LTC 330-2020 Proposed Designation of North Shore Historic District Tatum Waterway ExpansionM IAMAIRE ACH
OF FIC E O F TH E C ITY MA N A G ER
N O . LTC# LET ER TO C O M M ISSIO N
TO : Mayor Dan Gelber and Members
FRO M : Jimmy L. Morales, City Manager
D A TE: September 17, 2020
SU BJEC T : Proposed Designation of North ore Historic District Tatum Waterway Expansion.
On September 1, 2020, the City Manager initiated the process of re-noticing the designation of the
North Shore Historic District Tatum Waterway Expansion and in an abundance of caution to avoid
irreparable harm while the City seeks review of the recent circuit court appellate division decision
in YTech-180 Units Miami Beach Investment, LLC v. City of Miami Beach (Fla. 11th Cir. Case No.
2018-184-AP-01 ). Without waiving any right to further challenge the circuit court's decision, without
waiving any argument, defense, or claim, and to protect the historic resources at issue, the City
will be providing notice in accordance with the circuit court's construction of Section 118-591(f)
and Section 118-8 of the City Code of Miami Beach.
On September 14, 2020, the Historic Preservation Board held a meeting to consider a Preliminary
Evaluation and Recommendation Report relative to the possible North Shore Historic District
Tatum Waterway Expansion. At this meeting the Board voted (6-0, 1absent) to direct the Planning
Department to prepare a formal historic designation report for the proposed North Shore Historic
District Tatum Waterway Expansion.
Pursuant to Section 118-591 of the City Code, when the Historic Preservation Board directs staff
to prepare a designation report for a proposed historic district or site, the Mayor and City
Commission shall be notified of the board's decision and the initial boundaries proposed for
designation. Within 60 days of the vote of the Historic Preservation Board to direct the Planning
Department to prepare a designation report, the City Commission may, by a five-sevenths vote,
deny or modify the proposed request for designation, as well as establish specific timeframes for
the completion of the evaluation and recommendation and/or designation report. Within this 60-
day period the City Commission may also, by a five-sevenths vote, deny or modify the proposed
designation boundaries.
The regularly scheduled City Commission meetings within this 60-day timeframe are on
September 29, 2020, October 14, 2020 and October 28, 2020.
Attached, please find a copy of the Preliminary Evaluation and Recommendation Report, prepared
by the Planning Department, which outlines the initial evaluation of the North Shore Historic District
Tatum Waterway Expansion. Please advise if you would like this matter scheduled for discussion
at any of the above noted City Commission meetings.
In addition, the Board made a separate motion and voted (6-0, 1 absent) to recommend that the
Mayor and City Commission direct the Planning Department to analyze and incorporate (i) any
aspect contained within the draft report prepared by Allan Shulman, Buoyant City, that may be
applicable within the area of the proposed North Shore Historic District Tatum Waterway
Expansion; and (ii) the proposed district's coherence with the City's blue/green infrastructure plan.
330-2020
J L M /E R/T R M /D J T
F :\P L A N \$A L L \C M _R E S P \2 0 2 0\L T C - T a tum W a te rw a y E x a p a n s io n o f N o rt h S h o r e H is to r ic D is tric t.d o c x
C : R a u l A g u ila , C ity A tt o rn e y
R a fa e l G r a n a d o , C ity C le r k
M IA M I BEACH
PLANNING DEPARTMENT
Staff Report & Recommendation Historic Preservation Board
TO:
FROM:
SUBJECT
Chairperson and Members DATE: September 14, 2020
Historic Preservation Boa~d
Thomas R. Mooney, AIC
Planning Director
HPB20-0435, North Shore Historic District Tatum Waterway Expansion.
A presentation by the City of Miami Beach Planning Department to the Historic
Preservation Board of a Preliminary Evaluation and Recommendation Report
relative to the possible expansion of the North Shore Historic District. The
possible expansion area is generally bounded by 77th Street on the south,
Hawthorne Avenue and Crespi Boulevard on the west, 87th Street on the north
and Tatum Waterway Drive and Byron Avenue on the east. If the Historic
Preservation Board finds that the possible district expansion area meets the
criteria of the land development regulations for designation, it may instruct the
Planning Department to prepare a Designation Report pursuant to Section 118-
591 (e) of the City Code of Miami Beach.
RECOMMENDATION
Instruct the Planning Department to prepare a Designation Report for the Tatum Waterway
Expansion of the North Shore Historic District.
BACKGROUND
On September 9, 2014, the Historic Preservation Board directed Planning Department staff to
prepare formal Historic Designation Reports for the proposed designation of the North Shore
and Normandy Isles local historic districts, with modified boundaries.
At the September 10, 2014 City Commission meeting, the Mayor and City Commission
discussed the proposed North Shore and Normandy Isles Local Historic Districts and denied the
designations.
At the July 13, 2016 City Commission meeting, the Mayor and City Commission discussed the
possibility of creating local historic districts within the boundaries of the North Shore and
Normandy Isles National Register Districts and directed the Administration to begin the local
designation process for the boundaries recommended in the draft North Beach Master Plan.
On October 11, 2016, the Historic Preservation Board reviewed a Preliminary Evaluation and
Recommendation Report relative to the possible designation of the North Shore Historic District
and directed staff to prepare a Formal Designation Report for the North Shore Local Historic
District, with boundaries as recommend in the draft North Beach Master Plan.
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Pursuant to Section 118-591 of the City Code, The City Commission was advised of the action
of the Historic Preservation Board via L TC, and as part of a progress report on the demolition
moratorium, presented at the October 19, 2016 City Commission meeting.
On December 5, 2016, the Mayor and City Commission modified the boundaries for the
proposed North Shore Historic District by removing the portion of the district along Tatum
Waterway Drive and Crespi Boulevard.
On September 25, 2017, the Mayor and City Commission adopted Resolution 2017-30013,
reaffirming Resolution No. 2016-29608, which adopted the North Beach Master Plan as drafted
by Dover, Kohl & Partners and commits to the implementation of the entirety of the Plan. The
Resolution adopted on September 25, 2017 contains the following 'Whereas' clause:
WHEREAS, consistent with the Plan, the Mayor and City Commission now feels that it
would be in the City's best interest and desires to include the Tatum Waterway area into
the North Shore Local Historic District, and continue to create development regulations
for the districts that reflect the character of these neighborhoods, while taking into
consideration resiliency and sea level rise.
On October 10, 2017, the Historic Preservation Board reviewed an historic designation report
for the proposed North Shore Local Historic District, consistent with the boundaries as modified
by the City Commission on December 5, 2016 (MAP 1). At this meeting, the Board transmitted
the historic district designation to the Planning Board and City Commission with a favorable
recommendation, and directed staff to prepare a preliminary evaluation expanding the North
Shore Local Historic District to include the area along Tatum Waterway/Crespi Boulevard as
identified in the North Beach Master Plan.
On November 21, 2017, the Planning Board reviewed the designation report and unanimously
approved a motion (7 to O) to recommend approval of the designation of the proposed North
Shore Historic District.
On December 13, 2017, the Mayor and City Commission unanimously approved the designation
(7 to O) of the North Shore Historic District on first reading public hearing and scheduled the
second reading public hearing for January 17, 2018.
On December 18, 2017, the Historic Preservation Board reviewed a Preliminary Evaluation and
Recommendation Report relative to the possible expansion of the North Shore Historic District
and directed staff to prepare a Formal Designation Report for the North Shore Local Historic
District Tatum Waterway Expansion. The possible expansion area is generally bounded by 77th
Street on the south, Hawthorne Avenue and Crespi Boulevard on the west, 87th Street on the
north and Tatum Waterway Drive and Byron Avenue on the east.
On January 17, 2018, the Mayor and City Commission adopted the designation (7 to O) of the
North Shore Historic District on second reading public hearing.
On March 12, 2018, the Historic Preservation Board transmitted the proposed North Shore
Historic District Tatum Waterway Expansion to the Planning Board and City Commission with
favorable recommendation (7 to O).
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On March 27, 2018, The Planning Board transmitted the proposed North Shore Historic District
Tatum Waterway Expansion to the Planning Board and City Commission with favorable
recommendation (7 to O).
On April 11, 2018, the Mayor and City Commission approved the designation of the North Shore
Historic District Tatum Waterway Expansion on first reading public hearing and scheduled the
second reading public hearing for May 16, 2018
On May 16, 2018, the Mayor and City Commission adopted the designation of the North Shore
Historic District Tatum Waterway Expansion on second reading public hearing.
On September 1, 2020, the City Manager initiated the process of re-noticing the designation of
the North Shore Historic District Tatum Waterway Expansion to avoid irreparable harm and in
an abundance of caution while the City seeks review of the recent circuit court appellate division
decision in YTech-180 Units Miami Beach Investment, LLC v. City of Miami Beach (Fla. 11th
Cir Case No. 2018-184-AP-01 ). Without waiving any right to further challenge the circuit court's
decision, without waiving any argument, defense, or claim, and to protect the historic resources
at issue, the City will be providing notice in accordance with the circuit court's construction of
Section 118-591(f) and Section 118-8 of the City Code of Miami Beach.
This preliminary evaluation and recommendation for the North Shore Historic District Tatum
Waterway Expansion was noticed in accordance with Section 118-591(e) of the City Code.
Notice of the September 14, 2020 special meeting of the Historic Preservation Board was
published in the Miami Herald on September 3, 2020 and a written notice, postmarked on
September 2, 2020, was sent by regular mail to all property owners according to the Miami
Dade County Property Appraiser's tax records, within the possible historic district expansion
boundaries.
DESIGNATION PROCESS
The process of historic designation is delineated in Sections 118-591 through 118-593 in
Subpart B of the Land Development Regulations of the City Code (Chapter 118, Article X,
Division 4). An outline of this process is delineated below.
Step One: A request for designation is made either by the City Commission, the Historic
Preservation Board, other agencies and organizations as listed in the Land
Development Regulations of the City Code, or the property owners involved.
Proposals for designation shall include a completed application form available
from the Planning Department.
Step Two The Planning Department prepares a preliminary evaluation report with
recommendations for consideration by the Board.
Step Three The Historic Preservation Board considers the preliminary evaluation to
determine if proceeding with a designation report is warranted.
The designation report is an historical and architectural analysis of the proposed
district or site. The report:
1) describes the historic, architectural and/or archeological significance of
the property or subject area proposed for Historical Site or District
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designation;
2) recommends Evaluation Guidelines to be used by the Board to evaluate
the appropriateness and compatibility of proposed Developments
affecting the designated Site or District; and
3) will serve as an attachment to the Land Development Regulations of the
City Code.
Step Four: The City Commission is notified of the Board's decision and the initial boundaries
proposed for designation Within 60 days of the vote of the Historic Preservation
Board to direct the Planning Department to prepare a designation report, the City
Commission may, by a five-sevenths vote, deny or modify the proposed request
for designation.
Step Five: The designation report is presented to the Historic Preservation Board at a public
hearing If the Board determines that the proposed site or district satisfies the
requirements for designation as set forth in the Land Development Regulations of
the City Code, the Board transmits a recommendation in favor of designation to
the Planning Board and City Commission.
Step Six: The Planning Board will hold a public hearing on the proposed designation, and
shall consider the proposed historic designation as an amendment to the Land
Development Regulations of the City Code and, subsequently, transmit its
recommendation to the City Commission.
Step Seven: The City Commission may adopt an amendment to the Land Development
Regulations of the City Code by a five-sevenths majority vote, which thereby
designates the Historic Preservation Site or Historic District after one ( 1) public
hearing for a parcel of land less than ten ( 1 O) contiguous acres or after two (2)
public hearings for a parcel of land that is more than ten (10) contiguous acres.
DESCRIPTION OF BOUNDARIES
The possible expansion area is generally bounded by 77th Street on the south, Hawthorne
Avenue and Crespi Boulevard on the west, 87th Street on the north and Tatum Waterway Drive
and Byron Avenue on the east. (MAP 1)
PRESENT OWNERS
The properties located within the boundaries of the possible North Shore Historic District Tatum
Waterway Expansion are held by multiple owners.
PRESENT USE
The current uses within the boundaries of the possible historic district expansion are primarily
multi-family residential. Other uses within the district include single family homes.
PRESENT USE
The established zoning districts within the boundaries of the possible North Shore Historic
District are as follows:
RM-1 Residential Multifamily, Low Intensity
Please refer to the zoning map for more detailed information. (MAP 2)
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HISTORICAL BACKGROUND
The North Shore area of Miami Beach originated on a natural barrier island with sandy beaches
fronting the Atlantic Ocean and mangrove wetlands spreading into Biscayne Bay on the west.
Prior to about 1918, the only development in the area was the Biscayne House of Refuge, one
of five stations established in 1876 by the federal government to provide food and shelter to
shipwrecked sailors and passengers along the sparsely inhabited coastline from Miami to Fort
Pierce, Florida.
With the end of World War I, the subdivision and planning of North Beach began. A patchwork
quilt of subdivisions soon sprouted along the Atlantic Ocean. Native mucky swamps and dense
brush were transformed in order to entice tourists and sell home sites. The Tatum Waterway, a
man-made canal, provided much of the fill for the western fringes of North Shore and the
Biscayne Beach subdivision to the west. By 1929, the area presented a nearly continuous grid
of streets platted with 50-foot lots from 63rd Street to 87th Terrace. The resulting coherent
district owes much to the repetition of similar building types and styles within a compact space.
An exception was the swath of territory belonging to the United States Coast Guard which was
the former site of the Biscayne House of Refuge.
President Warren G. Harding declared a large portion of the government tract as surplus
property just after his January 1921 visit to Miami Beach, where he vacationed with successful
Miami Beach developer, Carl S. Fisher. This surplus land between present day 73rd and 75th
Streets was surveyed and platted as a complete town consisting of broad streets with ample
space for parking and a public beach on the Atlantic Ocean. The development was laid out from
east to west with an oceanfront hotel district, a commercial district, a residential district, and a
public park on the Biscayne Bay side of the island. The remaining government tract between
72nd and 73rd Streets remained under the control of the Coast Guard until 1941, when the
federal government traded the land for a more strategic location on Government Cut. The
property became today's North Shore Park.
ARCHITECTURAL BACKGROUND
The majority of buildings located within the possible North Shore Historic District Tatum
Waterway Expansion area were designed in the Post War Modern style of architecture. These
buildings include mostly multi-family residential buildings that constitute a distinctive built
environment of resort architecture that differs from the more famous Miami Beach Architectural
District located in South Beach The North Shore neighborhood owes much of its character to
the repetition of similar building types and styles within a compact space. Other architectural
styles represented in the North Shore area include Mediterranean Revival/Art Deco Transitional
(Med-Deco), Streamline Moderne, Wood Frame Vernacular, Masonry Vernacular, and Classical
Revival.
Post War Modern
The Post War Modern style of architecture in South Florida, which spans from approximately
1945 to the mid-1960s, is often interchangeably referred to as Miami Modern (Mi Mo) or Mid-
Century Modern, the latter being a more nationally recognized term. Regardless of name, the
historic design impact of this mid-20th century style can be seen today throughout South Florida
and beyond. In order to better understand the Post War Modern or style of architecture, it is
important to view this architectural movement in the context of the historical, political, social,
economic, and technological changes that were taking place during this period worldwide,
nationwide, and locally.
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The United States emerged as a world power following World War II. After years of deprivation
during the Great Depression and wartime, everyone dreamed of a carefree, better world for
themselves and their children. The Baby Boom was the result of the eagerness to get this new
generation underway, while the legislation of the G.I. Bill helped to provide education and
prosperity for war veterans.
Miami Beach played a significant role as a training site and redistribution center for the US
Army-Air Forces during World War II. The immediate availability of the City as a training center
in 1942 is credited with reducing the length of the war effort by six to eight months and saving
the government $6 million in building costs After the war, many veterans who had trained as
recruits in Miami Beach returned here to vacation or to make their home. This, in addition to the
Cuban Revolution in 1959 which prompted an unprecedented mass immigration of Cubans to
Miami, resulted in a need for housing, retail, and services to accommodate the different growing
segments of the population increased.
America redirected its enormous industrial capacity from the defense economy back to the
domestic economy following the war. There was no longer a perceived need for rationing,
conserving, and recycling. The economy was thriving and gave rise to the growing middle class.
New electric appliances and gadgets with push buttons began to appear in many households.
Air conditioning was introduced as a novel modern convenience that tremendously added to the
comforts of living in Florida. It became especially important because air conditioning allowed for
a year-round economy and freed architects from having to adapt their buildings to the hot,
humid climate.
It was the beginning of the space age. The first Sputnik was launched in 1957. Rivalry with the
USSR. led to the space race. Futuristic, flamboyant, fun design elements showed up in cars,
furniture, and buildings. Automobiles sprouted wings and depicted rocket motifs. The small
globe with protruding antennae reminiscent of the Sputnik became a common design detail.
Cheese holes, waggles and boomerangs began to appear in architecture everywhere in Miami
Beach.
After a hiatus in construction due to World War II, the Post War Modern style picked up where
Art Deco left off with the added influences of a booming Post War economy, new technologies
such as air conditioning, the prevalence of the sophisticated, affordable, and reliable new
automobiles, and a feeling of national optimism. The local expression of this style was dubbed
Miami Modern or MiMo by the Greater Metropolitan Miami area's Urban Arts Committee in
about 2004.
North Shore was largely built up after World War II. Buildings emphasized horizontality,
exhibiting flat roofs with broad overhanging eaves, echoed by the horizontal projections of the
exterior corridors and anchored to the ground with long low planter boxes. Individual windows
were grouped together with projecting concrete bands and contrasting textures to create bold
patterns. Space-age design elements were employed in clustered pipe columns and angled
roofs that resembled delta wings Often two or more contrasting materials, such as stone, brick,
mosaic tile or patterned stucco were used to create bold designs. In addition, decorative metal
railings and concrete screen block were often used to wrap around intimate garden patios which
conveyed an architectural sensibility characteristic of the middleclass, tropical resort that
flourished in the North Beach area.
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Architects adapted to the tropical climate by introducing exterior stairways and corridors
permitting natural cross-ventilation to each dwelling. Large numbers of modern, garden-style
apartment buildings were built between 1935 and 1963. Generally built on a single 50-foot lot,
most of the apartment buildings were two stories in height with front patios and side gardens.
On larger lots, the linear configuration of garden apartments was articulated to form L, C, or J
shapes, or featured two mirrored buildings to create generous, private courtyards. The building
type adapted to both the narrow lot structure of the city and local environment conditions with
patios, surrounding gardens, porches, loggias, flat roofs with broad overhanging eaves and
exterior staircases and catwalks. These small garden apartment buildings, hotels and motels
multiplied in large numbers, produce a densely built environment where low-scale buildings
allow landscaping to moderate the urban frontages. The scale of architecture in the district is
largely consistent; a product of the fact that so much of the area was constructed in a short
period of time by a relatively small group of architects.
Architects
Architects, Gilbert M. Fein, Gerard Pitt, Leonard Glasser and Donald G Smith dominated the
new construction, while others like Frank Wyatt Woods, Harry O Nelson, Joseph Derita, and
Manfred Ungaro were also quite influential. Together, these architects defined a new direction of
Mid-Century Modern design in Miami Beach. Their buildings, conditioned to the environmental
forces of a hot and humid climate as well as to the need to distinguish buildings within a
competitive environment, led to a daring and unexpected expression of modern themes. While
the vast majority of the proposed district can be characterized as Post War Modern, this style
nonetheless demonstrates a high degree of continuity with earlier architectural trends, including
Vernacular, Mediterranean and Streamline Moderne style buildings.
Several of Miami Beach's distinguished local architects are represented in the potential district
expansion area, including the following:
Gilbert M. Fein (1920-2003) was from New York City and studied architecture at New York
University. He served in the Army Corps of Engineers during World War II and settled in Miami
Beach after the war. He designed hundreds of residential and commercial buildings in South
Florida in the new Postwar style, becoming "one of the masters of Modernism." Most of Fein's
comfortably livable buildings are unassuming and not prominent landmarks, but some of the
better-known are:
Starlite Hotel
News Cafe
Helen Mar Annex
Lake View Apartments
Park Isle Club
750 Ocean Drive
800 Ocean Drive
2445 Lake Pancoast Drive
4780 Pinetree Drive
780 73rd Street
Gerard Pitt (1885-1971) was born in New Rochelle, New York, and graduated from Columbia
University in 1907. In his early career he worked in New York City and Detroit. He moved to
Miami in 1930 and was in partnership with George L. Pfeiffer, 1940-41. Pitt served as
supervising architect for the southeast district of the Florida Hotel Commission from 1935 to
1957. In Miami Beach, he designed dozens of mostly small-scale apartment buildings in Art
Deco and Postwar Modern styles from 1940 to the late 1960s, when he was in his 80s. These
include:
Lincoln Arms 1800 James Ave.
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Miljean
Tropical Gardens
Clifton Hotel
1831 James Ave.
1600 Collins Ave.
1343 Collins Ave.
Nathan A. Seiderman (1908-2002) had an office on Normandy Isle and worked mostly in North
Beach, designing at least 32 apartment buildings there from 1951 to 1959. He also designed the
Fairfax Apartments at 1776 Collins Avenue in 1951. He later moved to Los Angeles, California,
and died in 2002.
Donald G. Smith (1906--1967) was born in Indiana and educated at Western Reserve
University in Cleveland, Ohio. In 1938, he established a private practice in Miami Beach. The
Royal Palm Hotel in Miami Beach was one of his earliest and best works. He also designed the
Lynmar Hotel and the Metropole Hotel in South Beach and dozens of small residences and
apartment houses throughout the city. In the post-war years he formed a well-known partnership
with Irvin Korach.
CRITERIA
The historic preservation board shall have the authority to recommend that properties be
designated as historic buildings, historic structures, historic improvements, historic landscape
features, historic interiors (architecturally significant public portions only), historic sites, or
historic districts if they are significant in the historical, architectural, cultural, aesthetic or
archeologica! heritage of the city, the county, state or nation. Such properties shall possess
integrity of location, design, setting, materials, workmanship, feeling or association and meet at
least one of the following criteria:
Staff finds that the possible North Shore Historic District satisfies four of the eight criteria for
designation as enumerated in City Code Section 118-592.
(1) Association with events that have made a significant contribution to the history of the
city, the county, state or nation.
Satisfied
The majority of contributing properties within the possible historic district
expansion area directly reflect the turn of events in America following World War
II. 88 of the 104 buildings within the possible historic district expansion were
constructed between 1942 and 1965. Unprecedented development followed the
American success in WWII when new resort hotels and residential resort
architecture were contemplated. Development during this time was on a scale
never before seen in South Florida. This event redefined the evolution of resort
architecture in Miami Beach and Florida.
Furthermore, Miami Beach played a significant role as a training site and
redistribution center for the U.S. Army-Air Forces during World War II. After the
war, many veterans who had trained as recruits in Miami Beach returned here to
vacation or to make their home.
(3) Embody the distinctive characteristics of a historical period, architectural or design style
or method of construction.
Satisfied
The apartment buildings that characterize much of the built environment of the
possible historic district expansion area exemplify the plasticity and
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transparency of Modeme architectural styling and the later Post War Modern
movements, featuring cubic massing and large glass casement windows which
cross-ventilated each unit and were sheltered by projecting concrete eyebrows.
Exterior catwalks and outdoor stairways predicted the more functional building
types of the postwar period. Often, two buildings were mirrored, or turned at
angles in order to create common garden spaces, and better take advantage of the
southern exposure. On the interior, a combination of bedrooms and studio
apartments featured dinettes, dressing rooms, and streamlined kitchens.
As the district urbanized, it developed an architectural character calibrated to its
resort identity, its modest means and its speculative planning. Beginning in the
late 1930s, the district was more intensively developed with modern garden
apartment building types that sponsored a corresponding urban culture in both
the civic and commercial realm. These buildings were adapted to both the narrow
lots and local environment conditions with patios, surrounding gardens, porches,
loggias, flat roofs with broad overhanging eaves and exterior staircases and
catwalks.
These new types, multiplied in large numbers, produce a densely built
environment where low-scale buildings allow landscaping to moderate the urban
frontages. The scale of architecture along the Tatum Waterway is largely
consistent, a product of the fact that a relatively small group of architects
constructed much of the area in a short period and literally gave shape to the
district. These architects defined a new direction of mid-century modern design in
Miami Beach. Their buildings, conditioned to the environmental forces of a hot
and humid climate as, well as to the need to distinguish buildings within a
competitive environment, led to a daring and unexpected expression of modern
themes.
(7) Be listed in the National Register of Historic Places.
Satisfied
The properties located within the possible North Shore Local Historic District
Tatum Waterway Expansion are located within the North Shore Historic District,
listed on the National Register of Historic Places on November 18, 2009.
(8) Consist of a geographically definable area that possesses a significant concentration of
sites, buildings or structures united by historically significant past events or aesthetically
by plan or physical development, whose components may lack individual distinction.
Satisfied
The possible North Shore Historic District Tatum Waterway Expansion area was
primarily developed in the years following WWII and contains a high concentration
of Post War modern architecture.
The historic preservation board shall consider if the historic buildings, historic structures, historic
improvements, historic landscape features, historic interiors (architecturally significant public
portions only), historic sites, or historic districts comply with the sea level rise and resiliency
review criteria in Chapter 133, Article II, as applicable, pursuant to Section 118-592.
(a) Criteria for ordinances, resolutions, or recommendations
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(1) Whether the proposal affects an area that is vulnerable to the impacts of
sea level rise, pursuant to adopted projections.
The possible historic district expansion area affects properties that are vulnerable
to the impacts of sea level rise
The adopted projections are the following:
At Mean High Water, Sea Level Rise is projected to be (NGVD Elevations):
231to 2.64 by 2030 (near-term)
2.98 to 3.98 by 2060 (mid-term)
4.39 to 6.89 by 2100 (long-term)
ESTIMATED from LIDAR and 1995 Partial Building Records indicates the
following for the area located to the east of the Tatum Waterway:
Average Existing Crown of Road - 4.56 NGVD
Future Crown of Road - 5.26 NGVD
Average Existing Edge of Pavement-- 3 69 NGVD
Future Edge of Pavement -- 5.06 NGVD
Average Ground Elevation - 3.90 NGVD
ESTIMATED from LIDAR and 1995 Partial Building Records indicates the
following for the area located to the west of the Tatum Waterway:
Average Existing Crown of Road - 4.40 NGVD
Future Crown of Road - 5.26 NGVD
Average Existing Edge of Pavement - 3.45 NGVD
Future Edge of Pavement - 5.06 NGVD
Average Ground Elevation- 3.96 NGVD
The estimated Lidar data indicates the majority of the subject properties have
ground elevations that are currently at a level below the future crown of road
elevation.
(2) Whether the proposal will increase the resiliency of the City with respect to
sea level rise.
In order for the historic district expansion to increase the resiliency of the City,
substantial alterations, adaptive re-use and/or redevelopment of many of the
properties will likely be required. A suitable level of flexibility will be necessary in
reviewing applications for Certificates of Appropriateness for alterations,
demolition, additions to existing buildings and new construction in order for the
properties to meet current and future Building Codes and the City's resiliency
standards.
(3) Whether the proposal is compatible with the City's sea level rise mitigation
and resiliency efforts.
In order for the historic district expansion to be compatible with the City's sea
level rise mitigation and resiliency efforts, substantial alterations, adaptive re-use
and/or redevelopment of the subject properties will likely be required. A suitable
level of flexibility will be necessary in reviewing applications for Certificates of
Appropriateness for alterations, demolition, additions to existing buildings and
new construction in order for the properties to meet current and future Building
Codes and to be consistent with the City's resiliency initiatives.
Historic Preservation Board
HP20-0435 - North Shore Historic District Tatum Waterway Expansion - preliminary evaluation
September 14, 2020 Page 11 of 18
ST AFF ANALYSIS
As noted in the 'Background' section of this report, in 2016 the Planning Department presented
a Preliminary Evaluation and Recommendation Report relative to the possible designation of the
North Shore Local Historic District. All properties recommended for local historic designation in
the North Beach Master Plan were evaluated, including those located within the subject
expansion area and were found to satisfy the minimum requirements for historic designation as
outlined in Section 118-592 of the City Code. At that time, staff recommended that the area
adjacent to the Tatum Waterway be excluded from the North Shore Local Historic District due to
its vulnerability to the impacts of sea level rise and lower concentration of highly significant
architecture. On December 5, 2016, the City Commission reviewed the boundaries, and
removed the area along the Tatum Waterway from consideration as part of the North Shore
Local Historic District.
On September 25, 2017, the City Commission passed Resolution No. 2017-30013 reaffirming
its intention to implement the entirety of the North Beach Master Plan. Subsequent to this
resolution, the Historic Preservation Board initiated the designation process and recommended
in favor of the historic designation for the Tatum Waterway expansion of the North Shore
Historic District. On May 16, 2018, the Mayor and City Commission adopted the designation of
the North Shore Historic District Tatum Waterway Expansion on second reading public hearing.
On September 1, 2020, the City Manager initiated the process of re-noticing the designation of
the North Shore Historic District Tatum Waterway Expansion to avoid irreparable harm and in
an abundance of caution while the City seeks review of the recent circuit court appellate division
decision in YTech-180 Units Miami Beach Investment, LLC v. City of Miami Beach (Fla. 11th
Cir. Case No. 2018-184-4P-01). Without waiving any right to further challenge the circuit court's
decision, without waiving any argument, defense, or claim, and to protect the historic resources
at issue, the City will be providing notice in accordance with the circuit court's construction of
Section 118-591(f) and Section 118-8 of the City Code of Miami Beach.
To this end, the Planning Department has prepared this preliminary evaluation for the Board's
consideration. Staff has found that the subject area satisfies the minimum requirements to be
considered for historic district designation, as outlined on pages 8 and 9 of this report.
The possible North Shore Historic District Tatum Waterway Expansion includes the properties
located along Tatum Waterway (MAP 1). At the time of the listing on the National Register of
Historic Places in 2009, this area contained a total of 104 buildings with 29 classified as 'Non-
contributing' and 5 vacant lots. Since that time, 2 buildings have been demolished and 2 new
buildings have been constructed. While a comprehensive historical resources survey was
performed by the Planning Department in 2017, additional review will be required to formally
document any changes that have occurred in this area since 2017.
RECOMMENDATION
Based upon the evidence presented and the historical and architectural significance of the
proposed district, and in accordance with Chapter 118, Article X, Division 4, of the Land
Development Regulations of the City Code, staff recommends that the Historic Preservation
Board direct staff to prepare an historic designation report for the proposed North Shore Local
Historic District Tatum Waterway Expansion, consistent with the boundaries identified in MAP 1.
Historic Preservation Board
HPB20-0435 - North Shore Historic District Tatum Waterway Expansion - preliminary evaluation
September 14, 2020 Page 12 of 18
MAP 1: Possible North Shore Historic District Tatum Waterway Expansion Boundaries
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Historic Preservation Board
HP20-0435 - North Shore Historic District Tatum Waterway Expansion - preliminary evaluation
September 14, 2020 Page 13 0f 18
MAP 2: Zoning Districts within the Possible North Shore Historic District Tatum
Waterway Expansion Boundaries and the Surrounding Areas
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Historic Preservation Board
HP20-0435 - North Shore Historic District Tatum Waterway Expansion - preliminary evaluation
September 14, 2020 Page 14 of 18
PHOTOGRAPHS -ARCHITECTURE REPRESENTATIVE OF THE DISTRICT
7765 CRESPI BOULEVARD
8025 CRESPI BOULEVARD
Historic Preservation Board
HPB20-0435 - North Shore Historic District Tatum Waterway Expansion - preliminary evaluation
September 14, 2020 Page 15 of 18
8080 TATUM WATERWAY DRIVE
- -- -
8500 BYRON AVENUE
H is to r ic P r e s e rv a t io n B o a r d
H P B 2 0 -0 4 3 5 - N or th S h o r e H is to r ic D is tr ic t T a t u m W a te rw a y E xp a n sion - p r el imi n ar y e v a lu a tio n
S e p t e m b e r 1 4 , 2 0 2 0 P a g e 1 6 0 f 1 8
PRELIMINARY PROPERTY LIST
As listed on the National Register of Historic Places in 2009
! I National Register ,
1 Address Year Architect Style Classification
8100 1 BYRON AV 1980 Osean Sklar Style not determined Non Contributing
8142 BYRON AV 1939 T. Hunter Henderson I Med Rev/ Art Deco Transitional Non Contributing
' I
8200 BYRON AV i 1939 T. Hunter Henderson Med Rev/Art Deco Transitional Non Contributing
8210 BYRON AV ! 1957 Gerard Pitt Post War Modern Contributing
I 8230
- .
BYRON AV 1941 T. Hunter Henderson Med Rev/ Art Deco Transitional Contributing
8240° BYRON AV 1941 T. Hunter Henderson Med Rev/Art Deco Tr an sitional Contributing
8250 BYRON AV 1977 Jorge Dorta Duque Style not determined Non Contributing
I ! 8260 BYRON AV 1946 Martin Houri I Post War Modern Contributing
8300 BYRON AV I 1949 Robert M. Little I Post War Modern Contributing
r----·-
1
8310 BYRON AV 1949 Robert M. Little Post War Modern Contributing
8320 BYRON AV 1951 Norman M. Giller Post War Modern Contributing
8330 BYRON AV 1951 August Swarz Post War Modern Contributing
8340 BYRON AV 1951 August Swarz Post War Modern Contributing
8350 BYRON AV 1951 August Swarz Post War Modern Contributing
8400 BYRON AV 1966 Charles H. Markel Style not determined I Non Contributing
8420 BYRON AV 1952 Norman M. Giller Post War Modern Contributing
8430 BYRON AV 1951 Nathan A. Seiderman Post War Modern Contributing
••-•--•H • _,_
8440 BYRON AV 1950 Manfred M. Ungaro Style not determined Contributing
8500 BYRON AV 1951 Manfred M. Ungaro Post War Modern Contributing
8530 BYRON AV 1978 J. A. Ferradaz Style not determined Non Contributing
8540 BYRON AV 1951 Gilbert M. Fein Post War Modern Contributing
8550 BYRON AV 1951 Gilbert M. Fein Post War Modern Contributing
8600 BYRON AV 1952 Leonard H. Glasser Post War Modern 1 Contributing
8620 BYRON AV 1950 Leonard H. Glasser Post War Modern ,Contributing
8630 BYRON AV 1950 Leonard H. Glasser Post War Modern Contributing
7751 CRESPI BL 1949 J. Richard Ogden Style not determined Non Contributing
7757 CRESPI BL 1947 J. Richard Ogden Style not determined Non Contributing
7765 CRESPI BL 1951 Nathan A. Seiderman Post War Modern Contributing
7775 CRESPI BL 1952 Nathan A. Seiderman Style not determined Contributing
7805 CRESPI BL 1956 Nathan A. Seiderman Post War Modern Contributing
781S I CRESPI BL 1956 Nathan A. Seiderman Post War Modern Contributing
7825 CRESPI BL 1957 Nathan A. Seiderman Post War Modern Contributing
7835 CRESPI BL 1957 Nathan A. Seiderman Post War Modern Contributing
7849 CRESPI BL 1947 T, Hunter Henderson Post War Modern Contributing
7859 CRESPI BL 1947 T. Hunter Henderson Post War Modern Contributing
7861 CRESPI BL A 1952 Lester Avery Post War Modern Contributing
7861 CRESPI BL B 1952 Lester Avery Post War Modern Contributing
7871 I CRESPI BL A 1952 Lester Avery Post War Modern Contributing ·-
H is to ric P re s e rv a tio n B o a rd
H P 2 0 -0 4 3 5 - N or th S h o re H is to ric D is tric t T a tu m W a te rw a y E x p an si on - p rel imin ar y eva lu a tio n
S ep t e mb e r 1 4, 2 0 2 0 P a g e 17 of 18
----
National Register
Address Year Architect Style Classification
7871 CRESPI BL B 1952 Lester Avery Post War Modern Contributing
7879 CRESPI BL 1948 Donald Smith Post War Modern Contributing
7905 CRESPI BL 1947/ John E. Petersen Post War Modern Non Contributing --
7915 CRESPI BL 1948 Carlos • Schoeppl Post War Modern Contributing
7919 CRESPI BL 1957 Gerard Pitt Post War Modern Contributing
7925°+ CRESPI BL 1947 Donald G. Smith Post War Modern Cont«tine
7935+ CRESPI BL 1947 Donald G. Smith Post War Modern Contributing
794S CRESPI BL 1952 Borry & David Post War Modern Non Contributing
7955 CRESPI BL 1952 Borry & David Post War Modern Non Contributing
7959 CRESPI BL 1972 I Alberto Lauderman Style not determined Non Contributing
7965 CRESPI BL 1952 Nathan A. Seiderman Post War Modern Contributing
7975 CRESPI BL 1953 Gilbert M. Fein Post War Modern Contributing
7985 CRESPI BL 1953 Gilbert M. Fein Post War Modern Contributing
7995 CRESPI BL 1954 Gilbert M. Fein Post War Modern Contributing
8001 CRESPI BL 1968 Jorge Dorta Duque Style not determined Non Contributing
8011 CRESPI BL 1955 Gerard Pitt Post War Modern Contributing
8021 CRESPI BL 1957 Nathan A. Seiderman Post War Modern Contributing
8025 CRESPI BL 1950 August Swarz Post War Modern Contributing
8035 CRESPI BL 1959 Nathan A. Seiderman Post War Modern Contributing
8101 CRESPI BL 1969 Jorge Dorta Duque Style not determined Non Contributing
8109 CRESPI BL 1956 Theodore Gottfried Style not determined Non Contributing
8119 CRESPI BL 1951 Norman M. Giller Style not determined Non Contributing
8125 CRESPI BL 1970 Roberto Gambach Style not determined Non Contributing
8135 CRESPI BL 1950 T. Hunter Henderson Post War Modern Contributing
8141 CRESPI BL 1949 T. Hunter Henderson Post War Modern Contributing I
8205 CRESPI BL 1953 Gilbert M. Fein Post War Modern Contributing
8215 CRESPI BL 1953 Gilbert M. Fein Post War Modern Contributing
8220 CRESPI BL 1956 Gerard Pitt Post War Modern Contributing
8221 CRESPI BL 1956 Don Reiff Post War Modern Non Contributing
8227 CRESPI BL 1953 Gilbert M. Fein Post War Modern Contributing
8235 CRESPI BL 1953 Gilbert M. Fein Post War Modern Contributing
8271 CRESPI BL 1957 Gerard Pitt Post War Modern Contributing
Gail Byron Balwin &
8305 CRESPI BL 1969 Assoc. Post War Modern Non Contributing
: 8321 CRESPI BL 1951 Norman M. Giller Post War Modern Contributing
8329 CRESPI BL 1951 Norman M. Giller Post War Modern Contributing
8335 CRESPI BL 1948 Harry O. Nelson Post War Modern Non Contributing
I
8401 CRESPI BL 1948 Harry O. Nelson Post War Modern Non Contributing I
8415 CRESPI BL 1957 Gerard Pitt Post War Modern Contributing i
8425 CRESPI BL 2019 CDS Architecture Contemporary Non Contributing I
8427° CRESPI BL 1953 Nathan A. Seider man Post War Modern Contributing
H is t o r ic P r e s e rv a tio n B o a r d
H P B 2 0 -0 4 3 5 - N o rth S h o r e H is to r ic D is t r ic t T a t u m W a te rw a y E xp an si on - pr e lim in a ry e v a lu a tio n
S e p te m b e r 1 4 , 2 0 2 0 P a g e 18 o f 18
National Register
Address Year Architect Style Classification
8435 CRESPI BL 1961 Manfred M. Ungaro Post War Modern Non Contributing
8501 CRESPI BL I 1960 Charles H. Markel ! Post War Modern ¡ Contributing I
'8509
I I I ! CRESPI BL 1960 Charles H. Markel Post War Modern Contributing
I
A Post War Modern Contributing I I 7707 HAWTHORNE AV 1950 Gilbert M. Fein I
I ! B I I Post War Modern Contributing I
I 7707 HAWTHORNE AV 1950 Gilbert M. Fein I
i7717 HAWTHORNE AV
I
1950 Gilbert M. Fein Post War Modern Non Contributing '
7735 HAWTHORNE AV I 1949 J. Richard Ogden Style not determined Non Contributing I
I I Non Contributing I 7741 HAWTHORNE AV 1949 J. Richard Ogden 1 Style not determined
,7700 TATUM WATERWAY DR I 2016 Beilinson Gomez Contemporary Not Applicable
7710 TATUM WATERWAY DR 1948 Donald G. Smith Post War Modern Contributing
7720 TATUM WATERWAY DR 1947 Donald G. Smith Post War Modern Contributing
7740 , TATUM WATERWAY DR 1947 Donald G. Smith Post War Modern Contributing
7750 TATUM WATERWAY DR 1947 Frank W. Woods 1 Med Rev/ Art Deco Transitional Contributing
7760 TATUM WATERWAY DR 1947 Frank W. Woods : Med Rev/ Art Deco Transitional Contributing
I
: Med Rev/ Art Deco Transitional 7770 TATUM WATERWAY DR 1947 Frank W. Woods Contributing
7780 TATUM WATERWAY DR 1948 Donald G. Smith Post War Modern Contributing
7790 TATUM WATERWAY DR 1948 Donald G. Smith 1 Post War Modern Contributing
I
Post War Modern Contributing 7800 TATUM WATERWAY DR 1948 Donald G. Smith
I
, Donald G. 7810 TATUM WATERWAY DR 1948 Smith Post War Modern Contributing
7820 TATUM WATERWAY DR , 1948 Donald G. Smith Post War Modern Contributing
7900 Ì TATUM WATERWAY DR 1972 Isaac Sklar Style not determined Non Contributing
7930 : TATUM WATERWAY DR 1957 Gerard Pitt Post War Modern Contributing
7950 I TATUM WATERWAY DR I 1957 Gerard Pitt Post War Modern Contributing
I I
8000 TATUM WATERWAY DR 1962 Gerard Pitt Post War Modern Non Contributing
8010 TATUM WATERWAY DR 1963 Gerard Pitt Post War Modern Non Contributing
I
8024 TATUM WATERWAY DR 1969 Not listed Style not determined Non Contributing
8040 TATUM WATERWAY DR 1963 I Gerard Pitt Post War Modern Contributing
8080 i TATUM WATERWAY DR 1957 Garard Pitt Post War Modern Contributing
Subject to change, a survey update is required for all properties to determine Contributing/Non-
contributing classifications
Building demolished after 2009 National Register of Historic Places Listing. The building
located at 8427 Crespi Boulevard was demolished in 2014. The building located at 8240 Byron
Avenue was demolished in 2019 by order of the Miami-Dade County Unsafe Structures Board.
***The buildings located at 7925 & 7935 Crespi Boulevard were approved to be demolished by
the Historic Preservation Board in 2018 (HPB18-0195)
"Building was constructed after 2009 National Register of Historic Places listing