HEPB.15 HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD FACT SHEET File ID: 15-01327 Quasi-Judicial Title: Location: Applicant(s): Purpose: Finding(s): Preservation Office: A RESOLUTION OF THE MIAMI HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD APPROVING OR DENYING AN APPLICATION FOR A SPECIAL CERTIFICATE OF APPROPRIATENESS FOR EXCEPTIONS TO NON-CONTRIBUTING AND CONTRIBUTING STRUCTURES LOCATED AT 118 SOUTHWEST SOUTH RIVER DRIVE, 445 SOUTHWEST 2ND STREET AND 437 SOUTHWEST 2ND STREET, WITHIN THE SOUTH RIVER DRIVE HISTORIC DISTRICT. Approximately 445 SW 2 Street, 437 SW 2 Street and 437 SW 2 Street [Commissioner Frank Carollo - District 3] Melissa Tapanes Llahues, Esq. on behalf of River Inn SRD, LLC This will allow for exceptions on the property. Recommended approval with conditions. Historic and Environmental Preservation Board: November 3, 2015.
CITY OF MIAMI PLANNING DEPARTMENT Staff: MCS Application received: 10/2/2015 Staff Report & Recommendation To: From: Chairperson and Members Historic Environmental Preservation Board Megan Schmitt Preservation Officer Applicant: River Inn SRD, LLC Subject: Item No. Miami River Inn, 118 SW South River Drive, 445 SW 2 nd Street, 437 SW 2 nd Street The owner, River Inn SRD, LLC, is seeking three exceptions pursuant to Chapter 23-6.1 Waivers, exceptions and exclusions for locally designated historic resources. BACKGROUND: The subject properties are all contributing structures within the South River Drive Historic District. The district was locally designated by the City Commission in 1987 upon the adoption of the Heritage Conservation Board s recommendation HC-86-14. THE PROPERTY: The subject structures were all constructed between 1908 and 1914. According to the designation report these buildings are representative of the early frame vernacular architecture of South Florida. The frame vernacular mode reflects the open, rural character of the area at [the time of construction] and is well adapted to the local climate. HISTORIC PICTURES: 118 SW South River Drive HEPB- NOVEMBER 3, 2015 Page 1 of 4
Staff: MCS Application received: 10/2/2015 428 SW 1 st Street 438 SW 1 st Street HEPB- NOVEMBER 3, 2015 Page 2 of 4
Staff: MCS Application received: 10/2/2015 ANALYSIS: According to the South River Drive Historic District designation report, these contributing structures have historically always served as lodging establishments. Despite this legacy, in 1986, the then current zoning designation did not permit a bed and breakfast use. Part of the reason designation of the district was pursued was so a Heritage Conservation Overlay could serve as the mechanism by which this use could be permitted, in an effort to revitalize such an important collection of buildings. Today, almost thirty years later, the district finds itself in the same situation. The current T4-R zoning designation does not allow a hotel use, which makes the existing Miami River Inn non-conforming. The property has recently changed hands, and the new owner is seeking HEPB approval to help bring the property into compliance, and also to allow for an accessory food service establishment that would include an outdoor dining area. According to Chapter 23-6.1, the HEPB is empowered to grant certain waivers, exceptions and exclusions, In an effort to promote and encourage the preservation and adaptive reuse of locally designated resources The Preservation Office sees this application almost as an update to the decision of the Heritage Conservation Board s decision to create the HC-5 overlay in 1986, as today s goal is the same as it was then: to provide the zoning incentives necessary to make the preservation of these buildings feasible. The designation report goes on to say that, Certain retail uses compatible with the historic character of the district would also be permissible The Preservation Office believes that the accessory food service establishment including outdoor seating are appropriate requests given that historically, some kind of food service options would have been provided to guests while the structures served as boarding houses, a bed and breakfast, or an inn. The Preservation Office also understands that such a service is likely vital to the success of the project. Chapter 23-6.1 (3) Historic preservation exceptions states: Historic preservation exceptions. Unless otherwise authorized by Article 4, Table 3, of the Miami 21 Code, the board may authorize certain exceptions to the requirements of the underlying zoning to the extent indicated herein. Bed and breakfast uses complying with applicable codes may be permissible as an exception in low, medium and high density multifamily residential (general urban, urban center and urban core) zones. Additional allowable uses which include professional offices, and museums will be classified as exceptions and may be allowed except in T3 Transect Zones. Additional allowable uses which include restaurants and private clubs, as they are respectively defined in section 4-2 of the City Code, will also be classified as exceptions and may be allowed except in T3 and T4 Transect Zones. Such uses shall be permissible only within existing structures that are individually designated or contributing resources within a designated historic district as identified in the designation report prepared pursuant to chapter 23; and shall not be permissible in any case where the structure(s) of principal historic significance has (have) been destroyed or damaged beyond repair, unless such structure(s) is (are) reconstructed in accordance with a certificate of appropriateness approved by the board pursuant to the provisions of chapter 23. Any use authorized pursuant to this section shall comply with all regulations applicable to the same or similar use in the most HEPB- NOVEMBER 3, 2015 Page 3 of 4
Staff: MCS Application received: 10/2/2015 restrictive zoning designation permitting such use; to the extent such regulations have not been modified pursuant to this section. According to the language in Section 23-6.1 (3), the HEPB can grant exceptions regarding use that include but are not limited to professional offices and museums (in T4 or higher) and restaurants and private clubs (in T5 or higher). The Preservation Office believes that because the Code is silent about hotel and food establishment uses, and because of the properties long standing and consistent use as lodging establishments, this application for the three exceptions is appropriate. It is also in keeping with the intent of the original designation of the district. STAFF RECOMMENDATION: The Preservation Office recommends that the application for an exception to permit a hotel use, and an exception to permit an accessory food service establishment with outdoor dining at the subject properties, also known as the Miami River Inn be Approved. HEPB- NOVEMBER 3, 2015 Page 4 of 4
Web Payment Confirmation Confirmation Number: AX0FDA2364EB Payment Date: Oct/02/2015 16:00:20 Miscellaneous Financial Charge Financial Transaction ID: 248581 Requestor ID: 78649 Job Address: Fee Category Fee Description Fee Amount PLANNING-HISTORIC PRESERVATION PLANNING-HISTORIC PRESERVATION PLANNING-HISTORIC PRESERVATION PLANNING-HISTORIC PRESERVATION APPLICANT NOTICE $4.50 HEPB APPLICATION $150.00 LAND USE POLICY NOTICE $22.50 PROPERTY OWNER NOTICE $4.50 Billing Information Name: Carli Koshal Address 1: 2121 N Bayshore Drive, #901 Address 2: City, State Zip: Miami, FL 33137 Total: $181.50 Payment Method Account Number: ************3213 Expiration: 01/2016 Rev. July/18/2012 Generated on Oct/02/2015 4:00 PM