Ordinance 96-3037 ORDINANCE NO. 96-3037
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, AMENDING ZONING ORDINANCE NO.
89-2665, AMENDING SECTION 19, ENTITLED "HISTORIC
PRESERVATION BOARD AND HISTORIC DISTRICT REGULATIONS" ;
AMENDING SUBSECTION 19-5, ENTITLED "DESIGNATION OF
HISTORIC PRESERVATION SITES, STRUCTURES, BUILDINGS,
INTERIORS, IMPROVEMENTS, LANDSCAPE FEATURES OR DISTRICTS"
BY DESIGNATING THE OCEAN BEACH HISTORIC DISTRICT
CONSISTING OF A CERTAIN AREA LOCATED BETWEEN SIXTH STREET
AND FIRST STREET IN THE OCEAN BEACH SUBDIVISION, AND
OCEAN BEACH ADDITIONS THREE AND FOUR, AND THE FRIEDMAN
AND COPE SUBDIVISION, AND ALSO INCLUDING LOTS 18, 19, 20
AND 21 OF BLOCK 10 OF THE OCEAN BEACH SUBDIVISION AS MORE
PARTICULARLY DESCRIBED IN ATTACHED APPENDICES "A" AND
"B" ; PROVIDING THAT THE CITY' S ZONING DISTRICT MAP SHALL
BE AMENDED TO INCLUDE THE OCEAN BEACH HISTORIC DISTRICT;
ADOPTING THE DESIGNATION REPORT ATTACHED HERETO AS
APPENDIX "C" ; PROVIDING FOR REPEALER, SEVERABILITY AND
AN EFFECTIVE DATE.
NOW, THEREFORE BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION
OF THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1 . DESIGNATION OF OCEAN BEACH AS A HISTORIC DISTRICT.
That certain areas located between Sixth Street and First
Street and also including lots 18 , 19 , 20 and 21 of Block 10
included within Ocean Beach Subdivision and Ocean Beach Additions
3 and 4 , and the Friedman and Cope Subdivision as recorded in Plat
Book 2 , at page 38 , Plat book 2 at page 81, Platbook 3 at page 151,
and Platbook 4 at page 83 respectively of the Public Records of
Dade County, as more particularly described in Exhibits "A" and "B"
attached hereto are hereby designated as a historic preservation
district of the City of Miami Beach and shall be known as the
"Ocean Beach Historic District" .
SECTION 2 . AMENDMENT OF SUBSECTION 19-5.
That Subsection 19-5 of Section 19, entitled "Historic
Preservation Board and Historic Preservation Regulations" of Zoning
Ordinance No. 89-2665 is hereby amended to read as follows :
5. All Sites and districts designated as Historic Sites and Districts shall be delineated
on the City's zoning map pursuant to Section 21-9, Maps, of this Ordinance, as an
Overlay District. Such Sites and districts include: •
a. GU/HPS-1: Old City Hall, 1130 Washington Avenue Block 23,
Ocean Beach Addition No. 3, as recorded in Plat Book 2 at Page 81
of the Public Records of Dade County, Florida
b. CCC/HPS-2: 21st Street Recreation Center, 2100 Washington
Avenue Beginning at intersection of west right of way of Washington
Avenue and south boundary of Collins Canal in Section 27,Range 42
east, Township 53 south, for point of beginning, then south 510 ft.;
west 165 ft., north 45° to west 115 ft., north 160 ft., west 140 ft.,
north 70 ft.;northeast along south boundary of Collins Canal 435 ft.
to point of beginning.
c. RPS-3/HPS-3: Congregation Beth Jacob Complex, 301-317
Washington Avenue,Lots 9, 10 and 11,Block 7,Ocean Beach
Subdivision,as recorded in Plat Book 7,Page 38 of the Public
Records of Dade County, Florida.
2
d. HPS-4: Venetian Causeway Historic Preservation Site (HPS-4): The
public right-of-way of the Venetian Causeway from the City limit
west of San Marino Island to the east end of the bridge east of Belle
Island.-
e. RM-1/HPS-5: The Miami Beach Woman's Club Site, 2401 Pine Tree
Drive,Flamingo Terrace Subdivision No. 1; as recorded in the Public
Records of Dade County,Florida. The designated area consists of the
exterior premises and those portions of the interior described as
architecturally significant in the Addendum to Designation Report
dated February 8, 1995."2
f. CD-2, RM-1/HPD-1: All properties fronting or abutting Espanola
Way, including all of Blocks 2-A and 2-B Espanola Villas, Blocks
3-A, 3-B,4-A,4-B, 5-A, 5-B, 6-A, 6-B, 7-A and 7-B, First Addition
to Espanola Villas, and Lots 1 - 4, a re-subdivision of that
unnumbered tract lying west of Blocks 7-A and 7-B and Espanola
Way in First Addition to Espanola Villas.
g. MXE/HPD-2: The Ocean Drive/Collins Avenue Historic District is
generally bounded by the centerline of 5th Street from the Erosion
Control Line to Ocean Court; centerline of Ocean Court to 6th Street;
and the centerline of 6th Street form Ocean Court to Collins Court on
the south; Collins Court(as extended)from 6th Street to the northern
edge of Lot 7,Block 57 of Fisher's First Subdivision of Alton Beach
the east to the centerline of Collies Avenue; and the centerline of
3
Collins Avenue to 22nd Street on the west; the centerline of 22nd
Street on the north; and the Erosion Control Line on the east. A
complete legal description is included in the designation report. -
h. GU, RS-3, RS-4/HPD-3: The east side of Collins Avenue to the
Erosion Control Line from 77th Street to 79th Street. (All of Blocks
5, 6, 11 and 12 of Altos Del Mar No. 1 Subdivision). Those
properties which are owned by the State of Florida or the City of
Miami Beach shall retain their GU Government Use District Zoning
designation. Those properties which are privately-owned shall retain
their Single Family Zoning District classification of RS-3 or RS-4,
respectively. Development within the Historic District whether on
City, State, or privately owned Lots, shall be reviewed by the
Planning Board and approved by the City Commission pursuant to
the Conditional Use procedures as set forth in Section 17-3 of this
Ordinance.
RM-1, CD-2, CD-3, RO, GU/HPD-4: Flamingo Park Historic
Preservation District, generally bounded by the centerline of 6th
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
4
on file with the designation report).
j. MXE, CD-3, GU/HPD-5: Museum Historic Preservation District,
generally bounded on the south by Lincoln Lane North,the centerline
of Washington Avenue on west; and Collins Canal on north; the
centerline of 23rd Street, including all properties fronting on or
having a property line on 23rd Street,on the north; and,the centerline
of Collins Avenue on the East (Complete legal description available
on file with the designation report).
k. CPS-1, CPS-2 , RPS-1, RPS-2 , RPS-3 , RPS-4 ,
GU/HPD-6 : The boundaries of the Ocean Beach
Historic District commence at the intersection
of the center line of 5th Street and the
center line Ocean Court ; thence run Easterly,
along the extension of the center line of 5th
Street to the Erosion Control Line of the
Atlantic Ocean; thence run Southerly, along
the Erosion Control Line to the center line of
1st Street ; thence run Westerly, along 1st
Street to the center line of Collins Court;
thence run Southerly, along Collins Court to
the south line of Lot 18 on Block 10 ; thence
run Westerly along the extension of the south
line of Lot 18 on Block 10 to the center line
5
of Washington Avenue ; thence run Northerly,
along Washington Avenue to the center line of
2nd Street; thence run Westerly, along 2nd
Street to the center line of Meridian Court ;
then run Northerly, along Meridian Court to
the center line of 3rd Street ; thence run
Westerly, along 3rd Street to the center line
of Jefferson Court; thence run Northerly,
along Jefferson Court to the south line of Lot
4 on Block 82 ; thence run Easterly along the
extension of the south line of Lot 4 on Block
82 to the center line of Jefferson Avenue ;
thence run Northerly, along Jefferson Avenue
to the center line of 4th Street ; thence run
Westerly, along 4th Street to the center line
of Michigan Avenue; thence run Northerly,
along Michigan Avenue to the center line of
5th Street ; thence run Westerly, along 5th
Street to the center line of Michigan CourtL
then run Southerly along Michigan Court to the
south line of Lot 8 on Block 99 ; thence run
Westerly along the extension of the south line
of Lot 8 on Block 99 to the center line of
6
Lenox Avenue; thence run Northerly, along
Lenox Avenue to the center line of 5th Street;
then run Westerly, along 5th Street to the
center line of Lenox Court ; thence run
Northerly, along Lenox Court to the center
line of 6th Street ; thence run Easterly along
6th Street to the center line of Washington
Avenue; thence run Southerly, along Washington
Avenue to the center line of 6th Street ,
thence run Easterly, along 6th Street to the
centerline of Ocean Court , thence run
Southerly, along Ocean Court to the point of
commencement , at the intersection of the
center lines of 5th Street and Ocean Court .
SECTION 3 . AMENDMENT OF ZONING DISTRICT MAP.
That the Mayor and City Commission hereby amend the Zoning
Districts Map of the City of Miami Beach as contained in the
Comprehensive Zoning Ordinance No. 89-2665 by identifying the area
depicted in Appendices "A" and "B" attached hereto as HPD-6 ,
Historic Preservation District Six.
SECTION 4 . ADOPTION OF DESIGNATION REPORT.
That the Designation Report attached hereto as Appendix "C" is
hereby adopted.
SECTION 5 . REPEALER.
All ordinances or parts of ordinances in conflict herewith be
and the same are hereby repealed.
SECTION 6 . SEVERABILITY.
If any section, subsection, clause or provision of this
Ordinance is held invalid, the remainder shall not be affected by
such invalidity.
SECTION 7 . EFFECTIVE DATE.
This Ordinance shall take ..effect on the 1st day of
March 1996 .
PASSED and ADOPTED this 20th day •.- February 1996 .
I ,
ATTEST:
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MAYOR
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CITY CLERK FORM APPROVED
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1st reading 2/7/96 Date 6
2nd reading 2/20/96 8
APPENDIX 'IA"
GENERAL DESCRIPTION OF BOUNDARIES
148
OCEAN BEACH HISTORIC DISTRICT
Iv GENERAL. DESCRIPTION OF BO 1NDARFS
The proposed Ocean Beach Historic District includes parts of the original Ocean Beach Subdivision
platted in 1912 and parts of Ocean Beach Additions 3 and 4 platted in 1914, as well as part of the
Friedman and Cope Subdivision platted in 1917. The location of these boundaries has been
determined through careful investigation and research of building records. They define a geographic
area south of Sixth Street which possess a significant concentration of buildings and sites that are
united by the historical development of Ocean Beach as a vibrant but modest seaside resort,
abundant with enticing recreational amenities for the working class, and unusually welcoming to
persons of Jewish heritage. The earliest origins of the City of Miami Beach are contained within
this proposed historic district. A detailed description of the proposed boundaries is as follows:
The boundaries of the Ocean Beach Historic District commence at the intersection of the center line
of 5th Street and the center line Ocean Court;thence run Easterly,along the extension of the center line
of 5th Street to the Erosion Control Line of the Atlantic Ocean;thence run Southerly,along the Erosion
Control Line to the center line of 1st Street; thence run Westerly, along 1st Street to the center line of
Collins Court; thence run Southerly , along Collins Court to the south line of Lot 18 on Block 10;
thence run Westerly along the extension of the south line of Lot 18 on Block 10 to the center line of
Washington Avenue;thence run Northerly,along Washington Avenue to the center line of 2nd Street;
thence run Westerly,along 2nd Street to the center line of Meridian Court;then run Northerly,along
Meridian Court to the center line of 3rd Street;thence run Westerly,along 3rd Street to the center line
of Jefferson Court;thence run Northerly,along Jefferson Court to the south line of Lot 4 on Block 82;
thence run Easterly along the extension of the south line of Lot 4 on Block 82 to the center line of
Jefferson Avenue;thence run Northerly,along Jefferson Avenue to the center line of 4th Street; thence
run Westerly, along 4th Street to the center line of Michigan Avenue; thence run Northerly, along
Michigan Avenue to the center line of 5th Street;thence run Westerly,along 5th Street to the center
line of Michigan Court; then run Southerly along Michigan Court to the south line of Lot 8 on Block
99;thence run Westerly along the extension of the south line of Lot 8 on Block 99 to the center line of
Lenox Avenue; thence run Northerly, along Lenox Avenue to the center line of 5th Street; then run
Westerly,along 5th Street to the center line of Lenox Court;thence run Northerly, along Lenox Court
to the center line of 6th Street; thence run Easterly along 6th Street to the center line of Washington
Avenue; thence run Southerly,along Washington Avenue to the center line of 6th Street; thence run
Easterly, along 6th Street to the centerline of Ocean Court; thence run Southerly,along Ocean Court
to the point of commencement, at the intersection of the center lines of 5th Street and Ocean Court.
The northern boundary of the proposed Ocean Beach Historic District is co-terminus with the
southern boundary of the existing National Register Architectural District(also known as the "Art
Deco" District).
The described boundaries, as recommended by the Planning, Design and Historic Preservation
Division and proposed by the City of Miami Beach Historic Preservation Board, are shown on the
following Proposed Ocean Beach Historic District Map (Map 1).
149
APPENDIX "B"
MAP OF
THE PROPOSED
OCEAN BEACH HISTORIC DISTRICT
150
OCEAN BEACH HISTORIC DISTRICT
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Map 1: Proposed Ocean Beach Historic District boundaries as recommended by the
City of Miami Beach Planning,Design&Historic Preservation Division
and adopted by the City of Miami Beach Historic Preservation Board.
151
APPENDIX i"C,"
DESIGNATION REPORT
152
OCEAN BEACH HISTORIC DISTRICT
DESIGNATION REPORT
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Century Hotel, 140 Ocean Drive, designed by Henry Hohuaser, 1939.
Illustration by Richard Rickles
REVISED 11/30/95
Prepared By:
City of Miami Beach
Planning, Design and Historic Preservation Division
1995
153
CITY OF MIAMI BEACH
HISTORIC DISTRICT DESIGNATION REPORT
FOR
THE OCEAN BEACH HISTORIC DISTRICT
Prepared by:
CITY OF MIAMI BEACH PLANNING,DESIGN AND HISTORIC PRESERVATION
DIVISION
OCTOBER 1995
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Century Hotel, 140 Ocean Drive,Designed by Henry Hohauser, 1939.
MIAMI BEACH CITY COMMISSION
Seymour Gelber, Mayor
Commissioners:
Sy Eisenberg
Susan F. Gottlieb
Neisin O. Kasdin
Nancy Liebman
David T. Pearison
Martin Shapiro
Jose Garcia- Pedrosa, City Manager
154
MIAMI BEACH HISTORIC MIAMI BEACH
PRESERVATION BOARD PLANNING BOARD
Robert H. Schuler,Chairman Joy Alschuler, Chairwoman
Victor Diaz Roberto Datorre
Sarah E. Eaton Diana Grub
William B. Medellin Keith Kovens
Jose A. Gelabert-Navia Clark Reynolds
Anthony Noboa Craig Robins
Linda Polansky Todd Tragash
Debra Scholl
Herb Sosa
MIAMI BEACH DEVELOPMENT,DESIGN AND HISTORIC PRESERVATION
SERVICES DEPARTMENT
Harry Mavrogenes, Director
Dean J.Grandin,Jr., Deputy Director/Planning and Zoning Director
PLANNING,DESIGN AND HISTORIC PRESERVATION DIVISION
PRINCIPAL AUTHORS
William H. Cary, Historic Preservation Coordinator
Frank G.Del Toro,AICP,Planner
Bruce Lamberto, Planning Technician
HISTORIC PROPERTIES DATABASE EXPANSION COMMITTEE
and
Special Contributors
Arthur J. Marcus
Michael D.Kinnerk Carolyn Klepser
Dennis W. Wilhelm Christine Giles
Randall Robinson Laurie Swedroe
Gordon Loader William H.Cary
155
OCEAN BEACH HISTORIC DISTRICT
PROPOSED OCEAN BEACH HISTORIC DISTRICT
DESIGNATION REPORT
TABLE OF CONTENTS
I. Request 1
II. Designation Process 1
III. Relation to Ordinance Criteria 2
IV. General Description of Boundaries 7
V. Present Owners 9
VI. Present Use 9
VII. Present Zoning 9
VIII. Historical Background 10
IX. Architectural Background 18
X. Planning Context 39
XI. Planning, Design and Historic Preservation Division Recommendations45
XII. Endnotes 48
156
OCEAN BEACH HISTORIC DISTRICT
I. REQUEST
At its April 13, 1995 meeting, the City of Miami Beach Historic Preservation Board, noting the
positive impact that preservation has had in the National Register Architectural District and further
noting the potential loss of significant structures and sites in the South Pointe Redevelopment Area,
requested the staff of the Planning, Design and Historic Preservation Division to prepare a
preliminary evaluation and recommendation for the creation of a historic district south of Sixth
Street. At its May 11, 1995 meeting, the Historic Preservation Board reviewed the Preliminary
Evaluation and Recommendation prepared by the staff for the designation of this new historic
district,to be known as the Ocean Beach Historic District, and found the structures and sites located
within the proposed boundaries be in compliance with the criteria for designation listed in Section
19-5 of the Zoning Ordinance No. 89-2665. The Board further noted that the boundaries should be
expanded in certain areas and directed the staff to prepare this designation report accordingly.
II. DESIGNATION PROCESS
The process of historic designation is delineated in Section 19-5 of the Miami Beach Zoning
Ordinance. An outline of this process is provided below:
Step One: A request for designation is made either by the City Commission,
Historic Preservation Board,other agencies and organizations as listed
in the Ordinance, or the property owners involved. Proposals for
designation shall include a completed application form available
from the Planning, Design and Historic Preservation Division.
Step Two: The Planning, Design and Historic Preservation Division prepares a
Preliminary Review and recommendation for consideration by the
Board.
Step Three: The Historic Preservation Board considers the Preliminary Review to
determine general compliance with the criteria for designation and
then votes to direct the Planning, Design and Historic Preservation
Division to prepare a designation report.
The designation report is a historical and architectural analysis of the
proposed district or site. The report:
1) serves as the basis for recommendation for
designation by the Board;
2) describes review guidelines to be utilized
157
OCEAN BEACH HISTORIC DISTRICT
by the Board when a Certificate of
Appropriateness is requested; and
3) will serve as an attachment to the Zoning
Ordinance.
Step Four: The designation report is presented to the Board at a public hearing.
If the Board determines that the proposed designation meets the intent
and criteria set forth in the ordinance,they transmit a recommendation
in favor of designation to the Planning Board and City Commission.
Step Five: The Planning Board will hold a public hearing on the proposed
designation as a zoning ordinance amendment and, subsequently,
transmit its recommendation to the City Commission.
Step Six: The City Commission may, after two (2)public hearings, adopt the
amendment to the Zoning Ordinance which thereby designates the
Historic Preservation Site or Historic District.
III. RELATION TO ORDINANCE CRITERIA
In accordance with Section 19-5(B) of the Zoning Ordinance, eligibility for designation is
determined on the basis of compliance with listed criteria.
1. 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 of Miami Beach,the county, state or
nation. Such properties shall possess an integrity of location, design, setting, materials,
workmanship, feeling or association and meet at least one (1)of the following criteria:
a. Association with events that have made a significant
contribution to the history of Miami Beach,the county, state
or nation;
b. Association with the lives of Persons significant in our past
history;
c. Embody the distinctive characteristics of a historical period,
2
158
OCEAN BEACH HISTORIC DISTRICT
architectural or design style or method of construction;
d. Possesses high artistic values;
e. 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;
f. Have yielded, or are likely to yield information important in
pre-history or history;
g. Listed in the National Register of Historic Places;
h. 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.
2. 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.
The proposed Ocean Beach Historic District is eligible for designation as it complies with the criteria
as outlined above.
1. Staff finds the proposed district to be in conformance with Designation Criteria as specified
in section 19.6 of the Zoning Ordinance for the following reasons:
A. Association with events that have made a significant contribution to the history
of Miami Beach.the County. state or nation:
The proposed district represents a significant part of the first settlement on Miami
Beach, becoming a magnet for pioneer tourists and adventurous residents of
fledgling Miami in the early twentieth century. It is also the site of the first
subdivision and infrastructure on the Beach, known as the Ocean Beach
subdivision platted in 1912. The first hotel (still in existence at 112 Ocean
Drive)is located within that original subdivision. The first recreational bathing
facility, Smith's Casino, preceded even the original Ocean Beach subdivision.
The "Ocean Beach" area was also at the site of Government Cut, which upon
3
159
OCEAN BEACH HISTORIC DISTRICT
opening enabled Biscayne Bay to be dredged for oceanliner use and influenced
the development of the greater Miami area. Because it began the development
that eventually grew into the City of Miami Beach, Ocean Beach significantly
contributes to the history and development of the City.
B. Association with the lives of Persons significant in our past history:
The proposed district is associated with two of the most important real estate
developers in the history of Miami Beach, J.N. and J.E. Lummus, as well as the
very earliest recreation entertainment entrepreneurs on Miami Beach,Richard M.
Smith(1904)and Avery Smith(1908,not related)and the developer of the City's
first hotel in 1915, William Brown.
C. Embody the distinctive characteristics of a historical period, architectural or
design style or method of construction:
The proposed district contains an array of eleven architectural styles, including
a significant concentration of Mediterranean Revival and Art Deco styles.
Present are examples of the earliest Wood Vernacular and Bungalow styles and
many transitional (containing elements of two or more styles),up to the Garden
Style apartment buildings of the late 1950's and the early 1960's. These styles
collectively trace the historical progression of architectural design and
construction in Miami Beach.
D. Possess high artistic values:
•
•
The Art Deco, Mediterranean Revival, and Post-World War buildings within the
proposed historic district possess artistic value in building form, detail,
ornamentation, interior design and site features. For example,the Century Hotel
designed by Henry Hohauser and the Savoy Hotel by V.H.Nellenbogen are two
of the finest Art Deco period buildings in Miami Beach. Also,Henry Hohauser's
1936 annex to the Beth Jacob Synagogue possesses rare and exceptional bas
relief detailing and meticulously designed and executed stained glass windows
incorporating religious symbols.
4
160
OCEAN BEACH HISTORIC DISTRICT
E. Represent the work of a master designer, architect or builder who contributed to
historical, aesthetic or architectural heritage:
In the context of the proposed Ocean Beach Historic District, the term "master"
shall relate to architects. The determination of master status is based on quality,
quantity and relative importance of the buildings designed by a given architect.
The buildings evaluated to make this determination need not be located within
the nominated district, or even within the City of Miami Beach or Dade County;
however, an architect who was particularly influential in determining the
character of buildings within the City would have additional importance.
Many of the local "master" architects are represented in the proposed district
including Henry Hohauser, L. Murray Dixon, Albert Anis, Anton Skislewicz,
V.H.Nellenbogen, Carlos Schoepl and T. Hunter Henderson.
F. Have yielded, or are likely to yield information important in pre-history or
history:
The proposed Ocean Beach Historic District traces the early development of
Miami Beach through its remaining structures and sites, quality in workmanship
and design from the first hotel, the Atlantic Beach Hotel, still located at 112
Ocean Drive, to the Beth Jacob Synagogue complex, located at 301-311
Washington Avenue and built between 1929 and 1936. It is also important to
note that pre-World War II Ocean Beach,specifically the area south of 6th Street,
saw the development of an enterprising and influential Jewish community which
established its own institutions there and became a permanent part of the City's
resident population.
G. Listed in the National Register of Historic Places:
The Beth Jacob Synagogue complex, located at 301-311 Washington Avenue
within the proposed Ocean Beach Historic District, is listed on the National
Register of Historic Places and is also designated as a local historic site in the
City of Miami Beach.
H. Significant entity whose components may lack distinction, but possess a
significant concentration of sites, buildings or structures united by historically
significant past events or aesthetically by plan or physical development:
Consistency in land use, architectural style, scale and period of development
within the proposed boundaries of the Ocean Beach Historic District has created
5
161
OCEAN BEACH HISTORIC DISTRICT
a significant example of the development of twentieth century oceanfront resort
architecture. Not every building in the historic district may possess a high level
of architectural significance when viewed by itself, but when viewed together
with its neighboring buildings, it reinforces a unified aesthetic image which
defines the community's special historic urban character. Many of the structures
that survived demolition in Ocean Beach remained because of their architectural
significance and viability.
2. Altered structures within the proposed Ocean Beach Historic District Boundaries may be
designated historic structures if alterations are reasonably reversible and/or significant
architectural elements are intact and repairable. In addition, staff expands its findings to
include buildings which are contributing despite alterations as important factors in
maintaining the special character of the neighborhood. An excellent example is the addition
to the Pommier Building at 81 Washington Avenue.
6
162
OCEAN BEACH HISTORIC DISTRICT
IV. GENERAL DESCRIPTION OF BOUNDARIES
The proposed Ocean Beach Historic District includes parts of the original Ocean Beach Subdivision
platted in 1912 and parts of Ocean Beach Additions 3 and 4 platted in 1914, as well as part of the
Friedman and Cope Subdivision platted in 1917. The location of these boundaries has been
determined through careful investigation and research of building records. They define a geographic
area south of Sixth Street which possess a significant concentration of buildings and sites that are
united by the historical development of Ocean Beach as a vibrant but modest seaside resort,
abundant with enticing recreational amenities for the working class, and unusually welcoming to
persons of Jewish heritage. The earliest origins of the City of Miami Beach are contained within
this proposed historic district. A detailed description of the proposed boundaries is as follows:
The boundaries of the Ocean Beach Historic District commence at the intersection of the center line
of 5th Street and the center line Ocean Court;thence run Easterly,along the extension of the center line
of 5th Street to the Erosion Control Line of the Atlantic Ocean;thence run Southerly,along the Erosion
Control Line to the center line of 1st Street; thence run Westerly,along 1st Street to the center line of
Collins Court; thence run Southerly , along Collins Court to the south line of Lot 18 on Block 10;
thence run Westerly along the extension of the south line of Lot 18 on Block 10 to the center line of
Washington Avenue;thence run Northerly,along Washington Avenue to the center line of 2nd Street;
thence run Westerly, along 2nd Street to the center line of Meridian Court;then run Northerly,along
Meridian Court to the center line of 3rd Street;thence run Westerly,along 3rd Street to the center line
of Jefferson Court;thence run Northerly,along Jefferson Court to the south line of Lot 4 on Block 82;
thence run Easterly along the extension of the south line of Lot 4 on Block 82 to the center line of
Jefferson Avenue;thence run Northerly,along Jefferson Avenue to the center line of 4th Street;thence
run Westerly, along 4th Street to the center line of Michigan Avenue; thence run Northerly, along
Michigan Avenue to the center line of 5th Street;thence run Westerly,along 5th Street to the center
line of Michigan Court;then run Southerly along Michigan Court to the south line of Lot 8 on Block
99;thence run Westerly along the extension of the south line of Lot 8 on Block 99 to the center line of
Lenox Avenue; thence run Northerly, along Lenox Avenue to the center line of 5th Street; then run
Westerly,along 5th Street to the center line of Lenox Court;thence run Northerly,along Lenox Court
to the center line of 6th Street;thence run Easterly along 6th Street to the center line of Washington
Avenue;thence run Southerly,along Washington Avenue to the center line of 6th Street;thence run
Easterly, along 6th Street to the centerline of Ocean Court;thence run Southerly,along Ocean Court
to the point of commencement,at the intersection of the center lines of 5th Street and Ocean Court.
The northern boundary of the proposed Ocean Beach Historic District is co-terminus with the
southern boundary of the existing National Register Architectural District(also known as the "Art
Deco" District).
The described boundaries, as recommended by the Planning, Design and Historic Preservation
Division and proposed by the City of Miami Beach Historic Preservation Board, are shown on the
following Proposed Ocean Beach Historic District Map(Map 1).
7
163
•
OCEAN BEACH HISTORIC DISTRICT
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City of Miami Beach Planning,Design &Historic Preservation Division
and adopted by the City of Miami Beach Historic Preservation Board.
8
164
r
OCEAN BEACH HISTORIC DISTRICT
V. PRESENT OWNERS
Multiple owners including private individuals and development corporations. A list generated
from the 1994-1995 Dade County Tax Assessment Records is available from the City of Miami
Beach Planning, Design and Historic Preservation Division.
VI. PRESENT USE
The predominant current use is residential, followed by commercial, hotel,parks and
recreational, and institutional use.
VII. PRESENT ZONING
The majority of the nominated district is zoned residential and ranges from residential medium-low
to medium-to-high densities. The portion of the proposed historic district abutting the existing
National Register Architectural District is zoned commercial general mixed use. Those sites which
are owned by the City are zoned GU.
Established Zoning Districts within the proposed boundaries of the Ocean Beach Historic District
are as follows:
CPS-1 Commercial Limited Mixed-Use
CPS-2 Commercial General Mixed-Use
RPS-1 Residential Medium-Low Density
RPS-2 Residential Medium Density
RPS-3 Residential Medium-High Density
RPS-4 Residential High Density
GU Municipal use
Please refer to the zoning map (Map 2) for further reference.
9
165
I OCEAN BEACH HISTORIC DISTRICT
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Beach Historic District.
10
166
OCEAN BEACH HISTORIC DISTRICT
VIII. HISTORICAL BACKGROUND
Situated at the southern tip of present day Miami Beach and surrounded by a magnificent expanse
of tropical blue water and boundless sky, Ocean Beach became a magnet for pioneer tourists and
adventurous residents of fledgling Miami in the early twentieth century. Today,this sweep of land
remains a prime location at the edge of the Miami metropolis, connecting the Atlantic Ocean,
Biscayne Bay and the downtown Miami skyline.
The first entrepreneur who dared to tap this virgin peninsula as an oceanside playground was Richard
M. Smith, a former Connecticut schooner captain and Dade County Tax assessor,who is credited
with inaugurating a rudimentary ferry service between Miami and the beach in 1904 and erecting
a pavilion near the foot of present day Ocean Drive.
iii
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Smith's Casino,1904 HASF
The pavilion, described as little more than an elevated open air dance hall and bathing house with
a steep pyramid roof,was named Smith's Casino.(1) It was the first resort structure in Ocean Beach
and preceded even the completion of Government Cut on March 14, 1905.
11
167
i
OCEAN BEACH HISTORIC DISTRICT
Following close on the heels of Richard Smith was another Smith from Connecticut, unrelated, with
the first name of Avery. In 1908 Avery Smith purchased from Charles Lum the lease to a portion
of land with Richard Smith's casino on it. In the same year he formed the Biscayne Navigation
Company with a friend from Massachusetts, James C. Warr. They purchased and remodelled two
boats, the Lady Lou and the Sallie, placing them into service between Miami on the mainland and
the beach. This new transportation partnership put the ferries into service,renovated Smith's Casino,
added a pier and boardwalk, and renamed the place Fairy Land.(2) An advertisement in the Miami
Metropolis describes Fairy Land as:
The People's Playground. Excellent all
year-round sea bathing establishment.
Average temperature of sea water 76
degrees, winter season. All modern
improvements. Large recreation for
picnics. (2)
THIS IHHEFACR �¢EENNT[�{Rn�ANN'C�E`TO
" �- :'' • �. - • • ISTHE PRIVATEPROPERTY OF
1 - THE BISCAYNENNAVIGATION Co
_tiojr• 1:‘,"!....-•••:;:„_ ALL PERSONS OTHER THAN THOSE
LANDED BY BOATS Of SAID Co
WILLBE CHARGED 2( 5CENTSEACH
r Awe ADMISSION FEE BISCAYM KAYLA 11ot+
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13
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Afternoon landing at Fairy-Land&Boardwalk to Smiths Casino, 1909. HASF.
12
168
OCEAN BEACH HISTORIC DISTRICT
By 1912,this idyllic aquatic resort area had begun to attract the interest of a cast of personalities who
would, in their own ways,play important roles in the development of Miami Beach as a destination
in the sun. In that year James and John Lummus,established bankers who came to Miami in 1895,
formed the Ocean Beach Realty Company and purchased 500 acres of agricultural land on the
southern end of the beach from Charles Lum and Edward Wilson for the sum of$80,000.00, and
another 80 acres from Jennie Richardson of Detroit, Michigan.(3) It is believed the Lummus
Brothers intended to develop this property as a modest seaside development resort community, not
for agricultural purposes as was previously. On July 9, 1912 the company filed the first plat of the
original Ocean Beach Subdivision, bounded by present day 5th Street to the north, Ocean Drive to
the east, Biscayne Street to the south, and Washington Avenue to the west. The area itself was
subdivided using a strict grid pattern with relatively small 50 x 130 foot lots and access via streets
with 50-60 foot rights of way. The intended use for these properties was for the development of
small seaside cottages and related commercial uses. Ocean Beach Additions 1,2,3 and 4 were
quickly added in 1913 and 1914.
This major pioneering effort in land sales was particularly significant because the Lummus brothers
did not place restrictions on property sales and rentals which excluded non-gentiles nor the middle
class: "This territory, with its small houses, public beaches and bathing casinos, never lost its
proletarian character."(4) Moreover, an analysis of the City's building card records indicates that,
unlike in other development areas to the north of the Lummus Properties, at least twenty-five people
believed to be of Jewish heritage owned residential or commercial property in the Ocean Beach
Subdivision.
Also in 1912, Dan Hardie, a Dade
er q1+eo..arwyerea'a'14s .w c
County sheriff with a reputation as
a no-nonsense law enforcement •
2
Y �, is+.
man,headed a group which built a __ 6J.. 1..... _ ... "
second and much more elaborate "-:r-=7.7
• .
casino in Ocean Beach,just north • , .,r:� K, -
of Avery Smith's Fairy Land. The -�.. �. �`R —='-''"�"
attractive new facility, known as -_ ; ` r •
Hardie's Casino,had an impressive `' %�- .• - a:`�''t.
list of officers, including John ti,',
Lummus and Bobo Dean,editor of • _- . -r� ,� s;c-
the local newspaper, the Miami
Metropolis. (5)
John Levi,J.N.Lummus,J.E.Lummuss at 1st
and Collins in 1913 HASF
13
169
OCEAN BEACH HISTORIC DISTRICT
Following the opening of the Collins Bridge in June of 1913, which the Lummus brothers
helped to finance,the Ocean Beach Realty Company ran ads boasting lots for sale on the old
Lum property from$650-$1000,with only 10%down. The Miami Metropolis reported on
January 10, 1913:
"Conditions are changing rapidly at the beach...It[Ocean
Beach]is beginning to assume the appearance of a seaside
resort. What the imagination of the incorporators of the
Ocean Beach Realty Company depicted last summer is
beginning to take definite shape. It took faith to undertake
the job of making the waste of sand and the mangrove
swamp into an attractive and habitable place, but faith
marches at the head of progress, and there are now few
doubters as to the ultimate outcome."(6)
As early as January 1915, Ocean Beach Realty Company had cleared, graded and built
streets on forty acres of property. It had also built a ten foot wide boardwalk along the
oceanside and had constructed two cement bungalows for sale or rent on Atlantic Boulevard
(today known as Collins Avenue). Ocean Beach was heralded as "A Tropical Isle, between
the Mighty Atlantic and Beautiful Biscayne Bay."(7)
This acclaim did not go unnoticed by William H. Brown, a Scottish immigrant and plumber,
who was already the proprietor of the Biscayne Hotel in Miami. On April 15, 1915, Mr.
Brown bought a lot in Ocean Beach,west of the Boardwalk and just north of present day 1st
Street. There he built Miami Beach's first hotel,the Atlantic Beach Hotel,which opened for
the 1915-1916 tourist season in October 1915. It still stands today at 112 Ocean Drive.
Seven years later,in 1922, Mr. Brown sold the hotel to Louis Levin and Charles Optener of
Chicago, who almost immediately sold it to N.B.T. Roney, who would become a major
figure in the development of Miami Beach.
During the 1920's and 1930's Ocean Beach south of 6th Street became a thriving seaside
resort and recreational area. The 1935 Franklin Survey of Miami Beach records several
substantial recreational facilities catering to tourists and residents alike as shown below:
Hardie's Beach Casino --on the Ocean between 1st and 2nd Streets
The Biscayne Plaza Theater--at the SW corner of Biscayne Street and Collins
Avenue
Collins Arcade--at the SE corner of 5th Street and Collins Avenue
Cook's Casino--at the SE corner of 5th Street and Ocean Drive
14
170
OCEAN BEACH HISTORIC DISTRICT
Dixie Bathhouse--at the SE corner of 1st Street and Ocean Drive
The Grandstand and Club House--at the foot of Collins and Government Cut
The Miami Beach Kennel Club(racetrack)--at the foot of Ocean Drive on Biscayne
Street
The Million Dollar Pier--on the ocean at the east end of Biscayne Street
Minsky Burlesque--on the Million Dollar Pier
-",„. +
Casino at Beach.Miami.Fla. - .. a, • z e` L`� '
' ' f��,a
tt , E 111 < ;
s-- • 1 w y�
./ a __�� M �', . ..
_�vim' -1_— �.► .�
_ . ,.
y.„—.,;;.:---„,,
Smith's Casino ca.1918 HASF
•
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4111..
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Hardie&Smith Casinos 1930 HASF
15
171
it
OCEAN BEACH HISTORIC DISTRICT
Likewise the 1935 Franklin Survey shows an impressive twenty-six hotels and forty-seven
apartment buildings below Sixth Street. Preliminary field analysis reveals several of these
structures have escaped the wrecking ball, including but not limited to the following:
• Hotel Nemo (1926)--100 Collins Ave
• Hotel Knickerbocker(c.early 1920's)--257 Collins Avenue
• Brown's Hotel (1915)--112 Ocean Drive (aka Rainbow Hotel, Star Apartments,
Atlantic Beach Hotel)
• Madison Hotel (1922)--259 Washington Ave
• Hotel Lido (1932)--336 Collins Ave(now the Zilbert Center)
Palm Royal Hotel (c.late 1920's)--816 Commerce Street
• Hotel Meridian(c. 1920's)--426 Meridian Ave
Ambassador Hotel (1925)--227 Michigan Ave
• Hotel Seacrest(c.1920's)--150 Ocean Drive(aka Calvert Hotel,now an annex to
the Century Hotel)
• Hotel Euclid(1937)--320 Euclid Ave
• Merrill Apartments (1923)--233-238 1st Street
• Delaware Apartments (1923)--227 1st Street
Lorraine Apartments (1930)--941 1st Street
• Marylan Apartments (1930)--927 4th Street
• Bell Apartments (1935)--419-423 Washington Ave (aka Ros-Ann Apartments)
a♦ signifies the building still exists in more or less its original form
Many of the surviving hotels, apartment buildings, commercial buildings, and even
bungalows in the proposed Ocean Beach Historic District represent the work of master
designers in Miami Beach from the 1920's throughout the 1950's. A preliminary list of
architects based on current research includes the following:
L. Murray Dixon
Henry Hohauser
Carlos Schoepl
Albert Anis
V.H.Nellenbogen
Anton Skislewicz
Norden and Nagel
Henry Hohauser and V.H. Nellenbogen, in particular, designed many buildings in Ocean
Beach. V.H.Nellenbogen's Savoy Hotel,built in 1935,and Henry Hohauser's Century Hotel
built in 1939, are among the finest examples of the Art Deco Style in the City. •
16
172
OCEAN BEACH HISTORIC DISTRICT
Ocean Beach below Sixth Street was clearly not built for the social elite as areas further
north were. The Lummus brothers development philosophy was to build a modest resort
community by the sea welcoming to the common man. The small scale and simplicity of the
architecture is reflective of this attitude and is a significant characteristic of the area. The
generally modest Art Deco and Mediterranean Revival hotels on the east side of Ocean
Beach were complemented by simple Bungalow blocks on the west side. Handsome two and
three story apartment houses reflecting their period of construction filled the center of Ocean
Beach. Some of these were small Art Deco gems.
Unlike in other developing areas of Miami Beach, non-gentiles felt welcome to invest and
live in Ocean Beach,evident through examination of original building cards and plat survey
books. The only unfortunate restriction imposed upon sales at Ocean Beach was that land
was to be sold only to anyone who was "white and law abiding."(8) Of one hundred and
forty-one building permit cards reviewed more than twenty-five percent, or forty cards,
showed original owners believed to be of Jewish heritage. The dates of building permits
issued to non-gentile owners span from 1922 to 1953,with the dominant period being in the
1930's and the very early 1940's. Examination of the 1935 Franklin Survey Company survey
Atlas of Miami Beach to Golden Beach, and the 1952 G.M. Hopkins Company survey
Platbook of Miami Beach. Golden Beach,reveals that five Jewish institutions were located
in Ocean Beach south of Sixth Street. They include the following:
The original Beth Jacob Synagogue--311 Washington Ave (1935 survey)-existing
and in use today
Beth Jacob Synagogue Annex--301 Washington Ave(1952 survey)-today home of
Mosaic Museum
Daughters of Israel Ritualism--151 Michigan Ave (1952 survey)--ritual baths,
non-existent today
The Hebrew Academy--550 Jefferson Ave(1952 survey)--non-existent today
The Jewish Cultural Center--429 Lenox Ave(1952 survey)--building exists today as
the 5th Street Club
Eventually a strong Jewish retail, institutional and residential presence manifested itself in
Ocean Beach, especially along Washington and Collins Avenues and Ocean Drive. In the
middle decades of the twentieth_ century, these streets were dotted with small Jewish
businesses and apartments filled with Jewish tenants.( 9) In a two block area on Collins
Avenue between Third and Fifth Streets,for example,four Kosher markets and delicatessens
later opened to serve a growing clientele.(10)
The periods during World War I and World War II brought development on Miami Beach
to a standstill. However, the period in between the two wars was one of intense
17
173
OCEAN BEACH HISTORIC DISTRICT
development, and based on building cards on record with the City of Miami Beach, the
greatest development boom period in the City's history.
As World War II came to an end and mid-century approached, development in the original
Ocean Beach neighborhood began to grow at a slower rate than in the more northerly areas
of the Beach. This is especially true in the period following World War II through the
1960's,when newer hotels were being developed on former Millionaire's Row north of 16th
Street and upward on Collins Avenue. It was the beginning of the modern resort hotel
concept,complete with numerous restaurants,nightclubs, shops and private beaches--all of
which drew many tourists away from southern Miami Beach. The nightclubs and restaurants
in and around the Ocean Beach neighborhood closed or were converted to other uses, and
the small hotels and seasonal apartments came to depend upon a more modest clientele.
Minimal improvement was performed on buildings and many structures no longer enjoyed
the maintenance they experienced in earlier years. Within the last ten years, however, the
impact of historic preservation elsewhere on the Beach has encouraged substantial
rehabilitation and adaptive re-use in the area,especially along the along the proposed Ocean
Beach Historic District's boundaries.
Today approximately two hundred and fifty buildings are located within the boundaries of
the proposed Ocean Beach Historic District, not including outbuildings. One hundred and
fifty-three of these buildings, or sixty-three percent, have been preliminarily identified as
contributing to the special character of the proposed Ocean Beach historic district. They
embrace eleven architectural styles,which are referred to in the Inventory and Breakdown
of styles in the architectural background section,ranging from 1910's Vernacular to the post
WWII Garden Style. The majority of contributing buildings, over fifty percent, are of the
Art Deco and Mediterranean Revival styles.. Collectively these structures reflect and
characterize the historical evolution of Ocean Beach south of Sixth Street as a modest and
enticing early twentieth century seaside resort community from the construction of the City's
first hotel in 1915.
IX. ARCHITECTURAL BACKGROUND
As the first recorded subdivision in Miami Beach, the neighborhood within the proposed
boundaries of the Ocean Beach Historic District deserves overdue recognition as the
birthplace of the City of Miami Beach.
Analysis shows that the visual image of Ocean Beach today remarkably still illustrates the
continuous development of architectural styles in an area built up over time,yet managing •
18
174
OCEAN BEACH HISTORIC DISTRICT
to retain much of its significant open space throughout the years. The result is a visual
cohesiveness leading into a logical progression of architectural styles northward from
Biscayne Street across 5th Street and into the National Register Architectural District.
• There are still one story cottages forming small urban nodes, set
amidst numerous Deco era gems. Blocks of 1920's
Mediterranean Revival buildings create a neighborhood
remarkable for its continuity, especially given that a number of
buildings within the proposed Ocean Beach Historic District
have been demolished(11): "in the 1920's Miami Beach
architecture consisted primarily of wood frame cottages, Mission
style apartment buildings and Spanish-Mediterranean homes and
hotels. In the 1930's, after the stock market crash of 1929, a
winter seasonal tourist economy developed, catering to visitors
from the north with modestly sized apartments and oceanfront
hotels."(12) Examples of all these early styles of Miami Beach
architecture still exist within the proposed Ocean Beach Historic
District.
• The "openness" afforded the neighborhood by its vacant lots has
been consistent throughout the history of Ocean Beach. The
haphazard urbanity stamped upon the land of Ocean Beach, yet
evident today, shows a neighborhood which still reflects its
pioneer days. Examination of the Record Surveys of the area as
early as 1935 reveals that Ocean Beach looks essentially the same
today as it did in the twenties when development really started
booming all over Miami Beach. The area was never really
completely covered with structures, as has been true of the
adjacent Historic "Art Deco" District where practically every lot
has long been built upon.(13)
• "An aerial view of the island in 1924 shows moderate
development near the Ocean and relatively little development
west of Washington Avenue, although dirt roads are lined with
trees."(14) "The same view of the island in 1939 shows the
development of larger hotels along the oceanfront and an island
full of apartment houses. The beach is substantially wider. At
the southern end of the island the pier can be seen,just north of
the dog track."(15)
19
175
OCEAN BEACH HISTORIC DISTRICT
• "There wasn't even a Miami Beach back in 1913 when Joseph
Weiss established what would become Miami Beach's most
famous restaurant. And the place wasn't even called Joe's, let
alone Joe's Stone Crab. It was only a short-order sandwich
counter located in Smith's Casino...By 1919, however, the
restaurant was at last known as Joe's and,having moved a couple
of times,it finally came to rest at its present site"(16) at Biscayne
Street and Washington Avenue.
• "Miami Beach's first hotel was built by William J. Brown in
1915. Although modified significantly, it remains today as the
Star Apartments at 112 Ocean Drive."(17) Many hotels
constructed during the height of the Art Deco period in the 1930's
are true classics of the style. "The Savoy Plaza Hotel, by
Architect VH Nellenbogen in 1935, has a strong art deco
theme."(18)
• During the 1920's,on Miami Beach, "the whole place was selling
like mad."(19) "South Beach, too, was experiencing a boom in
new but smaller hotels. The 55 room Seabreeze at Collins and
Fourth Street and the 30 room Marlin at Collins and Fourth Street
and the 18 room Carol, also at Collins and Fourth."(20) The
former MacArthur Hotel Building fronting Fifth Street from
Euclid to Meridian Avenue,designed by T. Hunter Henderson in
1930, still provides magnificent block-long frontage.(21) "New
tropical colors accent the Art Deco architecture. Carved chevron
banding and floral corner scroll work over first floor stores and
apartments above. Cut corner entry. Reversed stepped pyramids
cap corners. Consists of two three story buildings connected by
an enclosed walkway at the second and third floors. Formerly 96
hotel rooms, the building now has 44 one and two bedroom
apartments."(22)
• "Because of its southernmost location in Ocean Beach, the
photogenic little Century Hotel at 140 Ocean Drive is often
considered an early example forecasting future Miami Beach
architecture. Actually, however, it is one of Henry Hohauser's
1939 fantasies, deriving its main impact from the concrete mast
with fins that rises above the entrance."(23)
20
176
OCEAN BEACH HISTORIC DISTRICT
• Still existing in the 500 block of Washington Avenue, "the Paris
Theater's marquee had once included a neon Eiffel Tower."(24)
The"vertical marquee...was adapted from the word"Variety,"(25)
the former name for the theater.(26)
• The Burgos Pharmacy building at 805 Fifth Street, designed by
Walter DeGarmo in 1925 is "Spanish Mediterranean. Mission
Tile. Corner Tower. Barrel Tile Roof."(27) Originally designed
as a Western Union office, demolition for this building may be
eminent(Design Review Board approval has been granted for a
new building on this site).
Open development sites exist within the boundaries of the proposed Ocean Beach Historic
District. These vacant properties are important factors in the designation report as future new
development on these lots can greatly reinforce the special character of the historic district.
An excellent example is the expansion of Joe's Stone Crab on the vacant lots north of the
original restaurant. This project is a clear demonstration of the positive impact of
appropriate and sensitive design, in scale with the character of the neighborhood.
•
_ • Yr'
111
rpt
r
- • # jam'' _ _ F
f�a.FI
w_i
The Joe's Stone Crab expansion with a new main entrance on Washington Avenue
illustrates how well a new project can be sensitive to a historic structure its neighborhood
21
177
OCEAN BEACH HISTORIC DISTRICT
Inventory of Architectural Styles in the Proposed District*
Vernacular(1900-1930s) 1
Bungalow(1910s-1930s) 10
Mediterranean Revival (1910s-1930s) 40
Mediterranean Revival-Art Deco Transitional (1920s-1930s) 7
Art Deco (1920s-1930s) 43
Moderne (1930s-1940s) 6
Classic Revival -Art Deco (late 1930s-1940s) 2
Post World War II Transitional Art Deco (ca. pre-WWII-1960) 11
Post World War II Modern(ca. post WWII-1965) 11
Eclectic(1920s-1950s) 2
Garden Style (1940s-1965) 9
*Approximately twelve structures are awaiting final stylistic classification
22
178
•
OCEAN BEACH HISTORIC DISTRICT
ARCHITECTURAL STYLES REPRESENTED IN PROPOSED DISTRICT
Vernacular Style
ca.1900-1930's
Vernacular is not a style "per se," but rather a common method of typical early
construction in South Florida. The materials and forms encompassed wood frame and
masonry construction. These materials and methods were transferred from abroad with
the Beach's early settlers. Through time, many of these structures were replaced.
weir
! -
112
Ocean Drive. Currently modified with stucco on exterior HASF
Wood Frame construction was most evident in the earliest days of Ocean Beach and
reflected a secluded resort-like character. Rooms were generous and well ventilated.
Tall ceilings, large windows, and sometimes protective overhangs responded to the
then untouched environment. Frame vernacular building flourished in the early
twentieth century,with most examples in Ocean Beach being built between 1910 and
1920.
Noted for stark simplicity, vernacular structures are usually rectilinear in form with
little or no elaboration. Functional elements supply the only elaboration or decoration
except that occasionally modest Classical elements were referenced such as the
engaged pilasters that were seen on the Atlantic Hotel at 112 Ocean Drive, built in
1915. Most are one and two stories in height with flat, gable or hipped roof and a
single story porch extending across the front. Little or no ornamentation was
intentionally applied to residential or commercial structures.
Remaining Examples of"contributing structures"in this style include:
Ocean Drive no. 112
23
179
s
•
OCEAN BEACH HISTORIC DISTRICT
Bungalow Style
ca. 1910s - 1930s
.4440001_ ,
t
sows I
815 4th Street
Bungalows were a popular and economical form of middle class home built in Ocean
Beach from the earliest development years through the 1930s. Many of these simple
structures may have been constructed from mail order house plans gotten from
catalogues published in southern California(29) but others were designed by local
architects as distinguished as V. H. Nellenbogen. Three such modest residences
located at 900,906 and 918 Fourth Street were designed by Nellenbogen in 1934 but
unfortunately demolished in September 1995.
Typically,bungalows were of wood frame construction, one to one and a half stories
in height, with gable roofs, overhanging eaves, front porches, and large wood sash
windows. They afforded good cross ventilation, a shaded outdoor area, and adapted
well to South Florida coastal conditions, generally being elevated two to three feet
above grade on foundation walls or masonry piers.
Surface materials used on the exteriors of bungalows in Ocean Beach varied. Narrow
wood clapboards, stucco, and even oolitic limestone (locally referred to as "coral
rock")provided for a pleasant diversity of outward appearances.
Remaining Examples of"contributing structures"in this style:
Jefferson Avenue nos. 312 (altered), 361
Meridian Avenue nos. 242, 313, 327
Washington Avenue no. 355
4th Street nos. 815, 828, 912, 919 (Vanity Novelty Garden)
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OCEAN BEACH HISTORIC DISTRICT
Mediterranean Revival Style
ca. mid 1910s -early 1930s
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Mediterranean Revival architecture was the"style of choice" for the first major boom
period in Ocean Beach. Its connotation of Mediterranean resort architecture,
combining expressions of Italian, Moorish, North African and Southern Spanish
themes, was found to be an appropriate and commercially appealing image for the
new Floridian seaside resort.
During the mid 1910s through the early 1930s the style was applied to hotels,
apartment buildings, commercial structures, and even modest residences. Its
architectural vocabulary was characterized by stucco walls, low pitched terra cotta
and historic Cuban tile roofs, arches, scrolled or tile capped parapet walls and
articulated door surrounds, sometimes utilizing Spanish Baroque decorative motifs
and Classical elements. Feature detailing was occasionally executed in keystone.
Application of the architectural vocabulary in Ocean Beach ranged from sparing to
modestly exuberant, and building massing varied from simple rectangular form to
stepped massing with recessed wall planes and tower-like corner features. Wooden
casement or double hung windows of several configurations provided additional
detail to the facades.
Remaining Examples of"contributing structures"in this style:
Ocean Drive nos. 126 (Red Sands (altered), 150 (Century annex), 222,
and 312
Collins Avenue nos. 100 (Hotel Nemo), 108, 157, 211, 221,257, and 336
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OCEAN BEACH HISTORIC DISTRICT
Washington Avenue nos. 259 (The Madison - altered), 411 (Harrison Hotel),
and 421
Euclid Avenue nos. 334, and 400
Jefferson Avenue nos. 321, 337-339, and 552
Meridian Avenue nos. 234, 326, and 426
Michigan Avenue nos. 321, 411, 532, and 560 (altered)
1st Street nos. 227, and 233
2nd Street nos. 723, 727, 735, 739, 803, and 819-821
4th Street nos. 739, 741, 927, 935, and 941
6th Street nos. 628-644
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OCEAN BEACH HISTORIC DISTRICT
Mediterranean Revival - Art Deco Transitional ("Med-Deco")
(ca. late 1920s - mid 1930s)
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"Med-Deco" in Ocean Beach was a synthesis of Mediterranean Revival form and Art
Deco decorative detail. This unique hybrid style became a fascinating bridge
between the "familiar" and the "new" as the allure of Art Deco found its way into the
Beach's architectural vocabulary. Clean ziggurat roof lines and crisp geometric
detailing replaced scrolled parapets, bracketed cornices and Classical features on
structures of clear Mediterranean Revival form. Likewise, sloped barrel tile roofs
rested gracefully on edifices with spectacular Art Deco entrances and facade
treatments.
Some of the most celebrated architects in Miami Beach designed structures in this
brief-lived style, including V. H. Nellenbogen, Henry Hohauser and T. Hunter
Henderson.
The predominant exterior material of Med-Deco was smooth stucco with raised or
incised details. Featured stucco areas were often patterned or scored. Keystone,
either natural or filled and colored, was frequently used to define special elements.
Windows ranged from wood and steel casement to wood double hung.
Remaining Examples of"contributing structures"in this style include:
Ocean Drive no. 344 (Ocean Beach Apartments -V. H. Nellenbogen)
Collins Avenue no. 201 (altered)
Washington Avenue nos. 245, and 350
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I.
OCEAN BEACH HISTORIC DISTRICT
Euclid Avenue nos. 328,and 344(La Belle Apartments-Henry Hohauser)
5th Street nos. 705-745 (Lindberg Hotel - T. Hunter Henderson)
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OCEAN BEACH HISTORIC DISTRICT
Art Deco Style
ca. late 1920s- 1930s
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Art Deco is considered one of the first twentieth century architectural styles in
America to break with traditional revival forms. It emanated largely from the impact
of the 1925 Paris Exposition des Arts Decoratifs et Industriels Modernes, a design
fair celebrating the reconciliation between the decorative arts and advancements in
technology and industry.(30) Architects searching for design"purity"became eager
to explore new possibilities afforded by the rapidly evolving Machine Age.(31) An
architectural style unfolded which looked to both the past and the future for its design
inspiration.
Building forms in the Art Deco style were typically angular and clean,with stepped
back facades, symmetrical or asymmetrical massing and strong vertical accenting.
The preferred decorative language included geometric patterns, abstracted natural
forms, modern industrial symbols and ancient cultural motifs employing Mayan,
Egyptian and Indigenous American themes.
In Ocean Beach and its immediate environs a unique form of Art Deco employed
nautical themes as well as tropical floral and fauna motifs. Ocean liners,palm trees,
flamingos and numerous related elements graced the exteriors and interiors of the
new local architecture. The favored materials for executing this distinctive "art"
decor included bas-relief stucco, keystone, etched glass, a variety of metals, cast
concrete, patterned terrazzo, and others. Today this distinctive design vocabulary,
which further incorporated glass block,vitrolite and stunning painted wall murals,
has become the hallmark of Miami Beach's internationally recognized Art Deco
gems.
29
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OCEAN BEACH HISTORIC DISTRICT
Remaining Examples of"contributing structures"in this style:
Ocean Drive nos. 140 (Century Hotel - Henry Hohauser), 201
Collins(may be altered Med.-Rev.),304,321 (Simone
Hotel), 334, 335 (Sorrento Hotel), 412, 425 (Savoy
Plaza), 436, 444, and 460
Collins Avenue nos. 200 (Bell Ray Apts.), 212, 310, 345, and 361
(President Apts.)
Washington Avenue nos. 101, 161,235, 347, 354, 423-437,536 (Henry Hotel),
and 540 (Paris Theater - formerly Variety - Henry
Hohauser)
Euclid Avenue nos. 266, 320, and 350
Jefferson Avenue nos. 307, 316-320, 324-326, 327, and 343
Meridian Avenue nos. 300, 308-314(Marlis Apts), 359 (Forman Apts), 410
(Morea Apts), 411, and 540-550
Michigan Avenue nos. 550, 551, and 559
1st Street no. 230 (former Crystal Apts - Henry Hohauser - now
Pommier Bldg)
6th Street no. 1020
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OCEAN BEACH HISTORIC DISTRICT
Moderne Style (aka "Streamline" Moderne)
ca. 1930s-1940s
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As "Art Deco" evolved on the Beach in the 1930s modern transportation and
industrial design began to have an even greater impact upon new construction. The
"streamlined" character of automobiles, airplanes, trains, buses, liners and even
home appliances inspired powerful horizontal design compositions, accentuated by
striking vertical features and punctuated by icons of the technological era.
Continuous"eyebrows",racing stripe banding,radio tower-like spires,portholes,and
deck railings like those found on grand ocean liners,were among the unique features
to set this architecture apart from anything before it. The creative incorporation of
nautical themes showed this form of Art Deco to be true to its origins in Ocean
Beach.
Smooth,rounded corners often replaced sharp ones on Moderne buildings,especially
on corner lots. "Eyebrows" swept around them as did other details. Street corners
became inviting architectural focal points,whether the special treatment employed
was based upon curves or angles.
Like earlier Art Deco buildings, the Moderne style incorporated smooth and
articulated stucco,architectural glass block,keystone and a variety of metals used in
detailing. Predominating surfaces became smooth, planer and aerodynamic in
character.
31
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OCEAN BEACH HISTORIC DISTRICT
Remaining Examples of"contributing structures"in this style:
Ocean Drive nos. 125 (Villa Luisa), 350 (Lord Balfour - Anton
Skislewicz)
Meridian Avenue nos. 349-351, and 421
Michigan Avenue nos. 521-539
3rd Street nos. 901-921 (Carlos B. Schoeppl)
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188
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OCEAN BEACH HISTORIC DISTRICT
Classical Revival-Art Deco Style
ca. 1930s - early 1940s
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During the 1930s in America, buildings of a religious or monumental nature often
relied upon the form and language of Classical Revival architecture as a means of
ensuring a traditional and formidable presence in the community. In Ocean Beach,
however,the tide of Art Deco was strong. Buildings that exhibited Classical form,
such as the Paramount Plaza(formerly the Hotel Arlington)and the 1936 annex to
the Beth Jacob Temple,also displayed architectural features and decorative elements
that were significantly influenced by the new Deco architecture of the Beach.
Cornices and molding bands on the Hotel.Arlington were designed to feel more like
the continuous "eyebrows" of the Moderne style. Likewise, the columns of the
Arlington were relieved of their Classical capitals and allowed to support the
balcony above on clean cylindrical shafts. In the annex to the Beth Jacob Temple
bas relief cast stone spandrel panels between the stained glass windows were
executed in Art Deco stylized acanthus leaves flanking a central Star of David, and
the octagonal drum at the "crossing" on the roof above was graced with eight
octagonal windows.
Remaining examples of"contributing structures"in this style:
Ocean Drive no. 455 (Paramount Plaza - formerly Hotel Arlington -
Albert Anis)
Washington Avenue no. 301 (Beth Jacob Synagogue 1936 annex - Henry
Hohauser-now home of MOSAIC)
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OCEAN BEACH HISTORIC DISTRICT
Post World War II Transitional Art Deco (aka Post War Deco)
ca. post World War II - 1960
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Post War Deco drew significantly from the form and decorative vocabulary of both
early Art Deco in Miami Beach and Moderne. Although single block massing was
predominant the emphasis could be placed on either horizontal or vertical
composition, dependent upon the size of the structure, the character of the site. and
the will of the architect. Frequently, continuous eyebrows would be extended to
form side or front canopies, either cantilevered or supported on their furthest edge by
columns. New decorative materials were introduced which reflected changing tastes
nationally, including brick, permastone, and cast architectural block in a variety of
"open" patterns. The latter was particularly favored for rails and screen walls.
Although steel casement windows were predominant, aluminum "awning" type
windows began appear latter. Many of these delightful structures in Ocean Beach
paid wonderful tribute to their architectural origins while effectively addressing
changing times.
Remaining examples of"contributing structures"in this style include:
Ocean Drive nos. 121 (Sea Crest Apartments), and 158
Collins Avenue nos. 301-309, and 428
Meridian Avenue nos. 320, 336
2nd Street nos. 201
4th Street nos. 801-807
6th Street nos. 1030, 1040, and 1050
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190
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OCEAN BEACH HISTORIC DISTRICT
Post World War II Modern Style (aka Post War Modern)
ca. post World War II - 1965
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The Post War Modern style in Ocean Beach exhibited many elements of its
companion style of the period, Post War Deco, but clearly established a path of its
own in terms of modern functional simplicity. Essentially the strong design
personality of Art Deco, as it evolved over two decades on the Beach, significantly
gave way to the dictates of function in the Post War Modern seaside resort
architecture.
Floor plans were commonly reorganized from interior double loaded corridors to
"open air" verandas on one side or more. Single block massing remained a dominant
characteristic but new functional exterior elements profoundly impacted on design.
Overhanging roof plates and projecting floor slabs became typical of the new"style"
along with paired or clustered pipe columns to support them. Symmetrical staircases
became significant exterior design features.
Additional design elements and materials were added to the architectural vocabulary,
including rounded eaves,rock face feature areas,cast concrete decorative panels, and
applied masonry elements denoting marine and nautical themes, such as seahorses
and anchors.
Remaining Examples of"contributing structures"in this style:
Ocean Drive nos. 130
Euclid Avenue nos. 518, and 536
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191
OCEAN BEACH HISTORIC DISTRICT
Meridian Avenue nos. 220, 224, 250, 253, 350, and 422
Michigan Avenue nos. 419
2nd Street nos. 809-815
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OCEAN BEACH HISTORIC DISTRICT
Eclectic
ca. 1920s - 1950s
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Eclectic architecture in Ocean Beach includes buildings which adopt the style(s) of
another time and/or another place selected by the architect, at will, for a purpose.
Henry Hohauser's fanciful English Tudor style cottage located at 321 Collins
Avenue is an amazing example of Eclectic architecture in Ocean Beach. Its sharp
gable roofs, half-frame (exposed) timbers, and Gothic window lintel details are
clearly not a part of the natural architectural progression on the Beach,but yet they
command the desired attention and assure a special place.
Remaining Examples of"contributing structures"in this style:
Collins Avenue no. 321
Washington Avenue no. 311 (the original Beth Jacob Synagogue structure)
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OCEAN BEACH HISTORIC DISTRICT
The Garden Style
ca. late 1940s -mid 1960s
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The primary defining characteristic of the Garden Style in Ocean Beach is that the
entryway and public walkways are placed on the exterior,where they are open to the
natural elements and surround a common garden area. A large central front entry
leads to an open symmetrical staircase, ascending to the upper level(s),and behind
it the courtyard. The plan is "U" shape and basically consists of two identical two
to three story buildings facing onto a shared central garden/courtyard, often with a
fountain in the center,and joined at the rear. Visually and structurally the buildings
are united by a grand low pitched gable roof(typically) extending like gull wings
across the front and over the open central entryway. The roof plate usually
overhangs open walkways below and may be conclude in a rounded eave
characteristic of late 1950s modem architecture in Miami Beach.(32)
Architectural ornamentation is generally modest and minimal in the Garden Style,
normally consisting of cantilevered balconies with ornamental pierced block railings,
and sometimes exuberantly detailed wrought iron rails on stairs and along open
walkways. Occasionally the grand gabled roof visually rests on broad cut stone
engaged pilasters.
In providing a large central open entry and situating the apartment units facing
inward on a common garden area, this important modern building style in Ocean
Beach provides a sense of community facilitating greater social interaction and
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OCEAN BEACH HISTORIC DISTRICT
security for its occupants.(32)
Remaining Examples of"contributing structures"in this style:
Collins Avenue nos. 101, 250-260 (Shalom House), 340-350, and
401(Southern Star)
Washington Avenue nos. 65-75 (Golden Dreams)
Euclid Avenue nos. 358 (Tranquility House)
Meridian Avenue nos. 543, and 655
4th Street nos. 901-911
M. PLANNING CONTEXT
Development of Vacant Lots:
Examination of aerial photographs from the 1920s through the late 1950s,as well
as survey books, including the 1935 Franklin Survey Company's Atlas of Miami
Beach to Golden Beach and the 1952 G.M. Hopkins Company's Platbook of
Miami Beach, Golden Beach, indicate that "open space" was a common factor
historically in the development of Ocean Beach south of 6th Street. The least
amount appears to have occurred by about mid century, when the area reached
its peak development as a seaside resort community. This openness was seen
in a number of ways, including private landscaped vacant lots and gardens, some
associated with hotels and guest houses, park areas and open public recreational
spaces such as Ocean Park, and Pier Park, and in the form of relatively broad
avenues, like Collins and especially Washington Avenue. Other open sites seem
to have been simply awaiting later development.
The presence of vacant lots over time would appear to be attributable to a number
of factors. First of all, lots in Ocean Beach were relatively small when originally
platted so prospective entrepreneurs and future residents of comparatively modest
means could afford to invest here. This development philosophy or strategy
resulted in a more casual development pattern than if large tracts had been
developed, leaving numerous vacant lots dispersed among smaller developed
sites. Second, air conditioning did not exist in the near-tropical climate of South
Florida for the first half of the century. Vacant lots and open spaces provided
places for landscaped and shaded outdoor seating and recreational areas. They
also allowed for good natural ventilation, not blocking the ocean breezes so
critical to buildings before the time air conditioning. Third, by the late 1930s
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OCEAN BEACH HISTORIC DISTRICT
tourist development was marching uptown along Collins Avenue, slowing down
land development south of 6th Street. By the mid 1950s it had shot all the way
to 41st Street with the construction of the Fontainebleau Hotel resort complex.
This significantly further reduced development in the south. Fourth, disastrous
hurricanes in 1926 and 1947 took their toll on early architecture, some of which
may not have been rebuilt.
Simply put, however, cities and their respective parts evolve and change over
time, due to an array of circumstances. Ocean Beach, south of 6th Street is no
exception. Historic district designation does not mean that privately owned
vacant lots should remain undeveloped to preserve a current state of"openness".
To the contrary, historic district designation is a vehicle which supports and
promotes compatible contemporary development on vacant lots which were
planned and zoned to be built upon. Appropriately developed new sites, in
combination with municipal parks and planned public open spaces create the
balance and richness of a successful urban environment.
The effective preservation and management of this area's historic resources is
very much dependent upon quality new infill construction. This is•essential in
creating and maintaining an economically healthy and culturally vibrant urban
context which is in sync with the future and sensitive to the past. World class as
well as local architects and developers rise to this challenge regularly in historic
districts across the nation, and especially right here in Miami Beach's own
National Register Architectural District. The enlightened municipal vision which
has united historic preservation and appropriate new development in the "Art
Deco" District can be applied with equal success south of 6th Street in the Ocean
Beach Historic District.
Historic District Designation Promotes:
Continuous Neighborhood Enhancement
The neighborhoods within the boundaries of the Ocean Beach Historic District
are characterized by a remarkable number of"contributing" buildings reflective
of distinctive architectural and development patterns from the earliest days of
Miami Beach to the present. Ocean Beach in this area still appears much as it did
in its rich past, despite the effects of dramatically changed times. Many
significant structures, once neighbored by open spaces or buildings of
complimentary scale and character, remain very much dependent upon a
compatible and supportive environment in the future,which promotes sensitively
designed new projects.
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196
OCEAN BEACH HISTORIC DISTRICT
•
The review and approval of projects in the Ocean Beach Historic District under
the City's Design Guidelines and the Historic Preservation Ordinance will ensure
smart development which is sensitive to the unique aesthetic character of the area
and respectful of its early origins. Miami Beach has one of the finest and most
progressive historic preservation ordinances in the nation. It was custom
designed to address the special needs of a rapidly redeveloping historic seaside
resort community with a view toward wise management of historic resources in
tandem with appropriate new development. Historic designation will reinforce
and promote continuous quality enhancement of the neighborhoods within the
Ocean Beach Historic District below 6th Street just as it has done with
remarkable success in the National Register Historic District immediately to its
north.
Increased Architectural Consideration
Historic district designation is a means of maintaining unified special character
through increased architectural consideration when the construction of new
buildings or additions to existing buildings are proposed.
Buildings, old and new, are usually the major defining elements in the makeup
of a neighborhood's character. The special character of a neighborhood can be
maintained and reinforced by highlighting and preserving the significant
architectural features of its contributing building stock and by understanding and
being considerate of those special qualities in the design of new construction and
infill buildings.
Although some buildings within the boundaries of the Ocean Beach Historic
District are more representative of specific "styles" than others, there is an
eclectic combination of architectural and historic periods here from the early
1900s to the present day which is special in itself In several instances
individual buildings contain elements of more than one period, and often these
acquired elements assume a significance of their own and lend yet another facet
to the architecture of Ocean Beach.
In other instances a single contributing structure may not seem to possess a
special significance when viewed by itself, but when viewed together with its
neighboring buildings it reinforces a unified image of a distinct and attractive
neighborhood contributing to the special character of the community's urban
fabric.
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OCEAN BEACH HISTORIC DISTRICT
Historic District designation does not preclude the opportunity for appropriate
new development to occur on existing vacant lots,it simply promotes compatible
quality construction there.
Sensitive New Construction
New buildings and additions to existing buildings can blend into a neighborhood
without imitating or trying to replicate an historic architectural period. By
incorporating the important architectural qualities of a particular neighborhood
into contemporary design and properly siting the building, a new structure or
addition can blend with its surroundings and be compatible with the
neighborhood. In addition,by following existing design guidelines,renovations
deemed appropriate by the Design Review and/or Historic Preservation Boards
can be accomplished without being detrimental to the established character of the
structure or to the neighborhood as a whole.
A number of elements work together to define not only a building's character but
also a neighborhood. These elements include a building's scale, proportion,
massing, directional expression, roof shape, placement on the lot, rhythm of
openings, sense of entry, windows and doors, and materials and details. These
basic elements found in all architecture and are varied to create different styles.
Understanding these elements and their relationship to each other is essential for
designing compatible renovations, additions, and new buildings. Along with
current Design Guidelines, historic district designation promotes an
understanding of such design features and does not require or recommend
reproductions of period architecture. To the contrary, compatible contemporary
design is encouraged for new construction and additions.
Historic district designation affirms the Design Guidelines based on simplicity
and design quality, and helps property owners make the most appropriate
improvements to their properties.
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OCEAN BEACH HISTORIC DISTRICT
Compatibility with the Character of the Historic District Which
Positively Influences:
Proportion and Scale
Proportion deals with the relationship of the height to the width of the
building and with the relationship of each part to the whole. Scale deals with
the relationship of each building to the other buildings in the area, the part to
the whole,as well as the scale of the pedestrian. When there is a combination
of building types surrounding a project site, scale and proportion of the
buildings closest to the proposed construction should be observed. Additions
to buildings should respect the original scale and proportions.
Sense of Entry
Every building has an entry but each may be articulated differently. The
entry may be a simple door or it could be steps and a door or it might be more
strongly articulated by an enframement,a portico, porch, or other prominent
architectural feature. If the existing buildings have a strong sense of entry,
new construction should respect this.
Massing
Massing deals with the volumes created by the sections of a building. For
example,a simple Moderne structure may be one mass but a Mediterranean
Revival building with a tower, wings, hip roof, etc., has varied massing.
Placing a boxlike structure in a neighborhood of articulated buildings may
not be appropriate. Renovations or additions should respect the massing of
existing buildings.
Roof Shape
There are several different roof types such as flat, shed, hip and gable. The
type and pitch/slope determine the overall roof shape. If one roof shape is
predominant,any new buildings should take into consideration this shape and
design a new roof that is compatible with the others. Additions and
renovations should not adversely affect significant roof shapes,particularly
in public view.
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OCEAN BEACH HISTORIC DISTRICT
Rhythm of Openings
Rhythm of openings refers to the number and spacing of windows and doors
in a facade. Most Moderne, Streamline and Vernacular and Garden-Style
buildings have regularly spaced openings per floor. Other styles exhibit
different rhythms. Any new construction should respect the predominant
rhythm of other buildings in the area. Additions to an existing building
should be harmonious with the original rhythm of openings. If renovations
are planned,this rhythm should not be significantly changed by the removal
or addition of openings.
Placement on the lot
A building may be close to the street or further back,parallel to the street or
at an angle, and to one side or in the middle of the lot. Predominant siting
patterns should be maintained, especially relative to front and side yard
setbacks. In some neighborhoods, structures are placed on the front property
line, creating a "street wall"; new construction is encouraged to respect
prevalent placement characteristics.
Directional Expression
A building may have a vertical emphasis in its principal facade(s), a
horizontal emphasis, a balance of the two, or no directional emphasis at all.
Additions to existing buildings and new infill construction should be
compatible with the predominant directional characteristics of significant
structures in the area.
Materials and Details
Materials and details used on a building form an important part of a
building's style and character. Materials used on the walls and roofs of new
projects should be compatible with those on existing buildings. The use of
appropriate materials and textures help new buildings fit into existing
neighborhoods and help additions to blend with the original architecture.
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OCEAN BEACH HISTORIC DISTRICT
XII. PLANNING,DESIGN AND HISTORIC PRESERVATION DIVISION
RECOMMENDATIONS
1. Criteria for Designation: The Planning, Design and Historic Preservation
Division finds the Ocean Beach Historic District in compliance with the
Criteria for Designation listed in Section 19-5 (B) of the Miami Beach
Zoning Ordinance 89-2665.
2. District Boundaries: At its May 11, 1995 meeting the Historic Preservation
Board requested that the proposed boundaries of the Ocean Beach Historic
District be expanded beyond those recommended by staff and asked that the
proposed expansion areas be investigated.
More particularly, the Board requested that the southern boundary of the
proposed historic district be extended southward from 1st Street to Biscayne
Street between the centerline of Washington Avenue and the Erosion Control
Line of the Atlantic Ocean so that the full southern extent of the original
Ocean Beach Subdivision platted in 1912 and the southern extent of Ocean
Beach Addition 4 platted in 1914 could be included within the historic
district boundaries.
Upon investigation and consideration staff determined that the
aforementioned proposed southern expansion area is characterized
predominantly by vacant lots(many of which are contiguous), contemporary
residential buildings, and a large new beach side recreation facility and
parking lot(Penrod's). Although a small and modest Mediterranean Revival
style commercial building remains at 36-40 Ocean Drive,it stands in solitary
isolation mid block between Biscayne Street and 1st Street. Joe's Stone Crab
Restaurant, situated at 227 Biscayne Street on the corner of Washington
Avenue,is clearly an architecturally and historically significant structure built
in the Mediterranean Revival style in 1921, but it is already being
meticulously restored on its exterior and sensitively expanded northward on
adjacent lots. When completed it will be a highly compatible neighbor to the
historic district. Staff believes that expansion of the proposed Ocean Beach
historic district southward to Biscayne Street is unnecessary to either
enhance its special character or to maintain its historic cohesiveness.
The board, at its May 11, 1995 meeting, additionally requested that the
northern boundary of the proposed Ocean Beach Historic District be made
co-terminus with the southern boundary of the existing Miami Beach •
Architectural District(a.k.a.National Register"Art Deco" District)to ensure
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OCEAN BEACH HISTORIC DISTRICT
a continuity of urban scale and character between the two districts. Staff has
examined this request thoroughly and fully concurs with the Board. The
creation of the aforementioned northern boundary for the Ocean Beach
Historic District will significantly underscore and preserve the historical,
social and architectural progression of development in early Miami Beach,
from the southern regions of Ocean Beach northward to 23rd Street and
provide for a "seamless" and cohesive transition which might otherwise be
lost to inappropriate development.
Finally, in light of demolition activity which has been approved or already
occurred since May 1995 along the western end of 4th Street, staff has re-
studied this area and recommended adjusted historic district boundaries.
These new boundaries continue to include a significant concentration of
surviving contributing structures united by the historical and architectural
development of this western residential area.
The Historic Preservation Board, at its October 26, 1995 meeting, adopted
the boundary recommendations of the City of Miami Beach Planning,Design
and Historic Preservation Division, and recommends historic district
designation in accordance with Section 19-5 of the Miami Beach Zoning
Ordinance 89-2665, with boundaries shown on Map 1 and more fully
described in Section IV (General Description of Boundaries).
3. Areas Subject to Review: All building elevations and public areas of
interiors, site and landscape features,public open space and public right-of-
way. All vacant lots included within the boundaries of the historic district.
Regular maintenance of public utilities, drainage, and mechanical systems,
sidewalks and roadways shall not require a Certificate of Appropriateness.
4. Review Guidelines: The Planning, Design and Historic Preservation
Division recommends that a decision on an application for a Certificate of
Appropriateness shall be based upon compatibility of the physical alteration
or improvement with surrounding properties and where applicable in
substantial compliance with the following:
a. The Secretary of the Interior's Standards for Rehabilitation
and Guidelines for Rehabilitating Historic Buildings as
revised from time to time;
b. Other guidelines/policies/plans adopted or approved by
46
202
•
OCEAN BEACH HISTORIC DISTRICT
resolution or ordinance by the City Commission.
c. City of Miami Beach Design Guidelines as adopted by the
Joint Design Review/Historic Preservation Board October 12,
•
1993 and Amended June 7, 1994.
47
203
OCEAN BEACH HISTORIC DISTRICT
ENDNOTES:
1. The term casino is a lexicon of the early 1900's and describes a building used for dancing and
other entertainment,but not necessarily for gambling.
2. Kleinberg,Howard. Miami Beach. Miami Beach: A History. 1994 p.22.
3. ibid. 27-28.
4. Redford,Billion Dollar Sandbar: A Biography of Miami Beach. p.94.
5. Kleinberg,Howard. Miami Beach. Miami Beach: A History. 1994. p. 29.
6. ibid. 29.
7. ibid. 31-32.
8. The Miami Herald,Mostly Sunny Days: A Miami Herald Salute to South Florida History. p.99.
9. George,Paul Dr. "Building a Place in the Sun: Miami Beach Jewry, 1913-1945."p.3.
10. Allman,TD. Miami: City of the Future. 1987. p.221.
11. Marcus,Arthur. "Ocean Beach Historic District." Historical Data Base Expansion Committee
Report.p.1
12. Miami Design Preservation League,Miami Beach Art Deco Guide. 1987,p.6.
13. Marcus,Arthur. "Ocean Beach Historic District." Historical Data Base Expansion Committee
Report.p.2.
14. Miami Design Preservation League, Miami Beach Art Deco Guide. 1987,p.30.
15. ibid. p.31.
16. Allman,TD. Miami: City of the Future. 1987. pp.113-114.
17. Kleinberg,Howard. Miami Beach: A History. 1994. pp.21-22.
18. Miami Design Preservation League,Miami Beach Art Deco Guide. 1987,p.179.
19. Kleinberg,Howard. Miami Beach: A History. 1994. p.87.
20. ibid. p.93.
21. Marcus,Arthur. "Ocean Beach Historic District." Historical Data Base Expansion Committee
Report.p.2.
22. Miami Design Preservation League,Miami Beach Art Deco Guide. 1987,p.181.
23. ibid.p.181
24. ibid.p.179.
25. ibid. p.179.
26. Marcus,Arthur. "Ocean Beach Historic District." Historical Data Base Expansion Committee
Report.p.3.
27. Miami Design Preservation League,Miami Beach Art Deco Guide. 1987,p.181.
28. A contributing building is one which by location,scale,design,setting,materials,
workmanship, feeling, or association adds to a local historic district's sense of time and
place and historical development.
29. Metropolitan Dade County,From Wilderness to Metropolis,2nd Edition, 1992,Metropolitan
Dade County Office of Community Development Historic Preservation Division,p. 180
30. ibid. p.187
31. Capitman,Barbara,Kinerk,Michael D.and Wilhelm,Dennis W., Rediscovering Art Deco
U.S.A.,A Nationwide Tour of Architectural Delights, 1994,New York,Viking Studio
Books,p.2
32. Giles,Christine. An Essay on 65-75 Washington Avenue,A Garden Style Apartment
Building Designed by Gerald Pitt in 1963. 1995.
48
204
APPENDIX "D"
PRESERVATION INCENTIVES INFORMATION
205
Preservation Tax Incentives
for Historic Buildings
sr'"" e U.S. Department of the Interior
National Park Service
Cultural Resources
Preservation Assistance
Did you know that you can get tax credits for rehabilitating a
historic building, or a non-historic building built before 1936?
Read on!
What are the rehabilitation tax credits?
Federal tax law offers a 20% tax credit for the rehabilitation of historic buildings, and a 10%
tax credit for the rehabilitation of non-historic buildings built before 1936. The credits are
dollar-for-dollar reductions of taxes owed. The 20% rehabilitation investment tax credit
equals 20% of the amount spent in a certified rehabilitation of a certified historic structure.
The 10% rehabilitation investment tax credit equals 10% of the amount spent to rehabilitate a
non-historic building built before 1936.
Since 1976, over 25,000 buildings have been preserved using the historic preservation tax
credit. This represents an investment of over $16 billion in our nation's historic resources.
The Federal historic preservation tax incentives program is administered by the Department
of the Interior and the Department of the Treasury. The National Park Service acts on
behalf of the Department of the Interior. The Internal Revenue Service acts on behalf of the
Department of the Treasury. Certification requests for historic buildings are made to the
National Park Service through the appropriate State Historic Preservation Officer.
What Buildings Qualify?
For the 20% credit, a building must be listed in the National Register of Historic Places --
OR-- be located in a registered historic district and certified as being of historic significance
to the district. The "structure" must be a building... not a bridge, ship, railroad car, dam,
or any other kind of structure. For the 10% credit, a building must have been built before
1936.
For both credits, the building must be income-producing.
For more information, contact your State Historic Preservation Officer or one of the National
Park Service Regional Offices listed on the other side.
206
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744 E AVENUE MIAMI BEACH.`.FL/O,RIDA 33139 + 305.673.03'_3
• .,. 1 ,
ARTHUR J. `]ARCUS .A.1.A.
i -
. February 1, 1996
Mayor Seymour Gelber
Commissioners: Sy Eisenberg, Susan Gottlieb; Neisen Kasdin,
Nancy Liebman, David Pearlson, Martin Shapiro
City Manager Jose Garcia Pedrosa
CITY OF MIAMI BEACH •
1700 Convention Center Drive
Miami Beach, Florida 33139
Re: DESIGNATION of the OCEAN BEACH HISTORIC DISTRICT
As a resident of one of our existing Historic Districts, as an Architect practicing in
Miami Beach, and as a member of both the Design Review Board of the City of
Miami Beach and the Historical Data Base Expansion Committee working with
William Cary for this design.ation, I hope that you look favorably upon this
proposed Designation.
I would like to recall with you, that one of the key ingredients and one of the chief
attractions of the success of our South Beach neighborhood is the low scale, the
integrity of the urban fabric, and the active street life which truly makes these
neighborhoods as livable, attractive and:exciting as they ha.ve become. And there is
no reason to suspect that Ocean Beach cannot become just as must as an attraction,
especially with the economic incentives as outlined in the Designation Report.
In an era when cities all around the vvOrld are rapidly losing their indi-vidual
charms and becoming look-a-like high-rise fortress communities, neighborhoods
such as Ocean Beach increasingly stand out for their unique urban fabric and
architectural character. And this unique, and authentic urban spectacle is what truly
draws people here. We are, of course, speaking about much, much more than just
the designation of a new Historic District. There are many issues to consider:
#1 ZONING
This area already has its zoning districts in place, and Designation in no way would
abrogate a property owner's right to develop his property. The truth is that even if
property owners demolish their existing buildings, the new buildings to rise in their
place must still conform to existing zoning regulations. In most instances new •
buildings to be constructed upon individual lots could not be built to the size and
scale of those buildings currently existing.
209
OCEAN BEACH HISTORIC DISTRICT
February 1, 1996
page two
#2 AGGREGATION
Designation does not discourage the aggregation of multiple lots. Creative
developers have consistently shown that the incorporation of existing structures
into new complexes can only enhance the entire development.
There are already numerous large parcels of vacant land available within the
proposed district, for interested developers to build to the full extent allowed in
existing Zoning and FAR requirements. And the District would certainly welcome
more developments like the 'Courts', although one might hope that future
developments not present blank walls and garage doors to their neighbors.
#3 DEMOLITION
If this designation fails, there will most likely be continued wholesale demolition of
those buildings still existing in this area, so that in the not-to-distant future, moves
could be made to the Board of Zoning Adjustment to up-zone what could easily
become totally empty blocks of vacant land. And then what do you do?
#4 REVIEW PROCESS
With Designation, an applicant would appear before one board: the combined sitting
of the Design Review and Historic Preservation Boards. Without Designation, an
applicant would also appear before one board: the Design Review Board. There is no
increased bureaucracy. No increased number of meetings to attend.
#t5 REDEVELOPMENT AREA
The fact that this is a Redevelopment Area does not in any way contradict its status
as a Historic District. Both designations only enhance each other, hopefully to truly
transform this area as quickly as possible. This has been proven in numerous other
cities around the country.
Society Hill, in Philadelphia, contains the largest concentration of eighteenth
century dwellings in the United States. As a result of a remarkable urban renewal
program spearheaded by the Philadelphia Redevelopment Authority and begun in
the 1950's by city, state and federal governments, along with the cooperation of
private property owners, this area is now one of the most attractive and affluent
areas of the city. All 18th century buildings in the area have been restored, and parks
and landscaped walkways were created to replace demolished buildings. Where sites
were available for new construction, the best modern design was encouraged to
contrast with the original colonial buildings.
210
OCEAN BEACH HISTORIC DISTRICT
February 1, 1996
page three
#6 EAST OF OCEAN DRIVE
There have been moves to omit Designation from the areas east of Ocean Drive.
This is a blatant and self-serving attempt on the part of a certain property owner to
obtain special rights to an area which contains some of the most pre-eminent
buildings in the entire city. Again, it is the total fabric of the city which merits
preservation in this area.
#7 SIXTIES BUILDINGS
The inclusion of some buildings constructed in the 1960's as 'contributing structures'
was meant to incorporate examples which carry on the best traditions of the historic
structures in this proposed district. And these structures represent a small fraction
of the total structures cataloged for designation.
#8 VISION
There seem to be competing ideas about what this neighborhood can become. There
are those who might like to see another Aventura here, with skyscraper castles
constructed as an entirely new city, wiping the slate, and the site, clean of what is the
original settlement on Miami Beach. And this development is already underway
around the perimeter of the island.
The vision which is truly needed here is to see just what this entire area has the
potential to become; to mesh the remains of the surviving Historic District with this
proposed new highrise development surrounding the District. The low rise zoning
districts are intended to act as a counter-balance to the unlimited height zoning
along the water's edge. Let us let them do just that.
Designation would also in no way deter any serious developer from constructing
new buildings within the District. Indeed, in the past year numerous avant-garde
architectural designs have been approved by the Design Review Board for the areas
south of Fifth Street, and such buildings will invariably enhance their
neighborhoods.
This neighborhood has such magnificent potential to become a new urban prototype
concept of the "city-within-a-city". With a hoped-for 'true' master plan for the
entire area south of Fifth Street, we would have the ability to design and create a
truly unique urban place.
211
•
OCEAN BEACH HISTORIC DISTRICT
February 1, 1996
page four
#7 PRESERVATION
We are preserving much more than buildings here. It has been said that Miami
Beach is really not a city of individually unique buildings; rather it is the pervasive
urban fabric composed of all the buildings which lend our low rise residential
neighborhoods the uniqueness which draws people from around the world. This
ability to continue seeing that big blue sky surrounding us and to enjoy a cohesive
neighborhood built for people rather than for automobiles, makes our particular
urbanity increasingly attractive to people who tire of the sameness of so many other •
cities.
I look throughout the country at similar neighborhoods which have been
preserved, in Boston, Savannah, Philadelphia, New Orleans, New York City,
Charleston and San Francisco, where low scale neighborhoods have actually become
so valued as quality places of refuge from the overwhelming scale of building which
pervades so many of our cities; that it is just this 'quaintness' which continues to
drive the values of properties in these areas to record high levels.
As an architect I certainly know first hand that it is more difficult to renovate an
existing building than to construct a new one. Yet that has not stopped us from
transforming the formerly derelict neighborhood of South Beach into an urban
showcase studied and admired throughout the world. We have a unique and alive
architectural history in Miami Beach, both to preserve and build upon. Why would
we want to further destroy our community heritage?
And with Ocean Beach, we are at the same juncture where we found ourselves with
South Beach not so many years ago. Let us recall these prophetic words by Barbara
Capitman, who stated in her book "Deco Delights":
"Some say...that what we need is a billionaire who will take the whole District over,
impose controls, and make it work....This Disneyland approach to the District is
tempting: the slums would disappear along with their inhabitants...Hotel interiors
would approach museum quality: the colors of the building facades would conform
to one another, harmonizing gently yet the District is not and probably never
could be a trim, unreal monument to the past...It will never have a scrubbed,
squeaky-clean atmosphere with controlled crowds and events....The Way to make
the District work... and live... is to respect what's here... the small, beautiful and
resourceful buildings, to understand what they were, and to bring them back ...
to glamorous life "
Yo • strul ,
• rthur . Ma cus
212
bir31i1996 11:43 305-672-9090 M. SUNSHINE PAGE 01
Sent by Fax only. One page, tht5 page.
To: Mr. Garcia-Pedrosa/CMB/City Manager
Prom : Dr. Morris Sunshine (fax-phone:672-9090) 4h44 -
Subject : Historic Designation for South Pointe
**************
It has come to my attention that Kramer/Portofino are urging
City Officials to exempt the following properties , all east of
Ocean Drive, from the proposed historic district:
1. 455 Ocean Drive (the old and famous Arlington)
2. 425 Ocean Drive (the old and famous Savoy)
3. :335
u. 321
5. 161
6. 125
7. 121
The administration, under the leadership of the City Manager,
will forward its recommendations to the City Commission for the
hearing on February 7. 2 hope , sir, that you oppose exemptions for
these properties. In my opinion, to do otherwise would leave the
city open to allegation of spot zoning for a favored developer.
Purthermore, -` t1!a imposition of an arbitrary outoff date,
say 1945, makes no sense in terms of arehite ural history. I hope
that we can offer some protection to building up by 1960.
Thank you.
213
CITY OF MIAMI BEACH
NOTICE OF ZONING MAP CHANGE
The City of Miami Beach proposes to adopt the following ordinance:
AN ORDINANCE OF THE MAYOR AND THE CITY COMMISSION OF THE CITY OF MIAMI BEACH,
FLORIDA,AMENDING ZONING ORDINANCE NO.89-2665,AMENDING SECTION 19,ENTITLED"HISTORIC
PRESERVATION BOARD AND DISTRICT REGULATIONS"; AMENDING SUBSECTION 19-5, ENTITLED
"DESIGNATION OF HISTORIC PRESERVATION SITES, STRUCTURES, BUILDINGS, INTERIORS,
IMPROVEMENTS, LANDSCAPE FEATURES OR DISTRICTS" BY DESIGNATING THE OCEAN BEACH
HISTORIC DISTRICT CONSISTING OF A CERTAIN AREA LOCATED BETWEEN SIXTH STREET AND FIRST
STREET IN THE OCEAN BEACH SUBDIVISION,AND OCEAN BEACH ADDITIONS THREE AND FOUR,AND
THE FRIEDMAN AND COPE SUBDIVISION,AND ALSO INCLUDING LOTS 18, 19,20&21 OF BLOCK 10 OF
THE OCEAN BEACH SUBDIVISION AS MORE PARTICULARLY DESCRIBED IN ATTACHED APPENDICES
"A"AND"B";PROVIDING THAT THE CITY'S ZONING DISTRICT MAP SHALL BE AMENDED TO INCLUDE
THE OCEAN BEACH HISTORIC DISTRICT;ADOPTING THE DESIGNATION REPORT ATTACHED HERETO
AS APPENDIX"C";PROVIDING FOR REPEALER,SEVERABILITY AND AN EFFECTIVE DATE.
A public hearing on the Ordinance will be held by the Miami Beach City Commission on TUESDAY,FEBRUARY
20, 1996 AT 5:00 P.M. in the City Commission Chambers, Third Floor, City Hall, 1700 Convention Center Drive,
Miami Beach,Florida. Following the public hearing,the City Commission may adopt the Ordinance.
The proposed Ocean Beach Historic District includes parts of the original Ocean Beach Subdivision and Ocean Beach
Additions 3 and 4, as well as part of the Friedman and Cope Subdivision. The District would include all properties
located on Ocean Drive between First Street and Fifth Street,all properties on Collins Avenue between First Street and
Sixth Street,some properties located on Washington Avenue between Biscayne Street and Sixth Street,all properties
located on Meridian and Euclid Avenues between Second Street and Sixth Street,some properties located on Jefferson
Avenue between Third Street and Sixth Street,some properties located on Michigan Avenue between Fourth Street and
Sixth Street,and some properties on Lenox Avenue between Fourth Street and Sixth Street, The properties which would
be included in the proposed Ocean Beach Historic District are shown on the map in this advertisement.
All persons are invited to appear at this meeting or be represented by an agent, or to express their views in writing
addressed to the Miami Beach City Commission do the City Clerk, 1700 Convention Center Drive,3rd Floor,City Hall,
Miami Beach,Florida 33139. The legal description of the proposed Ocean Beach Historic District and list of individual
properties included, the Designation Report and recommendations prepared by the Planning, Design and Historic
Preservation Division, information regarding special regulations pertaining to historic districts, and the proposed
ordinance and appendices thereto are available for public inspection in the office of the City Clerk during normal
business hours. Inquiries concerning the proposed designation should be directed to the Planning,Design and Historic
Preservation Division at 673-7550.
Pursuant to Section 286.0105, Fla. Stat., the City hereby advises the public that: if a person decides to appeal any
decision made by this Board,Agency or 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 for the introduction
or admission of otherwise inadmissible or irrelevant evidence,nor does it authorize challenges or appeals not otherwise
allowed by law.
IN ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT OF 1990, PERSONS NEEDING SPECIAL
ACCOMMODATION TO PARTICIPATE IN THIS PROCEEDING SHOULD CONTACT THE CITY CLERK'S OFFICE NO
LATER THAN FOUR(4) DAYS PRIOR TO THE PROCEEDING. TELEPHONE (305) 673-7411 FOR ASSISTANCE; IF
HEARING IMPAIRED,TELEPHONE THE FLORIDA RELAY SERVICE NUMBERS,(800)955-8771(TDD)OR(800)955-8770
(VOICE)FOR ASSISTANCE.
214
OCEAN BEACH HISTORIC DISTRICT
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Map 1: Proposed Ocean Beach Historic District boundaries as recommended by the
City of Miami Beach Planning,Design&Historic Preservation Division
and adopted by the City of Miami Beach Historic Preservation Board.
215
CITY OF MIAMI BEACH
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH FLORIDA 33139
COMMISSION MEMORANDUM NO. C 0-c 1p
TO: Mayor Seymour Gelber and
Members of the City Commission DATE:
February 20, 1996
FROM: Jose Garcia-Pedrosa
City Manager
SUBJECT: Second ading and Public Hearing - An Ordinance
Amending Section 19, Entitled "Historic
Preservation Board and Historic District
Regulations" , Amending Subsection 19-5, Entitled
"Designation of Historic Preservation Sites,
Structures, Buildings, Interiors, Improvements,
Landscape Features or Districts" by Designating the
Ocean Beach Historic District Consisting of a
Certain Area Located Between Sixth Street and First
Street in the Ocean Beach Subdivision, and Ocean
Beach Additions Three and Four, and the Friedman
and Cope Subdivision, and also Including Lots 18,
19, 20 and 21 of Block 10 of the Ocean Beach
Subdivision as More Particularly Described in the
Attached Appendices "A" and "B"; Providing that the
City' s Zoning District Map Shall be Amended to
Include the Ocean Beach Historic District; Adopting
the Designation Report Attached Hereto as Appendix
"C" ; Providing for Repealer, Severability and an
Effective Date.
RECOMMENDATION
The Administration recommends that the City Commission adopt on
second reading the amending ordinance to create, in its entirety,
the proposed Ocean Beach Historic District .
BACKGROUND
At its April 13 , 1995 meeting, the City of Miami Beach Historic
PAGE 1 OF 15
•
AGENDA ITEM l 5 b
DATE Z-'20-9 to
Preservation Board, noting the positive impact that preservation
has had in the National Register Architectural District and further
recognizing the potential loss of significant structures and sites
in the South Pointe Redevelopment Area, requested the staff of the
Planning, Design and Historic Preservation Division to prepare a
preliminary evaluation and recommendation for the creation of a
historic district south of Sixth Street . At its May 11, 1995
meeting, the Historic Preservation Board reviewed the Preliminary
Evaluation and Recommendation prepared by the staff for the
Designation of this new historic district, to be known as the Ocean
Beach Historic District, and found the structures and sites located
within the proposed boundaries be in compliance with the criteria
for designation listed in Section 19-5 of the Zoning Ordinance No.
89-2665 . The Board directed staff to prepare a designation,
accordingly.
On October 26, 1995 the Historic Preservation Board held a public
hearing, found that the proposed designation meets the intent and
criteria set forth in the Section 19-5 .B of the current Zoning
Ordinance, and adopted a unanimous recommendation in favor (by a
vote of 8-0, 1 absence) of designating the Ocean Beach Historic
District as described in the attached designation report .
On December 7, 1995 the Planning Board held a public hearing and
voted 4-1 (2 absentees) in favor of adopting the designation report
and approving the amending ordinance to designate the proposed
Ocean Beach Historic District .
On February 7, 1996 the City Commission held a public hearing and
unanimously voted to approve (by a vote of 5-0, 2 absentees) the
amending ordinance as recommended by the Historic Preservation
Board and the Planning Board.
In addition to the above, on May 18, 1995 and September 21, 1995
the staff of the Planning, Design and Historic Preservation
Division presented the proposed Ocean Beach Historic District to
the South Point Advisory Board. Following the May 18, 1995
presentation a motion to recommend the creation of the historic
district failed to pass (by a vote of 6-3 , 4 absences) , based upon
concerns relative to the difficulty in cleaning up existing slum
areas in the proposed district, the potential lessening of
developer interest due to greater limitations, and the perceived
PAGE 2 OF 15
V
loss of the chance to create a new neighborhood with its own
personality. On November 16, 1995 the South Point Advisory Board
voted once again to not recommend the creation of the historic
district (by a vote of 8-1, 4 absences) for the aforementioned
reasons, as well as the belief that the current growth and
potential of South Pointe is due to its being a redevelopment area
where originality of thought and design may exist .
The Administration has noted, however, that the Museum Historic
District was expanded at approximately the same time the City
Center/Historic Convention Center Village Redevelopment and
Revitalization Area was officially established in February of 1993 .
This expanded historic district has certainly not hindered
development or creativity in the City Center redevelopment area .
Additionally, the inclusion of significant ( "contributing" ) post-
World War II structures from 1946 through 1965 in the historic
properties database for the proposed Ocean Beach Historic District
is consistent with the established database for the National
Register Historic District . Approximately twenty eight percent of
the buildings classified as "contributing" structures in the
National Register District are post-World War II structures built
between 1946 and 1965 . In the proposed Ocean Beach District the
comparable figure is eighteen percent . The table below provides
these plus other significant figures :
National Register District Proposed Ocean Beach
(approx. ) District
Grand Total Buildings 1200 225
Total Contributing 800 148
Buildings (67% of G.T. ) (66% of G.T. )
Post WWII through 220 26
1965 Contributing (28% of all Contrib. ) (18% of all Contrib. )
Buildings (18% of G.T. ) (12% of G.T. )
1960-1965 Contributing 29 5
Buildings (4% of all Contrib. ) (3% of all Contrib.)
(3% of G.T. ) (2% of G.T. )
Total Lots (approx. ) (not counted) 355
(average 50 ft. width)
Total Vacant Lots (not counted) 32
(average 50 ft. width) (9% of Total Lots)
PAGE 3 OF 15
Further, a recent Administration study has shown that of the one
hundred and twenty seven major citywide development projects which
have been approved by the Design Review Board or the Joint Design
Review/Historic Preservation Board between May 1993 and January
1996 , and which are currently in progress, forty five percent (or
fifty seven projects) are located in the National Register Historic
District . This figure is remarkable in that the National Register
District represents only fourteen percent of the City' s total (7 . 1
square mile) land area. This clearly demonstrates that historic
preservation designation has not been an impediment to major
development . These projects include major additions to existing
structures, new buildings, and extensive renovation and
rehabilitation of existing buildings .
Finally, although considerable concern has been expressed about
there being a large number of vacant lots within the proposed Ocean
Beach Historic District the actual number of vacant lots is only
thirty two of the approximately three hundred and fifty five total
lots within the district boundaries . This represents only nine
percent of all lots . These vacancies are largely attributable to
the fact that seventy one buildings were demolished in the South
Pointe Redevelopment Area between 1991 and the end of 1995 .
DESIGNATION REPORT
A designation report is an analysis of the historical and
architectural significance of a nominated site or district . The
report reviews current trends affecting the nominated area,
performs an analysis of the nominated area' s compliance with the
criteria for historic designation listed in the Zoning Ordinance,
and recommends review standards for development projects within the
area be designated.
DESIGNATION PROCESS
The designation report for the proposed historic district is
required to be presented to the Historic Preservation Board and the
Planning Board at public hearings. Following public input, the
Historic Preservation Board is to vote on whether or not the
PAGE 4 OF 15
proposed district meets the criteria listed on the Zoning Ordinance
and transmit 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 reports and formulates
its own recommendation. The recommendations of both Boards, along
with the designation report are presented to the City Commission
which must hold two (2) public hearings on the designation.
Following the second hearing, the City Commission may designate all
or portions of the nominated areas as a local historic district
with a 5/7 majority vote .
RELATION TO ORDINANCE CRITERIA
In accordance with Section 19-5 .B of the Zoning Ordinance,
eligibility for designation is determined on the basis of
compliance with the following listed criteria:
1 . 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 of Miami Beach, the county,
state or nation. Such properties shall possess an integrity
of location, design, setting, materials, workmanship, feeling
or association and meet at least one (1) of the following
criteria:
a. Association with events that have made a
significant contribution to the history of
Miami Beach, the county, state or nation;
b. Association with the lives of persons
significant in our past history;
c . Embody the distinctive characteristics of a
historical period, architectural or design
style or method of construction;
PAGE 5 OF 15
V
d. Possess high artistic values;
e . 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;
f . Have yielded, or are likely to yield
information important in pre-history or
history;
g. Listed in the National Register of Historic
Places;
h. 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.
2 . 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.
The proposed Ocean Beach Historic District is eligible for
designation as it complies with the criteria as outlined above.
Staff finds the proposed district to be in conformance with
Designation Criteria as specified above of the Zoning Ordinance for
the following reasons :
A. Association with events that have made a significant
contribution to the history of Miami Beach. the County.
state or nation:
PAGE 6 OF 15
The proposed district represents a significant part of
the first settlement on Miami Beach, becoming a magnet
for pioneer tourists and adventurous residents of
fledgling Miami in the early twentieth century. It is
also the site of the first subdivision and infrastructure
on the Beach, known as the Ocean Beach subdivision
platted in 1912 . The first hotel (still in existence at
112 Ocean Drive) is located within that original
subdivision. The first recreational bathing facility,
Smith' s Casino, preceded even the original Ocean Beach
subdivision. The "Ocean Beach" area was also at the site
of Government Cut, which upon opening enabled Biscayne
Bay to be dredged for oceanliner use and influenced the
development of the greater Miami area. Because it began
the development that eventually grew into the City of
Miami Beach, Ocean Beach significantly contributes to the
history and development of the City.
B. Association with the lives of Persons significant in our
past history:
The proposed district is associated with two of the most
important real estate developers in the history of Miami
Beach, J.N. and J.E. Lummus, as well as the very earliest
recreation entertainment entrepreneurs on Miami Beach,
Richard M. Smith (1904) and Avery Smith (1908, not
related) and the developer of the City' s first hotel in
1915 , William Brown.
C. Embody the distinctive characteristics of a historical
period, architectural or design style or method of
construction:
The proposed district contains an array of eleven
architectural styles, including a significant
concentration- of Mediterranean Revival and Art Deco
styles . Present are examples of the earliest Wood
Vernacular and Bungalow styles and many transitional
(containing elements of two or more styles) , up to the
Garden Style apartment buildings of the late 1950 ' s and
the early 1960 ' s . These styles collectively trace the
PAGE 7 OF 15
historical progression of architectural design and
construction in Miami Beach.
D. Possess high artistic values :
The Art Deco, Mediterranean Revival, and Post-World War
buildings within the proposed historic district possess
artistic value in building form, detail, ornamentation,
interior design and site features . For example, the
Century Hotel designed by Henry Hohauser and the Savoy
Hotel by V.H. Nellenbogen are two of the finest Art Deco
period buildings in Miami Beach. Also, Henry Hohauser' s
1936 annex to the Beth Jacob Synagogue possesses rare and
exceptional bas relief detailing and meticulously
designed and executed stained glass windows incorporating
religious symbols .
E . Represent the work of a master designer, architect or
builder who contributed to historical , aesthetic or
architectural heritage :
In the context of the proposed Ocean Beach Historic
District, the term "master" shall relate to architects .
The determination of master status is based on quality,
quantity and relative importance of the buildings
designed by a given architect . The buildings evaluated
to make this determination need not be located within the
nominated district, or even within the City of Miami
Beach or Dade County; however, an architect who was
particularly influential in determining the character of
buildings within the City would have additional
importance .
Many of the local "master" architects are represented in
the proposed district including Henry Hohauser, L. Murray
Dixon, Albert Anis, Anton Skislewicz, V.H. Nellenbogen,
Carlos Schoepl and T. Hunter Henderson.
F. Have yielded, or are likely to yield information
PAGE 6 OF 15
important in pre-history or history:
The proposed Ocean Beach Historic District traces the
early development of Miami Beach through its remaining
structures and sites, quality in workmanship and design
from the first hotel, the Atlantic Beach Hotel, still
located at 112 Ocean Drive, to the Beth Jacob Synagogue
complex, located at 301-311 Washington Avenue and built
between 1929 and 1936 . It is also important to note that
pre-World War II Ocean Beach, specifically the area south
of 6th Street, saw the development of an enterprising and
influential Jewish community which established its own
institutions there and became a permanent part of the
City' s resident population.
G. Listed in the National Register of Historic Places :
The Beth Jacob Synagogue complex, located at 301-311
Washington Avenue within the proposed Ocean Beach
Historic District, is listed on the National
Register of Historic Places and is also designated as a
local historic site in the City of Miami Beach.
H. 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:
Consistency in land use, architectural style, scale and
period of development within the proposed and
geographically definable area boundaries of the Ocean
Beach Historic District has created a significant example
of the development of twentieth century oceanfront resort
architecture. Not every building in the historic
district may possess a high level of architectural
significance when viewed by itself, but when viewed
together with its neighboring buildings, it reinforces a
unified aesthetic image which defines the community' s
special historic urban character. Many of the structures
PAGE 9 OF 15
}
that survived demolition in Ocean Beach remained because
of their architectural significance and viability.
Altered structures within the proposed Ocean Beach Historic
District Boundaries may be designated historic structures if
alterations are reasonably reversible and/or significant
architectural elements are intact and repairable . In addition,
staff expands its findings to include buildings which are
contributing despite alterations as important factors in
maintaining the special character of the neighborhood. An
excellent example is the addition to the Pommier Building at 81
Washington Avenue.
The important fact that the Miami Beach Architectural District was
the first Twentieth Century architectural district to be listed in
the National Register of Historic Places underscores the
appropriateness of including significant twentieth century
structures and styles, through 1965, in the proposed Ocean Beach
Historic District designation. Miami Beach is rightly recognized
both nationally and internationally as a cutting edge steward and
custodian of unique twentieth century urban design. The inclusion
of these buildings, which trace the significant history and design
development of the Ocean Beach Historic District, represents a
continuation of that stewardship.
HISTORIC PRESERVATION INCENTIVES
Please see attached Appendix "D" .
ANALYSIS OF AMENDING ORDINANCE
In reviewing a request for an amendment to the Zoning Ordinance or
a change in land use, the City Commission shall consider the
following:
PAGE 10 OF 15
V
1 . Whether the proposed change is consistent and compatible with
the Comprehensive Plan and any applicable neighborhood or
Redevelopment Plans;
Consistent - The proposed designation is consistent with
the Historic Preservation Element of the
Comprehensive Plan' s Objective No. 1 which, in
part, 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 ordinance historic preservation
district . "
2 . Whether the proposed change would create an isolated district
unrelated to adjacent or nearby districts;
Consistent - The amendment would not change the underlying
zoning district for any areas within the City.
Furthermore, the proposed district would be
co-terminus with the existing local districts
(Ocean Drive/Collins Avenue and Flamingo Park)
as well as the Architectural District
(National Register District) to the north.
3 . Whether the change suggested is out of scale with the needs of
the neighborhood or the City;
Consistent - The designation of the area as a local
historic district would help to encourage re-
development and rehabilitation that is
compatible with the scale, characteristics and
needs of the surrounding neighborhood and help
to preserve the architectural style of the
built environment .
4 . Whether the proposed change would tax the existing load on
public facilities and infrastructure;
Consistent - The LOS for the area public facilities and
PAGE 11 OF 15
V
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 proposed Ocean Beach Historic District
includes parts of the original Ocean Beach
Subdivision and Ocean Beach Additions 3 and 4,
as well as part of the Friedman and Cope
Subdivision. The District would include all
properties located on Ocean Drive between
First Street and Fifth Street, all properties
on Collins Avenue between First and Sixth
Street, some properties located on Washington
Avenue between Biscayne Street and Sixth
Street, all properties located on Meridian
and Euclid Avenues between Second Street and
Sixth Street, some properties located on
Jefferson Avenue between Third Street and
Sixth Street, some properties located on
Michigan Avenue between Fourth Street and
Sixth Street, and some properties located on
Lenox Avenue between Fourth Street and Sixth
Street . The location of these boundaries has
been determined through careful investigation
and research of building records. They define
a geographic area south of Sixth Street which
possess a significant concentration of
buildings and sites that are united by the
historical development of Ocean Beach as a
vibrant but modest seaside resort, abundant
with enticing recreational amenities for the
working class, and unusually welcoming to
persons of Jewish heritage. The earliest
origins of the City of Miami Beach are
contained within this proposed historic
district . A detailed description of the
proposed boundaries are delineated within the
designation report .
PAGE 12 OF 15
6 . Whether changed or changing conditions make the passage of the
proposed change necessary;
Consistent - The success of historic preservation in the
ongoing revitalization of southern Miami Beach
supports the protection of the proposed
district . Continued demolition of existing
historic structures demonstrates the necessity
of this amendment to maintain the
architectural integrity of the area.
7 . Whether the proposed change will adversely influence living
conditions in the neighborhood;
Consistent - The proposed change should not negatively
affect living conditions or the quality of
life for the surrounding properties . Indeed,
quality of living conditions in designated
historic areas has significantly improved
since the City started designating historic
districts . The hundreds of Design Review
approvals (both substantial rehabilitation and
cosmetic improvements) within the existing
historic districts demonstrates this
principle.
8 . Whether the proposed change will create or excessively
increase traffic congestion beyond the Level Of Service as set
forth in the Comprehensive Plan or otherwise affect public
safety;
Consistent - As designation encourages the retention of
existing buildings and does not change the
permitted land uses, the levels of service set
forth in the Comprehensive Plan will not be
affected by designation. Likewise, public
safety will not be affected.
9 . Whether the proposed change will seriously reduce light and
air to adjacent properties;
PAGE 13 OF 15
}
Consistent - If designation results in the retention of
existing buildings, there should be no
reduction in light and air either on site or
to adjacent properties .
10 . Whether the proposed change will adversely affect property
values in the adjacent area;
Consistent - As property values and value of construction
have historically increased in the existing
designated districts, there is no evidence to
suggest that designation would adversely
affect property values in the proposed area.
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 sites
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.
Designation of the area would help to ensure
continued improvement in adjacent
neighborhoods since buildings on the edges of
the designated historic districts would now be
protected.
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.
PAGE 14 OF 15
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 - This review criteria is not applicable to
this Zoning Ordinance amendment .
CONCLUSION
Based on the foregoing, the Administration has concluded that the
City Commission should adopt on second reading the amending
ordinance to designate, in its entirety, the Ocean Beach Historic
District .
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