LTC 55-2002
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CITY OF MIAMI BEACH
Office of the City Manager
Letter to Commission No. 55 :2/JIJz..
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To:
From:
Mayor David Dermer and Members of the City Commission
Jorge M. Gonzalez ~ . ~.
City Manager ,.;vv 0
1500 Ocean Drive & 1 00 Collins Avenue - Ocean Steps
Date: March 5, 2002
Subject:
In response to the January 29, 2002 letter fram Jean-Marc Meunier, the following is a
summary of the relevant issues pertaining to the Ocean Steps Praject:
Samba Room
The subject restaurant was located in the lobby area of the former Bancroft Hotel. In
accordance with the Development Order for the praject (inclusive af the condominium and
infill retail structure), the remaining portions of the Bancroft Hotel were to be retained,
preserved and restored, in a manner consistent with all available historic documentation.
The owners of the Ocean Steps project agreed to this conditian at the time of approval.
Planning Department staff spent an enarmous amaunt oftime with the restaurant operators
before and after Samba Room opened, in order to assure the preservation of the histaric
lobby, as well as allow far the functional use of a restaurant.
In this regard, while the original lobby space was required to be retained, preserved and
restored, the restaurant was permitted to furnish the lobby in a manner consistent with their
corporate template. Further, the non-historic areas of the labby were fully renovated in a
manner consistent with the design prototype of the subject restaurant chain. Finally, the
applicant was permitted to have twa (2) separate exterior signs on the building.
Unfortunately, however, a number of constraints existed, which were outside the control of
the restaurant operator. These included dark tinting on the windaws, as well as a fairly
dense landscaped area at the primary corner of the site. These issues alone prevented
the restaurant from being able to adequately expose itself to pedestrian and vehicular
passers by on Collins Avenue.
There are a number of restaurant and commercial entities throughaut the City which have
successfully adapted their program ta fit within existing historic structures. Staff is
confident that a future tenant will be able to do so at this particular location and is eager
and willing to assist in any such endeavor.
Ocean SteDs
Planning Department staff has met with representatives of the ownership group to address
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0.: MInh 5, 2002 f,.
LTC - Oceen Steps
the issue of attracting people into the central retail courtyard, at the northern terminus of
Ocean Drive, fronting 15th Street. Notwithstanding the restraints created by the carefully
executed architecture of the center retail structures, staff has indicated a willingness to
work with the owners of the property to enhance this space. In this regard, the applicant
has made a submission to the Historic Preservation Board to install larger awnings on the
structures.
Staff is confident that modifications to address the applicants concerns can be
accommodated. However, the general design af the space does not lend itself to the
pedestrian scale of Ocean Drive in the same manner as most existing and new structures
in the historic district do. While this handicap is not insurmountable, it may require a more
detailed and comprehensive architectural solution.
JMG:~:J~M
F:\PLANl$ALLICM_RESPlOCEANSTEPS.L TC.DOC
c: Christina Cuervo, Assistant City Manager
Bob Parcher, City Clerk
Murry Dubbin, City Attomey
Gary Held, Assistant City Attorney
Jorge G, Gomez. Planning Director
Thomas R. Mooney, Design and Preservation Manager
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January 29, 2002
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The Honorable Mayor David Dermer
CITY OF MIAMI BEACH
1700 Convention Center Drive
Miami Beach, Fl 33139
Dear Mr. Dermer:
Constructa is the Developer of 1500 Ocean Drive and Ocean Steps located on Collins
Avenue and 15th Street.
As you are aware, we have made every possible effort to create a landmark project for
the City of Miami Beach by hiring one of the most renowned architects, Michael
Graves. Since the inception of this project, Constructa has respected all governing
regulations and generously cooperated in all public, civic and cultural activities as well
as respected all historical preservation needs the city desired to have.
Constructa has made a substantial investment on this project, and we believe that the
property taxes generated by the luxurious condominium units and the retail center are
an excellent asset for the City of Miami Beach.
We also have the reputation of working closely with the City of Miami Beach officials
and accommodating any special requirement involving the historical district. However,
since September 11th, our project has been severely impacted financially. With the
slow-down in the economy of Miami Beach, it appears that certain constraints created
by the city staff are impacting our capability to operate Ocean Steps in a profitable
manner.
The closure of Samba Room, a national tenant, is a perfect example of our currswt ~
situation. They closed due to not being able to properly execute their brand id~ity~
through proper signage and decor. ~~ ~
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Construct.., Inc, / 1501 Collins Avenue / 3rd Floor / Miami Beach, F133139 / 305. 538.0135 / Fax 305. 538.4960
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Through an investigation, we discovered that many other buildings on Miami Beach
were authorized to accommodate the historical character and the commercial need
necessary to financially justify the renovation.
I believe it is in the best interest of our company and the City of Miami Beach to try to
resolve the problems we are facing in order to avoid the failure of this landmark
project.
I would like to have the chance to meet with you and the City Manager as soon as your
schedule will allow it.
lery truly yours, n
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~~~:ve Vice President, CEO
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cc: George Gonzalez, City Manager