09-21-04 Item 19South Miami
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• INCORPORATED
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L O R X Q 2001
CITY OF SOUTH MIAMI
To: Honorable Mayor, Vice Mayor & Date: September 21, 2004
Commission Members t
ITEM No. I q
From: Maria Davis RE: LDC Map Amendment —HP -OV
• City Manager 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 -5.170
L�tid;L 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
September 21, 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 4p+t=5� calendar days prior to the public
hearing for each proposed designation of an individual site, district or zone, the
Planning 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 I 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 l 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
September 21, 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 designation of the Cambridge Lawns Historic District, as set forth in
the Designation Report boundary map be approved.
Attachments:
Draft ordinance
Cambridge Lawns Designation Report, July ,2004
Historic Preservation Regulations LDC
Minutes of Historic Preservation Board 7 -26 -04
Excerpt from Planning Board meeting 8 -31 -04
Public notices
MD /DOD /SAY
EAComm Items\2004 \9- 21- 04 \HP -OV CM Report Cambridge Lawns.doc
0
1 ORDINANCE N
2
3
4 AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
5 OF SOUTH MIAMI, FLORIDA, RELATING TO A REQUEST TO AMEND THE
6 OFFICIAL ZONING MAP OF THE CITY OF SOUTH MIAMI LAND
7 DEVELOPMENT CODE BY ;DESIGNATING THE CAMBRIDGE LAWNS
8 HISTORIC DISTRICT AND BY PLACEMENT OF AN HISTORIC
9 PRESERVATION OVERLAY ZONE (HP -OV) OVER THE EXISTING THE
10 ZONING USE DISTRICT FOR THE AREA IDENTIFIED IN THE
11 CAMBRIDGE LAWN HISTORIC DISTRICT ' DESIGNATION REPORT;
12 PROVIDING FOR SEVERABILITY PROVIDING FOR ORDINANCES IN
13 CONFLICT; AND PROVIDING AN EFFECTIVE DATE.
14
15
16 WHEREAS, Application No. PB -04 -017 was submitted to the Planning Department by the
17 Historic Preservation Board , said application requesting to amend the official zoning map of the City of
18 South Miami by overlaying an "HP -OV" Historic Preservation Overlay zoning district for property
19 identified as the Cambridge Lawns Historic District as shown in the Cambridge Lawns Historic District
20 Designation Report; said district legally described as Lots 1 through 22, Block 2, and the north portion of
21 Block 1, Lots 1 -6 of the Revised Plat of Cambridge Lawns Subdivision,; and
22
23 WHEREAS, the Historic Preservation Board at its July 26, 2004 meeting reviewed the
24 Designation Report for the Cambridge Lawns Historic District and recommended that the proposed
25 district be designated historic; and
26
ion and rezoning is consistent with the goals and
27 WHEREAS, the proposed historic designat
28 policies and the future Land Use Map of the City of South Miami Comprehensive Plan; and
29
30 WHEREAS, on August 31, 2004, after public hearing regarding the application of the HP -OV
31 zoning to the designated Cambridge Lawns Historic District, the Planning Board recommended approval
32 by a vote of 5 ayes and 0 nays ; and
33
34 WHEREAS, the City Commission desires to accept the recommendations of the Planning Board
35 and enact the aforesaid HP -OV zoning.
36
37 NOW, THEREFORE, BE IT ORDAINED BY THE MAY
AND THE CITY COMMISSION
38 OF THE CITY OF SOUTH MIAMI, FLORIDA:
39
40 Section 1. That the City's Official Zoning Map shall be amended by placing the Historic
41 Preservation Overlay (HP -OV) zoning district over the existing underlying zoning use district for
42 property identified as the Cambridge Lawns Historic District as shown in the Cambridge Lawns Historic
43 District Designation Report; said properties legally described as Lots 1 through 22, Block 2, and the
44 north portion of Block 1, Lots 1 -6 of the Revised Plat of Cambridge Lawns Subdivision.
45
46 Section 2 . That the Cambridge Lawns Historic District Designation Report, as prepared by the
47 South Miami Planning Department (July 2004) is identified as Attachment "A" and is attached to and
48 made part of this ordinance.
49
50
51
2
1
2
3 (2)
4
5 Section 3. The Design Review Guidelines set forth in the Cambridge Lawns Historic District
6 Designation Report and the provisions contained in the Land Development Code pertaining to review of
7 building permits, certificates of appropriateness, and demolition are applicable to the Cambridge Lawns
8 Historic District.
9
10 Section 4. 1 any section, clause, sentence, or phrase of this ordinance is for any reason held
11 invalid or unconstitutional by a court of competent jurisdiction, this holding shall not affect the validity of
12 the remaining portions of this ordinance.
13
14 Section 5 All ordinances or parts of ordinances in conflict with the provisions of this ordinance
15 are hereby repealed.
16
17 Section 6. This ordinance shall be effective immediately after the adoption hereof.
18
19
20
21 PASSED AND ADOPTED this day of 2004
22
23
24
25 ATTEST; APPROVED:
26
27
28
29 CITY CLERK MAYOR
30
31 1' Reading -
32 2 °d Reading —
33 COMMISSION VOTE:
34 READ AND APPROVED AS TO FORM: Mayor Russell:
35 Vice Mayor Palmer:
36 Commissioner Wiscombe:
37 Commissioner: Birts - Cooper:
38 Commissioner Sherar:
39 CITY ATTORNEY
40
41
42
43
44
45 Attachments
46 Attachment "A" Cambridge Lawns Historic District Designation Report
47
48
49
501 E:\Comm Items \2004 \9- 21- 04\HP -OV Desig Cambridge Lawns Ord..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 I advertis ent r publication in the said
newspap
Sworn to and subscribed before me this
10 of S 2004
(SEAL) Marra i. Mass
lv Commission DD293855
O.V. FERBEYRE personally t 6m
mb 04, 2
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)
EAHPB Historic Bd\HPB Misc\LDC Regs on Historic Preservation.doc
ADMINISTRATION AND ENFORCEMENT 20 -6.1
(f) 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 offi.ce 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.
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.
i. The Planning and Zoning Director shall keep a record of meetings missed.
H. 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.
i. The board shall hold one (1) regular meeting each month on the last Monday
of each month, except in June.
ii. 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.
L 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 final 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 determining and promoting those districts and
sites of special historic or archeological value or interest.
(d) The board shall mare 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
Surrey -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 MIAMI 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.
0) 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,
administration 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.
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.
L 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,
H 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; Time; 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 may be filed at any time 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 adriinistration.
(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 from 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.
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. 5A 127
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 any 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 petitionthe 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 includ:;, 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.
(E) Certificate ofAppropriateness. ;
.. _.. _ ..............
(1) Certificate Required as Prerequisite to Alteration, Etc. Pursuant to a recommendation by
the Planning and Zoning Director of the need for an appropriateness review, no building,
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, excavatA, moved, or demolished until an application for a "Certificate of
Appropriateness regarding any architectural features, landscape features, or site
improvements has 'seen 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. to 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 applicant's 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 Commission 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 aperiod 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:
(1) Is so damaged, decayed, dilapidated, unsanitary, unsafe or vermin - infested, that it creates
a serious hazard to the1ealth or safety of the occupants or of the public;
Supp. No. 5A 130
20 -4.8 SOUTH M AMI 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
(f) 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- 3Q -96)
Note —See editor's note, y 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:
(1) No garage sale shall be conducted until and unless apermit 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 guch permit.
(2) Before such permit shall be issued, the applicant shall file with the Finance Depart -
went 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 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 liae.. 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 x:00 p.m. Personal
property shall be exhibited or displayed only within established setbacks. A sale niav
be held two times only, no more than for one weekend including Friday, per each
calendar year.
(B) Ernforcenaent. The garage sale permit shall be prominently displayed from the front of
the building from which such sale is conducted. Upon the request of ai y Code Enforcement
Officer of the City of South Miami, the owner or lessee of the property shall exhibit such
permit.
By making application fora garage sale permit, accepting a permit and conducting a sale,
the owner or lessee of the property to whom the permit is ranted, authorizes any Code
Supp..No. 6 106.1
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).
IIL 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 -002]
Applicant: Mr. Robert G. Berrin
Location: 5875 SW 72 °d 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. Benin 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 72 "a 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 62"d 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 Historic District
(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 56th
Street) on the north; SW 57th Street on the south; SW 63`d Avenue on the west; and SW 60th
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 l 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.
(B) 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
'red about the possibility of installing a canvas carport on her
house. Additionally, she inquired p Y
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 "a 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 62nd
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 62"d 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
VIL 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 Commission Chambers
7:30 P.M.
EXCERPT
L 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.
IL 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).
IIL 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 l 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.
Voted Ayes 5 Nays 0
REPORT TO THE
CITY OF SOUTH MIAMI
HISTORIC PRESERVATION BOARD
ON THE
LOCAL HISTORIC DESIGNATION OF
THE CAMBRIDGE LAWNS HISTORIC
DISTRICT
TABLE OF CONTENTS
PART
Boundary Map
Definitions ...................................
...........................pg.3
Statement of Significance .................................
...........................pg.3
Platting History .........
......... ............................... pg. 3
Contextual History ..............................
............................... 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. l -XXXI
Cambridge Lawns Historic District
Designation Report
Page 2
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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 63,d Avenue)
Harvard Avenue (now SW 57th Street)
Clemson Avenue (now SW 581h Street)
Cornell Avenue (now SW 60th Street)
Miller Road (SW 56th Street remained the same)
In the block between SW 63,d 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 60th 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 replatted 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 57th Avenue were closed and abandoned.
5. Revised Plat of Block 7, Portion of Princeton Boulevard (SW 57th
Drive) tying 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 tolottie 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
personal interviews, personal knowledge, and the reading of City Council
minutes. Mr. Tevis' account of the history of South Miami is used extensively 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 1 918,
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 I 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
1`925: 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 foursquare 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 68th Street)
Opsahl (now SW 58th Court)
Dowling (now 60th Street)
Dorn (now 59th 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. 1n 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:
o One and one -half story in height
o high pitched, front facing gable roofs
o prominent chimneys
o symmetrical plan
o 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 ll.
There are a number of examples of the Tudor Revival style in the proposed
Cambridge Lawns Historic District including:
6226 SW 56th Street
6291 SW 57th Street
6203 SW 57th Street
6110 SW 56th Street
6142 SW 56th Street
6290 SW 56th Street
6266 SW 56th 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:
• Irregular Plan Shape
• Broad areas of uninterrupted surfaces covered with textured
-or smooth stucco
o Cast stone or `concrete ornament concentrated around
windows and doorways
• Clay barrel tile roof coverings
• 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 57th Street
6243 SW 57th Street
6211 SW 57th Street -
6282 SW 56th Street
6259 SW 57th Street
6234 SW 56th Street
6126 SW 56th Street
Non - Contributing Buildings
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 to
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 Projects:
with Guidelines for Applying the Standards (1979) 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:
• 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.
B. Examples of the Tudor Revival style in the District including:
6226 SW 56th Street
6291 SW 57th Street
6203 SW 57th Street
6110 SW 56th Street
6142 SW 56th Street
6290 SW 56th Street
6266 SW 56th Street
Cambridge Lawns Historic District
Designation Report
Page 12
(2) A. Guidelines for Mediterranean Revival style. Preserve the following
characteristics:
• Irregular Plan Shape
• 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
B. Examples of the Mediterranean Revival style in the District including:
6219 SW 57th Street
6243 SW 57th Street
6211 SW 57th Street
6282 SW 56th Street
6259 SW 57th Street
6234 SW 56th Street
6126 SW 56th Street
Cambridge Lawns Historic District
Designation Report
Page 13
Biblio4raphy
Building Permits, City of South Miami, Planning Department
Hollingsworth, Tracy. The History of Dade County Florida_jGlade 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.
Cambridge Lawns Historic District
Designation Report
Page 14
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