2009-3627 Ordinance HISTORIC PRESERVATION BOARD VERSION (6fh to 8rh Streets)
ORD/NANCE NO. 2009-3627
AN ORD/NANCE OF THE MAYOR AND C/TY COMM/SS/ON OF THE C/TY OF
M/AM/ BEACH, FLOR/DA, AMEND/NG THE LAND DEVELOPMENT
REGULAT/ONS OF THE C/TY CODE BY AMEND/NG CHAPTER 118,
'ADM/N/STRAY/ON AND REV/EW PROCEDURES," D/V/S/ON 4,
"DES/GNAT/ON," SECT/ON 118-593, "H/STOR/C PRESERVAT/ON
DES/GNAT/ON, " BY EXPAND/NG THE BOUNDAR/ES OF THE FLAM/NGO
PARK H/STOR/C D/STR/CT TO ADD THE FLAM/NGO PARK H/STOR/C
D/STR/CT WESTWARD EXPANS/ON SOUTH OF E/GHTH STREET, AS MORE
PART/CULARLY DESCR/BED HERE/N; PROV/D/NG THAT THE C/TY'S
ZON/NG MAP SHALL BE AMENDED TO /NCLUDE THE FLAM/NGO PARK
H/STOR/C D/STR/CT WESTWARD EXPANS/ON; ADOPT/NG THE
DES/GNAT/ON REPORT ATTACHED HERETO AS APPEND/X "A';
PRO V/D/NG FOR /NCL US/ON /N THE LAND DEVELOPMENT REGULAT/ONS
OF THE C/TY CODE, REPEALER, SEVERAB/L/TY, AND AN EFFECT/VE DATE.
WHEREAS, on August 12 2008, the City of Miami Beach Historic Preservation Board
held a public hearing and voted (5 to 1; 1 absent) in favor of recommending that the Mayor and
City Commission designate the Flamingo Park Historic District Westward Expansion South of 8th
Street, from 6th to 8th Streets; and
WHEREAS, on September 23, 2008, the City of Miami Beach Planning Board
considered and voted (4 to 2; 1 absent) in favor of the proposed designation, but limited from 7th
to 8th Streets; and
WHEREAS, the City of Miami Beach Planning Department has recommended that the
Planning Board recommendation (7th to 8th Streets) be adopted as an amendment to the Land
Development Regulations of the City Code; and
WHEREAS, these recommendations of approval for the designation of the Flamingo
Park Historic District Westward Expansion were based upon the information documented in the
Designation Report, prepared by the City of Miami Beach Planning Department, attached hereto
as Appendix "A"; and
WHEREAS, the Mayor and City Commission have considered the Designation Report
and the recommendations of the Boards and staff, and all the testimony and evidence
submitted, including at the various public hearings on this matter, and have concluded that the
designation as recommended by the Historic Preservation Board should be adopted as an
amendment to the Land Development Regulations of the City Code.
NOW THEREFORE, BE /T DULY ORDA/NED BY THE MAYOR AND CITY
COMM/SS/ON OF THE C/TY OF M/AM/ BEACH, FLOR/DA:
SECT/ON 1. DES/GNAT/ON OF THE FLAM/NGO PARK H/STOR/C D/STR/CT EXPANS/ON
AREA SOUTH OF 8"' STREET.
Those certain areas which are generally bounded on the south by the center line of 6th
Street, on the west by the eastern right-of-way line of Alton Road, on the north by the center line
1
HISTORIC PRESERVATION BOARD VERSION (6~' to 8t" Streets)
of 8th Street, and on the east by the center line of Lenox Court, which abuts and is contiguous to
the western boundary of the Flamingo Park Historic District; and having the legal description as
described herein, are hereby designated as an Historic District of the City of Miami Beach and
shall be known as the "Flamingo Park Historic District Westward Expansion South of 8th Street."
That the Designation Report attached hereto as Appendix "A" is hereby adopted.
SECT/ON 2. AMENDMENT OF SECT/ON 118-593 OF THE C/TY CODE.
That Chapter 118, Section 118-593 entitled "Historic Preservation Designation" of
the Land Development Regulations of the City Code of Miami Beach, Florida, is hereby
amended to read as follows:
(e) Delineation on zoning map. All sites and districts designated as historic sites and
districts shall be delineated on the city's zoning map, pursuant to section 142-71,
as an overlay district. Such sites and districts include:
* ~
(2) Historic preservation districts (HPD).
* * ~
d. RM-1, CD-2, CD-3, RO, GU/HPD-4: Flamingo Park Historic Preservation District,
generally bounded by the centerline of Sixth Street on the south; centerline of Lenox Court
(as extended) on the west including lots 7 and 8, Block 46 Commercial Subdivision and
excluding Lots 1--6 Block 46, Commercial Subdivision; centerline of Lincoln Lane North on
the north; and Ocean Drive/Collins Avenue Historic District on the east; and, excluding
properties within the Espanola Way Historic District. (Complete legal description available
on file with the designation report). The boundaries of the Flamingo Park Historic District
Westward Expansion Area commence at the point of intersection of the center line of 8th Street
and the east right-of-way line of Alton Road, as shown in THE MIAMI OCEAN VIEW
COMPANY'S LENOX MANOR, recorded in Plat Book 7, at Page 15, Public Records of Miami-
Dade County, Florida. Said point being the POINT OF BEGINNING of the tract of land herein
described. Thence run northerly, along the easterly right-of-way line of said Alton Road to the
point of intersection with the center line of 14th Street, as shown in Ocean Beach FLA.
ADDITION NO. 3, recorded in Plat Book 2, at Page 81, Public Records of Miami-Dade County,
Florida; thence run easterly, along the center line of said 14th Street to the point of intersection
with the center line of a 20 foot alley known as Lenox Court; thence run southerly, along the
center line of said 20 foot alley known as Lenox Court and its southerly extension to the point of
intersection with the center line of the above mentioned 8th Street; thence run westerly, along
the center line of said 8th Street to the POINT OF BEGINNING. LESS that portion thereof
bounded in the north by center line of 12th Street, as 12th Street is shown in the above
mentioned OCEAN BEACH FLA. ADDITION NO. 3 and bounded in the south by center line of
11th Street, as 11th Street is shown in the above mentioned THE MIAMI OCEAN VIEW
COMPANY'S LENOX MANOR. Said lands located, lying and being in Sections 3 and 4,
Township 54 South, Range 42 East, City of Miami Beach, Miami-Dade County, Florida. The
boundaries of the Flamingo Park Historic District Westward Expansion South of 8th Street
2
HISTORIC PRESERVATION BOARD VERSION (6tn to 8t'' Streets)
commence at the point of intersection of the center lines of 6th Street and Pear Avenue (now
Lenox Avenue) as shown in OCEAN BEACH, FLA. ADDITION N° 3, Plat Book 2, Page 81,
Public Records of Miami-Dade County Florida; thence run westerly, along the center line of
said 6t Street to the point of intersection with the center line of an unnamed 20 foot alley known
as Lenox Court Said point being the POINT OF BEGINNING of the tract of land herein
described thence continue westerly along the center line of 6t Street to the point of
intersection with the east right-of-way line of Alton Road; thence run northerly, along the east
right-of-way line of Alton Road to the point of intersection with the center line of 8th Street;
thence run easterly along the center line of said 8t Street to the point of intersection with the
center line of the above mentioned 20 foot alley known as Lenox Court; thence run southerly
along the center line of said Lenox Court to the POINT OF BEGINNING. Said lands located,
Iying and being in Section 3 Township 54 South Range 42, East, City of Miami Beach, Miami-
Dade County. Florida and containing 3.3058 acres more or less.
SECT/ON 3. /NCLUS/ON /N THE LAND DEVELOPMENT REGULAT/ONS OF THE C/TY
CODE.
It is the intention of the Mayor and City Commission, and it is hereby ordained that
the provisions of this Ordinance shall become and be made part of the Land Development
Regulations of the City Code of Miami Beach, Florida. The sections of this Ordinance may
be renumbered or relettered to accomplish such intention, and the word "Ordinance" may
be changed to "section," "article," or other appropriate word.
SECT/ON 4. AMENDMENT OF ZON/NG MAP.
That the Mayor and City Commission hereby amend the Zoning Map of the City of
Miami Beach as contained in the Land Development Regulations of the City Code by
identifying the area described herein as HPD-4, Historic Preservation District 4.
SECT/ON 5. REPEALER.
All ordinances or parts of ordinances in conflict herewith be and the same are
hereby repealed.
SECT/ON 6. SEVERAB/L/TY.
If any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
3
s
HISTORIC PRESERVATION BOARD VERSION (6th to 8"' Streets)
2009-3627
SECT/ON 7. EFFECT/VE DATE.
This Ordinance shall take effect ten days following adoption.
PASSED and ADOPTED this 28th day of January , 2009.
MAY R Matt errera Bower
A TTEST.• ,
~~~-I,,u,rrr\
C/TY CLERK Robert Parcher
APPROVED AS TO FORM & LANGUAGE
& FOR EXECUT/
?evR
AT EY ~ DATE
VERIFIED BY:
PLANNING DIRECTOR
Underscore denotes new language.
S~+Igl3 denotes deleted language.
T:\AGENDA\2009\January 28\Regular\FlamingoPark HD south of 8th ORD.doc
4
COMMISSION ITEM SUMMARY
Condensed Title:
First and Only Reading Public Hearing -Proposed Designation of the Flamingo Park Historic District
Westward Ex ansion South of Stn Street,
Ke Intended Outcome Su orted:
Designation and retention of historically significant properties.
Supporting Data (Surveys, Environmental Scan, etc.): In the 2007 Survey, 66% of residents rated
he amount done for historic preservation as the right amount; 45% of residents felt that maintaining
eighborhoods, is most important to address with regards to historic preservation; 40% of residents felt
hat historic structures well-maintained is most important to address with regards to historic
reservation; and, 14% of residents felt that expansion of historic district is most important to address
ith regards to historic preservation.
Issue:
The Administration is requesting that the Mayor and City Commission consider the proposed designation
of the Flamin o Park Historic District Westward Ex ansion.
Item Summa /Recommendation:
FIRST AND ONLY PUBLIC HEARING
Adopt the proposed ordinance to include the area east of Alton Road between 7th Street and 8th Street only,
as recommended by the Planning Board, on first and only reading public hearing by designating the
Flamingo Park Historic District Westward Expansion South of 8th Street.
Adviso Board Recommendation:
On August 12, 2008, the Historic Preservation Board reviewed the designation report and approved a
motion (5 to 1; 1 absent) to recommend approval of the designation of the proposed Flamingo Park
Historic District Westward Expansion on the east side of Alton Road from 6th Street to 8th Street.
On September 23, 2008, the Planning Board considered and voted on the possible westward expansion of
the Flamingo Park Historic District to include the area between 6th Street and 8th Street, on the east side of
Alton Road. W ith six members present and one absent, the Planning Board voted (4-2-1) to recommend
designation of the area between 7th Street and 8th Street only.
Financial Information:
Source of Amount Account
Funds: ~
2
3
OBPI Total
Financial Impact Summary:
Cit Clerk's Office Le islative Trackin
William H. Cary, Assistant Planning Director; Debbie Tackett, Senior Planner.
Si n-Offs:
De artment Dir or Assis nt City Manager City Manager
T:1A E DA\2009\January 28\Reg r\F amingo Park HD South of 8th St_sum.doc
~ ~ Y ? ~ ACaENDA fTEfiA S
DATE _1-~-09
m MIAMIBEACH
City of Miami Beath, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
COMMISSION MEMORANDUM
To: Mayor Matti Herrera Bower and Members of the City Commission
FROM: Jorge M. Gonzalez, City Manager
DATE: January 28, 2009 FI T AND ONLY READING
PUBLIC HEARING
SUBJECT: HISTORIC DESIGNATION
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, AMENDING THE LAND
DEVELOPMENT REGULATIONS OF THE CITY CODE BY
AMENDING CHAPTER 118, "ADMINISTRATION AND REVIEW
PROCEDURES," DIVISION 4, "DESIGNATION," SECTION 118-593,
BY EXPANDING THE BOUNDARIES OF THE FLAMINGO PARK
HISTORIC DISTRICT TO ADD THE FLAMINGO PARK HISTORIC
DISTRICT WESTWARD EXPANSION SOUTH OF EIGHTH STREET,
AS MORE PARTICULARLY DESCRIBED HEREIN; PROVIDING
THAT THE CITY'S ZONING MAP SHALL BE AMENDED TO
INCLUDE THE FLAMINGO PARK HISTORIC DISTRICT WESTWARD
EXPANSION SOUTH OF EIGHTH STREET; ADOPTING THE
DESIGNATION REPORT ATTACHED HERETO AS APPENDIX "A";
PROVIDING FOR INCLUSION IN THE LAND DEVELOPMENT
REGULATIONS OF THE CITY CODE, REPEALER, SEVERABILITY,
AND AN EFFECTIVE DATE.
RECOMMENDATION
The Administration is requesting that the Mayor and City Commission adopt the
proposed ordinance to include the area east of Alton Road between 7th Street and Stn
Street only, as recommended by the Planning Board, on first and only reading public
hearing by designating the Flamingo Park Historic District Westward Expansion South of
8th Street.
BACKGROUND
On September 23, 2008, the Planning Board considered and voted on the possible
westward expansion of the Flamingo Park Historic District to include the area between
6th Street and 8th Street, on the east side of Alton Road. With six members present and
one absent, the Planning Board voted to recommend designation of only the area
between 7th Street and 8th Street, as recommended by staff.
On August 12, 2008, the Historic Preservation Board reviewed the designation report
and approved a motion (5 to 1; 1 absent) to recommend approval of the designation of
the proposed Flamingo Park Historic District Westward Expansion on the east side of
Alton Road from 6th Street to 8th Street.
Commission Memorandum of January 28, 2009
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion South of 8th Street
Page 2 of 10
On May 13, 2008, the Historic Preservation Board held a meeting to consider whether to
proceed with the designation process and extend the interim procedures for the
issuance of a demolition permit, as more specifically set forth in Section 118-591(e), of
the City Code of Miami Beach, which went into effect on April 8, 2008 when the Historic
Preservation Board directed staff to prepare a designation report for the expansion of the
local Flamingo Park Historic District westward to include all properties on the east side of
Alton Road between 6t" Street and Stn Street. With five members present the Board
voted unanimously to proceed with the designation and extend the interim procedures
for the issuance of a demolition permit.
On April 8, 2008, the Historic Preservation Board held a meeting to consider a
Preliminary Evaluation and Recommendation Report relative to the westward expansion
of the boundaries of the local Flamingo Park Historic District to include all properties on
the east side of Alton Road between 6t" Street and Stn Street. At this meeting, where all
property owners of record within the proposed district were provided written notice 5
days in advance, the Board directed the Planning Department to prepare a formal
Historic Designation Report for the proposed westward expansion of the local Flamingo
Park Historic District to include all properties on the east side of Alton Road between 6tH
and Stn Streets.
On March 11, 2008, the City of Miami Beach Historic Preservation Board discussed the
possible westward expansion of the boundaries of the local Flamingo Park Historic
District to include all properties on the east side of Alton Road between Stn Street and 7tH
Street. At this meeting, the Board directed staff to prepare a preliminary evaluation and
recommendation report for the area located on the east side of Alton Road between 6cn
Street and 7t" Street, eliminating the area between Stn Street and 6t" Street from further
consideration.
On February 12, 2008, the City of Miami Beach Historic Preservation Board discussed
the possible westward expansion of the boundaries of the local Flamingo Park Historic
District to include all properties on the east side of Alton Road between 7tH Street and Stn
Street. At this meeting, the Board directed staff to prepare a preliminary evaluation and
recommendation report relative to this possible expansion area. Additionally at this
meeting, the Board requested staff to place an item on the March 11, 2008 meeting
agenda to consider directing staff to prepare a Preliminary Evaluation and
Recommendation Report relative to the possible historic designation of the east side of
Alton Road between Stn Street and 6tH Street adjacent to the Ocean Beach Historic
District and the east side of Alton Road from 6tH Street to 7tH Street adjacent to the
Flamingo Park Historic District.
On January 16, 2008, the City Commission considered and voted on the possible
westward expansion of the Flamingo Park Historic District to include the area between
8t" Street and 14tH Street, on the east side of Alton Road. With all members present, the
City Commission voted unanimously (7 to 0) to approve the designation as proposed. In
addition, a motion was made to have the Historic Preservation Board consider directing
staff to prepare a preliminary evaluation and recommendation report for the possible
westward expansion of the historic district to include the block on the east side of Alton
Road between 7t" Street and 8t" Street by a unanimous vote (7 to 0).
On November 27, 2007, the Planning Board considered and voted on the possible
Commission Memorandum of January 28, 2009
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion South of 8th Street
Page 3 of 10
westward expansion of the Flamingo Park Historic District to include the area between
8th Street and 14th Street, on the east side of Alton Road. With six members present,
and one absent, the Planning Board was tied on whether to recommend designation of
only the area between 12th Street and 14th Street (i.e., the bungalow colony area), or the
entire area between 8th Street and 14th Street, as proposed by the Historic Preservation
Board.
On September 11, 2007, the Historic Preservation Board considered and voted on the
possible westward expansion of the Flamingo Park Historic District to include the area
between 7th Street and 8th Street, on the east side of Alton Road. A motion to include
the area between 7th Street and 8th Street within the proposed historic district westward
expansion area failed by a vote of 4 to 3, with no absences. Hence, the Historic
Preservation Board recommends the westward expansion of the Flamingo Park Historic
District to east right of way line of Alton Road between 8th Street and 14th Street.
On August 14, 2007, the City of Miami Beach Historic Preservation Board discussed the
possible westward expansion of the boundaries of the local Flamingo Park Historic
district to include all properties on the east side of Alton Road between 7th Street and
14th Street. At this meeting, the Board voted to approve the expansion of the historic
district boundaries between 8th Street and 14th Street (5 to 0; 2 absent) and to continue
consideration of the expansion of the historic district between 7th Street and 8th Street to
the September 11, 2007 meeting by a separate vote (5 to 0; 2 absent).
On September 12, 2006, the Historic Preservation Board approved a motion (6 to 0; 1
absence) to proceed with the designation process and extend the interim procedures for
the issuance of a demolition permit, as set forth in Section 118-591 (d), of the City Code
of Miami Beach.
On September 6, 2006, the City Commission discussed the proposed westward
expansion of the Flamingo Park Historic District and took no action to modify the
boundaries proposed in the preliminary evaluation and recommendation report.
On July 27, 2006, the Historic Preservation Board reviewed the preliminary evaluation
and recommendation report with recommendations prepared by the Planning
Department relative to the proposed westward expansion of the Flamingo Park Historic
District. The Board unanimously approved a motion (7 to 0) to direct staff to prepare a
designation report and schedule a public hearing to consider the proposed historic
designation.
On July 13, 2006, the City of Miami Beach Historic Preservation Board discussed the
possible westward expansion of the boundaries of the local Flamingo Park Historic
District to include all properties on the east side of Alton Road between 7th Street and
14th Street. At this meeting, the Board directed staff to prepare a preliminary evaluation
and recommendation report relative to this possible expansion area, and further directed
staff to schedule a special meeting of the Board.
The current western boundary of the Flamingo Park Historic District generally runs along
Lenox Court and/or the extension of its centerline from 6th Street to Lincoln Lane North,
except for the area between 8th Street and 14th street where the boundary juts westward
to Alton Road, and the area between 16th Street and Lincoln Lane North where the
Commission Memorandum of January 28, 2009
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion South of Stn Street
Page 4 of 10
western boundary shifts eastward to the centerline of Lenox Avenue, except for Lots 7
and 8 on Block 46, that are included within the historic district. The presently proposed
expansion of the District affects the two blocks to the. south of the Flamingo Park Historic
District Westward Expansion area, adopted by the City Commission on January 16,
2008. The Historic Preservation Board's recommended boundaries include the two
blocks on the east side of Alton Road between 6th Street and 8th Street. The Planning
Board has recommended to include the northern block on the east side of Alton Road
between 7th Street and 8th Street, only. At present, there are two (2) structures located
within the block between 6th Street and 7th Street. One (1) of these two (2) structures is
considered a "Contributing" structure; the other is "Non-contributing." There are two (2~
surviving "Contributing" structures located at the northern end the block between 7t
Street and 8t" Street. The balance of these two blocks is characterized by either parking
lots or vacant lots resulting from recent demolition.
The Flamingo Park Historic District was originally designated by the City of Miami
Beach on June 20, 1990, to extend local protection to part of the City that had
been placed on the National Register of Historic Places in 1979. The historic
district's original boundaries extended roughly from 6tn Street to South Lincoln
Lane and from Washington Court to Lenox Court. On November 4, 1992, the City
approved the expansion of the northern boundary of the historic district to North
Lincoln Lane, in order to include the properties on both sides of Lincoln Road.
DESIGNATION PROCESS
The designation report for a proposed historic district is required to be presented to the
Historic Preservation Board and the Planning Board at separate public hearings.
Following public input, the Historic Preservation Board votes on whether or not the
proposed historic district meets the criteria listed in the Land Development Regulations
of the City Code and transmits a recommendation on historic designation to the Planning
Board and City Commission. If the Historic Preservation Board votes against the
designation, no further action is required. If the Historic Preservation Board votes in
favor of designation, the Planning Board reviews the designation report and formulates
its own recommendation. The recommendations of both Boards, along with the
designation report, are presented to the City Commission. Because in this instance the
proposed ordinance involves an area less than ten (10) contiguous acres, the City
Commission must hold one public hearing on the designation. Upon conclusion of the
hearing, the City Commission can immediately adopt the ordinance with a 5/7 majority
vote.
RELATION TO ORDINANCE CRITERIA
1. In accordance with Section 118-592 in the Land Development Regulations of the
City Code, eligibility for designation is determined on the basis of compliance
with the listed criteria set forth below.
(a) 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 archeological heritage of the city, the county, state or nation.
Such properties shall possess integrity of location, design, setting,
Commission Memorandum of January 28, 2009
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion South of Stn Street
Page 5 of 10
materials, workmanship, feeling or association and meet at least one of
the following criteria:
(1) Association with events that have made a significant contribution
to the history of the city, the county, state or nation;
(2) Association with the lives of persons significant in the city's past
history;
(3) Embody the distinctive characteristics of an historical period,
architectural or design style or method of construction;
(4) Possesses high artistic values;
(5) Represent the work of a master, serve as an outstanding or
representative work of a master designer, architect or builder who
contributed to our historical, aesthetic or architectural heritage;
(6) Have yielded, or are likely to yield information important in pre-
history or history;
(7) Be listed in the National Register of Historic Places;
(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.
(b) A building, structure (including the public portions of the interior),
improvement or landscape feature may be designated historic even if it
has been altered if the alteration is reversible and the most significant
architectural elements are intact anal repairable.
2. The proposed Flamingo Park Historic District Westward Expansion is eligible for
historic designation as it complies with the criteria as specified in Section 118-
592 in the Land Development Regulations of the City Code outlined above.
(a) Staff finds the proposed historic district to be eligible for historic
designation and in conformance with the designation criteria for the
following reasons:
(1) Association with events that have made a significant
contribution to the history of the city, the county, state or
nation•
The three contributing structures in this two block area, that were
constructed in 1947 and 1948, are directly associated with Miami
Beach's emerging economic recovery following World War II.
Commission Memorandum of January 28, 2009
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion South of 8th Street
Page 6 of 10
(2) Association with the lives of persons significant in the city's
past history;
The Ocean Beach Subdivision Addition 3, in which these two
blocks are located, is directly associated with the lives of Miami
Beach pioneer developers J.E. and J.N. Lummus of the Ocean
Beach Realty Co., who platted the very first subdivision on July 9,
1912. J.N. Lummus went on to become the first Mayor of Miami
Beach on March 26, 1915, the date the "Town of Miami Beach"
was incorporated.
(3) Embody the distinctive characteristics of an historical period,
architectural or design style or method of construction;
This assemblage of three contributing properties represents the
architectural style of the early post-World War II era in Miami
Beach. They are noteworthy examples of the Post War Modern
style apartment houses that were popularized in Miami Beach with
the societal and economic changes following World War II. Not
only did building materials and forms undergo changes at this
time, but the City also wrestled with zoning variances and later
zoning district changes as the era of private estates gave way to
multi-family housing for the middle-class. Several of these
characteristics are embodied in the design of these three
contributing properties located within the proposed westward
expansion area from 6th Street to 8th Street.
(4) Possess high artistic values;
By their nature as modest residential structures, these
neighborhood buildings are not grandiose, but they reflect the
artistic values and design influences of their times and economic
means immediately following World War II and accomplished their
aim of providing comfortable and affordable housing.
(5) Represent the work of a master, serve as an outstanding or
representative work of a master designer, architect or builder
who contributed to our historical, aesthetic or architectural
heritage;
The proposed westward expansion area contains examples of
architecture built after World War II. Henry Hohauser, L. Murray
Dixon and Gerard Pitt are three of the prominent post-war
architects whose work is represented here.
(6) Have yielded, or are likely to yield information important in
pre-history or history;
The proposed westward expansion of the Flamingo Park Historic
District is significant for its association with the architectural and
Post World War II development history of Miami Beach. The three
contributing structures were designed in the Post War Modern
style of architecture in 1947 and 1948.
(7) Be listed in the National Register of Historic Places;
Commission Memorandum of January 28, 2009
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion South of 8th Street
Page 7 of 10
This area is not listed in the National Register of Historic Places.
(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;
When linked with the existing adjacent Flamingo Park Historic
District to the north and east of the proposed expansion area, the
area between 7`h Street and 8th Street becomes part of a
geographically distinct concentration of small scale multi-family
residential buildings. The area between 6`h and 7th Streets
contains only one contributing structure near the center of the
block, however, and does not possess a significant concentration
of historically significant structures.
(b) A building structure (including the public portions of the interior),
improvement or landscape feature may be designated historic even
if it has been altered if the alteration is reversible and the most
significant architectural elements are intact and repairable.
Although the buildings within the proposed westward expansion of the
Flamingo Park Historic District may have been somewhat altered to
various extents over the years, they retain a high degree of their original
architectural design integrity. Most alterations are reversible, and exterior
restoration could be successfully completed, if desired, by following
original architectural plans and available historical photographs and/or
documentation. Despite existing alterations to these structures, they
continue to be representative of the architectural and cultural history of
Miami Beach.
ANALYSIS OF THE AMENDING ORDINANCE
In reviewing a request for an amendment to the Land Development Regulations of the
City Code or a change in land use, the Planning Board shall consider the following:
1. Whether the proposed change is consistent and compatible with the
comprefYensive plan and any applicable neighborhood or redevelopment plans.
Consistent - The proposed historic designation is consistent with the
Comprehensive Plan, specifically with the Historic Preservation
Element of the Comprehensive Plan's Objective No. 1, which
states: "...increase the total number of structures designated as
historically significant from that number of structures designated in
1988, either individually or as a contributing structure within a
National Register Historic Preservation District or a local Historic
Preservation District."
2. Whether the proposed change would create an isolated district unrelated to
adjacent or nearby districts.
Commission Memorandum of January 28, 2009
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion South of 8`h Street
Page 8 of 70
Consistent - The amendment would not create an isolated district unrelated to
adjacent or nearby districts nor change the underlying zoning
district for any areas within the City. The proposed expansion
area would become a part of the existing adjacent Flamingo Park
Historic District.
3. Whether the change suggested is out of scale with the needs of the
neighborhood or the city.
Partially Consistent - The designation of the area as a local historic district may
help to encourage rehabilitation and new development that
is more compatible with the scale, characteristics, and
needs of the surrounding neighborhood, particularly the
western edge of the existing Flamingo Park Historic
District.
4. Whether the proposed change would tax the existing load on public facilities and
infrastructure.
Consistent - The LOS for the area public facilities and infrastructure should not
be negatively affected, if at all, by the proposed amending
ordinance.
5. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
Consistent - The boundaries of the proposed historic district coincide with the
CD-2 zoning district. The proposed historic district westward
expansion area will not change the existing underlying zoning
district for any property.
6. Whether changed or changing conditions make the passage of the proposed
change necessary.
Consistent - The protection of the special historic character and integrity of the
existing Flamingo Park Historic District along its western border is
dependent upon compatible future development along the east
side of Alton Road.
7. Whether the proposed change will adversely influence living conditions in the
neighborhood.
Consistent - The proposed amendment should not adversely influence living
conditions or the quality of life for the surrounding properties.
8. Whether the proposed change will create or excessively increase traffic
congestion beyond the levels of service as set forth in the comprehensive plan or
otherwise affect public safety.
Commission Memorandum of January 28, 2009
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion South of 8`h Street
Page 9 of 10
Consistent - As historic designation does not change the permitted land uses,
the levels of service set forth in the Comprehensive Plan will not
be affected. Likewise, public safety will not be affected by historic
designation.
9. Whether the proposed change will seriously reduce light and air to adjacent
areas.
Consistent - Historic designation normally results in the retention, rather than
the reduction of light and air to adjacent properties.
10. Whether the proposed change will adversely affect property values in the
adjacent area.
Partially Consistent - As property values and value of construction have
historically increased in the existing historic sites and
districts, there is no evidence to suggest that designation
would adversely affect property values in the area
surrounding the proposed historic designation.
11. Whether the proposed change will be a deterrent to the improvement or
development of adjacent property in accordance with existing regulations.
Consistent - The proposed amendment will not change the development
regulations for adjacent properties, which must comply with their
own site specific development regulations. Furthermore, the
proposed ordinance should not affect the ability for an adjacent
property to be developed in accordance with said regulations.
12. Whether there are substantial reasons why the property cannot be used in
accordance with existing zoning.
Consistent - The permitted land uses are not affected since the proposed
amendment does not change the underlying zoning district for any
property.
13. Whether it is impossible to find other adequate sites in the city for the proposed
use in a district already permitting such use.
Not Applicable-
FISCAL IMPACT
The proposed amending ordinance has no associated negative fiscal impact
upon enactment.
STAFF ANALYSIS
On August 20, 2008 a mail notice stating the proposed ordinance was sent to the
owners of record of land lying within 375 feet of the proposed expansion area in
Commission Memorandum of January 28, 2009
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion South of 8th Street
Page 10 of 10
accordance with the provisions set forth in section 118-164, of the City Code of Miami
Beach Code.
On August 12, 2008, the Historic Preservation Board reviewed the designation report
and adopted the boundaries for the proposed westward expansion of the Flamingo Park
Historic District on the east side of Alton Road from 6th Street to 8th Street (see Map 1).
(Refer to Section IV, Description of Boundaries, for more information.)
Planning Staff, however, recommends the Expanded District Boundaries include the one
block area on the east side of Alton Road between 7th Street and 8th Street (see Map 1-
A) for the following reasons:
Upon examining the 700 block (between 7th and 8th Streets) staff noted that this area has
a fragile edge on the east side of the twenty foot alleyway (Lenox Court), separating it
from the existing historic district, which is comprised of one and two story apartment
buildings, gardens and courtyards. Staff believes this delicate edge to the existing
historic district warrants the additional protection that could be afforded by expanding the
district westward to Alton Road to include the 700 block. Further, two contributing
structures are located adjacent to each other at the north end of this block, 755 and 759
Alton Road. When the 700 block is added to the existing historic district it will extend the
significant concentration of historic structures southward.
In reviewing the 600 block, however, staff noted that its western side is largely flanked
by the overhead exit ramp of the Mac Arthur Causeway, a harsh and cumbersome
structure, that obstructs views from the west side of Alton Road to the historic district
and is currently proposed to be widened and renovated by FDOT in 2014. Additionally,
a twenty foot wide alley separates the proposed expansion area from the western edge
of the existing historic district which is largely characterized by four large 3 story
apartment buildings adjacent to each other. A two story apartment building is located at
the north end of the block and the Catholic Church is located at the south end of the
block. Together, these buildings form a robust western edge and logical boundary to the
existing Flamingo Park Historic District, on the 600 block. Consequently, due to this
condition in conjunction with the fact that there is only one small contributing building
near the center of this block which is adjacent to the alley, staff does not recommend the
inclusion of the 600 block in the expansion area.
STAFF RECOMMENDATION
The Planning Department recommends that the proposed Flamingo Park Historic District
westward expansion area south of 8th Street include the area between 7th Street and 8th
Street only, and not the area between 6th Street and 7th Street.
Attachment
T:WGENDA\2009\January 28\Regular\Flamingo Park HD South of 8th St_memo.doc
- !15
?m
IVII~MI BEAM
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_ CITY OF -MIAMI BEACH
NOTICE OF PUBLIC HEARING Y
a
NOTICE OF ZONING MAP CHANGE
The City of Miami Beach proposes to adopt the following Ordinance: ' o
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AN ORDINANCE OF THE MAYOR ~ ~ _ ' W
AND CITY COMMISSION OF '- ~ "
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'- THE CITY OF .MIAMI .BEACH, ~ ~ ' ; ~ ` = E
FLORIDA, AMENDING THE LAND ~ R ~ i
DEVELOPMENT REGULATIONS OF ~ -~ ~ ~ ~ r t ~ ~ -
THE CITY CODE ~ BY AMENDING ~ '
CHAPTER 11$, "ADMINISTRATION ~ ~ ~ - ~ ~
AND REVIEW PROCEDURES," ~ r~ `
DIVISION 4, "DESIGNATION," - x _ + o
SECTION 118-593, BY 'EXPANDING _ ~ ~ ' '
THE BOUNDARIES OF THE
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FLAMINGO ~ PARK HISTORIC ~ ~ ~ ~.'~f`
DISTRICT TO ADD THE FLAMINGO g
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PARK ~ HISTORIC DISTRICT ; ~ _ ~ ,
~AIESTWARD EXPANSIQN SOUTH ~ ~ ~ ~ -{' ~l : ~
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OF .EIGHTH STREET, AS MORE ~ ~
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PARTICULARLY DESCRIBED ~ ~ ~
HEREIN; PROVIDING THAT THE ~ ,'ym,~ '
CITY'S ZONING MAP SHALL BE -~ -, -~
AMENDED ~TO INCLUDE THE ~ ~ _ -
FLAMINGO.. -PARK HISTORI>?
DISTRICT WESTWARD_EXPANSION SOUTH OF EIGHTH STREET; ADOPTING
THE DESIGNATION REPORTATTACHED HERETO AS APPENDIX "A"; PROVIDING
FOR INCLUSION IN THE LAND- DEVELOPMENT REGULATIONS OF~THE CITY
CODE,:REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE.
~PUBL1C NOTICE IS HEREBY. GIVEN that a `first anal only reading public
hearing on the Ordinance will be held by the City Commission on Wednesday.
January 28 2009 at 5`01 p m , or as soon thereafter as possible in the Citv
Commission Chambers. Third Floor, City. Hall, 1700. Convention Center Drive,
Miami Beach, Florida.
The historic .district proposed -for designation is shown on the Map within this
.Zoning Map Change.
All persons are invited to appear at this meeting or tie represented by an agent, or to express 3 -
their views in writing .addressed to the Miami Beach City Commission c/o the City Clerk,
1700 Convention Center Drive, First. Floor, City Hall, Miami Beach, Florida 33139, !
i
The Ordinance and other related materials regarding the proposed historic district are available
for public inspection during normal business hours in the City Clerk's Office. Inquiries may be
directed to the Planning Department at (305) 673-7550. The hearing on this Ordinance may be
continued aYthis meeting and, under such circumstances, additional legal notice would not be
provided. Any person may contact the-City Clerk's~Office at (305) 673-7411 fbr information as
to the. status of the Ordinance as a result of the meeting.
Pursuant to Section 286.0105, Fla. Stat., the City hereby advises the public that: If a person
decides to appeal any decision made by the City Commission with respect to any matter
considered at its meeting or its hearing, such person must insure that a verbatim record of
the. proceedings is made, which record includes the testimony and evidence upon which the
appeal is to be based. This notice does not constitute consent by the City of the introduction or
admission of otherwise inadmissible or irrelevant evidence, nor does it authorize challenges or
appeals not otherwise allowed.by law. ~
To request this material in accessible format, sign language interpreters, information on access
for persons with disabilities, and/or any accommodation to review any document or participate in
any city-sponsored proceeding, please contact 305-604-2489.jvoice) or 305-673-7218 (TTY) five
days in advance to initiate your request. TTY .users may also call 711 (Florida Relay Service).
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