- 5.17(FZ City Commission Public Hearings. (1) Public Hearing Requirement. The City Commission ffmy shall hold public hearings, pursuant to the provisions set forth in Section-20-5.5 (G) and notice LDC HP -OV Rezoning Cambridge Lawns October 5, 2004 (2) requirements of subsection (2) and as required by the provisions of the City Charter, on each proposed designation within six 60 ) calendar days of the recommendation by the Historic Preservation Board and/or the filing of the completed designation report. (2) Notice Requirement. At least ten 10 fifteffk--{ calendar days prior to the public hearing for each proposed designation of an individual site, district or zone, the Planning and=Zob Director shall mail a copy of the designation report to the owner at the address listed on the most recent tax rolls as notification of the intent of the City Commission to consider designation of the property. (3) Objections. Upon notification, any owner of a property proposed for individual designation who wishes to object shall submit to the City Clerk's Office a notarized statement certifying the objection to the designation CAMBRIDGE LAWNS HISTORIC DISTRICT The designation of an historic site or district requires that the Historic Preservation Board approve a Designation Report which sets forth the history of the district and the architectural significance. Attached to this staff report is the Designation Report which was approved by the Historic Board after a public hearing at its July 26, 2004 meeting. The report contains a very detailed history of the area and includes a photograph of each building in the district. The following statement of significance is provided: "The Cambridge Lawns Historic District is an enclave of thirty residences that illustrates the early history of South Miami and the quality of its architecture, and that serves as a reflection of the zeal and frenetic building activity that took place during the Florida real estate boom of the mid 1920s. A majority of the residences in Blocks 1 and 2 of the Cambridge Lawns Subdivision feature characteristics of a Tudor Revival or Mediterranean Revival architectural style. Their concentration, small scale and architectural detail make them a unique and historically important resource for the City of South Miami " STAFF OBSERVATIONS (1) The designation report and the procedures followed by the Historic Preservation Board are in accordance with the current LDC regulations governing historic site /district designations. (2) The Cambridge Lawns Historic District is compatible with several of the Future Land Use Element goals and objectives contained in the Comprehensive Plan: "Goal i To preserve and enhance rthe City's small town character, especially the quality of life in the existing single- family residential neighborhoods "; Objective 1.2 Preserve historic resources by experiencing no demolition or reconfiguration of specified resources ........." LDC HP -OV Rezoning Cambridge Lawns October 5, 2004 (3) (3) An historic designation will require that all contributing buildings within a designated district must obtain special approval in the form of a "certificate of appropriateness" (COA) for any alteration, renovation, remodeling, or landscape changes affecting the exterior of the building (includes demolition). This approval requires a public hearing and review by the Historic Preservation Board and final approval by the City Commission. The Designation Report contains a section (p.12 -13) entitled Design Review Guidelines which establishes architectural guidelines for the review of future certificates of appropriateness. (4) The designation includes the City's Brewer Park. The recently developed plan for renovation of the park was approved by the Historic Board last year. (5) The proposed designation will not require changes to any of the dimensional standards or permitted uses currently applicable to the area's RS -3 zoning district. It is important to note that in 2002 the City Commission exempted small properties (50' or less frontage) in the RS- 3 zone district from having to set back a second floor further than the first floor. PLANNING BOARD ACTION The Planning Board at its August 31, 2004 meeting adopted a motion by a vote of 5 ayes 0 nays recommending approval of the proposed HP -OV zoning for the Cambridge Lawns Historic District. RECOMMENDATION. It is recommended that the attached ordinance approving the designation of the Cambridge Lawns Historic District, as set forth in the Designation Report boundary map be adopted on second reading. Attachments: Draft ordinance Cambridge Lawns Designation Report, July ,2004 Historic Preservation Regulations LDC Minutes of Historic Preservation Board 7 -26 -04 Excerptfrom Planning Board meeting 8 -31 -04 Public notices MD /DOD /SAY ; �� E:\Comm \20 Items04 \I0- 5b4\HP -OV CM Report Cambridge Lawns.doc 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 O.V. FERBEYRE, who on oath says that he or she is the SUPERVISOR, Legal Notices of the Miami Daily Business Review f /k/a Miami Review, a daily (except Saturday, Sunday and Legal 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 HEARINGS - SEPT. 21, 2004 in the XXXX Court, was published in said newspaper in the issues of 09/10/2004 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 securing Is adverb ent r publication in the said Sworn to and subscribed before me this 10 of 5 2004 (SEAL) c� AP' Maria I. P nE3 O.V. FERBEYRE personally � t mn` Commission DD20855 `4W EMiresfilaroh04r2008 HISTORIC PRESERVATION REGULATIONS SOUTH MIAMI LAND DEVELOPMENT CODE Planning Department July 2004 HISTORIC PRESERVATION REGULATIONS IN SOUTH MIAMI LAND DEVELOPMENT CODE CONTENTS I Section 20-6.1 Historic Preservation Board (pp.138.1— 14 1) II Section 20-5.17 Designation of historic sites (pp. 126 -127) Section 20-5.18 Historic Designation reports (p. 127) Section 20 -5 19 Demolition of designated sites .demolition by neglect and certificates of appropriateness (pp 127 -130) III Section 20-4.9 Historic Preservation Standards (pp. 106- 106.1) E: \HPB Historic Bd\HPB Misc\LDC Regs on Historic Preservation.doe ADMINISTRATION AND ENFORCEMENT 20 -6.1 (fl Financial interest. i. Any member, of the board who has a special.financial interest, direct or indirect, in any matter before the board shall make that interest known and shall abstain from participation therein in any manner. ii. Willful failure to disclose such financial interest shall constitute malfea- sance in office and shall render the action voidable by the City Commission. (D) Historic Preservation Board. (1) Establishment and Membership. (a) An Historic Preservation Board is hereby created which shall consist of seven (7) members who reside or work in the City. i. The Mayor, with the advice and consent of the City Commission, shall appoint the members of the board. ii. All members shall be familiar with the purposes of preserving and protect- ing districts, structures or sites having historic or archeological worth. iii. Members shall serve for a term of two (2) years, with a maximum of eight (8) years total service possible. w. Supp. No. 6, Add. 138.1 ADMINISTRATION AND ENFORCEMENT 20 -6.1 (b) Any member of the board shall be automatically removed for missing three (3) regular meetings in a row or five (5) meetings in a twelve (12) month period. is The Planning and Zoning Director shall keep a record of meetings missed. if. The Planning and Zoning Director shall advise the City Commission and the member being removed that such member has been automatically removed. (2) Organization. (a) Meetings. L The board shall hold one (1) regular meeting each month on the last Monday of each month, except in June. if. Meetings shall not be held if no designation reports, plans, specifications or scheduled matters are to be submitted and/or initiated by the board for review. iii; Agendas of all meetings shall be posted at City Hall not less than three (3) working days prior to any regularly scheduled meetings, excluding work- shops. (b) The board shall elect from its membership a chair and vice -chair for a one year non - successive term, respectively. i. The chair shall normally preside at all meetings of the board. ii. In the absence of the chair, the vice -chair shall preside. (c) A temporary chair may be elected at any meeting when both the chair and the vice -chair are absent or recused. (3) Powers and Duties. (a) The board shall have all such powers and duties granted by state law, Metro - Dade County Code and this Code. (b) The board shall review and recommend approval, disapproval or modification of all applications for fu al approval by the City Commission of historic district and historic site designations, and site plans and specifications, and Certificates of Appropriateness, as required under this Code. (c) The board shall maintain and update files from the Dade County Historic Survey within the city for the purpose of determ;n;ng and promoting those districts and sites of special historic or archeological value or interest. (d) The board shall make recommendations to the City Commission on the designa- tion of historic districts and sites, and archeological sites, pursuant to this Code. (e) The board shall endeavor to improve and expand the Metro-Dade County Historic Survey with additional sites; information; oral histories and any other material as may be available, and periodically, to reevaluate the survey to determine whether changing times and values warrant recognition of new or different, historic and/or archeological districts and sites. (f) The board shall, in reference to specific historic districts or sites, or archaeolog- ical sites, recommend to the City Commission the use of preservation incentives, including tax incentives and advantages. Supp. No. 2 139 20 -6.1 SOUTH ML4MI LAND DEVELOPMENT CODE (g) The board shall make recommendations to the City Commission concerning application for and the utilization of grants from federal and state agencies, or from private groups; and individuals, and utilization of city funds to promote the preservation of historically significant districts and sites and archeologically significant sites. (h) The board shall recommend contact of public and private organizations and individuals, engage in historic and archeological preservation education, and undertake all reasonable and proper means to promote preservation of histori- cally and archeologically significant properties which are proposed for, or under threat of, demolition, destruction or significant degradation. (i) The board shall evaluate and comment upon decisions by request of other public agencies affecting the physical development and appearance of historically significant districts and sites and archeologically significant sites, or upon the request of the City Commission. (j) The board shall recommend approval of historic and archeological markers for properties within the city. (k) The board shall advise the city commission on matters related to the use, adminitration and maintenance of city -owned historically significant properties. (1) The board shall promote and encourage communication and exchange of ideas and information between the board and owners of historically and archeologically significant properties, potential developers, public officials, financial institutions, and other interested persons. (m) The board shall have the responsibility to advise the City administration and City Commission on various matters, in accordance with the terms of this Code. (n) The board shall conduct any other function which may be designated or assigned by act of the City. Commission. (4) Procedures. (a) Quorum and voting. 1, i. A quorum shall be three (3) members. ii. An affirmative vote of a majority of the members present shall be required to pass upon any matter on which the board is required to act under this Code. iii. In instances when the board. considers a designation report, a quorum shall consist of four (4) members, at least one of whom shall be an architect. (b) The board shall keep a permanent record of all proceedings before it. (c) Meetings of the board shall be public and notification of such meetings shall be given in accordance with Code provisions. If any scheduled meeting is not held, then all applications scheduled for such meeting, except designation reports, shall be heard and decided by the Planning and Zoning Director of the Building, Supp. No. 2 140 ADMINISTRATION AND ENFORCEMENT 20 -6.2 Zoning and Community Development Department (or the director's designee) no later than the end of the next business day after the scheduled meeting was to have been held. The director's decision, if for approval, shall constitute HPB approval. (d) All approved designation reports shall bear the official signature of the chair presiding at the meeting at which such reports are approved. (e) Reserved. (f) Financial interest. Any member of the board who has a special financial interest, direct or indirect, in any matter before the board shall make that interest known and shall abstain from participation therein in any manner. ii. Willful failure to disclose such financial interest shall constitute malfea- sance in office and shall render the action voidable by the City Commission. (Ord. No. 11-90-1451,8-21-90; Ord. No. 20 -93 -1546, §§ 1, 2,11- 16 -93; Ord. No. 18 -95 -1591, § 1, 10 -5 -95; Ord. No. 6 -96 -1606, § 2, 5 -7 -96; Ord. No. 9 -96 -1609, § 1, 5- 21 -96; Ord. No. 12 -96 -1612, §§ 1, 6, 7- 30 -96; Ord. No. 19 -96 -1619, § 5, 10 -1 -96; Ord. No. 17 -97 -1638, § 1, 6 -3 -97; Ord. No. 12 -00 -1714, § 5, 4- 18 -00; Ord. No. 8 -03 -1792, § 1, 5- 20 -03; Ord. No. 10 -03 -1794, § 2, 5- 20 -03) 20 -6.2 Appeals. (A) ERPB Decisions, 1Eme, Standing to Appeal. All decisions and recommendations of the environmental review and preservation board (ERPB) shall be posted on the City Hall bulletin board immediately following the ERPB meeting. An applicant may obtain a building permit after noon of the day after the ERPB meeting, at which the application was approved, if all other requirements for the ,permit have been met. An appeal of an ERPB decision or recommendation maybe filed at anytime before a building permit is issued by filing same with the city clerk upon a form prescribed therefore. Appeals may be taken by the applicant, interested citizens, or the city administration. (B) Stay of Proceedings. An appeal stays all proceedings in furtherance of the action appealed from, unless the officer from whom the appeal is taken certifies to the city commission, after notice of appeal'has been filed with him, that because of the facts stated in the certificate a stay would, in the officer's opinion, cause imminent peril to life or property or that because the violation charged is transitory in nature a stay would seriously interfere with enforcement of the Code. (C) Restraining Orders. If certification occurs in accordance with subsection (B) above, proceedings may not be stayed except by a restraining order, which may be granted by the city commission or by a court of record on application, on notice to the officer fiom whom the appeal is taken and on due cause shown. (D) Appeal Hearing. The city commission shall hear and enter a decision on all appeals within sixty (60) days of the date of filing said appeal, and shall provide due notice of the appeal to the parties. Supp. No. 8 _ 141 20 -5.17 PROCEDURES AND APPLICATIONS specifically required by an ordinance or resolution passed and adopted by the City Commission. (b) Submittal. A Unity of Title shall be submitted to the Planning and Zoning Department. (c) Approval. A Unity of Title shall be subject to approval by the City Attorney as to form and content. (d) Recording. A Unity of Title shall be recorded in the Public Records of Miami -Dade County and shall run with the land and shall be binding upon the property owner, his/her successors and assigns. The owner shall pay the fee as required for recording a Unity of Title in the Public Records of Miami -Dade County. (e) Release. Any Unity of Title required by this section shall not be released except upon approval by resolution passed and adopted by the City Commission, after a public hearing, and executed by the City Manager and City Clerk The release of the Unity of Title is contingent upon a cessation of the conditions and/or criteria which originally required the execution of the subject Unity of Title. 20 -5.17 Designation of historic sites_ (A) Report Required. Prior to the designation of an individual historic or archeological site, an investigation and formal designation report must be filed with the Historic Preservation Board. (B) Historic Preservation Board Recommendation. The Historic Preservation Board shall make recommendations to the City Commission concerning all properties proposed as historic sites, districts or archeological zones. (C) Proposals and Preliminary Evaluation and Recommendation. (1) Application for designation of individual properties and districts may be made to the Planning and Zoning Division by any member of the Historic Preservation Board, the Environmental Review and Preservation Board, the City Commission, the City administration or the property owner(s) of the subject property for designation. (2) The Historic Preservation Board shall conduct a preliminary evaluation of available data for conformance with the criteria set forth herein and may direct the preparation of a formal designation report by one of the members of the board. The Historic Preservation Board may then meet as a body and develop recommendations to transmit to the City Commission regarding designations. (D) Historic Preservation Public Hearing. (1) Public Hearing Requirement. The City Commission may hold a public hearing, pursuant to notice requirements of subsection (2) and as required by the provisions of the City Charter, on each proposed designation within forty -five (45) calendar days of the recommendation by the Historic Preservation Board and/or the filing of the completed designation report. (2) Notice Requirement. At least fifteen (15) calendar days prior to the public hearing for each proposed designation of an individual site, district or zone, the Planning and Zoning Director shall mail a copy of the designation report to the owner at the address listed on Supp. No. 5A 126 PROCEDURES AND APPLICATIONS 20 -5.18 the most recent tax rolls as notification of the intent of the City Commission to consider designation of the property. (3) Objections. Upon notification, any owner of a property proposed for individual designation who wishes to object shall submit to the City Clerk's Office a notarized statement certifying the objection to the designation. (E) Historic Preservation Board Findings. (1) If the board finds that the proposed designation meets the intent and criteria set forth in this Code, it shall transmit such recommendation to the City Commission, with the designation report and any additions or modifications deemed appropriate. (2) If the board finds that the proposed designation does not meet the intent and criteria in this Code, no further action shall be required, except that the board's action may be appealed in accordance with the provisions of this Code. (F) Planning Board Review. Following a favorable recommendation by the Historic Preservation Board, a proposed designation shall also be reviewed by the Planning Board if the proposed historic site and/or district regulations would change any existing zoning district regulations such as, for example, permitted use, height, floor area ratio, yard setbacks or off - street parking. (Ord. No. 12 -96 -1612, § 3, 7- 30 -96) 20 -5.18 Historic designation reports. (A) Report Format and Contents. Report format designating historic or archeological sites may vary according to the type of designation. All reports shall address the following: (1) Historical, cultural, architectural and archeological significance of the property or properties being recommended for designation; (2) Projected, proposed or existing public improvements and developmental or renewal plans; (3) Boundary recommendations for historic districts and archeological zones and identification of boundaries of individual sites being designated; and (4) A signed and sealed survey of the subject property by a registered surveyor. (B) Nonconforming Properties. Where a report is filed recommending designation of a district, the report must identify those properties, if any, within the district which are not historically or Architecturally compatible with structures in the district, and such report shall provide standards for regulating such nonconforming properties. (Ord. No. 12 -96 -1612, § 4, 7- 30 -96) 20 -5.19 Demolition of designated sites; demolition by neglect and certificates of appropriateness. (A) Order Required Demolition of a designated building, structure, improvement, or site may only occur pursuant to an order of a governmental agency or a court of competent jurisdiction or Supp. No. SA 127 20 -5.18 PROCEDURES AND APPLICATIONS pursuant to an approved application by the owner. Demolition by neglect or significant degradation of a designated building, structure, improvement, or site is hereby declared to be a violation of this Code, and is subject to the penalties and provisions set forth under Section 20 -6. (B) Notice Required. (1) Governmental agencies having the authority to demolish unsafe structures shall receive notice of designation of individual sites, districts, or archeological zones pursuant to this Code from the Historic Preservation Board. (2) The Historic Preservation Board shall be deemed an interested party and shall be entitled to receive notice of imy public hearings conducted by said governmental agency and the owner relative to the feasibility of, and the public interest in, preserving the designated property, or significant relics and artifacts. (C) Demolition Approval. (1) No permit for voluntary demolition of a designated building, structure, improvement or site shall be issued to the owner thereof until an application for approval and the reasons therefore have been submitted and approved by the Planning and Zoning Division, pursuant to the procedures in this Code. (2) The historic Preservation Board may petition the City Commission to grant demolition approval with a delayed effective date of up to six (6) months. (3) Grant of a demolition approval shall be evidenced by written order of the Planning and Zoning Division detailing the public interest which is sought to be preserved. (4) Such written order may be appealed to the City Commission, pursuant to provisions of this Code. (D) Structure Preservation. (1) During the demolition delay period, the board may take such action as it deems necessary to preserve the structure concerned, in accordance with the purposes of this Code. (2) Such steps may include, but shall not be limited to: (a) Consultation 'with civic groups, agencies and interested citizens; (b) Recommendations for acquiring property by public or private bodies or agencies; and; (c) Exploration of the possibility of moving, one (1) or more structures or other features. r (E) Certificate of Appropriateness. (1) Certificate Required as Prerequisite to Alteration, Etc. Pursuant to a recommendation by ning Director of the need- an appropriateness review, no building, the Planning and Zo structure, improvement, landscape feature, or archeological site within the City of South Miami which is designated pursuant to this Code shall be erected, altered, restored, supp. No. 5A 128 PROCEDURES AND APPLICATIONS 20 -5.19 renovated, excavated, moved, or demolished until an application for a "Certificate of Appropriateness" regarding any architectural features, landscape features, or site improvements has been submitted to and approved pursuant to the procedures in this Section. Architectural features shall include, but not be limited to, the architectural style, scale, massing, siting, general design, and general arrangement of the exterior of the building or structure, including the type, style and color of roofs, windows, doors and appurtenances. Landscape features and site improvements shall include, but are not limited to, site regarding, subsurface alterations, fill deposition, paving, landscaping, walls, fences, courtyards, signs and exterior lighting. No certificate of appropriateness shall be approved unless the architectural plans for said construction, alteration, excavation, restoration, renovation, relocation or demolition are approved by the City Commission. (2) Standards for Issuance. The Historic Preservation Board shall adopt and may, from time to time, amend the standards by which applications for any certificate of appropriateness may be evaluated. In adopting these guidelines, it shall be the intent of the board to promote maintenance, restoration, adaptive reuses appropriate to the property, and compatible contemporary designs that are harmonious with the exterior architectural and landscape features of neighboring buildings, sites, and streetscapes. These guidelines may also serve as criteria for the Planning and Zoning Director to make decisions regarding the need for an application for a certificate. (3) Procedures. (a) An applicant for a certificate of appropriateness shall submit an application to the Planning and Zoning Division and accompany such application with full plans and 'specifications, site plan, and samples of materials as deemed appropriate to fully describe the proposed appearance, color, texture, or materials, and architectural design of the building and any outbuilding, wall, courtyard, fence, landscape feature, paving, signage, and exterior lighting. The applicant shall provide adequate information to enable visualization of the effect of the proposed action on the applicants building and its adjacent buildings' and streetscapes. If such application involves a designated archeological site, the applicant shall provide full plans and specifications of work that may affect the surface and subsurface of the archeological site. (b) The Historic Preservation Board shall hold a public meeting upon an application for a certificate of appropriateness affecting designated properties in order to make recommendations to the City Commission. (c) The City G>mmission shall act upon an application within sixty (60) days of receipt of application materials adequately describing the proposed action. The City Commission may approve, deny, or approve in modified form an application,; subject to the acceptance of the modification by the applicant, or suspend action on the application for a period not to exceed thirty (30) days in Supp. No. 5A 129 20 -5.20 PROCEDURES AND APPLICATIONS order to seek,technical advice from outside its members or to meet further with the applicant to revise or modify the application. Notice and procedure of the public hearing by the City Commission shall be given to the property owner(s) by certified mail and to other interested parties by advertisement in a newspaper of general circulation at least ten (10) days prior to the public hearing. (d) The decision of the City Commission shall be issued in writing. Evidence of approval of the application shall be by certificate of appropriateness issued in the form of a resolution of the City Commission and, whatever the decision, notice in writing shall be given to the applicant and to the Director of Planning and Zoning. (e) If a set of plans is denied, or modification is recommended, the City Commission shall, to the extent possible, make specific, findings as to the reasons for denial and modification, and recommend appropriate changes, if possible. (4) Compliance of Work with Certificate Standards. All work performed pursuant to the issuance of any certificate of appropriateness shall conform to the requirements of the certificate. The City. Manager shall designate an official to perform necessary inspections in connection with enforcement of this chapter, who shall be empowered to issue a stop work order if performance is not in accordance with the issued certificate. No work shall proceed as long as a stop work order continues in effect. Copies of inspection reports shall be furnished to the City Manager and copies of any stop work orders shall be furnished to both the Historic Preservation Board and the applicant. The designated official shall ensure that work not in accordance with a certificate of appropriateness shall be corrected to comply with the certificate of appropriateness prior to withdrawing the stop work order. (5) Emergency, Temporary Measures. For the purpose of remedying emergency conditions determined to be dangerous to life, health, or property, nothing contained herein shall prevent the making of any temporary construction, reconstruction, or other repairs to a building or site, pursuant to an order of a government agency or a court of competent jurisdiction. The owner of a building damaged by fire or natural calamity shall be permitted to stabilize the building immediately without approval and to rehabilitate it later under the normal review procedures of this chapter. (Ord. No. 12 -96 -1612, § 5, 7- 30 -96) 20 -5.20 Minimum housing,conditions. (A) Described and Designated. Any dwelling shall be declared by the city to be unfit for human habitation if it: a (1) Is so damaged, decayed, dilapidated, unsanitary, unsafe or vermin- infested, that it creates a serious hazard to the'health or safety of the occupants or of the public; Supp. No. 5A 130 20 -4.8 SOUTH MIAMI LAND DEVELOPMENT CODE (3) In the event that a nonconforming use is changed to another nonconforming use of more restricted classification, the prior less restrictive classification shall be consid- ered abandoned. (Ord. No. 9 -90 -1449, 6- 12 -90; Ord. No. 4 -93 -1533, 6 -1 -93; Ord. No. 19 -96 -1619, §§ 3, 4, 10 -1 -96) 20.4.9 Historic preservation standards. (A) Historic and Archeological Sites. (1) The Secretary of the Interior's Standards for Historic Preservation Projects: with Guidelines for Applying the Standards, 1979, or as may be updated, and the Metropolitan Dade County historic preservation guidelines shall be used by the board for reviewing projects proposed for designated historic properties and sites or for properties within historic districts. (2) In addition to the above referenced federal and county guidelines, the following shall also be utilized as general standards by the board for determining structures and sites having historic or archeological significance: (a) Districts, sites, structures and objects of national, state and local importance are of historic significance if they possess integrity of location, design, setting, materials, workmanship, feeling and association, and: (b) Are associated with events that have made a significant contribution to the broad patterns of our history; or (c) Are associated with the lives of persons significant in our past; or (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 dis- tinction; or (e) Have yielded, or are likely to yield information in history or prehistory; or (fl Are listed in the National Historic Register. (B) Demolition of Historic Structures. In addition to all other provisions of this Code, the board shall consider the following standards in evaluating applications for demolition of designated historic structures. (1) Is the structure of such .interest or quality that it would reasonably meet national, state or local criteria for designation as an historic or architectural landmark? (2) Is the structure of such design, craftsmanship or material that it could be reproduced only with great difficulty and/or expense? (3) Is the structure one of the last remaining examples of its kind in the area, city, county or region? (4) Does the structure contribute significantly to the historic character of a designated district? Supp. No. 2 106 OTHER REGULATIONS 20 -4.10 (5) Would retention of the structure promote the general welfare of the city by providing an opportunity for study of local history, architecture and design or by developing an understanding of the importance and value of a particular culture and heritage? (6) Are there definite plans for reuse of the property if the proposed demolition is carried out, and what will be the effect of those plans on the character of the surrounding area? (Ord. No. 12- 96- 1612, § 2, 7- 30 -96) Note —See editor's note, § 20 -4.6. 20 -4.10 Garage Sale. (A) Applicability. Garage sales shall be permitted in a RS- Single Family Residential District and a RT- Townhouse District subject to the following conditions and restrictions: (D No garage sale shall be conducted until and unless a permit shall have been obtained from the Finance Department of the City of South Miami. Only the owner or lessee of the property upon which the garage sale is being conducted may obtain-such permit. (2) Before such permit shall be issued, the applicant shall file with the Finance Depart- ment an application containing the following information: - (a) Street address or legal description where such sale is to be conducted. (b) Proof of ownership or lease of property. (c) Dates of sale. (d) Hours of sale. (e) Notification of residents of properties on both sides of applicant. (3) Upon verification and compliance with the provisions of this section, the Finance Department shall issue a permit the same day which shall designate the location of the sale and the days upon which the sale shall be conducted. (4) Only one sign complying Section 20- 4.3(I) of the Land Development Code (not exceeding two square feet in size) may be displayed on the property where such sale is being conducted. The sign shall not be erected or placed closer than five feet to the front or side property line. The sign shall not be affixed to a tree or utility pole. (5) A garage sale shall be held only between the hours of 9:00 a.m. to 5:00 p.m. Personal property shall be exhibited or displayed only within established setbacks. A sale may be held two times only, too more than for one weekend including Friday. per each calendar year. (B) Enforcement. The garage sale permit shall be prominently displayed from the front of the building from which such sale is conducted. Upon the request of any Code Enforcement Officer of the City of South Miami, the owner or lessee of the property shall exhibit such permit. By making application for a garage sale permit, accepting a permit and conducting a sale, the owner or lessee of the property to whom the permit is granted, authorizes any Code supp. Nu. 6 106.1 CITY OF SOUTH MIAMI HISTORIC PRESERVATION BOARD REGULAR MEETING SUMMARY MINUTES MONDAY, JULY 26, 2004 City Commission Chambers 6:30 PM I. Call to order Action: Ms. Redding called the meeting to order at 6:35 p.m. II. Roll call Roll call was performed. Board members present constituting a quorum: Ms. Redding, Ms. Clyatt, Ms. Chael, Ms. Dison, and Mr. Kurtzman. Board members absent: Ms. Lahiff and Mr. Deen. City staff present: Don O'Donniley (Planning Director), Ellen J. Uguccioni (Cultural Resource Consultant), and Patricia Lauderman (Board Secretary). III. Approval of Minutes Action: The Board duly voted on and approved the minutes of June 14, 2004. Vote: Ayes 4 Nays 0 Board member, Ms. Chael entered the meeting at the start of this item being read. IV. Certificate of Appropriateness Application (A) EXTERIOR PAINTING [HPB -04 -0021 Applicant: Mr. Robert G. Berrin Location: 5875 SW 72n8 Street Request: The applicant is requesting approval of paint color for the exterior of an existing retail business, located at the above referenced location. Applicant present: Ms. Roselyn Berrin (Owner of the property) Action: The Board, staff, and applicant discussed the request for exterior painting. HPB Minutes July 26, 2004 Page 2 of 5 Mr. O'Donniley indicated the subject building is listed as a "contributing building" (has architectural / historic merit) in the Regulating Plan for the "SR (HD -OV)" Specialty Retail (Hometown District Overlay Zone). Ms. Berrin stated the intent of the applicant is to repair the exterior stucco and woods finishes and paint the exterior. Board member, Ms. Clyatt noted that the address on the staff report needed to be revised so that it appears as 5875 SW 72nd Street. Ms. Berrin agreed that the applicant would be submitting an approval letter from the property owner. Motion: Mr. Kurtzman moved for approval of the application with the following condition: (1) that the applicant submits an approval letter from the property owner. Ms. Clyatt seconded the motion. Vote: Approved 4 Opposed 0 V. Public Hearing on Designations Mr. O'Donniley started the meeting by informing the Board and residents that tonight they would be hearing information on two proposed designations. The first designation item discussed tonight is the Cambridge Lawns Historic District. Followed by the designation of residence 5625 SW 62nd Avenue. Ms. Ellen J. Uguccioni the Historic Consultant hired by the City has prepared designation reports for both designation items. A. (HPB -04 -001) Cambridge Lawns (A) Review of Cambridge Lawns Historic District Designation Report; Mr. O'Donniley highlighted the information provided in the designation report. He began by noting the district's boundaries. The district is generally bounded by Miller Road (SW 56`h Street) on the north; SW 57`h Street on the south; SW 63`d Avenue on the west; and SW 60`h Avenue on the east. Furthermore, the district consists of Block 2, Lots 1 -22, Revised Plat of Cambridge Lawns Subdivision, and the north portion of Block 1, which includes Lots 1 -6. A majority of the residences in Blocks 1 and 2 of the Cambridge Lawns Subdivision feature characteristics of a Tudor Revival or Mediterranean Revival architectural style. As stated by Ms. Uguccioni in her report the proposed Cambridge Lawns Historic District Lawns represents a collection of residential structures that were built immediately after the real estate boom of the mid - twenties peaked. Because of their similar scale, building materials, and decorative elements they are recognizable and distinguishable enclave and unique in the South Miami Community. Although the homes rarely exceeded one thousand, one hundred square feet, the attention to detail, and artistry of form cause them to stand out as architecturally distinctive and reflective of another era. HPB Minutes July 26, 2004 Page 3 of 5 In the designation report for Cambridge Lawns District there are listed two categories of residential designs that are prevalent in the district. Simultaneously, as she presented the designation report she provided a slideshow of photographs of homes representing the styles of Tudor and Mediterranean revival. The two styles are the following: Tudor Revival Style and Mediterranean Revival. The Tudor style has characteristics which include: • One and one -half story in height • High pitched, front facing gable roofs • Prominent chimneys • Symmetrical plan • Entry door set into the fagade beneath an arch. The Mediterranean Revival has characteristics which include: • Irregular plan shape • Broad areas of uninterrupted surfaces covered with textured or smooth stucco • Cast stone or concrete ornament concentrated around windows and doorways • Clay barrel tile roof coverings • Combination of roof types including flat, hip or gable Ms. Uguccioni indicated in her report there were two non - contributing buildings in the district. She stated that any resource proposed for local historic designation must retain its historic integrity in order to be classified as a "contributing building ". Integrity is measured by the retention of location, design, feeling, and association. For example, if a building has been subjected to unsympathetic alterations that have compromise the quality of its design; it may not be designated as it no longer conveys the associations associated with its period of significance. (R) Public Comments: Mary Pat Berg 6110 SW 56 Street Ms. Berg stated she supported the designation of the district but had a concern with regards to minor changes to the house and would code enforcement be more watchful now that the district would be designated. Mr. O'Donniley responded that if she had questions regarding the type of changes that are allowed that the planning department could assist her with answers. Pat Shields 6218 SW 56 Street Ms. Shields was pleased to learn from Ms. Uguccioni's report the classification type for her house. Additionally, she inquired about the possibility of installing a canvas carport on her property. She wondered with whom she needed to speak with in order to know the procedure to take. Mr. O'Donniley explained that it was best to speak with the planning staff because they would need to know the dimensions of the carport and its proposed location to better assess the request. HPB Minutes July 26, 2004 Page 4 of 5 Simone Yap 6211 SW 57 Street Ms. Yap inquired about the type of hurricane shutters she could install in her home. Ms. Uguccioni suggested that hurricane shutters with tracks, that could be painted over would be a possible solution. Annick Sternberg 6243 SW 57 Street Ms. Sternberg asked about if in the future she intended to make changes to her home, who can advise her on what can and can not be done to her property. Mr. O'Donniley responded that he encouraged residents that had questions about designation and how it affects their home to approach the planning department for guidance. (C) Designation of the Cambridge Lawns Historic District: The Board and staff finished discussing the Designation Report. Motion: Ms. Clyatt moved to recommend to the City Commission the designation of the Cambridge Lawns Historic District. Ms. Dison seconded the motion. Vote: Approved 5 Opposed 0 B. (HPB -04 -003) 5625 SW 62 "d Avenue (A) Review of Historic Site Designation Report Mr. O'Donniley provided the boundary description as the following: Tract A less the east 150 feet, Cambridge Lawns Revised Plat of Blocks 1 & 2, as recorded in Plat Book 45 -31 of the public Records of Dade County, Florida. He also stated that the residence at 5625 SW 62 "d Avenue is a good example of the neoclassical style as evidenced by its monumental columns that span the two way height and frame the entrance bay, the side gable roof, the single leafed entrance door flanked by sidelights, and the use of six - over -one double hung windows in the fenestration. Ms. Uguccioni added that the lot for measured 170 x 162 feet, and Dade County Assessor's records give the square footage contained within the residence at 3,275. She also noted that the Assessor's records provide the 1934 date of construction, which is seemingly in conflict with the date of the plat, approved in January 1946. A search of building permits at the South Miami City Hall yielded no information. Mr. Kurtzman property owner asked if it was appropriate for him to comment on the item. Mr. O'Donniley responded that he had to disclose to the Board that he was the owner of the property and that he would recuse himself from the voting. Mr. Kurtzman informed Ms. Uguccioni and the Board members that he had pertinent documents that pertained to the residence that indicated the property may have been built earlier than previously thought. He stated he would provide those documents to the Planning Department. Finally, Ms. Clyatt indicated she spotted a typo on page 7, pertaining to the address of the residence, in which it should state 5625 SW 62nd Avenue and not street. HPB Minutes July 26, 2004 Page 5 of 5 (B) Public Comments No public comments were made. (C) Designation of 5625 SW 62 Avenue as a Historic Site Motion: Ms. Chael moved to recommend to the City Commission the designation of 5625 SW 62 Avenue as a historic site. Ms. Clyatt seconded the motion. Vote: Approved 4 Opposed 0 Recuse 1 (Mr. Kurtzman) VI. Remarks No remarks were said VII. Adjournment There being no further business before the Board, the meeting was adjourned at 8:40 P.M. DOD /pel K: \HPB\HPB Minutes\2004 Minutes\Mn 07- 26-04.doc CITY OF SOUTH MIAMI PLANNING BOARD Regular Meeting Action Summary Minutes Tuesday, August 31, 2004 City Commission Chambers 7:30 P.M. EXCERPT I. Call to Order and the Pledge of Allegiance to the Flag Action: The meeting was called to order at 7:58 P.M. Action: The Pledge of Allegiance was recited in unison. II. Roll Call Action: Mr. Morton, Chairperson, requested a roll call. Board members present constituting a quorum: Mr. Morton, Ms. Yates, Mr. Liddy, Mr. Comendeiro, and Mr. Illas. Board members absent: Ms. Gibson and Mr. Mann. City staff present: Don O'Donniley (Planning Director), Sanford A. Youkilis (Planning Consultant), Brian Edney (Video Support), and Patricia E. Lauderman (Planning Board Secretary). III. Administrative Matters No administrative matters were discussed. IV. Planning Board Applications /Public Hearings PB -04 -017 Applicant: Historic Preservation Board — City of South Miami 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 THE CAMBRIDGE LAWNS HISTORIC DISTRICT AND BY Planning Board Meeting Page 2 of 3 PLACEMENT OF AN HISTORIC PRESERVATION OVERLAY ZONE (HP -OV) OVER THE EXISTING ZONING USE DISTRICT FOR THE AREA IDENTIFIED IN THE CAMBRIDGE LAWN HISTORIC DISTRICT DESIGNATION REPORT; PROVIDING FOR SEVERABILITY; PROVIDING FOR ORDINANCES IN CONFLICT; AND PROVIDING AN EFFECTIVE DATE. Action: Mr. Comendeiro read the item into record. Mr. O'Donniley presented the staff report. Mr. O'Donniley explained that the Historical Preservation at its July 26, 2004 meeting reviewed a designation report for the Cambridge lawns District.. Mr. O'Donniley stated that the designation of an historic district requires that the Historic Preservation Board approve a Designation Report which sets forth the history and the architectural significance of the district. The report contains a very detailed development history of the district and includes photographs of the properties included in the district. Following a public hearing the Historic Board unanimously adopted a motion approving the Designation Report and recommending that this area be designated the City's first historic district. Mr. O'Donniley then read the following statement from the designation report: "The Cambridge Lawns Historic District is an enclave of thirty residences that illustrates the early history of South Miami and the quality of its architecture, and that serves as a reflection of the zeal and frenetic building activity that took place during the Florida real estate boom of the mid 1920s. A majority of the residences in Blocks 1 and 2 of the Cambridge Lawns Subdivision feature characteristics of a Tudor Revival or Mediterranean Revival architectural style. Their concentration, small scale and architectural detail make them a unique and historically important resource for the City of South Miami" Mr. O'Donniley then stated that the district designation was compatible with the Comprehensive Plan. He added that an historic designation will require that all contributing buildings within a designated district must obtain special approval in the form of a "certificate of appropriateness" (COA) for any alteration, renovation, remodeling, or landscape changes affecting the exterior of the building (includes demolition). This approval requires a public hearing and review by the Historic Preservation Board and final approval by the City Commission. The Designation Report contains a section (p.12 -13) entitled Design Review Guidelines which establishes architectural guidelines for the review of future certificates of appropriateness The Board and staff discussed the designation report. Board member. Comendeiro noted that the boundary map of the Cambridge Lawns District, appeared to include also property 5625 SW 62nd Ave, which will be designated separately. Mr. Youkilis advised that the map will be corrected. Board member, Ms. Yates commented on the report and stated she was very impressed with the designation report complied and written by Ms. Uguccioni. Mr. Morton opened the Public Hearing. Planning Board Meeting Page 3 of 3 Speakers: NAME ADDRESS SUPPORT /OPPOSE Victor Dover 6227 SW 57 "' St. Supported Mr. Dover stated his support for the designation of Cambridge Lawns District. Pat Shields 6234 SW 56" St. Supported Ms. Shields commented about the situation of a homeowner whose house was considered non - conforming, and thus was not included in the designation. She stated most property owners in one way or another have made alterations to the homes and said that if a property owner wanted to be included in the designation report then the property should be re- evaluated and if possible given a chance to be included in the designation of the Cambridge Lawns District. Motion: Mr. Comendeiro made a motion to recommend approval of the HP -OV ordinance designating the Cambridge Lawns Historic District. Ms. Yates seconded the motion. Vote: A-yes 5 Nays 0 REPORT TO THE CITY OF SOUTH MIAMI HISTORIC PRESERVATION BOARD ON THE LOCAL HISTORIC DESIGNATION OF DISTRICT South Miami Planning Department July 2004 (H P B -04 -001) Prepared by: Ellen J. Uguccioni Cultural Resource Consultant TABLE OF CONTENTS PART I Boundary Map Definitions................................... ...........................pg.3 Statement of Significance ................................. ...........................pg.3 PlattingHistory ............................................................. py. o ContextualHistory .............................. ............................... pg. 5 Architectural Significance ............................ ............................... pg. 8 Non - Contributing Buildings .......................... ............................... pg. 10 Eligibility for Designation .............................. ............................... pg. 11 Design Review Guidelines .............................. ..........................pg.12 Bibliography............................................................ .pg.14 PART 11 Properties within the Historic District Individual Fact Sheets ...................................................... .pgs. I -XXXI Cambridge Lawns Historic District Designation Report Page 2 p z� PV � 10 H109 MS p O O D O = UD m � � M co ,�,w O` V' lMD R! 4 p O LLl) tp p t0 tOry r O 1W" r p � � •I� M � �� � � � N r' cM� W N N al O N N cp [p HI ® O O M rA r1 � o cN <N M N p p ' pN tN [oD .y J F � � ■y 'y�p�u§ C9 i t�R� � � •1� � � N �3 �� N � qJ � � M O N • n N � „ ■' N N 1 �', �� 07 � � � N r A N r, O p p ne as Ms_... '� p M M �t I;" IMa w p $ VI o • c� qR IF y, Pax rn ■N', !"C'�,�g"'a'`3�ra l^�!„y��— ".' +' -w'c' i `r*w PLO in ° Y t P N u7 p ti N N L «7 M O O V t[J tMD N SW- 63RD- c O O O � p � "— Fa.-g�'4aY.. �� "G *✓;$9 �,r,rw d;s;;Wo- ffig ''w- ,i�,n*w`„Nt �?..;," "a.y�w.`t'r���4'N iL Definitions Historic District: As used in this report means: A geographically defined area possessing a significant concentration, linkage, or continuity of buildings, structures, improvements or landscape features united by historic events or aesthetically by plan or physical development. Contributing Structure: As used in this report means: A residence that adds to the historic and architectural qualities for which a district is significant because it was present during the period of significance; it relates to the documented significance of the property, and it possesses historic integrity, reflecting its character at that time. Summary Statement of Significance: The Cambridge Lawns Historic District is an enclave of thirty residences that illustrates the early history of South Miami and the quality of its architecture, and that serves as a reflection of the zeal and frenetic building activity that took place during the Florida real estate boom of the mid 1920s. A majority of the residences in Blocks 1 and 2 of the Cambridge Lawns Subdivision feature characteristics of a Tudor Revival or Mediterranean Revival architectural style. Their concentration, small scale and architectural detail make them a unique and historically important resource for the City of South Miami. Boundaries: Block 2, Lots 1 -22, Revised Plat of Cambridge Lawns Subdivision, and the north portion of Block 1 which includes Lots 1 -6. Generally bounded by Miller Road (SW 56th Street) on the north; SW 57th Street on the south; SW 63rd Avenue on the west; and SW 60th Avenue on the east. NUMBER OF CONTRIBUTING RESOURCES: 28 Residences and Brewer Park NUMBER OF NON - CONTRIBUTING RESOURCES: 2 Residences Platting History 1. Cambridge Lawns, November 18, 1925, Plat Book 20 -48 Alabama Realty& Investment Company William J. McLeod Trustee Cambridge Lawns Historic District Designation Report Page 3 on November 18, 1925 the Alabama Realty Company, and its trustees, William J. and wife Lottie Mc Leod platted the subdivision named "Cambridge Lawns." That plat included twenty -two blocks, and extended well beyond the area that is included within this designation report. The general boundaries are given as: South of Miller Road North of Hardee Road West of Red Road East of Ludlum Road The streets were named for Ivy League universities and included: Princeton Boulevard (now SW 631d Avenue) Harvard Avenue (now SW 571h Street) Clemson Avenue (now SW 58th Street) Cornell Avenue (now SW 60th Street) Miller Road (SW 56th Street remained the same) In the block between SW 63rd and SW 62nd Avenues the plat illustrates that the lots facing onto Miller Road ( SW 56th Street) were to be a mere twenty feet wide. That meant that there could be twenty -four homes built along this stretch of Miller, as the width was half the size of the lots today. The lot size, which could only accommodate the smallest of houses, may be one reason for the anecdotal stories that have surfaced concerning the builders of the original houses in Cambridge Lawns. 2. Cambridge Lawns, First Addition June 15, 1926 Plat Book 30 -13 State Investment Company, Lon Worth Crow, President This plat essentially "filled in" the area previously excluded from the first plat. The plat encompassed a two block area that lay south of SW 601h Street (Cornell Avenue) and north of SW 63rd Street (Tulane Avenue.) 3. Revised Plat of Blocks 1 and 2, Cambridge Lawns June 1, 1927 Plat Book 30 -82 Alabama Realty & Investment Company, William J. McLeod, President This is the plat that is the subject of this local historic designation. The plat includes only Blocks 1 and 2, and it is at this time that the twenty -four, twenty -five foot frontage lots, were replotted to the more customary fifty (50) by one hundred and twenty (120) foot lots. The replatted lots were those fronting onto Miller Road, which became Lots 1 -12, Block 1. Cambridge Lawns Historic District Designation Report Page 4 4. Revised Plat of Blocks 1 and 2, Tract A Block 1, Cambridge Lawns August 7, 1945 Plat Book 45 -31 Fred and Evelyn Acker Prior to the filing of this plat, SW 57th Avenue (then known as Harvard Avenue) ran all the way to SW 60th Avenue. Lots 13 -17 from the previous plat were combined in this one to create Tract A, measuring approximately 1.22 acres. At that time, portions of SW 571h Avenue were closed and abandoned. 5. Revised Plat of Block 7, Portion of Princeton Boulevard (SW 57th Drive) Lying North Thereof, Cambridge Lawns Subdivision. January 24, 1947 Plat Book 47 -47. Fred and Evelyn Acker The same family that combined the lots in the previous plat, joined the lots south of them, across the canal, in order to create Tract 7, a parcel of some 2.07 acres. William J. McLeod Sr., who platted the first Cambridge Lawns Subdivision in 1925 and the third (Blocks 1 and 2) was a native of Sylacauga, Alabama. He was married to Lottie Pope McLeod and brought his family to Dade County in 1925. Lon Worth Crow, who platted the First Addition to the Cambridge Lawn Subdivision was born in Palmyra, Iowa. His career in the Miami area began in 1913 when he arrived in Miami from West Florida, where he had resided for ten years. He was quick to realize the potential in the Miami area, investing in land and establishing a Real Estate and Mortgage Loan firm. Mr. Crow was highly respected in the community, and served as an officer in numerous civic organizations. He became a member of the Miami Realty Board upon its organization, and soon became its president for two successive terms during 1925 and 1926, the height of the real estate boom period in the Miami region. Contextual History On April 1966, Paul U. Tevis was named by the City Council as the official historian for the City of Miami. Mr. Tevis was no stranger to the city, as he was first elected to the council in 1953 and became its Mayor in 1956 until 1964, serving an unprecedented four terms. His manuscript entitled "The History of South Miami," details the major events and personalities in the life of the city, gleaned from persopgl interviews, . personal knowledge and the reading of City Council - _.. _ minutes. Mr. Tevis' account of the history of South Miami is used extenstvely'in this report. Cambridge Lawns Historic District Designation Report Page 5 The earliest histories of South Miami recount the tale of hardy pioneering families who braved a tropical wilderness to begin new lives here. The Town of Larkins, was established in 1898 with the coming of a post office headed by Postmaster Wilson A. Larkins. The story of the Cambridge Lawns Subdivision dates from the 1920s during a period when all of Florida was engaged in a real estate boom phenomenon that had no equal. In the decade preceding the boom, Larkins had only been the subject of sporadic development that was located in the immediate environs of the Florida East Coast Railway tracks that led to Homestead. (FEC President Henry Flagler had brought his railroad to Miami in 1896, and extended it to Homestead in 1904, Larkin became a regular stop on the route.) In 1917 the population of Larkins was about three hundred and fifty. By July 1918, nine plats had been filed, four of them east of the railroad and five of them to the west. Much of the land still remained for agricultural use. This scene was to disappear entirely as Larkin experienced the unbridled, uncontrollable land sale free - for -all that was soon to engulf the South Florida region. National events would influence the popularity of the region, and force the sleepy, pioneer enclaves to a new destiny. The growth of the area was largely dependent upon its accessibility, which continued to improve with a wave of technological advances. The availability of personal automobiles, the result of Henry Ford's gasoline powered engine and the advent of the Federal Highway System following World War I enabled interstate travel to become commonplace. In 1920, during in the presidency of Calvin Coolidge, economic prosperity was at its height. The nation entered an era of rum running, optimism and burgeoning development. The demand for land in Florida was unrelenting, and the ambitious development of this heretofore unimproved sub - tropical landscape was explosive. In March, 1926 sixty -nine qualified voters within the proposed corporate limits met to change the name of their town from Larkins to the Town of South Miami. At that time the expansive boundaries which covered approximately six square miles were: Red Road on the east; Ludlum and Palmetto Road on the west; Bird Road and Miller Road on the north; and SW 104th Street and North Kendall Drive on the south. At that time South Miami's immediate neighbor to the east was the City of Coral Gables. The first lots in Coral Gables were sold in 1921, and under the leadership of George E. Merrick, continued to expand, as more and more land could be acquired. Eventually, even the Larkin's Homestead, located in the vicinity of the current Cocoplum (Cartagena) Circle, was sold to the Coral Gables, and the development of South Miami moved west: - During the flamboyant twenties, there were some buildings of consequence constructed, among them the Methodist Church and the Riviera Theater. In 1926 Cambridge Lawns Historic District Designation Report Page 6 pioneer Robert Dorn constructed the Riviera Theater. The theater faced Dixie Highway and was located between Red and Sunset Roads. The building was designed in a Mediterranean Revival style, evidenced by its eclectic combination of Spanish and Italian forms in the use of round arches, broad expanses of unadorned masonry with a stucco finish, the combination of elements of differing heights and varying roof pitches covered in clay barrel tile." The Mediterranean Revival style was enormously popular in South Florida, as the style was perfectly suited to the environment and the romantic and exotic allusions portrayed by its developers. The first plat for Cambridge Lawns was filed in November 1925. Apparently there was little construction accomplished at that time. In June of that summer there were additional parcels added to the subdivision. it was not until 1927 that a revised plat for Blocks 1 and 2 was filed that there was the construction activity that constitutes the development of the houses that are included in this historic district. The building of the homes in Cambridge Lawns is significant in that by 1927, the Florida Real Estate boom had not only peaked, but was nearing an all time low. The hurricane of September 1926, combined with a freight embargo, unsecured real estate loans and bad press fueled the collapse of the boom almost overnight. In his 1949 book, History of Dade County Florida, Tracey Hollingsworth recounts the turbulent years of Dade County's construction activity. The value of building permits issued for the City of Miami in the two decades that spanned the Boom, Bust, Depression and Post War growth were: 1921: 5.4 million 1924: 17 million 1925: 60 million (The height of the building boom) 1927: 9.9 million (The end of the boom) 1928: 2.1 million 1929: 3.9 million The homes built in the Cambridge Lawns Subdivision during 1927 and 1928 were among the few major building projects going on in Miami's suburbs. in South Miami, a volatile new chapter was beginning when a new charter was granted on June 24, 1927 changing the Town of South Miami into an incorporated city. Unfortunately for the new city, there was little money to cover its expenses and property owners fearing the possibility of new taxes began to secede on an individual basis. In 1931, residents pushed for the abolishment of the city altogether. At a special election held in May 1931, efforts to abolish the City Charter failed: " The Riviera Theater became the home of the Fuchs Baking Company until their move to Medley in 1983. The building was demolished and has been replaced by an entertainment complex ( The Shops at Sunset Place.) Cambridge Lawns Historic District Designation Report Page 7 In 1933, the City's population increased to 1500 residents and the corporate limits of the city were reduced to an area of approximately four square miles. in 1938, the City Council changed the names of a number of streets, naming many for the earliest settlers in the area. The name changes included: Hinson (now SW 681h Street) Opsahl (now SW 581h Court) Dowling (now 601h Street) Dorn (now 591h Avenue) Burteshaw (now 62nd Avenue) The City eventually adopted the system used county -wide. In April, 1956 George Brewer donated the land for "Brewer Park" located at the east end of the proposed historic district. Mr. Brewer was a philanthropist who also donated land for Fuchs Park. He died in 1958. Architectural Significance The proposed Cambridge Lawns Historic District represents a collection of residential structures that were built immediately after the real estate boom of the mid - twenties peaked. Because of their similar scale, building materials, and decorative elements they are a recognizable and distinguishable enclave and unique in the South Miami community. Although the homes rarely exceeded one thousand, one hundred square feet, the attention to detail, and artistry of form cause them to stand out as architecturally distinctive and reflective of another era. Period / Eclectic Houses During the first third of the 20th century, residential designs frequently employed references to styles from other countries and earlier centuries. In Florida, the Spanish Colonial Revival was often used for both small and large scale residences. It is less common to find a Tudor Revival style. The popularity of eclectism was fueled by European architects who began their practice in the United States for wealthy clients and international fairs like the World's Columbian Exposition held in Chicago in 1893. In Chicago the theme was Neo- classicism, and the fair buildings emphasized correct historical interpretations of European styles. The transmission of period styles to the mainstream occurred in part from technological- innovation. European models often -were - built- of-- solid-masonry;- - - while many American homes were built of frame construction. In the early 1920s, inexpensive techniques were perfected which allowed the builder to apply a thin veneer of stucco, or stone or brick. As a result, a modest residence could Cambridge Lawns Historic District Designation Report Page 8 mimic styles that included Colonial Revival, Neoclassical, Tudor and Mediterranean Revival. The Tudor style originates in England, and is loosely based on medieval examples from simple houses to palaces. Characteristics of the style include: • One and one -half story in height • high pitched, front facing gable roofs • prominent chimneys • symmetrical plan • entry door set into the fagade beneath an arch. The style was extremely fashionable during the 1920s and into the 1930s, and in suburban America, eclipsed the popularity of the Colonial Revival. Illustrations of the style appeared in pattern books across the country further influencing America's taste. The use of the Tudor Revival style faded after World War II. There are a number of examples of the Tudor Revival style in the proposed Cambridge Lawns Historic District including: 6226 SW 561h Street 6291 SW 571h Street 6203 SW 57th Street 6110 SW 561h Street 6142 SW 56th Street 6290 SW 56th Street 6266 SW 561h Street Mediterranean Revival: The Mediterranean Revival style was not limited to Florida, but finds examples across the country notably in California, Arizona and Texas. Contemporary architectural historians have differed in their choice of names for this Florida phenomenon, but all agree that Florida's Mediterranean Revival demonstrates an eclecticism that capitalizes on a number of design traditions. Those include the architecture of the countries that border the Mediterranean Sea including Italy, Spain and Northern Africa during its occupation by the Moors. Characteristics Include: o irregular Plan Shape o Broad areas of uninterrupted surfaces covered with textured .or smooth stucco - -. o Cast stone or concrete ornament concentrated around windows and doorways o Clay barrel the roof coverings o Combination of roof types including flat, hip, or gable Cambridge Lawns Historic District Designation Report Page 9 The residences in the proposed Cambridge Lawns Historic District are small in scale, but exhibit many of these Mediterranean Revival characteristics. They include: 6219 SW 571h Street 6243 SW 57th Street 6211 SW 57th Street 6282 SW 56th Street 6259 SW 57th Street 6234 SW 561h Street 6126 SW 56th Street Non - Contributing Buildincas Any resource proposed for local historic designation must retain its historic integrity in order to be classified as a "contributing" building. Integrity is measured by the retention of location, design, feeling, and association. For example, if a building has been subjected to unsympathetic alterations that have compromised the quality of its design, it may not be designated as it no longer conveys the associations associated with its period of significance. The most common alterations evident in the residences that comprise this proposed historic district include: Installation of A/C Installation of fences Window replacement Small additions and accessory structures( mostly confined to the rear of the properties) Non- contributing Properties: In two instances, the properties were judged to be non - contributing resources, as a result of the alterations that have seriously compromised the historic appearance of the residence. They are: 6283 SW 57th Street 6258 SW 56th Street Cambridge Lawns Historic District Designation Report Page 10 Eligibility for Designation: The proposed Cambridge Lawns Historic District meets the following criteria contained in the South Miami Land Development Code, Section 20.4.9 "Historic Preservation Standards ": (a) Districts, sites, structures and objects of national, state and local importance are of historic significance if they possess integrity of location, design, setting, materials, workmanship, feeling and association and: (b) Are associated with events that have made a significant contribution to the broad patterns of our history; and (d) Embody the distinctive characteristics of a type, period, 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. Therefore, the proposed historic district is recommended for local historic designation. Cambridge Lawns Historic District Designation Report Page 11 Design Review Guidelines in accordance with the procedures set forth in Section20 -5.19 of the City's Land Development Code any building permit for exterior alteration, renovation or demolition of an existing structure which is designated 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 the 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 reuses appropriate to the property, and compatible contemporary designs that are harmonious with the exterior architectural and landscape features of neighboring buildings, sites, and streetscapes. In order to assist in this review process the following design review guidelines for the Cambridge Lawns Historic District should be used; General: The Secretary of the Interior's Standards for Historic Preservation Proiects: with Guidelines for Applying the Standards 11979) as may be updated, used by the Board for reviewing Certificates of Appropriateness proposed for designated historic properties and sites or for properties within_ historic districts. Specific: (1) A. Guidelines for Tudor style. Preserve the following characteristics: o One and one -half story in height • high pitched, front facing gable roofs • prominent chimneys • symmetrical plan • entry door set into the fapade beneath an arch. B. Examples of the Tudor Revival style in the District including: 6226 SW 56th Street 6291 SW 571h Street 6203 SW 571h Street _6.1.10 SW 561h Street_ 6142 SW 56th Street 6290 SW 561h Street 6266 SW 561h Street Cambridge Lawns Historic District Designation Report Page 12 (2) A. Guidelines for Mediterranean Revival style. Preserve the following characteristics: o Irregular Plan Shape o Broad areas of uninterrupted surfaces covered with textured or smooth stucco o Cast stone or concrete ornament concentrated around windows and doorways o Clay barrel tile roof coverings o Combination of roof types including flat, hip, or gable B. Examples of the Mediterranean Revival style in the District including: 6219 SW 571h Street 6243 SW 57th Street 6211 SW 571 "'Street 6282 SW 56th Street 6259 SW 57th Street 6234 SW 561h Street 6126 SW 56th Street Cambridge Lawns Historic District Designation Report Page 13 Bibliography Building Permits, City of South Miami, Planning Department Hollingsworth, Tracy. The History of Dade County Florida. (Glade House: Coral Gables) 1949 Howe, Jeffrey. Editor. The Houses We Live in (London: PRC Publishing) 2002. McAlester, Virginia and Lee. A Field Guide to American Houses. ( New York: Knopf) 1996 Redding, Susan Perry. South Miami Miami's Historic Neighborhoods" (Miami: Dade Heritage Trust), 2001 pp. 109 -11. Tevis, Paul U. History of the City of South Miami, manuscript, n.d. 1971 ? Plat Maps, City of South Miami, City Hall, Planning Department. 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Umiled Specs V ` ENJOY BUENOS AIRESNI ..................ONLY $499 INCLUDES ROUNOTRIPAIRFARE: MIAMI. BUENOS AIRES - MIAMI. TRANSFERS AIRPORTIMOTEI JAtRPORT. 3 NtGHTS FOURSTAR HOTEL WI TN CONTI NENTAL BREAMFAST. PAW TO CABINO BOAT, - ASK FOR COMBINATION TO IGUAZU FALLS 8 BARILOCHE. CALL: 1- 877- COSTAMAR(1.877- 267 -8262) Nags PrIalvea WED IrnststE0WP/NIX,SPAEE Mum turse aspeconso eyeseans orWppsa. Easigemrof LWnnmdewwsstpF99 PALM - nnnsa Rarl ern.roro d! �* Money Transfers Sent 111 24 Hours y� y8 Lowest Rates, Free Call To Receiver. COURTESY NOTICE, CITY OF SOUTH MIAMI, FLORIDA On Tuesday, October $, 2004, beginning at 7:30 p.m.,, in the City Commission Chambers, 6130 Sunset Drive, the City Commission will hold Public Hearings to consider the following items: An Ordinance amending the City of South Miami Land Development Code, Section 20 -3.1 entitled "Zoning Use Districts and Purpposes" In order to add a new Historic Preservation Overlay District by amending Sec. 20 -5,17 entitled "Designation of Historic Districts" to clarify the process of designating historic area and districts. An Ordinance amend the official zoning map of the Cry of South Miami Land Development Code by, designating the Cambridge Lawns Historic DIS61ot and by placement of a Historic Preservation Overlay Zone over the eXisting zoning use district for the area Identified In the Cambridge Lawn Historic District 'Designation Report An Ordinance of the Mayor and City Commission of the City of South Miami, Florida, to amend the official zoning map of the City of South Miaml Land Development Code by designating the single family home located at 5625 SW 62nd Avenue as a historic site and by placement use district Historic Pris eatin.Oveday Zone over the existing property. A resolution relating to a request for a variance from Section 20- 3.SG of the Land Development Code to allow the lot size of a building site to be 5618 square feet, where a minimum lot size of 10,000 square feet Is required on property located at 7001 SW 61 Avenue, South Miami. Florida, For more Infonnailon please contact the Planning and Zoning Dept. at 305 -663 -6326, Maria M. Menendez City Clerk City of South Miami Pursuant to Florida Statutes 286.0105, the City hereby advises the publip that If a person decides to appeal any decision made by this Soars, Agency or Commission with respect to any matter considered at its meeting or hearing, be or she will need a record of the pro ceedings, and mat for such purpose, affected person may need to ensure that a verbatim record of the proceedings k made Which record includes the testimony and evidence upon which the appeal is to be based.