Title
A Resolution Of The City Commission Of The City Of Hollywood, Florida, Considering A Request For An Amendment To The Design And Site Plan (Previously Approved By Resolution R-2016-282) For The Development Known As Young Circle Commons (Great Southern - Block 40). (02-DPVY-160c)
Strategic Plan Focus
Economic Vitality
Body
Staff Recommends: Approval of the attached Resolution.
Explanation:
February 17, 2021:
This item was withdrawn by the Applicant at the September 2, 2020 meeting as they had concerns with the conditions as proposed by Staff. Since, the Applicant has worked with Staff to ensure their concerns are addressed, while still meeting Staff’s intent to ensure the reconstruction is done accurately. As such, Staff recommends the following conditions:
a. The Great Southern Hotel Historic Reconstruction plans prepared by Tamara Peacock, Adache Architects (AOR), and consulting engineers, attached hereto as Exhibit “A”, are found by the City to be in compliance with the Secretary of Interior Standards for Reconstruction and the City’s Code and are approved in accordance with the City’s Code. The reconstruction shall be in compliance with these plans, subject to only minor deviations approved by the Planning Director. The Standards have been applied taking into consideration the economic and technical feasibility of each project. The City has found that the applicant has met the following standards:
i. Reconstruction will be used to depict vanished or non-surviving portions of a property when documentary and physical evidence is available to permit accurate reconstruction with minimal conjecture, and such reconstruction is essential to the public understanding of the property.
ii. Reconstruction of a landscape, building, structure or object in its historic location will be preceded by a thorough archeological investigation to identify and evaluate those features and artifacts that are essential to an accurate reconstruction. If such resources must be disturbed, mitigation measures will be undertaken.
iii. Reconstruction will include measures to preserve any remaining historic materials, features and spatial relationships.
iv. Reconstruction will be based on the accurate duplication of historic features and elements substantiated by documentary or physical evidence rather than on conjectural designs or the availability of different features from other historic properties. A reconstructed property will re-create the appearance of the non-surviving historic property in materials, design, color and texture.
v. A reconstruction will be clearly identified as a contemporary re-creation.
vi. Designs that were never executed historically will not be constructed.
b. That the applicant will provide a location within its building to showcase original photographs of The Great Southern Hotel, which shall include some of the preserved decorative elements. Any preserved decorative elements not utilized in the showcase shall be donated to the City of Hollywood. In addition, the following elements, which are shown within The Great Southern Hotel Reconstruction plans, shall be made part of the final construction:
i. The mansard and tiles on the north elevation.
ii. The ground floor windows and doors shall be brought back to their 1920’s appearance, utilizing modern materials.
iii. Cast concrete molding shall be used to reconstruct the cast stone trim on the ground floor, and previous transoms with medallions.
iv. The windows shall be reconstructed in substantially similar appearance to the historic windows, utilizing modern materials.
v. The terrazzo flooring on the north east corner of the building shall be reconstructed.
vi. The original “Great Southern Hotel” floor sign shall be prominently reused on the property.
vii. Railings shall be reconstructed in in substantially similar appearance to the historic railing designs, utilizing modern materials.
Staff finds these changes sufficient and recommend approval.
September 2, 2020:
Block 40, LLC requests an amendment to the previously approved design and Site Plan of a mixed-use development, known as Young Circle Commons - Great Southern - Block 40, previously approved by Resolution R-2016-282. The design of the previous approvals required that portions of the existing structure be preserved due to historical significance. Following the approval, the Applicant moved forward with permit to construct the development as approved, however due to the declining condition of the structure, the City’s Chief Building Official, in accordance with Section 116, Unsafe Structures and Equipment, of the Florida Building Code, deemed the structure unsafe and necessitated the demolition of the structure to address severe life safety hazards. Reports from engineering groups and field inspections revealed there was substantial evidence indicating the deterioration of the structure or structural parts, deeming it unsafe per Section 116.2.1.2.2 of the Code.
The structure was subsequently demolished as per the Chief Building Official’s order. As such the Applicant must seek approval for an amended design requiring the request for a Certificate of Appropriateness for Design as elements of the previously approved design were demolished.
Post demolition, the current design proposes to maintain the look of the previous approval by rebuilding the walls that were demolished. While, historic replication is not typically recommended, the Secretary of Interior's Standards for Historic Preservation does state that reconstruction is only appropriate "when documentary and physical evidence is available to permit accurate reconstruction with minimal conjecture." In this case, as the building existed in its original state and had previously been considered to be incorporated into the design, the Applicant feels confident that the Secretary of Interior's Standards for reconstruction could be met. As part of the previous design, the existing facades were surveyed and thoroughly documented. Additionally, during demolition, some ornamental features of the walls were preserved and will be incorporated onto the new facades. In the reconstruction, the Applicant will preserve all major architectural details and materials on those facades. In this manner, the reconstructed facades could still be incorporated in the design and continue to meet the criteria as, as previously approved. Additionally, the Secretary of Interior's Standards also recommend that "a reconstruction will be clearly identified as a contemporary re-creation."
As such, Staff recommends the following conditions:
a. That the Applicant when doing the reconstruction of the Great Southern facades shall be in accordance with the Secretary of Interior Standards for Reconstruction; and
b. That the Applicant agrees to any remaining historic materials and features should be retained and incorporated into the reconstruction when feasible, and
c. That the Applicant includes signage and/or markers to clearly identifying i) the reconstruction as a contemporary replication; and ii) that only the facades (exterior) have been reconstructed.
The Site Plan amendment entails increasing the number of approved residential units to 170, from the 166 residential units previously approved. This request is due to changes in the market; some of the larger penthouse units have been downsized, in turn increasing the number of units. This request does not affect the previously approved footprint or parking count as the project previously had a surplus of required parking. In addition, the back of house area was redesigned to better serve the development. All other request previously approved in Resolution R-2016-282 remain the same.
Staff finds the proposed project consistent with the Criteria set forth by the Zoning and Land Development Regulations as well as the City-Wide Master Plan and therefore recommends approval.
Attachment A: Application Package
Attachment B: Unsafe Structure Determination Letter and Report
Attachment C: Approved Project Ordinance and Resolutions
Fiscal Impact:
Approval of this resolution will not fiscally impact the City as this is a previously approved project seeking amendments to the Site Plan and Design.
Recommended for inclusion on the agenda by:
Alexandra Guerrero, Principal Planner
Leslie A. Del Monte, Planning Manager
Shiv Newaldass, Director, Development Services
Gus Zambrano, Assistant City Manager/Sustainable Development