Bayside Historic District Residents Stand Up to Developer

Residents of the Bayside Historic District are crossing their fingers and hoping that the Miami City Commission upholds a decision by the Historic & Environmental Preservation Board (HEPB) denying an applicant’s request to develop the site of the historic Prescott Mansion.

Minor Street LP is seeking a special certificate of appropriateness for the development of two lots, which would be subdivided into five. The proposal calls for constructing four single-family homes and for the mansion to be relocated on the property with a new rear addition.

The initial application for the project was denied by the HEPB at its Sept. 1, 2021, meeting.

The mansion, a two-story masonry structure designed in the Mediterranean Revival style, was built for Samuel J. Prescott in the early 20th century in the Washington Place subdivision.

By the time the Bayside Historic District designation was established in 1991, the mansion – located in the vicinity of 1000 NE 72nd St. and 7101 10th Ave. – was the district’s most significant estate. However, the property fell into disrepair and after a series of hurricanes was severely compromised and had to be demolished.

The demolition was granted by the HEPB in 2005 with the condition that the house be restored. At the time, the approved proposal called for rebuilding the mansion and adding a modern wing at the north side of the property. That project never got off the ground and the lot remains vacant.

The city commission was supposed to address the matter at its Dec. 9, 2021, meeting but tabled the discussion to allow time for newly elected District 5 Commissioner Christine King to familiarize herself with the project.

The property is approximately 62,632 square feet, or about 1.43 acres. The northern section of the property spans the length of five homes along 72nd Street; the east side borders Biscayne Bay.

The configuration and size of the additional home sites would grant the reconstructed Prescott Mansion a prominent location and scope.

All driveways and parking would be utilized through a common interior public road, which would limit the impact of the proposed homes on existing streets, allow access and improve vehicular maneuverability for the entire neighborhood.

The new homes would be of modern design and comparable with, and draw inspiration from, the surrounding Bayside Historic District.

Similar to and consistent with the surrounding neighborhood, the proposed homes would have a common aesthetic but none would be identical or include the same mix of design elements. Materials would include a variety of exposed brick, limestone, concrete breeze block, natural wood and stone materials – locally sourced and commonly utilized in the construction of buildings and homes in the Bayside district.

According to the written appeal drafted by attorney Melissa Tapanes Llahues on behalf of Minor Street LP, “the application was denied arbitrarily and without regard to the substantial competent evidence presented by both the appellant and the city administration.”

She went on to write that “the appellant worked tirelessly, over multiple years, with the city’s preservation staff, neighbors, and the HEPB to address concerns,” which included making changes and improvements where possible to help satisfy some of the concerns raised.

“The HEPB arbitrarily and without regard to both the city administration and the appellant’s evidence denied the application,” Tapanes Llahues wrote. “We do believe the design has been enhanced through the HEPB review process and the city commission’s granting of this appeal and approval will result in reconstruction of the Prescott Mansion, restoration of a piece of Miami’s architectural history, and four single-family homes that will be resilient to sea level rise and contribute to the historic nature and style of the Bayside Historic District.”

But while Minor Street LP believes its plan is appropriate for the area, some neighbors aren’t convinced – a group of 64 residents sent a letter to city commissioners voicing their concerns.

According to that letter, residents are not opposed to the development of the Prescott Mansion lots, and in fact would welcome a project compatible with the neighborhood.

However, they wrote, the revised proposal and application has not addressed the majority of the community’s concerns, including compatibility, environmental impact, flooding and flood mitigation, unity and coherence, the proposed common drive and the location of the new Prescott Mansion.

“We are homeowners and residents who care for our neighborhood. We want our children to ride their bikes on our quiet streets. We want to be able to walk our dogs under our beloved tree canopy, and most importantly within the ambiance of our neighborhood of homes that seamlessly ‘fit’ together,” the letter reads.

“We bought our homes in the Bayside Historic District knowing that it was historic and that was protected from insensitive ‘McMansions.’ We don’t oppose new homes. We just want them to be compatible with the historic character of our peaceful historic paradise that is preserved as the Bayside Historic District,” the letter reads.

Additionally, they wrote, they are worried about the precedent that could be set for future projects if the Minor Street LP proposal is ultimately given the green light.

“Approval of this application could set the standard for approving demolition and new construction of existing homes in the neighborhood,” the letter reads. “As residents in a historic district, we are required to comply with certain regulations and requirements, and we respectfully request that the City of Miami and the HEP Board hold developers of new construction to the same standard.”

Peggy Ochandarena, who lives in the neighborhood, says she feels the project isn’t in line with the vibe of the community.

“The project is incongruent with Miami's historic preservation code, as evidenced by the Historical & Environmental Preservation Board's denial of the developer's application, which contained more than 20 waivers from the code,” she said. “It conflicts significantly with the neighborhood guidelines and national historic neighborhood standards in terms of massing, height, planting and style.”

She went on to say that she doesn’t feel Minor Street LP did enough to look at environmental issues.

“The developer has done no study about the environmental impact on the neighborhood and Biscayne Bay that would result from the construction of the plan, including increasing the flooding issues that already exist,” Ochandarena said.

Yvette J. Harrell, King’s chief of staff, said the commissioner has been in communication with the residents of the community and “will continue to ensure that their interests are being represented.”

In the appeal written by Tapanes Llahues, she indicated that her client has addressed all resident and city concerns, and that the denial was unfair. Additionally, she wrote, it could allow for a new developer to come in that wouldn’t be as sensitive to neighbors' concerns.

“In absence of approval of this proposed project including the subdivision of the property, the property would likely be redeveloped as two much larger homes, and consequently with little or no sensitivity to the community’s connection to the bay,” she wrote. The property could also remain vacant, “devoid of one of Miami’s most iconic homes, and with no contribution to the beauty and sustainability of the neighborhood.”