Ordinance 99-3186 ORDINANCE NO. 99-3186
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF •
MIAMI BEACH, FLORIDA, AMENDING SUBPART B OF THE LAND
DEVELOPMENT REGULATIONS OF THE CITY CODE; AMENDING CHAPTER 118,
ENTITLED "ADMINISTRATION AND REVIEW PROCEDURES" ; AMENDING
ARTICLE X, ENTITLED "HISTORIC PRESERVATION" ; AMENDING DIVISION
4, ENTITLED "DESIGNATION" ; AMENDING SECTION 118-593 , ENTITLED
"HISTORIC PRESERVATION DESIGNATION" ; AMENDING SUBSECTION 118-
593 (E) , ENTITLED "DELINEATION ON ZONING MAP" BY DESIGNATING THE
PALM VIEW HISTORIC DISTRICT, CONSISTING OF A CERTAIN AREA
DEFINED BY THE FOLLOWING BOUNDARIES: THE SOUTH SIDE OF DADE
BOULEVARD BETWEEN LENOX COURT AND MERIDIAN AVENUE (INCLUSIVE OF
THE COLLINS CANAL) , THE NORTH SIDE OF 17TH STREET BETWEEN LENOX
COURT AND MERIDIAN AVENUE, THE EAST SIDE OF LENOX COURT BETWEEN
DADE BOULEVARD AND 17TH STREET, AND THE WEST SIDE OF MERIDIAN
AVENUE BETWEEN DADE BOULEVARD AND 17TH STREET (EXCLUDING THE
MERIDIAN AVENUE/DADE BOULEVARD BRIDGE OVER THE COLLINS CANAL) ,
AS MORE PARTICULARLY DESCRIBED HEREIN; PROVIDING THAT THE
CITY' S ZONING MAP SHALL BE AMENDED TO INCLUDE THE PALM VIEW
HISTORIC DISTRICT; ADOPTING THE DESIGNATION REPORT ATTACHED
HERETO AS APPENDIX "A" ; PROVIDING FOR INCLUSION IN THE LAND
DEVELOPMENT REGULATIONS OF THE CITY CODE, REPEALER,
SEVERABILITY, AND AN EFFECTIVE DATE.
WHEREAS, on February 9, 1999, the City' s Historic Preservation Board
held a public hearing and voted unanimously (8-0 ; 1 vacancy) in favor of
recommending that the City Commission designate the Palm View Historic
District; and
WHEREAS, on March 23 , 1999, the City' s Planning Board held a public
hearing and voted (6-0 ; 1 absence) in favor of the proposed designation;
and
WHEREAS, the City of Miami Beach Planning Department has recommended
this amendment to the Land Development Regulations of the City Code; and
WHEREAS, these recommendations of approval for the designation of
the Palm View Historic District were based upon the information
documented in the Designation Report prepared by the City of Miami Beach
Planning Department attached hereto as Appendix "A. "
NOW, THEREFORE BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1 . DESIGNATION OF PALM VIEW AS AN HISTORIC DISTRICT.
Those certain areas located within Lots 1 through 9 of Block 18, and
Blocks 9, 10 , 19, and 20 of the PALM VIEW SUBDIVISION, according to the
plat thereof, recorded in Plat Book 6 , at Page 29, Public Records of
Miami-Dade County, Florida; and Blocks 8, 8A, and 21 of the GOLF COURSE '
AMENDED SUBDIVISION, according to the plat thereof, recorded in Plat Book
6, at Page 26, Public Records of Miami-Dade County, Florida; and having
the legal description as described herein, are hereby designated as an
Historic District of the City of Miami Beach and shall be known as the
"Palm View Historic District . " That the Designation Report attached
hereto as Appendix "A" is hereby adopted.
SECTION 2 . AMENDMENT OF SUBSECTION 118-593 (E) .
That Subsection (e) , entitled "Delineation on Zoning Map, " of
Section 118-593 , entitled "Historic Preservation Designation, " of
Division 4 , entitled "Designation, " of Article X, entitled "Historic
Preservation, " of Chapter 118 , entitled "Administration and Review
Procedures, " of Subpart B of the Land Development Regulations of the City
Code is hereby amended to read as follows :
Subpart B. Land Development Regulations
* * *
Chapter 118 . Administration and Review Procedures
* * *
Article X. Historic Preservation
* * *
Division 4 . Designation
2
Section 118-593 . Historic Preservation Designation.
* * *
(e) Delineation on zoning map. All sites and districts designated
as historic sites and districts shall be delineated on the
city' s zoning map, pursuant to section 142-71, as an overlay
district . Such sites and districts include :
* * *
•
(14) RS-4 , RM-1 , RM-2/HPD-8 : The boundaries of the proposed
Palm View Historic District commence at the intersection
of the center line of 17th Street and Meridian Avenue, as
shown in AMENDED PLAT OF GOLF COURSE SUBDIVISION OF THE
ALTON BEACH REALTY COMPANY, recorded in Plat Book 6 , at
Page 26 , Public Records of Miami-Dade County, Florida.
Said point being the POINT OF BEGINNING of the tract of
land herein described; thence run westerly, along the
center line of 17th Street for a distance of 1 , 325 feet
(more or less) to the center line of Lenox Court, as shown
in PALM VIEW SUBDIVISION OF THE ALTON BEACH REALTY
COMPANY, recorded in Plat Book 6 , at Page 29 , Public
Records of Miami-Dade County, Florida; thence northerly,
along the center line of Lenox Court to the point of
intersection with the center line of Dade Boulevard;
thence northeasterly, along the center line of Dade
Boulevard to a point . Said point located 131 feet (more
or less and calculated along the center line of Dade
Boulevard) southwesterly of the ,point of intersection with
3
the center line of Meridian Avenue ; thence run
southeasterly, at right angle with the center line of Dade
Boulevard for a distance of 83 . 50 feet to the point of
intersection with the south Right-of-Way of Collins Canal ;
thence northeasterly along the south Right-of-Way of
Collins Canal to the point of intersection with the west
Right-of-Way of Meridian Avenue ; thence southerly, along
the west Right-of-Way of Meridian Avenue for a distance of
202 feet (more or less) to a point of tangency; thence run
along the arc of a curve, concave to the northwest, having
a central angle of 90° 00 ' 00" and a radius of 15 . 00 feet
for a distance of 23 . 56 feet to a point . Said point
located in the north Right-of-Way of 19th Street , as shown
in the above mentioned AMENDED PLAT OF GOLF COURSE
SUBDIVISION OF THE ALTON BEACH REALTY COMPANY; thence run
southerly, in a 90° 00 ' 00" angle with the north Right-of
Way of 19th Street for a distance of 20 . 00 feet to a point
located in the center line of said 19th Street ; thence
easterly, along the center line of 19th Street for a
distance of 50 . 00 feet to the point of intersection with
the center line of Meridian Avenue; thence southerly along
the center line of Meridian Avenue for a distance of 995
feet (more or less) to the POINT OF BEGINNING. Said lands
located, lying, and being in Section 34 , Township 53
South, Range 42 East , City of Miami Beach, Miami-Dade
County, Florida.
4
SECTION 3 . INCLUSION IN THE LAND DEVELOPMENT REGULATIONS OF THE CITY
CODE.
It is the intention of the City Commission, and it is hereby
ordained that the provisions of this ordinance shall become and be made
• part of the Land Development Regulations of the Code of the City of Miami
Beach as amended; and that the sections of this Ordinance may be
renumbered or relettered to accomplish such intention.
SECTION 4 . AMENDMENT OF ZONING MAP.
That the Mayor and City Commission hereby amend the Zoning Map of
the City of Miami Beach as contained in the Land Development Regulations
of the City Code by identifying the area described herein as HPD8 ,
Historic Preservation District Eight .
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 19th day of
June , 1999 .
5
PASSED and ADOPTED this 9th day of June , 1999 .
ATTEST:
MAYOR
ra,Gut,a/ CLA--
CITY CLERK
Ordinance No. 99-3186
APPROVED AS TO FORM & LANGUAGE
& FOR EXECUTION:
I ' 3 /679
CITY ATTORNEY ff DATE
F:\PLAN\$ALL\DRAFT OR\@PB\PALMVIEW.ORD
1st reading 4/28/99
2nd reading 6/9/99
6
APPENDIX "A"
PALM VIEW HISTORIC DISTRICT
DESIGNATION REPORT
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Figure 1 Constructed in 1925 and designed by the internationally recognized firm of Schultze and
Weaver, this canalfront building, located at 1818 Michigan Avenue, was occupied by the American
portrait painter Henry Salem Hubbell from 1930 until 1940. It was widely depicted in tinted postcards
and atmospheric photographs, complete with gondolas on the Collins Canal.
PREPARED BY:
CITY OF MIAMI BEACH
PLANNING DEPARTMENT
FEBRUARY 9, 1999
(Revised February 10, 1999)
(Revised March 24, 1999)
CITY OF MIAMI BEACH
HISTORIC DISTRICT DESIGNATION REPORT
FOR THE
PALM VIEW HISTORIC DISTRICT
Prepared By:
CITY OF MIAMI BEACH
PLANNING DEPARTMENT
FEBRUARY 9, 1999
(Revised February 10, 1999)
(Revised March 24, 1999)
MIAMI BEACH CITY COMMISSION
Neisen 0. Kasdin, Mayor
Susan F. Gottlieb, Vice-Mayor
Commissioners:
David Dermer
Simon Cruz
Nancy Liebman
Martin Shapiro
Jose Smith
Sergio Rodriguez, City Manager
Janet Gavarrete, Assistant City Manager
CITY OF MIAMI BEACH HISTORIC PRESERVATION BOARD
Herb Sosa, Chair
Victor Diaz, Vice Chair
Emily Davis
Hope Fuller
Raul Garcia
William Medellin
Marilys Nepomechie
William Taylor
CITY OF MIAMI BEACH PLANNING BOARD
Melvyn Schlesser, Chair
Leonard Turkel, Vice Chair
Minette Benson
Carlos Capote
Roberto A. DaTorre
Henry Kay
Jean-Francois Lejeune
CITY OF MIAMI BEACH
PLANNING DEPARTMENT
Dean J. Grandin, Jr., Director
PRINCIPAL AUTHORS
William H. Cary, Design and Preservation Manager
Shannon McCartt, Planner
Carolyn Klepser, Historical Research Consultant
CONTRIBUTING PHOTOGRAPHERS
Carolyn Klepser
Joan Mayers
PALM VIEW HISTORIC DISTRICT
CITY OF MIAMI BEACH
HISTORIC DISTRICT DESIGNATION REPORT
TABLE OF CONTENTS
I. REQUEST
1
II. DESIGNATION PROCESS 2
III. RELATION TO ORDINANCE CRITERIA 3
IV. GENERAL DESCRIPTION OF BOUNDARIES 8
V. PRESENT OWNERS 10
VI. PRESENT USE 10
VII. PRESENT ZONING 10
VIII. HISTORICAL BACKGROUND
11
IX. ARCHITECTURAL BACKGROUND 19
X. PLANNING CONTEXT 30
XI. PLANNING DEPARTMENT RECOMMENDATIONS 35
XII. FIGURE INDEX 37
VIII. BIBLIOGRAPHY 39
APPENDIX I - Properties Located Within the Palm View Historic District
(Revised February 10, 1999) 42
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
REQUEST
At the October 27, 1998, meeting of the Historic Preservation Board, the City
of Miami Beach Planning Department requested the Board to consider directing
staff to prepare a preliminary evaluation report with recommendations regarding
the possible designation of the area of the City bounded on the north by Dade
Boulevard, on the south by 17th Street, on the east by Meridian Avenue, and
on the west by Lenox Court as a local historic district. The Board reviewed said
request and unanimously approved a motion (5 to 0; 2 absences, 2 vacancies)
to direct staff to prepare a preliminary evaluation report with recommendations
regarding the possible designation of the Palm View area as a local historic
district.
At its November 10, 1998, meeting, the Historic Preservation Board reviewed
the preliminary evaluation report with recommendations prepared by the staff
of the Planning Department regarding the designation of the Palm View
neighborhood as an historic district. The Board unanimously approved a motion
(8 to 0; 1 vacancy) to direct staff to prepare a designation report and schedule
a public hearing in a timely manner relative to the designation of this new
historic district, to be known as the Palm View Historic District, and found the
structures and sites located within the proposed boundaries to be in compliance
with the criteria for designation listed in Sections 118-591 through 118-593 in
the Land Development Regulations of the City Code.
At its February 9, 1999, meeting, the Historic Preservation Board unanimously
approved a motion (8 to 0; 1 vacancy) to recommend approval of the
Designation of the Palm View Historic District in accordance with staff
recommendations, as reflected in this designation report, with the modification
of the proposed boundaries of the historic district which excludes the existing
Meridian Avenue/Dade Boulevard Bridge over the Collins Canal under the
stipulation that the presently proposed bridge replacement at said location,
although not within the proposed boundaries of the historic district, shall be
subject to the review and approval by the Historic Preservation Board prior to
its construction due to its potential impact upon the proposed historic district.
This stipulation was agreed to by the Florida Department of Transportation at
the February 9, 1999, meeting of the Historic Preservation Board.
On March 23, 1999, the Planning Board unanimously approved a motion (6 to
0; 1 absence) to recommend approval of the Designation of the Palm View
1
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Historic District in accordance with staff recommendations, as reflected in this
designation report, and adopted the district-boundaries as amended by the
Historic Preservation Board at its February 9, 1999, meeting. The Planning
Board further recommended that the City Commission establish rigid standards
for the use of personal water craft on the Collins Canal in order to protect its
historic integrity and tranquil character.
II. DESIGNATION PROCESS
The process of historic designation is delineated in Sections 118-591 through
118-593 in the Land Development Regulations of the City Code. An outline of
this process is provided below:
Step One: A request for designation is made either by the City Commission,
the Historic Preservation Board, other agencies and organizations
as listed in the Land Development Regulations of the City Code, or
the property owners involved. Proposals for designation shall
include a completed application form available from the Planning
Department.
Step Two: The Planning Department prepares a preliminary evaluation report
with recommendations for consideration by the Board.
Step Three: The Historic Preservation Board considers the preliminary
evaluation to determine if proceeding with a designation report is
warranted.
The designation report is an historical and architectural analysis of
the proposed district or site. The report:
1 ) describes the historic, architectural and/or archeological
significance of the property or subject area proposed for
Historical Site or District designation;
2) recommends Evaluation Guidelines to be used by the Board
to evaluate the appropriateness and compatibility of
proposed Developments affecting the designated Site or
District; and
2
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
3) will serve as an attachment to the Land Development
Regulations of the City Code.
Step Four: The designation report is presented to the Board at a public
hearing. If the Board determines that the proposed site satisfies
the requirements for designation as set forth in the Land
Development Regulations of the City Code, the Board transmits a
recommendation in favor of designation to the Planning Board and
City Commission.
Step Five: The Planning Board will hold a public hearing on the proposed
designation, and shall consider the proposed historic designation
as an amendment to the Land Development Regulations of the City
Code and, subsequently, transmit its recommendation to the City
Commission.
Step Six: The City Commission may adopt an amendment to the Land
Development Regulations of the City Code which thereby
designates the Historic Preservation Site or Historic District after
one (1 ) public hearing for a parcel of land less than ten (10)
contiguous acres or after two (2) public hearings for a parcel of
land which is more than ten (10) contiguous acres.
III. RELATION TO ORDINANCE CRITERIA
1 . In accordance with Section 118-592 in the Land Development
Regulations of the City Code, eligibility for designation is determined on
the basis of compliance with the listed criteria set forth below.
(a) The Historic Preservation Board shall have the authority to
recommend that properties be designated as Historic Buildings,
Historic Structures, Historic Improvements, Historic Landscape
Features, Historic Interiors (architecturally significant public
portions only), Historic Sites or Historic Districts if they are
significant in the historical, architectural, cultural, aesthetic or
archeological heritage of the City 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:
3
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
(1 ) Association with events that have made a significant
contribution to the history of Miami Beach, the county,
state or nation;
(2) Association with the lives of Persons significant in our past
history;
(3) Embody the distinctive characteristics of an historical
period, architectural or design style or method of
construction;
(4) Possesses high artistic values;
(5) Represent the work of a master; serve as an outstanding or
representative work of a master designer, architect or
builder who contributed to our historical, aesthetic or
architectural heritage;
(6) Have yielded, or are likely to yield, information important in
pre-his-tory or history;
(7) Listed in the National Register of Historic Places;
(8) Consist of a geographically definable area that possesses a
significant concentration of Sites, Buildings or Structures
united by historically significant past events or aesthetically
by plan or physical development, whose components may
lack individual distinction.
(b) A Building, Structure (including the public portions of the interior),
Improvement or Landscape Feature may be designated historic
even if it has been altered if the alteration is reversible and the
most significant architectural elements are intact and repairable.
2. The proposed Palm View Historic District is eligible for designation as it
complies with the criteria as specified in Section 1 18-592 in the Land
Development Regulations of the City Code outlined above.
4
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
(a) Staff finds the proposed historic district to be eligible for historic
designation and in conformance-with the designation criteria for
the following reasons:
(1 ) Association with events that have -made a significant
contribution to the history of Miami Beach, the County,
state or nation;
The proposed Palm View Historic District represents the
rapid rate of development in Miami Beach beginning with
the City's first major land development period from 1915 to
1926. After Carl Fisher's A/ton Beach Realty Company filed
for subdivisions of the Palm View area in April of 1920, the
construction of many fine private residences quickly ensued
and continued for the next three decades. The development
of the area culminated with the construction of the row of
post World War II apartment buildings on Meridian Avenue.
(2) Association with the lives of Persons significant in our past
history;
The proposed Palm View Historic District is associated with
two of the City's earliest pioneers, John Collins and Carl
Fisher. Collins is responsible for the oldest structure within
the proposed historic district, the Collins Canal, which
joined Lake Pancoast to Biscayne Bay in an impressive
engineering feat in 1912 in order to enable Collins'
agricultural produce to be transported rapidly from the
groves to Biscayne Bay. Fisher, often referred to as the
"father of Miami Beach, " developed the land from the
northern edge of the Lummus brothers' Ocean Beach Realty
Company tract to the southern side of John Collins and
Thomas Pancoast's Miami Beach Improvement Company
tract. The proposed historic district is also associated with
Henry Salem Hubbell, an internationally recognized
American artist of the 1920's through the 1940's who
specialized in portrait painting and resided at his canalfront
homes at 103.9 18th Street from 1926 until 1929 and
subsequently at 1818 Michigan Avenue from 1930 until
5
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
1940.
(3) Embody the distinctive characteristics of a historical period,
architectural or design style or method of construction;
The unique Palm View area contains a rich and cohesive
array of Miami Beach's architecture as it has evolved since
the 1920's to the present. There are ten (10) architectural
styles represented in the proposed Palm View Historic
District that range from Masonry Vernacular to
Mediterranean Revival, through Med/Deco Transitional to
Streamline Moderne, then evolving into the Post World War
II Modern and Garden Apartment styles. The architectural
style with the most significant concentration in the
proposed historic district is the Mediterranean Revival style,
which was fashionable in the 1920's during the City's first
major land development period.
(4) Possess high artistic values;
The buildings located within the proposed Palm View
Historic District possess artistic value in building form,
special materials (such as natural and colored keystone),
detail, ornamentation, interior design, and site features.
One building of exceptional historical significance is located
at 1818 Michigan Avenue. Constructed in 1.925 and
designed by Schultze and Weaver, it was inhabited from
1930 until 1940 by portrait painter Henry Salem Hubbell.
This structure was widely publicized in its time in tinted
postcards and atmospheric photographs depicting its
Venetian-style canalfront, complete with gondolas.
(5) Represent the work of a master designer, architect or
builder who contributed to historical, aesthetic or
architectural heritage;
There are many local "master" architects represented in the
proposed Palm View Historic District, including Victor H.
Nellenbogen, Russell T. Pancoast (grandson of John
6
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Collins), Albert Anis, Carlos Schoepp/and Arnold South well,
John and Coulton Skinner, Robert Law Weed, Henry
Hohauser, and Robert E. Collins. The internationally
recognized firm of Schultze and Weaver is also represented
in the proposed historic district; this firm is credited with
designing New York's Waldorf-Astoria, Coral Gable's
Biltmore Hotel, Palm Beach's Breakers Hotel, Miami's
Freedom Tower, and Miami Beach's original Roney Plaza
Hotel (now demolished).
(6) Have yielded, or are likely to yield, information important in
pre-history or history;
The proposed Palm View Historic District possesses an
array of architectural styles that collectively trace the
historical progression of architectural design and
construction in Miami Beach from the 1920's through the
mid 1960's. In addition, the Collins Canal, completed in
1912 by pioneer John Collins, is representative of the early
development of Miami Beach as the area evolved from
untamed land to one of agricultural promise then finally into
today's seaside tourist attraction and residential community.
(7) Listed in the National Register of Historic Places;
Currently, the proposed Palm View Historic District is not
listed in the National Register of Historic Places, although it
appears to have substantial potential to be determined to be
eligible.
(8) 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 Palm View Historic District maintains a
consistency in land use, continuum of advancing
architectural styles, scale, and period of development within
7
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
the proposed well-defined geographic boundaries through a
• significant concentration of contributing structures. Not
every building in the proposed historic district may possess
an equally high level of architectural significance when
viewed individually; however, when viewed together with
the neighboring buildings, each reinforces a unified aesthetic
image which defines the area's special historic character.
(b) Altered structures proposed for designation in the City of Miami
Beach may be designated historic structures if alterations are
readily reversible and/or significant architectural elements are
intact and repairable.
Although a few of the buildings within the proposed Palm View
Historic District have been altered over the years, these structures
maintain much of their original architectural integrity and
contribute to the special character of the neighborhood. Exterior
restoration could be successfully completed by following original
architectural plans and available historical photographs and/or
documentation. Despite alterations to these few structures, they
continue to be representative of the architectural and cultural
history of Miami Beach.
IV. GENERAL DESCRIPTION OF BOUNDARIES
The proposed Palm View Historic District includes portions of the Palm View
and Golf Course Amended Subdivisions as indicated below. Both subdivisions
were filed by Carl Fisher's Alton Beach Realty Company in April of 1920.
Lots 1 through 9 of Block 18, and Blocks 9, 10, 19, and 20 of the PALM
VIEW SUBDIVISION, according to the plat thereof, recorded in Plat Book
6, at Page 29, Public Records of Miami-Dade County, Florida; and
Blocks 8, 8A, and 21 of the GOLF COURSE AMENDED SUBDIVISION,
according to the plat thereof, recorded in Plat Book 6, at Page 26, Public
Records of Miami-Dade County, Florida.
The boundaries of the proposed Palm View Historic District are defined as
following: the south side of Dade Boulevard between Lenox Court and Meridian
8
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Avenue (inclusive of the Collins Canal), the north side of 17th Street between
Lenox Court and Meridian Avenue, the east side of Lenox Court between Dade
Boulevard and 17th Street, and the west side of Meridian Avenue between
Dade Boulevard and 17th Street (excluding the Meridian Avenue/Dade Boulevard
bridge over the Collins Canal). The location of these boundaries has been
determined through careful investigation and research of building records and
historical documentation. They define a geographic area which possesses a
significant concentration of historic buildings and sites. A detailed legal
description of the proposed boundaries is as follows:
The boundaries of the proposed Palm View Historic District commence
at the intersection of the center line of 17th Street and Meridian Avenue,
as shown in AMENDED PLAT OF GOLF COURSE SUBDIVISION OF THE
ALTON BEACH REALTY COMPANY, recorded in Plat Book 6, at Page 26,
Public Records of Miami-Dade County, Florida. Said point being the
POINT OF BEGINNING of the tract of land herein described; thence run
westerly, along the center line of 17th Street for a distance of 1,325 feet
(more or less) to the center line of Lenox Court, as shown in PALM VIEW
SUBDIVISION OF THE ALTON BEACH REALTY COMPANY, recorded in
Plat Book 6, at Page 29, Public Records of Miami-Dade County, Florida;
thence northerly, along the center line of Lenox Court to the point of
intersection with the center line of Dade Boulevard; thence northeasterly,
along the center line of Dade Boulevard to a point. Said point located
131 feet (more or less and calculated along the center line of Dade
Boulevard) southwesterly of the point of intersection with the center line
of Meridian Avenue; thence run southeasterly, at right angle with the
center line of Dade Boulevard for a distance of 83.50 feet to the point of
intersection with the south Right-of-Way of Collins Canal; thence
northeasterly along the south Right-of-Way of Collins Canal to the point
of intersection with the west Right-of-Way of Meridian Avenue; thence
southerly, along the west Right-of-Way of Meridian Avenue for a distance
of 202 feet (more or less) to a point of tangency; thence run along the
arc of a curve, concave to the northwest, having a central angle of 90°
00' 00" and a radius of 15.00 feet for a distance of 23.56 feet to a
point. Said point located in the north Right-of-Way of 19th Street, as
shown in the above mentioned AMENDED PLAT OF GOLF COURSE
SUBDIVISION OF THE ALTON BEACH REALTY COMPANY; thence run
southerly, in a 90° 00' 00" angle with the north Right-of Way of 19th
Street for a distance of 20.00 feet to a point located in the center line of
9
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
said 19th Street; thence easterly, along the center line of 19th Street for
• a distance of 50.00 feet to the point of-intersection with the center line
of Meridian Avenue; thence southerly along the center line of Meridian
Avenue for a distance of 995 feet (more or less) to the POINT OF
BEGINNING. Said lands located, lying, and being in Section 34,
Township 53 South, Range 42 East, City of Miami Beach, Miami-Dade
County, Florida.
The described boundaries, as recommended by the Planning Department and
proposed by the Historic Preservation Board, are shown on the following
Proposed Palm View Historic District Map (see Map 1).
V. PRESENT OWNERS
The property located within the boundaries of the proposed Palm View Historic
District is held by multiple owners.
VI. PRESENT USE
The current use within the proposed historic district is predominately residential
with one- and two-story single-family dwellings and low rise apartment
buildings. At present, 52 out of a total 74 structures in the Palm View area are
single-family residences.
VII. PRESENT ZONING
Established Zoning Districts within the boundaries of the proposed Palm View
Historic District are as follows:
RS-4 Residential Single Family
RM-1 Multiple Family, Low Intensity
RM-2 Multiple Family, Medium Intensity
Please refer to the zoning map (Map 2) for more detailed information.
10
PROPOSED PALM VIEW HISTORIC DISTRICT
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I I Proposed Palm View Historic District
Map 2 : Zoning districts within the boundaries of the proposed Palm View
Historic District and the surrounding areas as of February 9, 1999.
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
VIII. HISTORICAL BACKGROUND
In the late 19th Century, one of the City's earliest pioneers, John Collins, felt
that there was agricultural promise in the land that would become Miami Beach.
Collins, a Quaker and an Horticulturalist from New Jersey, first became
interested in the area when he invested $5,000 into a soon-to-fail coconut
business. The business was established by Henry Lum, Ezra Osborn, and
Elnathan Field in late 1882. Collins first visited the Miami area in 1896 when
he became frustrated with his partners' inability to successfully raise coconuts
commercially. During that visit, he undoubtedly saw several coconut trees and
imagined a new frontier of horticulture. In 1907, Collins bought a half interest
in the venture and later became sole owner of the lands between present-day
14th and 67th Streets from Biscayne Bay to the Atlantic Ocean. That same year
Collins planted 2,945 avocado trees on a strip of high ground west of Indian
Creek. In addition to avocados, he also planted mangoes, tomatoes, and
potatoes. At first, it seemed that the farming of avocados would fail like the
coconut plantings. The strong winds from the ocean were damaging the crops.
Collins planted Australian Pine trees to act as a buffer to protect his investment
along today's Pine Tree Drive.'
The railroad that Henry Flagler brought to Miami in 1896 opened up the market
for Collins' agricultural crops, but transporting the crops from the Beach to the
trains in Miami was a tedious process. The produce was carried overland to the
western edge of the barrier island where it was then barged up a seven (7) mile
loop around the shallows of.Biscayne Bay to Miami. In 1911, Collins decided
to build the Beach's first canal from Indian Creek to Biscayne Bay to move the
crops more easily to market by eliminating the overland route. The canal was
cut from a grass-covered pond on the southern edge of Indian Creek southwest
to Biscayne Bay. The fill from the Collins Canal was used to create today's
Dade Boulevard.2
Howard Kleinberg, Miami Beach: A History (Miami, Florida: Centennial Press, 1994), p.
17-24.
2 Kleinberg, p. 24-25.
11
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
—7 -
.fir _ y�.''^?wow - .y
4
.Qc r yTyr
sc. �,Ar smt S ry?e ,cGn
• ,c.._•
•
6
_ Y v ha ,r -• -`-epi 'i'- —.-.' - SF` <aq-e'er•-t+�^'-re"'—..
w•- t
y r � -.` a� `!bX�.�. .'v�,^,7- m.'p' '�.�.`�,..,,,.,, �•r../n x-+u��.�"`\ a�+-:�y�`,5i
Figure 2 This 1916 photograph of the Collins Canal was taken looking east from Alton
Road. Present day Dade Boulevard is located on the left side of the photograph, and
the area on the right side would become the Palm View Subdivision in 1920.
When the canal was nearing its completion in 1912, Collins began construction
of a two (2) mile long wooden bridge across Biscayne Bay from the outlet of the
Collins Canal. This bridge was an engineering feat comparable to Flagler's
overseas highway to Key West. Construction of the bridge totally depleted
Collins' funds when it was a half mile short of completion. It was finished in
1913 with the financial aid of Carl Fisher in exchange for 200 acres of land.
The Collins Bridge was later replaced by the present-day Venetian Causeway.3
The Palm View area is part of the 200-acre strip of land from Biscayne Bay to
the Atlantic Ocean, north of the Lummus property and present day 14th Street
(approximately), that was ceded to Carl Fisher by John Collins in exchange for
Fisher's financial aid to complete the Collins Bridge in 1913. Carl Fisher was
a highly successful Indiana industrialist who acquired a fortune by developing
the Prest-O-Lite automobile headlamp; he is also credited for building the
Indianapolis Speedway, the Lincoln Highway from California to the east coast,
and the Dixie Highway from Chicago and Upper Michigan to Miami. In Miami
' Kleinberg, p. 25-30.
12
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Beach, he developed the land north of the Lummus brothers' Ocean Beach
Realty Company tract of land and south of John Collins' and Thomas Pancoast's
Miami Beach Improvement Company tract of land.4
Although incorporated as a City on January 26, 1915, Miami Beach still
retained much of its agricultural roots. A 1919 photograph shows the Palm
View area as cultivated, but unpopulated, land with a water tower (no longer
existing) on what is now the City-owned lot located at 1755 Jefferson Avenue.5
Miami Beach claimed to have the largest avocado and mango grove in the world
in 1922, but the existence of the avocado and mango trees would not last
beyond the next few years due to the explosion of new development.
aS... u�l—
y- _yr•� _ �+5. � _rte' • C^�'- ., •r
-.•. 314 "-r'` - �" M, �rt - w+�" : %.. " .,,,
•
Figure 3 This 1919 aerial photograph (taken looking southwest from the radio tower across the
golf links) shows the Palm View area as cultivated but unpopulated land. Notice the Collins
Canal in the upper-right corner and the water tower (no longer existing) at present day 1775
Jefferson Avenue in the top-middle area of the photograph.
a Kleinberg, p. 39-40.
5 Historical Museum of Southern Florida. Matlack Collection. Photograph No. 203-12,
"Looking Southwest from Radio Tower across Golf Links," 1919.
13
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
The name "Palm View" for the proposed historic district is taken from the
original name of this area filed by Fisher's Alton Beach Realty Company on April
24, 1920. All of the proposed district is located within the Palm View
subdivision except for the Meridian Avenue portion; it lies within the Golf
Course Amended Subdivision which was filed by the Alton Beach Realty
Company on April 16, 1920.6 The "golf course" name referred to the municipal
golf course which was located between Lincoln Road and the Collins Canal west
of Washington Avenue.' The 1916 Miami Beach Golf Course Clubhouse still
remains at 2100 Washington Avenue as today's 21st Street Community Center,
which is an individually designated historic structure on the local register of
historic places.
Building of fine private residences .��r + f,�. run :,�
goo a ,coaua cwt.o.aud.�u�� -
on these plots ensued within a ,,,4\t„' '`;�ii �` 4, 37 741: 1/,� y'N'�
few years. One buildin of fir.}' •� ' `.' irk N;. /`' �. 1`,'ie ^
exceptional historical significance ` N-, , <4�;�s� ! rk ¢_. y.,?;
is located at 1818 Michigan �`'c�{�i ,k^ :� ;<
Avenue. Constructed in 1925 and : •::�� ` ��-'3'/�j�'�' f 1
i+l: x );`1' __ .„;. -# .-
designed by the internationally - -a 1��i►{f ` 4.. ..
� t�•��. „oma.�•t � �
renowned firm of Schultze and g� of :?4—V-,,4-;_"-, N:,� .. "T
Weaver as a model apartment . __ {__
called Villa Biscayne,8 the2iZ-z! - _= -` 1
structure became the canalfront Figure 4 This 1925 Mediterranean Revival building,
home and studio of portrait located at 1818 Michigan Avenue, was designed
painter Henry Salem Hubbell in by the internationally recognized firm of Schultze
and Weaver and occupied by the famous painter
1930. Schultze and Weaver are
Henry Salem Hubbell from 1930 until 1940.
credited with designing New
York's Waldorf-Astoria, Coral
Gable's Biltmore Hotel, Palm Beach's Breakers Hotel, Miami's Freedom Tower,
and Miami Beach's original Roney Plaza Hotel (now demolished).
6 Atlas of Miami Beach to Golden Beach (Inclusive) - Florida (Philadelphia, Pennsylvania:
Franklin Survey Company, 1935), Sheet No. 8.
Miami Public Library. Romer Collection. Photograph 620x, "Miami Beach Scenic:
Municipal Golf Links, View from Lincoln Road and Washington Avenue," 14 February 1938.
8 City of Miami Beach, Florida, Building Department. Building Permit No. 1632: 1818
Michigan Avenue. GPO, 4 December 1925.
14
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
•
Specializing in portrait painting, Tt
i�
Henry Salem Hubbell (1870-1949) ;1 ~ -- ...
was an internationally recognized ', ,- . .: .Y-
American artist who was a pupil - ji , :...- ' 0,,..
of the Art Institute of Chicago and �,,.;:-T.:.• ' $ .. `. .
studied in Paris with Jean Paul -'''=' =- '`�> - -e • �
Laurens, Raphael Collin, and I'rV=' ---1571.-i.:`..:.--- 1 ^7''- �•_
��,y;�
Whistler; he also studied in - .�� t`�'' _ '-�s
Madrid, Spain, with Velasquez. ,
He made his debut at the Paris
Salon in 1901 . His painting style ` Ni �Y'L``
is described as having an - ' -z.
attractive looseness of executionk ri
with the delicacy of drawing and t
a strong polychromatic palette of •
richness and depth of color. Atit
9 -�-
the request of the Federal ,` °-' ll
Government, Hubbell painted the '
official portraits of 15 Secretaries .&•--
......
of the Interior, including Harold L. ;, /-J�i� a __
Ickes, as well as an outstanding `:-'-':.:-:-,,'S\:. . 1 a k z ` s
portrayal of President Franklin D. `-f..---,-,...,-- ,---. ' ��'. , ''''z,-.'"'-:-
.:
'. • -;
Roosevelt addressing Congress in A -s' �_: ` a€
1939.10 Hubbell was one of the - Fi ' ;.e;-.n.> `.; A
founding regents of the University -4 �.` r '
Ali
of Miami when it was chartered in :::4;'-'1'-' '
1925. He was also an illustrator ..e,--!--4,• .s.,,,..
rte •.:e..."--;.----
for Women's Home Companion , 1._=-- -i--
and a former head of the school of Figure 5 Henry Salem Hubbell's work includes
painting and decoration at the (starting clockwise from the upper-left corner): The
Samovar, Winthrop, The Goldfish, and Children of
Carnegie institute of Technology,
Mr. and Mrs. Brown of New York; Hubbell's
Pittsburgh. photograph is located in the center.
9 Historical Museum of Southern Florida. Henry Salem Hubbell File. Miami Herald, "H.S.
Hubbell, Noted Artist, Dies Here," 10 January 1949.
io Historical Museum of Southern Florida. Henry Salem Hubbell File. Times-Herald,
"'Mystery' Portrait of President: Hubbell Canvas First Conceived Five Years Ago," 18 August
1939.
15
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
• In February of 1924,
Hubbell and his wife, Rose,
9,. � • ~. a writer of considerable
• e ; •
4 distinction, arrived in Miami
Beach for the first time and
w; spent the season in the
', "-� area." According to the
44i. City directories, Hubbell
!{ resided at 1039 18th
• 1,4' ; • Street (a 1924
i'F 4�'
• _, Mediterranean Revival
•
structure designed and built
by the Watson Corporation)
from 1926 until 1929. In
• ""'"' 1930, Hubbell moved to
Figure 6 This newspaper photograph shows Henry Salem 1818 Michigan Avenue,
located immediately west
Hubbell putting the finishing touches on his famous portrait
of President Franklin D. Roosevelt addressing Congress in of 1039 18th Street, and
1939. resided there until 1940.12
Both of these buildings were widely publicized in their time in tinted postcards
and atmospheric photographs depicting their Venetian-style canalfronts
complete with gondolas.13 Each house had its own gondola landing on the
Collins Canal.14 The property located at 1818 Michigan Avenue was later sold
to a New York family, Maxwell Lehrman and Joseph Ronai, around 1941 .15
11 Historical Museum of Southern Florida. Henry Salem Hubbell File. Newspaper Article,
"Noted Artist a Guest Here for First Time," February 1924.
12 Polk, R.L. Miami and Miami Beach City Directories. R.L. Polk and Company, 1926-1940.
13 Miami-Dade Public Library Main Branch, Florida Room. Florida Department of Agriculture,
Florida: A Land of Homes. Photograph, "Home of Henry Salem Hubbell, Portrait Painter, Miami
Beach," 1934.
14 Historical Museum of Southern Florida. Postcard Collection. Postcard, "A Bit of Venice
at Miami Beach, Florida," 1934.
15 Historical Museum of Southern Florida. Henry Salem Hubbell File. Newspaper
Photograph, "Miami Beach Waterfront Show Place Purchased by New York Family," Date
16
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Hubbell subsequently moved in 1941 to 730 N.E. 90th Street in Miami Shores
where he lived and served as President of Trailer Grove Incorporated, a tourist
camp, until his death in 1949.76
P-. :/57n*AlSW:, -.'kiliii. ..,.::-, .‘54;•-:,,---:.*:;.f.:
ti
_ •_:,,..a.::.7;. • i'!;;PIr 4..ktilliN
4\ ..----<.1.':.-..- itTA. _,t----1 -014 *
,.i 1i y r rr7 ! ,. �..
_11)
.:ew1/.•1 1.•jl to .4+G 7<.y1
.ate 0 1—i '00. - ( ,
!r ='f .i f {• • •
, L .= aiv IX-.1.' `--"`—= - C
Figure 8 Constructed 9 in 1925 and designed by
Figure 7 This 1924 Mediterranean Revival structure, Schultze and Weaver, this canalfront building
located at 1039 18th Street, was the canalfront located at 1818 Michigan Avenue was occupied
home of Henry Salem Hubbell from 1926 until by Henry Salem Hubbell from 1930 until 1940.
1929. Notice the gondola landing on the Collins
Canal.
Hubbell's son, Willard, was the president of Hubbell and Hubbell, a general
contracting firm established in 1925 and responsible for constructing many
buildings in the Miami metropolitan area, including Casa Casuarina at 1116
Ocean Drive in Miami Beach (renowned as the recent home of the late Gianni
Versace), a building for Dr. David Fairchild in Coconut Grove," and, in 1926,
a new home for Judge William H. Burwell still standing at S.W. 19th Avenue
and Espanola Drive in Silver Bluff (the Coconut Grove area), which is similar in
design to H.S. Hubbell's home in Palm View.18 Hubbell and Hubbell also
constructed 1810 Michigan Avenue, located immediately to the south of 1818
Unknown.
16 Polk, R.L. Miami and Miami Beach City Directories. R.L. Polk and Company, 1941-1947.
17 Historical Museum of Southern Florida. Henry Salem Hubbell File. Newspaper Article,
"Contracting Firm's Work is Outstanding," 21 December 1930.
's Historical Museum of Southern Florida. Henry Salem Hubbell File. Newspaper Article,
"Judge Burwell to Have a Beautiful Home in Silver Bluff," 1926.
17
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Michigan Avenue on the same block, for H.S. Hubbell in February of 1925
(although Hubbell is never listed in the City directories as ever residing in this
building).
The Palm View and Golf Course Amended Subdivisions were part of Carl
Fisher's extensive holdings that he pointed out to prospective buyers during the
boom years of the 1920's from his office at the top of the Lincoln Road Building
(now the Van Dyke) at 846 Lincoln Road. Throughout the 1920's and 1930's,
the finest local architects were enlisted to design homes in a smorgasbord of
evolving architectural styles - from Masonry Vernacular to Mediterranean
Revival, through Med/Deco Transitional to Streamline Moderne. One particularly
interesting home was originally built at 1445 Washington Avenue, the corner
of Espanola Way, around 1926 (the date of its first appearance in the City
directories).19 In June of 1938, it was relocated to 1745 Jefferson Avenue and
the Cameo Theatre soon replaced it at its original site.20
r
p • �L +•n,L3.. .
1
•
•
Figure 9 Shown as originally constructed at the
northeastern corner of Washington Avenue and Espanola
Way (currently the site of the Cameo Theatre), this circa
1926 Mediterranean Revival building was moved to its
present site at 1745 Jefferson in June of 1938. The round
arches were replaced with flat arches, and new porches
were added sometime after its relocation (see recent photo
in Figure 11).
19 Polk, R.L. Miami and Miami Beach City Directories. R.L. Polk and Company, 1926.
20 City of Miami Beach, Florida, Building Department. Building Permit No. 11236: 1745
Jefferson Avenue. GPO, 1 June 1938.
18
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
After World War II, homes and
apartment buildings in the Post
War Modern and Garden • \`
Apartment styles were
constructed, notably the y
apartments along Meridian `.'
Avenue. In the 1960's and �`
1970's, several rising Cuban — • : . �,
architects, including Jorge Dorta-
Duque, Juan S. Fernandez, Raul y
V. Gonzalez, and Jorge F. • ate"
Figure 10 This photo, from the 1951 issue of
Mantilla, contributed more to the Florida Architecture and Allied Arts, depicts a Post
special character of this historic War Modern single-family residence at 1700
area in the Post World War II Michigan Avenue. Designed by Robert Law Weed
and constructed in 1948, it was later occupied by
Modern styles. Contemporary
the Cuban-Hebrew Congregation of Miami Beach in
buildings which were constructed
in the 1980's and 1990's by later 1978' continuing to today.
Cuban architects, such as Oscar
Sklar and Nujim Nepomechie, further influenced the character of the area. Also,
as testimony to both the Cuban and Jewish presence in Miami Beach over the
years is the synagogue of the Cuban-Hebrew Congregation on 17th Street
between Michigan Avenue and Lenox Avenue, which incorporates a former
residence designed by Robert Law Weed in 1948.21
IX. ARCHITECTURAL BACKGROUND
The special character of the Palm View neighborhood can be defined by the
numerous detached, one- and two-story single-family dwellings and low rise
apartment buildings surrounded by lush landscaping. There are many excellent
examples of significant architectural styles represented which depict the
historical development of the area and Miami Beach.
The architectural style with the most significant concentration in the proposed
historic district is the Mediterranean Revival style, which was fashionable in the
1920's during the first major land development period - the Florida Land Boom
21 "The Jorge B. Sanchez House, (1700 Michigan Avenue), Miami Beach, Florida," Florida
Architecture and Allied Arts, 1951.
19
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
era. It was found to be an appropriate and commercially appealing image for
the new Floridian seaside resort. A few of the other older architectural styles
frequently represented in the proposed Palm View Historic District include
Masonry Vernacular, Med/Deco Transitional, and Post War Modern. Only one
(1 ) structure in the delineated area can be classified as Streamline Moderne.
At present, 52 out of a total of 74 structures in the Palm View area are single-
family residences. After carefully researching and surveying the neighborhood,
staff believes that approximately 86 percent (64 out of 74 structures) of the
existing structures should be classified as "contributing" within the proposed
historic district. The inventory listed below provides a summary of the
architectural styles present in the proposed historic district.
Inventory of Architectural Styles in the
Proposed Palm View Historic District
Architectural Styles Number of Structures
Masonry Vernacular (circa 1900 to 1950) 11
Mediterranean Revival (circa mid 1910's to early 1930's) 18
Mission Revival (circa 1910's to 1930's) 4
Med/Deco Transitional (circa late 1920's to mid 1930's) 14
Art Deco/Streamline Moderne (circa late 1920's to 1940's) 1
Post World War II Modem (circa post World War II to 1965) 6
Garden Apartment Style (circa late 1940's to mid 1960's) 3
Minimal Traditional (circa 1935 to 1950) 3
Ranch (circa 1935 to 1975) 2
Split Level (circa 1955 to 1975) 1
Undefined
11
There are many existing structures in the proposed historic district that
represent the work of master designers in Miami Beach from the 1920's
throughout the 1950's. The list provided below identifies some of the
prominent architects who are represented in the Palm View area.
Prominent Architects Represented in the
Proposed Palm View Historic District
Architects Subject Properties
Schultze and Weaver 1818 Michigan Avenue - 1925 Mediterranean Revival
20
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Victor H. Nellenbogen 1760 Lenox Avenue - 1934 Mediterranean Revival
1829 Jefferson-Avenue - 1935 Mediterranean-Revival
1026-18th Street - 1936 Mediterranean Revival
1735 Michigan Avenue - 1936 Med/Deco Transitional
1815 Michigan Avenue - 1937 Med/Deco Transitional
1719 Lenox Avenue - 1940 Masonry Vernacular
Russell T. Pancoast 1753 Lenox Avenue - 1934 Med/Deco Transitional
1776 Michigan Avenue - 1934 Med/Deco Transitional
Albert Anis 1750 Jefferson Avenue - 1945 Masonry Vernacular
Carlos Schoeppi and 1800 Michigan Avenue - 1935 Med/Deco Transitional
Arnold Southwell 1827 Michigan Avenue - 1936 Med/Deco Transitional
John and Coulton Skinner 1835 Michigan Avenue - 1931 Mediterranean Revival
1800 Jefferson Avenue - 1936 Mediterranean Revival
Robert Law Weed 1700 Michigan Avenue - 1948 Post War Modern
Henry Hohauser 1744 Lenox Avenue - 1935 Med/Deco Transitional
1850 Meridian Avenue - 1957 Garden Apartment
Robert E. Collins 841-19th Street - 1937 Med/Deco Transitional
In just a few short blocks, this area represents the whole span of Miami Beach history
as well as its evolution of low-scale residential architecture. It would be difficult to
find a neighborhood more worthy of historic designation. (For more detailed
information, refer to Appendix I - Properties Located Within the Palm View Historic
District.)
_ �1 .......x�^�-A � �t�'� t� a� r.:::";a.
Irk
---?-,,---:'?"4-''-..----
w/vr+-.� .174z----:. F' w.� �: — •'�M-yam'..(--t.• ..1�
Figure 11 This recent panoramic photograph depicts the architectural continuum within the proposed
Palm View Historic District. Notice the circa 1926 Mediterranean Revival structure at 1745 Jefferson
Avenue (left side), the 1949 Ranch style building at 1735 Jefferson Avenue (middle area), and the
1934 Med/Deco Transitional structure at 1729 Jefferson Avenue (right side). These structures
reinforce a unified image which defines the area's special historic character.
21
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Architectural Styles Represented in the Proposed Historic District
Vernacular Style (circa 1900 to 1 950)
Vernacular is not a style "per " .. x--,;-: -->.
y se, --Fv,-
but rather a common method of
•
typical early construction in South N te -"` ''i .— _
Florida. The materials and formsBil • . -
encompassed wood frame and -w.---:.°
masonry construction. Vernacular -- ` ' `""" -
buildings were designed and 6—"I'''''''' ' D"
Constructed by local craftsmen Figure 12 This structure located at 1719 Lenox
Avenue is representative of the Masonry Vernacular
from readily available materials.
style of architecture. It was constructed in 1940
and designed by Victor H. Nellenbogen.
Noted for stark simplicity,
vernacular structures are usually rectilinear in form with little or no elaboration.
Functional elements supply the only elaboration or decoration. Most are one-
and two-stories in height with a flat, gabled, or hipped roof and a single story
porch on the front elevation. Little or no ornamentation was intentionally
applied to residential or commercial structures.
Mediterranean Revival Style (circa mid 1910's to early 1930's)
Mediterranean Revival architecture "�'!+�A --,,.�. , ��C
was the "style of choice" for the - _ - �r
first major boom period in Miami : ,, F` • �,
Beach. Its connotation of ~---- 'r
3'"
Mediterranean resort architecture, ;. . xr
combining expressions of Italian,
Moorish, North African, and . J- <
Southern Spanish themes, was Figure 13 Constructed in 1932 and designed by
found to be an appropriate and Lester Avery, this structure located at 1750 Lenox
Avenue is an excellent example of the
commercially appealing image for
Mediterranean Revival style of architecture.
the new Floridian seaside resort; it
was a style that was
simultaneously being used expansively in California and other areas of similar
climate.
22
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
During the mid 1910's through the early 1930's, 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 or patterned ceramic tile.
Application of the architectural vocabulary in Miami 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.
Mission Revival Style (circa 1910's to 1930's)
California was the birthplace of '';' ^-.'
the Mission Revival style; the - F •
earliest examples were
constructed in the 1890's and
began to spread eastward by >> mmt
1900. Although never common ,Y f
outside of the southwestern tip" `' '
states, scattered examples were •
built in the early twentieth century ;- -
suburbs throughout the country.22
Structures designed in the Mission
Figure 14 This structure located at 1722 Jefferson
Revival architectural style are less
Avenue is an excellent example of the Mission
elaborate and more informal than Revival style of architecture. It was constructed in
Spanish Colonial and 1924 and designed by P.L. Wilson.
Mediterranean Revival buildings.
Mission Revival buildings are generally one- and two-stories and are typified by
terra cotta tile roof overhangs, large square piers supporting open front porches,
and textured stucco walls. Other common features typical of the Mission
Revival style include flat roofs with curved parapets and roof scuppers,
22 Virginia McAlester and Lee McAlester, A Field Guide to American Houses (New York:
Alfred A. Knopf, 1984), p. 409-410.
23
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
decorative chimney tops, a front focus on wooden doors and showcase
windows, arched openings, sash and casement style windows, and porte
cocheres. This style emphasizes surface textures rather than architectural
details. Decoration, when present, can include niches, architraves, tile, and
wrought iron.23
Mediterranean Revival/Art Deco Transitional (circa late 1920's to mid 1930's)
"Med/Deco" in Miami Beach was
a synthesis of Mediterranean "4.,H176.
Revival form and Art Deco
decorative detail or vice versa. y � - •'"` '
This unique hybrid style became a �� • =
fascinating bridge between the
"familiar" and the "new" as the v
allure of Art Deco found its way ,�, "
into the City's architectural -. �
vocabulary. Clean stepped roof '—
lines and crisp geometric detailing •9 `—'
Fi ure 15 Constructed in 1934 and designed by
replaced scrolled parapets, Lester Avery, this structure located at 1729
bracketed cornices, and Classical Jefferson Avenue is an excellent example of the
features on structures of clear Med/Deco Transitional style of architecture.
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 but very significant style, including V.H. Nellenbogen, Henry
Hohauser, Russell Pancoast, and T. Hunter Henderson. The predominant
exterior material of Med/Deco Transitional 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, and even large single windows in gracefully curved masonry
openings.
23 Mary Brandenburg and Dale Waters, Historic Preservation: A Design Guidelines Handbook
(City of West Palm Beach, Florida, 1992), p. 44-45.
24
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Art Deco Style/Streamline Moderne
Although Art Deco is the "mother" style, Streamline Moderne rapidly evolved
and ran concurrently with Art Deco as the dominate design branches.
Consequently, the examples of these styles in Miami Beach typically embody
characteristics of both styles as summarized below.
Art Deco Style (circa late 1920's to 1930's). The style now commonly referred
to as 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 lndustriels
Modernes, a design fair celebrating the reconciliation between the decorative
arts and advancements in technology and industry.24 Architects searching for
design "purity" became eager to explore new possibilities afforded by the rapidly
evolving Machine Age.25 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 Miami Beach, 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.
24 Metropolitan Dade County, From Wilderness to Metropolis. Second Edition (Metropolitan
Dade County, Office of Community Development, Historic Preservation Division, 1992), p. 187.
25 Barbara Capitman, Michael D. Kinerk, and Dennis W. Wilhelm, Rediscovering Art Deco
U.S.A.; A Nationwide Tour of Architectural Delights (New York: Viking Studio Books, 1994), p. 2.
25
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Streamline Moderne Style (circa •"-1_-=-.,.
r .�
1930's to 1940's). As "Art ,,,` "
Deco" evolved in Miami Beach in = 9�s
the 1930's, modern transportation1111111-
and industrial design began to - -�
have an even greater impact upon
new construction. The •
-
"streamlined" character of I
automobiles, airplanes, trains, ' �'
buses, ocean liners, and even ; ^ -=• - -,_-,
home appliances inspired powerful -- - - —
horizontal design compositions, Figure 16 This structure located at 1730 Jefferson
accentuated by striking vertical Avenue is representative of the Streamline Moderne
style of architecture. It was constructed in 1938
features and punctuated by icons
and designed by Alexander Lewis.
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 advancing form of Art Deco to be true to its origins in
Miami Beach.
Smooth, rounded corners often replaced sharp ones on Streamline Moderne
buildings, especially on corner lots. "Eyebrows" swept around the corners 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 Streamline Moderne style incorporated
smooth and articulated stucco, architectural glass block, keystone, and a variety
of metals used in detailing. Predominating surfaces became smooth, planar, and
aerodynamic in character.
26
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Post World War II Modern Style (aka Post War Modern)
(circa post World War II to 1965)
The Post War Modern style in s, _
The `
Miami Beach exhibited many -
elements of its companion style of
the period, Post War Deco, but 3 '
clearly established a path of its ; '• = t ,,f i' -
own in terms of modern functional _
simplicity. Essentially the strong •;'>' i t r=
design personality of Art Deco, as
it evolved over two decades in
Miami Beach, significantly gave
way to the dictates of function in
the Post War Modern seaside Figure 17 Constructed in 1956 and designed by
resort architecture. Gilbert Fein, this structure located at 1800 Meridian
Avenue is an excellent example of the Post War
Modern style of architecture.
Floor plans were commonly
reorganized from interior double loaded corridors to "open air" verandas and
catwalks 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 open 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.
The Garden Apartment Style
(circa late 1940's to mid 1960's)
. -s s rF-
•
•ice"'J �::. ' 1 r _ l..f"..
The primary defining characteristic ' _ ,
of the Garden Apartment Style in
- .
Miami Beach is that the entryway 0111111111110-111111111M11111111
and public walkways are placed Figure 18 This structure located at 1770 Meridian
Avenue is representative of the Garden Apartment
on the exterior, where they are
open to the natural elements and Style. It was constructed in 1954 and designed by
G.H. Mathes.
27
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
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" shaped and basically consists of two (2) 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 gabled roof
(typically) extending like gull wings across the front and over the open central
entryway or some other form of powerful connecting element. The roof plate
usually overhangs open walkways below and may be concluded in a rounded
eave characteristic of late 1950's modern architecture in Miami Beach.26
Architectural ornamentation is generally modest and minimal in the Garden
Apartment 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 Miami
Beach provides a sense of community facilitating greater social interaction and
security for its occupants.27
.' .t, : Vic'''''..- -:-; ,t . :- • t ' t. -cr,Birt, - I ':.1:ft-r:' 4 ..4,2gal G1.--07itijO I.,
4
..1..,.:: ..._... ..., --;i---11.47....:.:,-.4:,.. ..:A .f....c,... for, 77,. -,...:!.,1.1.:. 1.ne,I.,,,;,....-....;:-.•,-;_j',,.::, ...4,"."4. ,' "::
L. { '�.� • 1 yam... �/'��`y��,, ' '} f
a_
Figure 19 Constructed in 1957 and designed by local master architect Henry Hohauser, this structure
located at 1850 Meridian Avenue is an excellent example of the Garden Apartment style.
26 Christine Giles, An Essay on 65-75 Washington Avenue, A Garden Style Apartment
Building Designed by Gerard Pitt in 1963, 1995.
27 Christine Giles, ibid.
28
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Minimal Traditional Style (circa 1935 to 1950)
After World War II, domestic •'"
buildings based on historical • %. + I = -
precedent were largely abandoned
in favor of new variations of , _
•
modern styles. The Minimal • :' :`" es _ .
Traditional style was a simplified - gid ` _ as
form loosely based on the Tudor 22 _
style which was popular in the
Figure 20 This structure located at 1720 Lenox
1920's and 1930's. Like Tudor
Avenue is representative of the Minimal Traditional
houses, Minimal Traditional style of architecture. It was constructed in 1934
buildings generally have at least and designed by Alexander Lewis.
one dominant front gable and
massive chimneys. Most of these buildings are small, one-story structures with
low or intermediate roof pitches and close eaves. The Minimal Traditional style
became popular in the late 1930's and was the dominate style in the mid
1940's and early 1950's.28
Ranch Style (circa 1935 to 1975)
By the early 1950's, the Minimal
Traditional style was replaced by ..�
the Ranch style which dominated
domestic buildingsthrough the r -
g
•:
1960's. These buildings are one-
story with very low-pitched roofs
and broad, rambling facades. Figure 21 Constructed in 1951 and designed by
Decorative detailing, if present, Harry 0. Nelson, this structure located at 1736
includes decorative shutters, Lenox Avenue is a good example of the Ranch style
porch-roof supports, and of architecture.
decorative iron. Picture windows
and ribbon windows are common. The popularity of the "rambling" Ranch style
became possible by the country's increasing dependence on the automobile and
28 Virginia McAlester and Lee McAlester, p. 477-478.
29
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
the accessibility to the suburbs where larger residential lots were available.29
Split Level Style (circa 1955 to 1975)
The Split Level style rose to • _
•
popularity during the 1950's as a = ` ''
multi-story modification of the -lei: `
then dominant one-story Ranch . -�� • "
� i � 4..� �l�q YV /-
house. It retained the horizontal "'
lines, low-pitched roof, and "'� " �` ,Icw3
overhanging eaves of the Ranch
house, and it added a two-story
unit by a one-story wing. This
Figure 22 This structure located at 1745 Lenox
design provided three (3) types of Avenue is a good example of the Split Level style
interior spaces (quiet living areas, of architecture. It was constructed in 1951 and
noisy living and service areas, and designed by Donald J. Reiff.
sleeping areas) that were located
on separate levels. Decorative detailing is often designed with a Colonial
inspiration.30
X. PLANNING CONTEXT
1 . Development of Vacant Lots:
Cities evolve and change over time due to an array of circumstances.
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 create the balance and richness of a
successful urban environment.
29 Virginia McAlester and Lee McAlester, p. 477 and p. 479.
'0 Virginia McAlester and Lee McAlester, p. 481.
30
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
2. Historic District Designation Promotes:
a. Continuous Neighborhood Enhancement. The neighborhood
within the boundaries of the proposed Palm View Historic District
is characterized by a significant number of contributing
structures reflective of distinctive architectural and development
patterns from the earliest days of Pre-World War II Miami Beach
to the present.
The review and approval of projects in the proposed 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 well controlled appropriate new development. Historic
designation will reinforce and promote continuous quality
enhancement of the neighborhood within the proposed Palm
View Historic District just as it has done with remarkable
success in the National Register Architectural District in south
Miami Beach as well as the local Ocean Beach Historic District.
b. 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.
31
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Although some buildings within the boundaries of the proposed
historic district are more representative of specific "styles" than
others, there is a rich and cohesive array of architectural styles
in the Palm View area from the 1920's to the present. 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 the
Palm View area.
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. This quality is evident throughout the proposed 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.
c. 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
distilling and incorporating the important architectural qualities of
a particular neighborhood into contemporary design and properly
siting the building, a new structure can graciously add to its
surroundings and be highly compatible with the neighborhood.
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
32
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
details. These basic elements found in all architecture 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, recommend, or encourage
reproductions of period architecture. To the contrary,
appropriately expanding the City's design continuum is normally
encouraged for new infill construction and additions. Historic
district designation helps property owners make the most
appropriate improvements to their properties.
3. Compatibility with the Character of the Historic District Which Positively
Influences:
a. 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.
b. 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 strongly articulated by
-an enframement, a portico, porch, or other prominent
architectural feature. If the existing building has a strong sense
of entry, new construction should respect this character.
c. Massing. Massing deals with the volumes created by the
sections of a building. For example, a simple Streamline
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
33
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
buildings may not be appropriate. Renovations or additions
should respect the massing of existing buildings.
d. Roof Shape. There are several different roof types such as flat,
shed, hipped, and gabled. The type and pitch/slope determine
the overall roof shape. If one roof shape is predominant, any
new building 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.
e. Rhythm of Openings. Rhythm of openings refers to the number
and spacing of windows and doors in a facade. Each
architectural style exhibits 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.
f. 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 which creates a "street wall;" new construction is
encouraged to respect prevalent placement characteristics.
g. 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.
h. 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
34
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
appropriate materials and textures help new buildings fit into
existing neighborhoods and help additions to blend with the
original architecture.
XI. PLANNING DEPARTMENT RECOMMENDATIONS
1 . Criteria for Designation: The Planning Department finds the proposed
Palm View Historic District to be in compliance with the Criteria for
Designation listed in Section 118-592 in the Land Development
Regulations of the City Code.
2. Site Boundaries: At its November 10, 1998, meeting, the Historic
Preservation Board reviewed the preliminary evaluation report and
adopted the boundary recommendations of the Planning Department for
the proposed Palm View Historic District. The Board also requested the
Planning Department to provide additional documentation of the area
directly south of the proposed Palm View Historic District for its review
and consideration.
At its February 9, 1999, meeting, the Historic Preservation Board
unanimously approved a motion (8 to 0; 1 vacancy) to recommend
approval of the Designation of the Palm View Historic District in
accordance with staff recommendations, as reflected in this designation
report, with the modification of the proposed boundaries of the historic
district which excludes the existing Meridian Avenue/Dade Boulevard
Bridge over the Collins Canal under the stipulation that the presently
proposed bridge replacement at said location, although not within the
proposed boundaries of the historic district, shall be subject to the review
and approval by the Historic Preservation Board prior to its construction
due to its potential impact upon the proposed historic district. This
stipulation was agreed to by the Florida Department of Transportation at
the February 9, 1999, meeting of the Historic Preservation Board. (Refer
to Section IV, General. Description of Boundaries, for more detailed
information.)
On March 23, 1999, the Planning Board unanimously approved a motion
(6 to 0; 1 absence) to recommend approval of the Designation of the
Palm View Historic District in accordance with staff recommendations,
as reflected in this designation report, and adopted the district boundaries
35
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
as amended by the Historic Preservation Board at its February 9, 1999,
meeting. The Planning Board further recommended that the City
Commission establish rigid standards for the use of personal water craft
on the Collins Canal in order to protect its historic integrity and tranquil
character. -
3. Areas Subject to Review: The Planning Department recommends that the
areas subject to review shall include all exterior building elevations and
public interior spaces, site and landscape features, public open space and
public right-of-way, and all vacant lots included within the proposed
boundaries of the Palm View Historic District. Regular maintenance of
public utilities, drainage, and mechanical systems, sidewalks, and
roadways shall not require a Certificate of Appropriateness; however, any
significant alterations to the Collins Canal structure, excluding the Dade
Boulevard/Meridian Avenue bridge over the canal, may require Board
review and approval.
4. Review Guidelines: The Planning Department 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 deemed 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 resolution
or ordinance by the City Commission;
c. All additional criteria as listed under Section 118-564 (b) in the
Land Development Regulations of the City Code;
d. City of Miami Beach Design Guidelines as adopted by the Joint
Design Review/Historic Preservation Board on October 12, 1993,
amended June 7, 1994, as may be revised from time to time.
36
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
XII. FIGURE INDEX
Figure 1: Miami-Dade Public Library Main Branch, Florida Room. Florida
Department of Agriculture. Florida: A Land of Homes.
Photograph, "Home of Henry Salem Hubbell, Portrait Painter,
Miami Beach," 1934.
Figure 2: Florida State Photo Archives. Wendler Collection. Photograph
No. 293-12, "Collins Canal Looking East from Alton Road,"
1916.
Figure 3: Historical Museum of Southern Florida. Matlack Collection.
Photograph No. 203-12, "Looking Southwest from Radio Tower
across Golf Links," 1919.
Figure 4: Historical Museum of Southern Florida. Postcard Collection.
Postcard, "Looking Up Collins Canal, Miami Beach, Florida,"
Undated.
Figure 5: Historical Museum of Southern Florida. Henry Salem Hubbell
File. Newspaper Photograph, "Henry Salem Hubbell: Portrait
Painter Who Painted the Pictures Appearing on this Page,"
Undated.
Figure 6: Historical Museum of Southern Florida. Henry Salem Hubbell
File. Times-Herald, "'Mystery' Portrait of President: Hubbell
Canvas First Conceived Five Years Ago," 18 August 1939.
Figure 7: Historical Museum of Southern Florida. Postcard Collection.
Postcard, "A Bit of Venice at Miami Beach, Florida," 1934.
Figure 8: Miami-Dade Public Library Main Branch. Romer Collection.
Photograph 624z, "Miami Beach Home on the Collins Canal," 5
February 1938.
Figure 9: City of Miami Beach, Florida, Building Department. Building
Permit No. 11236: 1745 Jefferson Avenue. GPO, 1 June
1938.
37
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Figure 10: "The Jorge B. Sanchez House, (1700 Michigan Avenue), Miami
Beach, Florida." Florida Architecture and Allied Arts, 1951 .
Figure 11: City of Miami Beach, Florida, Planning Department. Photograph:
1729-1735-1745 Jefferson Avenue. November 1998.
Figure 12: City of Miami Beach, Florida, Planning Department. Photograph:
1719 Lenox Avenue. November 1998.
Figure 13: City of Miami Beach, Florida, Planning Department. Photograph:
1750 Lenox Avenue. November 1998.
Figure 14: City of Miami Beach, Florida, Planning Department. Photograph:
1722 Jefferson Avenue. November 1998.
Figure 15: City of Miami Beach, Florida, Planning Department. Photograph:
1729 Jefferson Avenue. November 1998.
Figure 16: City of Miami Beach, Florida, Planning Department. Photograph:
1730 Jefferson Avenue. November 1998.
Figure 17: City of Miami Beach, Florida, Planning Department. Photograph:
1800 Meridian Avenue. November 1998.
Figure 18: City of Miami Beach, Florida, Planning Department. Photograph:
1770 Meridian Avenue. November 1998.
Figure 19: City of Miami Beach, Florida, Planning Department. Photograph:
1850 Meridian Avenue. Nbvember 1998.
Figure 20: City of Miami Beach, Florida, Planning Department. Photograph:
1720 Lenox Avenue. November 1998.
Figure 21: City of Miami Beach, Florida, Planning Department. Photograph:
1736 Lenox Avenue. November 1998.
Figure 22: City of Miami Beach, Florida, Planning Department. Photograph:
1745 Lenox Avenue. November 1998.
38
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
•
VIII. BIBLIOGRAPHY
Atlas of Miami Beach to Golden Beach (Inclusive) - Florida. Philadelphia,
Pennsylvania: Franklin Survey Company, 1935.
Brandenburg, Mary and Dale Waters. Historic Preservation: A Design
Guidelines Handbook. City of West Palm Beach, Florida, 1992.
Capitman, Barbara, Michael D. Kinerk, and Dennis W. Wilhelm. Rediscovering
Art Deco U.S.A.; A Nationwide Tour of Architectural Delights. New
York: Viking Studio Books, 1994.
City of Miami Beach, Florida, Building Department. Building Permit No. 1632:
1818 Michigan Avenue. GPO, 4 December 1925.
City of Miami Beach, Florida, Building Department. Building Permit No. 11236:
1745 Jefferson Avenue. GPO, 1 June 1938.
Florida State Photo Archives. Wendler Collection. Photograph No. 293-12,
"Collins Canal Looking East from Alton Road," 1916.
Giles, Christine. An Essay on 65-75 Washington Avenue, A Garden Style
Apartment Building Designed by Gerard Pitt in 1963. 1995.
Historical Museum of Southern Florida. Henry Salem Hubbell File. Miami
Herald, "H.S. Hubbell, Noted Artist, Dies Here," 10 January 1949.
Historical Museum of Southern Florida. Henry Salem Hubbell File. Newspaper
Article, "Contracting Firm's Work is Outstanding," 21 December 1930.
Historical Museum of Southern Florida_ Henry Salem Hubbell File. Newspaper
Article, "Judge Burwell to Have a Beautiful Home in Silver Bluff," 1926.
Historical Museum of Southern Florida. Henry Salem Hubbell File. Newspaper
Article, "Noted Artist a Guest Here for First Time," February 1924.
Historical Museum of Southern Florida. Henry Salem Hubbell File. Newspaper
Photograph, "Henry Salem Hubbell: Portrait Painter Who Painted the
Pictures Appearing on this Page," Undated.
39
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Historical Museum of Southern Florida. Henry Salem Hubbell File. Newspaper
Photograph, "Miami Beach Waterfront Show Place Purchased by New
York Family," Date Unknown.
Historical Museum of Southern Florida. Henry Salem Hubbell File. Times-
Herald, "'Mystery' Portrait of President: Hubbell Canvas First Conceived
Five Years Ago," 18 August 1939.
Historical Museum of Southern Florida. Matlack Collection. Photograph No.
203-12, "Looking Southwest from Radio Tower across Golf Links,"
1919.
Historical Museum of Southern Florida. Postcard Collection. Postcard, "A Bit -
of Venice at Miami Beach, Florida," 1934.
Historical Museum of Southern Florida. Postcard Collection. Postcard, "Looking
Up Collins Canal, Miami Beach, Florida," Undated.
"The Jorge B. Sanchez House, (1700 Michigan Avenue), Miami Beach, Florida."
Florida Architecture and Allied Arts. 1951 .
Kleinberg, Howard. Miami Beach: A History. Miami, Florida: Centennial Press,
1994.
Metropolitan Dade County. From Wilderness to Metropolis, Second Edition,
Metropolitan Dade County, Office of Community Development, Historic
Preservation Division, 1992.
McAlester, Virginia and Lee McAlester. A Field Guide to American Houses.
New York: Alfred A. Knopf, 1984.
Miami-Dade Public Library Main Branch, Florida Room. Florida Department of
Agriculture. Florida: A Land of Homes. Photograph, "Home of Henry
Salem Hubbell, Portrait Painter, Miami Beach," 1934.
Miami-Dade Public Library Main Branch. Romer Collection. Photograph 620x,
"Miami Beach Scenic: Municipal Golf Links, View from Lincoln Road and
Washington Avenue," 14 February 1938.
40
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Miami-Dade Public Library Main Branch. Romer Collection. Photograph 624z,
"Miami Beach Home on the Collins Carial," 5 February 1938.
Polk, R.L. Miami and Miami Beach City Directories. R.L. Polk and Company,
1926-1947. _
41
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
APPENDIX
Properties Located Within the Palm View Historic District
(Revised February 10, 1999)
Property Address Architectural Style Original Architect Date Built Historic Status
EIGHTEENTH STREET
1026 18th Street Mediterranean Revival Victor H. Nellenbogen 1936
1039 18th Street Mediterranean Revival g Contributing
Watson Corporation 1924 Contributing
NINETEENTH STREET
0841 19th Street Med/Deco Transitional Robert Collins 1937
Contributing
COLLINS CANAL
Portion between Historic Engineering Structure John Collins 1912
Lenox Court and Meridian Avenue Contributing
JEFFERSON AVENUE
1700 Jefferson Ave Mediterranean Revival Lester Avery 1934
1710 Jefferson Ave Masonry Vernacular John L. PopeContributing
1722 Jefferson Ave Mission Revival 1923 Contributing
1729 Jefferson Ave Med/Deco Transitional P.L.PLWilson 1924 Contributing
Lester Avery 1934 Contributing
1730 Jefferson Ave Streamline Moderne
1735 Jefferson Ave Ranch Alexander Lewis 1938 Contributing
1740 Jefferson Ave Contemporary BuildingRobert Nordin 1949 Contributing
p ry Jorge Dorta-Duque 1974 Noncontributing
1745 Jefferson Ave Mediterranean Revival Architect Unknown Circa 1926 Contributing
1750 Jefferson Ave Masonry Vernacular Albert Anis 1945
1760 Jefferson Ave Mediterranean Revival Contributing
1764 Jefferson Ave Mission Revival Architect Unknown i 928 Contributing
Porter V. Skinner 1924 Contributing
1775 Jefferson Ave Mediterranean Revival
John Bullen 1925 Contributing
1776 Jefferson Ave MasonryVernacular
William Snyder 1938 Contributing
1800 Jefferson Ave Mediterranean Revival J. &. C. Skinner 1936
1810 Jefferson Ave Mediterranean Revival Contributing
1820 Jefferson Ave MasonryGeorge Bruce 1937 Contributing
Vernacular Robert M. Nordin 1949 Contributing
1821 Jefferson Ave Contemporary Building Jorge Dorta-Duque 1972
1829 Jefferson Ave Mediterranean Revival Noncontributingtn
1830 Jefferson Ave MasonryVernacular Victor H. Nellenbogen 1935 Contributing
Robert M. Nordin 1949 Contributing
1836 Jefferson Ave Mission Revival Architect Unknown 1930
1840 Jefferson Ave ContemporaryContributing
Building Juan Fernandez 1978 Noncontributing
1843 Jefferson Ave Mediterranean Revival Architect Unknown 1926
1853 Jefferson Ave ContemporaryContributing
Building Joseph Kailer 1994 Noncontributing
Contributing Structures are indicated in a Boldfaced font.
42
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Property Address Architectural Style Original Architect Date Built Historic Status
LENOX AVENUE
1701 Lenox Ave Contemporary Building Oscar Sklar
1982 Noncontributing
1719 Lenox Ave
Masonry Vernacular Victor H. Nellenbogen 1940
Contributing
1720 Lenox Ave Minimal Traditional Alexander Lewis 1934 Contributing
1729 Lenox Ave
Med/Deco Transitional Stefan H. Zachar 1936
1735 Lenox Ave Med/Deco Transitional Contributing
1736 Lenox Ave Ranch Lester Avery 1936 Contributing
Harry 0. Nelson 1951
Contributing
1744 Lenox Ave Med/Deco Transitional Henry Hohauser 1935 Contributing
1745 Lenox Ave
Split Level Donald J. Reiff 1951 Contributing
1750 Lenox Ave Mediterranean Revival Lester Avery 1932
Contributing
1753 Lenox Ave Med/Deco Transitional Russell T. Pancoast 1934 Contributing
1760 Lenox Ave
Mediterranean Revival Victor H. Nellenbogen 1934 Contributing
1761 Lenox Ave Masonry Vernacular J.E. Petersen
1769 Lenox Ave 1947 Contributing
Mediterranean Revival Mark B. Jones 1928
Contributing
1770 Lenox Ave Masonry Vernacular T. Hunter Henderson 1947 Contributing
1780 Lenox Ave
Masonry Vernacular H. George Fink 1940
Contributing
MERIDIAN AVENUE
1710 Meridian Ave Post War Modem Gerard Pitt
1732 Meridian Ave Post War Modem 1954 Contributing
1746 Meridian Ave Post War Modem William Freidman 1965 Contributing
Gilbert M. Fein 1957 Contributing
1754 Meridian Ave Contemporary Building
1770 Meridian Ave Garden Apartment Style Raul V. Gonzales 1969 Noncontributing
1800 Meridian Ave Post War Modem � G.H. Mathes 1954 Contributing
Gilbert M. Fein 1956 Contributing
1818 Meridian Ave Garden Apartment Style
1830 Meridian Ave Post War Modern y R. & L. Glasser 1956 Contributing
1850 Meridian Ave Garden Apartment S le Gilbert M. Fein 1962 Contributing
tY Henry Hohauser 1957 Contributing
1900 Meridian Ave Contemporary Building Juan S. Fernandez 1979
1920 Meridian Ave Modular Buildin Noncontributing
9 Jorge I. Mantilla 1974 Noncontributing
MICHIGAN AVENUE
1700 Michigan Ave Post War Modem Robert Law Weed 1948
1701 Michigan Ave Med/Deco Transitional Contributing
1710 Michigan Ave Mediterranean Revival Edward A. Nolan 1941 Contributing
William Heatley 1929 Contributing
1711 Michigan Ave Med/Deco Transitional
Frank Wyatt Wood 1946 Contributing
1733 Michigan Ave Med/Deco Transitional
Harold McNeil 1940 Contributing
1735 Michigan Ave Med/Deco Transitional
1743 Michigan Ave Contemporary Buildin Victor H. Nellenbogen 1936 Contributing
1750 Michigan Ave MasonryVernacular g Nujim Nepomechie 1992 Noncontributing
1753 Michigan Ave MasonVernacular David T. Ellis 1940 Contributing
ry Howard B. Knight 1938 Contributing
1760 Michigan Ave Minimal Traditional Alexander Lewis 1950
1766 Michigan Ave Mediterranean Revival Contributing
1776 Michigan Ave Med/Deco Transitional Architect Unknown 1929 Contributing
Russell T. Pancoast 1934 Contributing
Contributing Structures are indicated in a Boldfaced font.
43
f
PALM VIEW HISTORIC DISTRICT DESIGNATION REPORT
Property Address Architectural Style Original Architect Date Built Historic Status
MICHIGAN AVENUE (Continued)
1777 Michigan Ave Contemporary Building Jorge Dorta-Duque 1972
Noncontributingtn
1800 Michigan Ave Med/Deco Transitional
Schoeppl & Southwell 1935 Contributing
1801 Michigan Ave Mission Revival J. Cooper "1924
1810 Michigan Ave Mediterranean RevivalContributing
Hubbell & Hubbell 1925 Contributing
1815 Michigan Ave Med/Deco Transitional Victor H. Nellenbogen 1937
1818 Michigan Ave Mediterranean Revivalg Contributing
Schultze & Weaver 1925 Contributing
1821 Michigan Ave Minimal Traditional C.E. Haley 1941
1827 Michigan Ave Med/Deco TransitionalContributing
Schoeppl & Southwell 1936 Contributing
1835 Michigan Ave Mediterranean Revival J. & C. Skinner 1931
Contributing
Contributing Structures are indicated in a Boldfaced font.
DJG:WHC:SMM
F:\PLAN\SHPB\PALMVIEW.RP3
44
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1I MIAMI DESIGN PRESERVATION LEAGUE
■ :1 POST OFFICE 80X 190180.MIPM1 BEACH.FLORIDA 33119-0180
• it * t (305)672-2014 FAX (305)672-4319
A RESOLUTION BY
THE MiAMI DESIGN PRESERVATION LEAGUE
BOARD OF DIRECTORS
IN SUPPORT OF THE DESIGNATION of"PALM ViEW" NEIGHBORHOOD
AS AN HISTORIC DISTRICT
WHEREAS, the Miami Design Preservation League is a non-profit organization devoted to
preserving, protecting and promoting the cultural, social, economic, environmental and architectural
integrity of the Miami Beach Architectural Historic District; and
WHEREAS,the Miami Design Preservation League serves as the catalyst for historic preservation
in Miami Beach, and
WHEREAS, the Miami Design Preservation League secured the designation of Miami Beach's Art
Deco District on the National Register of Historic Places in 1979. and
WHEREAS, it has been amply demonstrated that such designation helped to brine about significant
social, cultural and economic revival to the Historic Area, and
WHEREAS, the proposed Palm View Historic District is eligible for designation since it complies
with all of the criteria set forth in the Land Development Regulations of the City Code:.and
WHEREAS, the Palm V iem Area contains a unique. rich and cohesive array of typical Miami Beach
architecture as it has evolved since the 192Os;
NOW,THEREFORE,be it resolved that the Miami Design Preservation League, through its Board
of Directors, supports adoption by the City of Miami Beach Commission the recommendation of the
Planning Department to designate the Palm View area as an Historic District.
Passed,#nd adopted/this/25th day of February 1999.
/
/ G t / ;t,f�`�;
Michael D Kinerk, Chairman M de Bower, Vic -Chair
Kathleen Squires. Secretary Denis Russ. Vice-Chair
rte= 1U •*7 10•.;0 of
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••
• • I ;
M EACH i
CHAMBER OF COMMERCE • - • i •
•
•
A RESOLUTION OF THE MIAMI BEACH Chamber OF COMMERCE BOARD OF GOVERNORS
IN SUPPORT OF THE DESIGNATION OF THE PALM VIEW HISTORIC DISTRICT.
WHEREAS, the Miami Beach Chamber of Commerce is an organization of businesses and •
professions established to create economic progress and foster a high quality of life in the Greater-
Miami Beach Area; and
WHEREAS, it has been proven that historic preservation and economic development can be
complementary and result in a higher quality of life for its citizens and visitors; and
WHEREAS, the proposed Palm View Historic District is eligible for designation as it complies with •
the criteria set forth in the Land Development Regulations of the City Code: and
WHEREAS, the unique Palm View Area contains a rich and cohesive array of Miami Beach's •
architecture as it has evolved since the 1920's to the present;
•
NOW THEREFORE, be it resolved the Miami Beach Chamber of Commerce Board of Governors ;
that the City Commission adopt the Planning Departments recommendation to designate the Palm :
View Historic District •
•
Passed and adopted this 2M day of March 1999.
•
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•
_ mow _^•.. is
Gerald K. Schwartz, Chairman g Bruce •. Singer, Pre 4-nt/CEO
OP_ • •
y Perry, . hair G•� emmental Affairs Alex Ta _ es, o-Chair Governmental Affairs
i '
1920 Meridian Avenue, Miami Beach, Florida 33139
Phcnc: (305) 6'2-1270 • Fax: (305) 538-4326
•
PROPOSED PALM VIEW HISTORIC DISTRICT
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CITY OF MIAMI BEACH
NOTICE OF ZONING MAP CHANGE
DESIGNATION OF HISTORIC DISTRICT
The City of Miami Beach proposes to rezone the land within the area shown on the accompanying map in this
notice. The Historic District proposed for designation is shown on the map within this Zoning Map change.
A second reading/public hearing on the following ordinance will be held by the City Commission on
WEDNESDAY, JUNE 9, 1999, AT 10:30 A.M., or as soon thereafter, as possible, in the City Commission
Chambers, Third Floor, City Hall, 1700 Convention Center Drive,Miami Beach, Florida:
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH,
FLORIDA, AMENDING SUBPART B OF THE LAND DEVELOPMENT REGULATIONS OF THE
CITY CODE; AMENDING ARTICLE X,ENTITLED "HISTORIC PRESERVATION"; AMENDING
DIVISION 4, ENTITLED "DESIGNATION"; AMENDING SECTION 118-593, ENTITLED
"HISTORIC PRESERVATION DESIGNATION";AMENDING SUBSECTION 118-593(E),ENTITLED
"DELINEATION ON ZONING MAP"BY DESIGNATING THE PALM VIEW HISTORIC DISTRICT,
CONSISTING OF A CERTAIN AREA DEFINED BY THE FOLLOWING BOUNDARIES: THE
SOUTH SIDE OF DADE BOULEVARD BETWEEN LENOX COURT AND MERIDIAN AVENUE
(INCLUSIVE OF THE COLLINS CANAL), THE NORTH SIDE OF 17TH STREET BETWEEN
LENOX COURT AND MERIDIAN AVENUE, THE EAST SIDE OF LENOX COURT BETWEEN
DADE BOULEVARD AND 17TH STREET, AND THE WEST SIDE OF MERIDIAN AVENUE
BETWEEN DADE BOULEVARD AND 17TH STREET (EXCLUDING THE MERIDIAN
AVENUE/DADE BOULEVARD BRIDGE OVER THE COLLINS CANAL), AS MORE
PARTICULARLY DESCRIBED HEREIN; PROVIDING THAT THE CITY'S ZONING MAP SHALL
BE AMENDED TO INCLUDE THE PALM VIEW HISTORIC DISTRICT; ADOPTING THE
DESIGNATION REPORT ATTACHED HERETO AS APPENDIX "A"; PROVIDING FOR
INCLUSION IN THE LAND DEVELOPMENT REGULATIONS OF THE CITY CODE,REPEALER,
SEVERABILITY,AND AN EFFECTIVE DATE.
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 City Commission do the City Clerk, 1700 Convention Center Drive, 1st Floor, City
Hall, Miami Beach, Florida 33139. A Copy of this Ordinance, and All Documents Related Thereto Are
Available for Public Inspection During Normal Business Hours in the City Clerk's Office. Inquiries May Be
Directed to the Planning Department at(305)673-7550. The above item may be continued at this meeting and,
under such circumstances,additional legal notice would not be provided. Any person may contact the City Clerk
at(305) 673-7411 for information as to the status of this item as a result of the meeting.
Pursuant to Section 286.0105,Fla. Stat.,the City hereby advises the public that: if a person decides to appeal any
decision made by the City Commission with respect to any matter considered at its meeting or its hearing, such
person must insure that a verbatim record of the proceedings is made,which record includes the testimony and
evidence upon which the appeal is to be based. This notice does not constitute consent by the City 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 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.
PROPOSED PALM VIEW HISTORIC DISTRICT
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CITY OF MIAMI BEACH
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH,FLORIDA 33139
http:11ci.m iam i-beach.fl.us
COMMISSION MEMORANDUM NO. ( '2S-9 I
TO: Mayor Neisen O.Kasdin and DATE:June 9, 1999
Members of the City C i mmission
FROM: Sergio Rodriguez
City Manager Al
SUBJECT: Second Re. 'ing - An Ordinance of the Mayor and City Commission of the
City of Miami Beach,Florida,Amending Subpart B of the Land Development
Regulations of the City Code; Amending Chapter 118, Entitled
"Administration and Review Procedures"; Amending Article X, Entitled
"Historic Preservation"; Amending Division 4, Entitled "Designation";
Amending Section 118-593, Entitled "Historic Preservation Designation";
Amending Subsection 118-593(e), Entitled "Delineation on Zoning Map" by
Designating the Palm View Historic District, Consisting of a Certain Area
Defined by the Following Boundaries: The South Side of Dade Boulevard
Between Lenox Court and Meridian Avenue (Inclusive of the Collins Canal),
the North Side of 17th Street Between Lenox Court and Meridian Avenue,the
East Side of Lenox Court Between Dade Boulevard and 17th Street,and the
West Side of Meridian Avenue Between Dade Boulevard and 17th Street
(Excluding the Meridian Avenue/Dade Boulevard Bridge over the Collins
Canal), as More Particularly Described Herein; Providing That the City's
Zoning Map Shall Be Amended to Include the Palm View Historic District;
Adopting the Designation Report Attached Hereto as Appendix "A";
Providing for Inclusion in the Land Development Regulations of the City
Code, Repealer, Severability, and an Effective Date.
RECOMMENDATION
The Administration recommends that the City Commission adopt the attached Designation Report
and adopt the proposed amending Ordinance creating the Palm View Historic District upon second
reading public hearing.
BACKGROUND
At the October 27, 1998, meeting of the Historic Preservation Board, the City of Miami Beach
Planning Department requested the Board to consider directing staff to prepare a preliminary
evaluation report with recommendations regarding the possible designation of the area of the City
bounded on the north by Dade Boulevard, on the south by 17th Street, on the east by Meridian
Avenue, and on the west by Lenox Court as a local historic district. The Board reviewed said
request and unanimously approved a motion (5 to 0; 2 absences, 2 vacancies) to direct staff to
prepare a preliminary evaluation report with recommendations regarding the possible designation
of the Palm View area as a local historic district.
AGENDA ITEM C
DATE 6. 9C1
At its November 10, 1998, meeting, the Historic Preservation Board reviewed the preliminary
evaluation report with recommendations prepared by the staff of the Planning Department regarding
the designation of the Palm View neighborhood as a historic district. The Board unanimously
- approved a motion(8 to 0; 1 vacancy)to direct staff to prepare a designation report and schedule a
public hearing in a timely manner relative to the designation of this new historic district,to be known
as the Palm View Historic District, and found the structures and sites located within the proposed
boundaries to be in compliance with the criteria for designation listed in Sections 118-591 through
118-593 in the Land Development Regulations of the City Code.
At its February 9, 1999,meeting, the Historic Preservation Board unanimously approved a motion
(8 to 0; 1 vacancy) to recommend approval of the Designation of the Palm View Historic District
in accordance with staff recommendations, as reflected in the attached designation report, with the
modification of the proposed boundaries of the historic district to exclude the existing Meridian
Avenue/Dade Boulevard Bridge over the Collins Canal under the stipulation that the presently
proposed bridge replacement at said location, although not within the proposed boundaries of the
historic district, shall be subject to the review and approval by the Historic Preservation Board prior
to its construction due to its potential impact upon the proposed historic district. This stipulation
was agreed to by the Florida Department of Transportation at the February 9, 1999, meeting of the
Historic Preservation Board.
The Miami Beach Planning Board,at its March 23, 1999,meeting,unanimously approved a motion
(6 to 0; 1 absence)to recommend adoption of the designation report and approval of the amending
ordinance designating the proposed Palm View Historic District in accordance with staff
recommendations,as reflected in the attached designation report,and adopted the district boundaries
as amended by the Historic Preservation Board at its February 9, 1999,meeting. The Planning Board
further recommended that the City Commission establish rigid standards for the use of personal
water craft on the Collins Canal in order to protect its historic integrity and tranquil character.
At its April 28, 1999 meeting,the City Commission voted 6-0 to approve the proposed amending
ordinance on first reading.
ANALYSIS
Designation Process
The designation report for a proposed historic district is required to be presented to the Historic
Preservation Board and the Planning Board at public hearings. Following public input, the Historic
Preservation Board votes on whether or not the proposed district meets the criteria listed in the Land
Development Regulations of the City Code and transmits a recommendation on historic designation
to the Planning Board and City Commission. If the Historic Preservation Board votes against the
designation, no further action is required. If the Historic Preservation Board votes in favor of
designation, the Planning Board reviews the designation report and formulates its own
recommendation. The recommendations of both Boards, along with the designation report, are
presented to the City Commission. Because in this instance the proposed ordinance involves an area
of ten(10)or more contiguous acres,the City Commission must hold two (2)public hearings on the
designation, unless if at its first public hearing the City Commission votes to deny the proposed
designation, in which instance the designation process ends immediately. Upon conclusion of the
second hearing,if one should occur,the City Commission can immediately adopt the ordinance with
- a 5/7 majority vote.
Relation to Ordinance Criteria
In accordance with Section 118-592 in the Land Development Regulations of the City Code,
eligibility for designation is determined on the basis of compliance with the listed criteria set forth
below.
(a) The Historic Preservation Board shall have the authority to recommend that
properties be designated as Historic Buildings, Historic Structures, Historic
Improvements, Historic Landscape Features, Historic Interiors (architecturally
significant public portions only), Historic Sites or Historic Districts if they are
significant in the historical, architectural, cultural,aesthetic or archeological heritage
of the City 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 of the following criteria:
(1) Association with events that have made a significant contribution to the
history of Miami Beach,the county, state or nation;
(2) Association with the lives of Persons significant in our past history;
(3) Embody the distinctive characteristics of an historical period,architectural or
design style or method of construction;
(4) Possesses high artistic values;
(5) Represent the work of a master; serve as an outstanding or representative
work of a master designer, architect or builder who contributed to our
historical, aesthetic or architectural heritage;
(6) Have yielded, or are likely to yield, information important in pre-history or
history;
(7) Listed in the National Register of Historic Places;
(8) Consist of a geographically definable area that possesses a significant
concentration of Sites, Buildings or Structures united by historically
significant past events or aesthetically by plan or physical development,
whose components may lack individual distinction.
(b) A Building, Structure(including the public portions of the interior),Improvement or
Landscape Feature may be designated historic even if it has been altered if the
alteration is reversible and the most significant architectural elements are intact and
repairable.
The proposed Palm View Historic District is eligible for designation as it complies with the criteria
as specified in Section 118-592 in the Land Development Regulations of the City Code outlined
above.
(a) The Administration finds the proposed historic district to be eligible for historic
designation and in conformance with the designation criteria for the following
reasons:
(1) Association with events that have made a significant contribution to the
history of Miami Beach,the County, state or nation;
The proposed Palm View Historic District represents the rapid rate of
development in Miami Beach beginning with the City's first major land
development period from 1915 to 1926. After Carl Fisher's Alton Beach
Realty Company filed for subdivisions of the Palm View area in April of
1920, the construction of many fine private residences quickly ensued and
continued for the next three decades. The development of the area
culminated with the construction of the row of post World War II apartment
buildings on Meridian Avenue.
(2) Association with the lives of Persons significant in our past history;
The proposed Palm View Historic District is associated with two of the City's
earliest pioneers, John Collins and Carl Fisher. Collins is responsible for
the oldest structure within the proposed historic district, the Collins Canal,
which joined Lake Pancoast to Biscayne Bay in an impressive engineering
feat in 1912 in order to enable Collins' agricultural produce to be
transported rapidly from the groves to Biscayne Bay. Fisher, often referred
to as the 'father of Miami Beach,"developed the land from the northern edge
of the Lummus brothers'Ocean Beach Realty Company tract to the southern
side of John Collins and Thomas Pancoast's Miami Beach Improvement
Company tract. The proposed historic district is also associated with Henry
Salem Hubbell, an internationally recognized American artist of the 1920's
through the 1940's who specialized in portrait painting and resided at his
canalfront homes at 1039 18th Street from 1926 until 1929 and subsequently
at 1818 Michigan Avenue from 1930 until 1940.
(3) Embody the distinctive characteristics of a historical period,architectural or
design style or method of construction;
The unique Palm View area contains a rich and cohesive array of Miami
Beach's architecture as it has evolved since the 1920's to the present. There
are ten (10) architectural styles represented in the proposed Palm View
Historic District that range from Masonry Vernacular to Mediterranean
Revival, through Med/Deco Transitional to Streamline Moderne, then
evolving into the Post World War II Modern and Garden Apartment styles.
The architectural style with the most significant concentration in the
proposed historic district is the Mediterranean Revival style, which was
fashionable in the 1920's during the City's first major land development
period.
(4) Possess high artistic values:
The buildings located within the proposed Palm View Historic District
possess artistic value in building form, special materials(such as natural and
colored keystone), detail, ornamentation, interior design, and site features.
One building of exceptional historical significance is located at 1818
Michigan Avenue. Constructed in 1925 and designed by Schultze and
Weaver, it was inhabited from 1930 until 1940 by portrait painter Henry
Salem Hubbell. This structure was widely publicized in its time in tinted
postcards and atmospheric photographs depicting its Venetian-style
canalfront, complete with gondolas.
(5) Represent the work of a master designer,architect or builder who contributed
to historical, aesthetic or architectural heritage;
There are many local "master"architects represented in the proposed Palm
View Historic District, including Victor H Nellenbogen, Russell T. Pancoast
(grandson of John Collins), Albert Anis, Carlos Schoeppl and Arnold
Southwell, John and Coulton Skinner, Robert Law Weed, Henry Hohauser,
and Robert E. Collins. The internationally recognized firm of Schultze and
Weaver is also represented in the proposed historic district; this firm is
credited with designing New York's Waldorf-Astoria, Coral Gable's Biltmore
Hotel, Palm Beach's Breakers Hotel, Miami's Freedom Tower, and Miami
Beach's original Roney Plaza Hotel(now demolished).
(6) Have yielded, or are likely to yield, information important in pre-history or
history;
The proposed Palm View Historic District possesses an array of
architectural styles that collectively trace the historical progression of
architectural design and construction in Miami Beach from the 1920's
through the mid 1960's. In addition, the Collins Canal, completed in 1912
by pioneer John Collins, is representative of the early development of Miami
Beach as the area evolved from untamed land to one of agricultural promise
then finally into today's seaside tourist attraction and residential community.
(7) Listed in the National Register of Historic Places;
Currently, the proposed Palm View Historic District is not listed in the
National Register of Historic Places, although it appears to have substantial
potential to be determined to be eligible.
(8) 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 Palm View Historic District maintains a consistency in land
use, continuum of advancing architectural styles, scale, and period of
development within the proposed well-defined geographic boundaries
through a significant concentration of contributing structures. Not every
building in the proposed historic district may possess an equally high level
of architectural significance when viewed individually; however, when
viewed together with the neighboring buildings, each reinforces a unified
aesthetic image which defines the area's special historic character.
(b) Altered structures proposed for designation in the City of Miami Beach may be
designated historic structures if alterations are readily reversible and/or significant
architectural elements are intact and repairable.
Although a few of the buildings within the proposed Palm View Historic District
have been altered over the years, these structures maintain much of their original
architectural integrity and contribute to the special character of the neighborhood
Exterior restoration could be successfully completed by following original
architectural plans and available historical photographs and/or documentation.
Despite alterations to these few structures, they continue to be representative of the
architectural and cultural history of Miami Beach.
Analysis of the Amending Ordinance
In reviewing a request for an amendment to the Land Development Regulations of the City Code or
a change in land use,the Planning Board considered 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 the Comprehensive Plan,
specifically 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 Historic Preservation
District." The Palm View neighborhood is not located within a
redevelopment area and is not part of an adopted neighborhood plan.
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.
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 redevelopment and rehabilitation that is compatible with
the scale, characteristics and needs of the surrounding neighborhood
and help to preserve the special architectural character 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 Palm View Historic District includes portions of the
Palm View and Golf Course Amended Subdivisions. Both
subdivisions were filed by Carl Fisher's Alton Beach Realty Company
in April of 1920.
The boundaries of the proposed Palm View Historic District are
defined as following: the centerline of Dade Boulevard between
Lenox Court and Meridian Avenue (inclusive of the Collins Canal),
the centerline of 17th Street between Lenox Court and Meridian
Avenue,the centerline of Lenox Court between Dade Boulevard and
17th Street, and the centerline of Meridian Avenue between Dade
• Boulevard and 17th Street (excluding the Meridian Avenue/Dade
Boulevard bridge over the Collins Canal), as shown on Map 1 of the
designation report. The location of these boundaries has been
determined through careful investigation and research of building
records and historical documentation. They define a geographic area
which possesses a significant concentration of historic buildings,sites
and structures. A detailed description of the proposed boundaries is
delineated within the attached 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 affect living conditions
or the Quality of Life for the surrounding properties. Indeed, the
quality of living conditions in designated historic areas has
significantly improved since the City started designating historic
districts.The thousands of Design Review approvals(both substantial
rehabilitation and minor 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.
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 historic sites and districts, there
is no evidence to suggest that designation would adversely affect
property values in the area surrounding the proposed designation. To
the contrary, the designation of the Palm View Historic District
should help to reinforce and promote continuous quality enhancement
of the Palm View neighborhood.
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 (within the boundaries)
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
The proposed designation of the Palm View Historic District is appropriate to protect the aesthetic,
architectural and historical importance of the neighborhood. The positive social and economic
impact that preservation has had on the revitalization of southern Miami Beach, as well as the
worldwide media recognition of Miami Beach, is well known. Local residents, as well as visitors
from around the world, are seeking the very special urban character of Miami Beach that the
Administration seeks to preserve.
Based on the foregoing,the Administration has concluded that the City Commission should adopt
the Designation Report and the subject amending ordinance upon second reading public hearing.
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