Staff: MCS Application Received: 4/5/2016
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Staff: MCS Application received: 4/5/2016 CITY OF MIAMI PLANNING DEPARTMENT Staff Report & Recommendation To: Chairperson and Members Historic & Environmental Preservation Board From: Megan Cross Schmitt Preservation Officer Applicant: Lynn Lewis, Vice-Chair, City of Miami Historic and Environmental Preservation Board Subject: Item No. 4 – The Babylon, 240 SE 14th Street BACKGROUND: On April 5, 2016, Historic and Environmental Preservation Board (HEPB) Vice-Chair Lynn Lewis directed Preservation Office staff to prepare a Preliminary Designation Report for the Babylon Apartments, located at 240 SE 14th Street. On May 3, 2016 the HEPB approved the Preliminary Designation Report under HEPB-R-2016-022, and directed staff to present a Final Designation Report at the July 5, 2016 meeting. THE PROPERTY: The Babylon is located within the lower section of Brickell in an area named Point View. Point View is located between SE 14th Street and SE 15th Road and is comprised of two semi-circular roads that form an inner and outer ring that each start at Brickell Avenue, then swing out towards the bay and return back to Brickell Avenue. Around the outer ring at the circular edge, the lots are all irregularly shaped. The lot on which the Babylon sits is approximately 15,000 square feet with the footprint of the structure conforming to the constraints of the shape of the irregular lot. Rising six stories, this residential structure is dwarfed among the taller high rises that surround and contains thirteen residential units, with a mixture of one, two, and three-bedroom apartments. Structurally, the Babylon is framed with reinforced concrete footings, columns, and beams that supported each floor’s pre-fabricated concrete slab and stucco wall skin. Acting as a primary focal point of the structure is the front façade, a stair-stepped two-dimensional wall plane constructed of concrete block that is coated in stucco, and painted a vivid red color. This façade is referred to as a “ziggurat” and it is stated that it is “reminiscent of many Dutch 17th century facades” in the text description within the catalogue HEPB- JULY 5, 2016 Page 1 of 9 Staff: MCS Application received: 4/5/2016 produced for an exhibition of Arquitectonica’s work between 1977 and 1984. A reason given for the stepped design is so that the architecture could conform to the constraints of the lot as well as those of the setbacks required under the then zoning code. HEPB- JULY 5, 2016 Page 2 of 9 Staff: MCS Application received: 4/5/2016 CURRENT PHOTO: Figure 1. Babylon Apartments, east façade. HEPB- JULY 5, 2016 Page 3 of 9 Staff: MCS Application received: 4/5/2016 ANALYSIS: Sec. 23-4. - Designation of historic resources, historic districts, and archaeological sites and zones. (a) Criteria for designation. Properties may be designated as historic resources, historic districts, or archaeological sites and zones only if they have significance in the historical, cultural, archaeological, paleontological, aesthetic, or architectural heritage of the city, state, or nation; possess integrity of design, setting, materials, workmanship, feeling, and association; and meet one or more of the following criteria: (1) Are associated in a significant way with the life of a person important in the past; (2) Are the site of a historic event with significant effect upon the community, city, state, or nation; (3) Exemplify the historical, cultural, political, economical, or social trends of the community; (4) Portray the environment in an era of history characterized by one or more distinctive architectural styles; (5) Embody those distinguishing characteristics of an architectural style, or period, or method of construction; (6) Are an outstanding work of a prominent designer or builder; (7) Contain elements of design, detail, materials, or craftsmanship of outstanding quality or which represent a significant innovation or adaptation to the South Florida environment; or (8) Have yielded, or may be likely to yield, information important in prehistory or history. (b) Criteria exceptions. Ordinarily cemeteries, birth places, or graves of historical figures, properties owned by religious institutions or used for religious purposes, structures that have been moved from their original locations, reconstructed historic buildings, properties primarily commemorative in nature and properties that have achieved significance within the past 50 years shall not be considered eligible for listing in the Miami register of historic places. However, such properties will qualify for designation if they are integral parts of districts that do meet the criteria, or if they fall within the following categories: (1) A building or structure that has been removed from its original location but is significant primarily for architectural value, or is the surviving structure most importantly associated with a historic person or event; (2) A birthplace or grave of a local historical figure of outstanding importance if no appropriate site or building exists directly associated with his or her productive life; HEPB- JULY 5, 2016 Page 4 of 9 Staff: MCS Application received: 4/5/2016 (3) A cemetery that derives its primary significance from graves of persons of outstanding importance, from age, from distinctive design features, or from association with historic events; (4) A reconstructed building when accurately executed in a suitable environment and presented appropriately as part of a restoration master plan and no other building or structure with the same association has survived; (5) A property primarily commemorative in intent if design, age, tradition, or symbolic value has invested it with its own exceptional significance; (6) A property achieving significance within the past 50 years if it is exceptionally important; or (7) A religious property deriving primary significance from architectural or artistic distinction or historical importance. Because the building is not yet fifty years old (completed in 1982, it is currently 34), Chapter 23 of the City Code says that it must be found to be “exceptionally important” in order to be designated. Staff’s analysis as documented in the Final Designation Report found the building to meet the following criteria: (3) Exemplify the historical, cultural, political, economical, or social trends of the community; The Babylon is located within the lower section of Brickell in an area called Point View. Originally, this neighborhood served as one of Miami’s first subdivisions, providing ample sized lots to accommodate grand homes for many significant residents of the City’s early history. This semi-circular layout of the neighborhood created pie-shaped as well as irregularly shaped lots that can still be seen in the plan of the subdivision today. By the time the Babylon was constructed in 1982, virtually all of the mansions had been demolished to make way for high-rise condominiums. When condo sales failed and the owners of the Babylon tried to rezone the property to allow for partial office use, the building found itself at the heart of the battle between the “new” Brickell, that of density and high rise office buildings, and the “old” Point View, a more quaint and residential neighborhood. It was the Babylon’s design and height that lead to the suggestion that it remain in perpetuity to serve as the protective barrier, the transition between these two worlds. (5) Embody those distinguishing characteristics of an architectural style, or period, or method of construction; The Babylon tells a story of development within the City of Miami, particularly in Brickell and Point View. Its bold façade creates a lasting impact signifying good design dictated by the constraints of the first Comprehensive Zoning Ordinance. This also points to its artistic and aesthetic merit and overall integrity that the structure has retained during its lifetime. Due to these restrictions, primarily with the required setbacks for the side yards that increased with each escalation in height, the structure takes on its iconic ziggurat form. HEPB- JULY 5, 2016 Page 5 of 9 Staff: MCS Application received: 4/5/2016 Within the description in the 1978 P/A Awards issue, it states, “the city building code stipulates a certain number of parking spaces and describes a set-back formula interpreted as a ziggurat envelope.” The firm was inventive with the regulations that were set forth at the time, a creativity that was not always evident in construction of the period. As stated in a 1986 article in the Pennsylvania Gazette, “Arquitectonica International’s exuberant accomplishments may be all the more remarkable because many of them work within such restraints of urban surroundings as density, parking space, and city codes.” Arquitectonica was generating new design that was visually interesting and architecturally innovative, providing designs that were dream-like yet buildable. (6) Are an outstanding work of a prominent designer or builder; Early on, the firm gained widespread praise. Almost immediately following the formation of Arquitectonica, the original founders won their first award, the P/A (Progressive Architecture) Citation Award for the Babylon apartments in 1978. Departing from what many of their peers were doing during this time period, Arquitectonica did not create designs in the newly coined style, Postmodernism. Instead they used the Modern style as a basis with an added twist to create a fresh and innovative take. Arquitectonica was a firm that marched to the beat of their own drum and made designs unique