Ordinance 96-3057 ORDINANCE NO. 96-3057
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 HARDING TOWNSITE/SOUTH ALTOS DEL MAR
HISTORIC DISTRICT CONSISTING OF A CERTAIN AREA LOCATED
BETWEEN SEVENTY-THIRD STREET AND SEVENTY-SEVENTH STREET
ADJACENT TO COLLINS AVENUE, OCEAN TERRACE AND ATLANTIC
WAY AS MORE PARTICULARLY DESCRIBED HEREIN; PROVIDING THAT
THE CITY' S ZONING DISTRICT MAP SHALL BE AMENDED TO
INCLUDE THE HARDING TOWNSITE/SOUTH ALTOS DEL MAR HISTORIC
DISTRICT; ADOPTING THE DESIGNATION REPORT ATTACHED HERETO
AS APPENDIX "A"; 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 HARDING TOWNSITE/SOUTH ALTOS DEL MAR
AS A HISTORIC DISTRICT.
That certain areas located between Seventy-Third and Seventy-
Seventh Street within Blocks 1, 2 , 9 & 10 of Harding Townsite
Subdivision as recorded in Plat Book 34 at Page 4, and Blocks 7, 8,
9, 10 & 24 of the Corrected Plat of Altos Del Mar No. 1 Subdivision
as recorded in Plat Book 31 at Page 40 of the Public Records of
Dade County, as described herein, are hereby designated as a
Historic District of the City of Miami Beach and shall be known as
the "Harding Townsite/South Altos Del Mar 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 :
1 . CD-2, GU, GU/RS-3, GU/RS-4, MXE, RM-1/HPD-7 :
The boundaries of the Harding Townsite/South
Altos Del Mar Historic District commence at
the intersection of the center line of Collins
Court and the center line of 76th Street ;
thence run Easterly along the center line of
76th Street to the intersection with the
center line of Collins Avenue; thence run
Northerly along the center line of Collins
Avenue to the intersection with the center
line of 77th Street; thence run Easterly along
the theoretical extension of the center line
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of 77th Street to the intersection with the
Erosion Control Line of the Atlantic Ocean;
thence run Southerly along the Erosion Control
Line of the Atlantic Ocean to the intersection
with the theoretical extension of the center
line of 73rd Street ; thence run Westerly along
the center line of 73rd Street to the
intersection with the center line of the
theoretical extension of Collins Court; thence
run Northerly along the center line of Collins
Court to the point of commencement. at the
intersection of the center lines of Collins
Court and 76th Street .
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
described herein as HPD-7, Historic Preservation District Seven.
SECTION 4 . ADOPTION OF DESIGNATION REPORT.
That the Designation Report attached hereto as Appendix "A" is
hereby adopted.
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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 5th day of
October , 1996 .
PASSED and ADOPTED this 25th day •`% September , 1996 .
Ai Vidl
ATTEST: ' 4
MAYOR
toy
PaAd.,
CITY CLERK
1st reading 9/11/96
2nd reading 9/25/96
MHF:mhf\f:\$all\draftord\@citycomm\1269ord.96
FORM APPROVED
LEGAL Dj` .
By .. 1
Date _0-06_
4
t
CITY OF MIAMI BEACH
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH FLORIDA 33139
COMMISSION MEMORANDUM NO. '7 0-91,
TO: Mayor Seymour Geiber and
Members of the City Commission DATE:September 25, 1996
FROM: Jose Garcia-Pedrosa
City Manager
SUBJECT:
Second Readi ota ublic Hearing-An Ordinance Amending Zoning Ordinance
No. 89-2665 b 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 Harding
Townsite/South Altos Del Mar Historic District Consisting of a Certain Area
Located Between Seventy-Third Street and Seventy-Seventh Street Adjacent
to Collins Avenue, Ocean Terrace and Atlantic Way as.More Particularly
Described Herein; Providing That the City's Zoning District Map Shall Be
Amended to Include the Harding Townsite/South Altos Del Mar Historic
District;Adopting the Designation Report Attached Hereto as Appendix "A";
Providing for Repealer, Severability and an Effective Date.
RECOMMENDATION
The Administration recommends that the City Commission adopt on second reading public hearing this
amendment regarding the designation of the Harding Townsite/South Altos Del Mar Historic
District .
BACKGROUND
At its April 13, 1995 meeting, the City of Miami Beach Historic Preservation Board noted the positive
impact that historic preservation has had in the National Register Architectural ("Art Deco")District. The
Board further noted the important role that historic preservation could play in stimulating and enhancing
similar economic and community development activity in the City's historic northern commercial, resort,
and residential districts while preserving the special character of those areas. Citing the success of the
locally designated Ocean Drive/Collins Avenue Historic District and recognizing the many architectural
parallels with Ocean Terrace and Collins Avenue north of 72nd Street, the members of the Board
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AGENDA ITEM R 5 G
DATE I-ZS-q
expressed concern over the loss of historically significant structures and sites in that northern area of the
city. Accordingly, the Board directed the staff of the Planning, Design and Historic Preservation Division
to prepare a preliminary evaluation and recommendation relative to the creation of a new northern Miami
Beach historic district.
At its meeting on May 11, 1995, the Historic Preservation Board reviewed the preliminary evaluation and
recommendation prepared by staff and found that the structures and sites located along Ocean Terrace and
Collins Avenue,between 73rd and 75th Street, met the designation criteria listed in Section 19-5 of Zoning
Ordinance No. 89-2665. The Board further noted the clear significance of the original southern Altos Del
Mar residential lots and grid plan between 75th and 77th Street to the successful early development and
defining character of northern Miami Beach, and observed with regret that this area had not been included
within the boundaries of the local Altos Del Mar Historic District when designated in 1987.
Accordingly,the Historic Preservation Board directed the staff to prepare a designation report relative to
the creation of a new northern Miami Beach historic district generally in the area of the eastern portion
of Harding Townsite (named after its initiator in 1921, President Warren Harding), along Ocean Terrace
and Collins Avenue north of 73rd Street, and directed staff to advise if the original street grid, residential
lots and single family structures of south Altos Del Mar along Collins Avenue and Atlantic Way, between
75th and 77th Street, should be included as part of the proposed historic district. The Board noted in
particular, that historic designation of the south Altos Del Mar area may be essential to preserving the
historically significant and unique single family residential character of the neighborhood north of 75th
Street as well as the historically open public access corridors to the beach provided by the original street
grid. The Board, indeed, noted that the public's understanding of the early development of northern Miami
Beach would clearly benefit if the northern boundary of the proposed district was made co-terminus with
the southern boundary of the existing Altos Del Mar Historic District, thus eliminating a historically
inaccurate and confusing physical separation of the two areas.
At its May 9, 1996 meeting, the Historic Preservation Board directed the staff to schedule and publicly
notice a June 1996 public hearing to consider and vote on the proposed designation of the Harding
Townsite/South Altos Del Mar Historic District.
On June 11, 1996 the Historic Preservation Board held a public hearing and found the proposed
designation meets the intent and criteria set forth in Section 19-5.B of the Zoning Ordinance; accordingly,
it voted unanimously (8-0, 1 vacancy) in favor of recommending the designation of the historic district as
described in the attached designation report.
On June 25, 1996 the Planning Board held a public hearing on the proposed designation and voted
unanimously (6-0, 1 absence) in favor of recommending to the City Commission the adoption of the
amending ordinance and designation report creating the Harding Townsite/South Altos Del Mar Historic
District.
On September 11, 1996, the City Commission adopted, on first reading, the proposed designation of the
district.
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}
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 whether or not the proposed district meets the criteria listed in 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 will 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;
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;
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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 Harding Townsite/South Altos Del Mar 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 19.5 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 the first inhabited settlement on Miami Beach, the
result of an 1875 Federal mandate for a manned Life Saving Station on what today
consists of Harding Townsite and part of the Altos Del Mar Subdivision. It is also
the site of the first platted subdivision on north Miami Beach, known as the Altos
Del Mar Subdivision, platted in 1919. Because of the role the site played in
matters of United States national maritime safety and law enforcement, as well as
its pivotal role in the development of the northern confines of the City of Miami
Beach, Harding Townsite/South Altos Del Mar significantly contributes to the
history of the development of the City.
B. Association with the lives of Persons significant in our past history:
Harding Townsite/South Altos Del Mar is associated with three United States
Presidents: Ulysses S. Grant, whose mandate founded the coastal Life Saving
Station Reservation in 1875;Warren Harding, whose mandate returned much of the
life saving station to the public domain and advanced the development of north
Miami Beach through the townsite known as Harding Townsite, platted in 1922;
and Franklin Delano Roosevelt, who signed the Congressional mandate of 1941
releasing the southern part of the reservation to the City of Miami for public
domain use as a recreational park. In addition, the proposed district is directly
associated with three of the most important real estate developers in the history of
Miami Beach, brothers Smiley, Bethel and Johnson Tatum, prolific and highly
prominent developers in the Miami area and its southern environs, and with the
ensuing Altos Del Mar Subdivisions #1 through #6 played a major role in the
development of North Beach.
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C. Embody the distinctive characteristics of a historical period, architectural or design
style or method of construction:
The proposed district contains an array of architectural styles, including a number
of significant Art Deco and Post World War H architectural styles, plus many
transitional styles (containing elements of two or more styles). These styles
collectively trace the historical progression of architectural design and construction
in northern Miami Beach from the Mediterranean-Art Deco Transitional Style and
Art Deco through the Post-World War II Era, and includes excellent examples of
1950's and early 1960's design.
D. Possess high artistic values:
The Art Deco and Post-World War II buildings within the proposed historic district
possess artistic value in exterior building design, detail, ornamentation, interior
design, and site features. Special materials and architectural features found in the
proposed district include patterned terrazzo floors, Keystone feature panels,
Vitrolite, etched glass, glazed terra cotta tiling, and stainless steel detailing. Many
of the buildings within Harding Townsite/South Altos Del Mar reflect not only the
architectural trends of the 1930's, but also the changing tastes and economic
affluence of the Post-World War II American vacationing public.
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 Harding Townsite/South Altos Del Mar Historic
District, the term "Master" shall relate to architects. Works by significant Miami
Beach Architects Albert Anis, Harry 0. Nelson, John and Coulton Skinner, V. H.
Nellenbogen,Robert Collins and August Geiger(Carl Fisher's Architect) lie within
the proposed district.
F. Have yielded, or are likely to yield information important in pre-history or history:
The proposed Harding Townsite/South Altos Del Mar Historic District traces the
earliest development of not only Miami Beach, but also the greater Miami area.
The first structure on Miami Beach was the Federal Life Saving Station
Reservation's Biscayne House of Refuge, built in 1875. It was the sole inhabited
site on northern Miami Beach for over a quarter century and served national
maritime and wartime safety interests until the time the Tatum Brothers initiated
development of Altos Del Mar in 1919, one of the City's earliest platted
developments that opened up development on North Beach.
G. Listed in the National Register of Historic Places:
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There is currently no individually nor collectively designated site(s) or structure(s)
listed in the National Register of Historic Places within the proposed boundaries
of the Harding Townsite/South Altos Del Mar Historic District.
H. Consists 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:
The proposed Harding Townsite/South Altos Del Mar Historic District consists of
a geographically definable area which represents three unique and distinctly
different land uses in the early development of north Miami Beach; 1) its first
commercial/retail district; 2) its first oceanside hotel district; and 3) its first seaside
single family residential district. Significant architectural examples of each still
define the special low scale character of this community. 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 and open spaces,
it reinforces the unified aesthetic image which defines this community's special,
low scale historic urban character and clearly sets it apart from the high rise
development immediately to its south.
2. Altered structures within the proposed Harding Townsite/South Altos Del Mar Historic
District Boundaries may be designated historic structures if alterations are readily
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.
ANALYSIS OF THE AMENDING ORDINANCE
In reviewing a request for an amendment to the Zoning Ordinance or a change in land use, the Planning
Board shall consider the following:
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
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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
substantially co-terminus with the southern boundary of the existing local
Altos Del Mar Historic 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 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 Harding Townsite/South Altos Del Mar Historic District
includes parts of the original ten acre Atlantic Beachfront strip of the
former Federal Life Saving Station which later became Harding Townsite
as well as part of the initial Altos Del Mar Subdivision. The location of
these boundaries has been determined through careful historical research
and architectural investigation. The boundaries define a geographic area
south of the North Shore Recreation Area which possess a significant
concentration of buildings and sites representative of the earliest
development on North Beach, exemplifying the said area's important role
in United States national maritime safety activities as well as Pre War and
Post War resort community development on Miami Beach. The northern
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boundary of the proposed Harding Townsite/South Altos Del Mar Historic
District is substantially co-terminus with the southern boundary of the
existing Altos Del Mar Historic District. A detailed description of the
proposed boundaries are delineated within the designation report.
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. Past
demolition of 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 effect 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;
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.
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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.
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 public hearing subject amending ordinance.
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