Ordinance 97-3088ORDINANCE NO. 97-3088
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, AMENDING ZONING ORDINANCE NO. 89-2665,
AMENDING SECTION 19, ENTITLED "HISTORIC PRESERVATION BOARD AND
HISTORIC DISTRICT REGULATIONS"; AMENDING SUBSECTION 19-5,
ENTITLED "DESIGNATION OF HISTORIC PRESERVATION SITES,
STRUCTURES, BUILDINGS, INTERIORS, IMPROVEMENTS, LANDSCAPE
FEATURES OR DISTRICTS" BY DESIGNATING THE SUNSET ISLANDS
BRIDGES COMMONLY KNOWN AS SUNSET ISLANDS BRIDGES #1, 2 AND 4 AS
HISTORIC SITES; CONSISTING OF SUNSET ISLAND BRIDGE #1 WHICH
CARRIES SUNSET DRIVE OVER THE SUNSET LAKE CANAL AND LINKS
SUNSET ISLAND #4 WITH THE MIAMI BEACH BARRIER ISLAND, SUNSET
ISLAND BRIDGE #2 WHICH CARRIES SUNSET DRIVE OVER THE SUNSET
LAKE CANAL AND LINKS SUNSET ISLAND #4 WITH ISLAND #3, AND
SUNSET ISLAND BRIDGE #4 WHICH CARRIES WEST 29TH STREET OVER THE
SUNSET LAKE CANAL AND LINKS SUNSET ISLAND #1 WITH THE MIAMI
BEACH BARRIER ISLAND, AS MORE PARTICULARLY DESCRIBED HEREIN;
PROVIDING THAT THE CITY'S ZONING DISTRICT MAP SHALL BE AMENDED
TO INCLUDE THE SUNSET ISLANDS BRIDGES #1, 2 AND 4 AS HISTORIC
SITES; ADOPTING THE DESIGNATION REPORT ATTACHED HERETO AS
APPENDIX "A"; PROVIDING FOR INCLUSION IN THE ZONING ORDINANCE,
REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE.
WHEREAS, on September 12, 1996, the City's Historic Preservation
Board held a public hearing and voted unanimously (7-0) in favor of
designating the Sunset Island Bridges #1, 2 and 4 as historic sites; and
WHEREAS, on June 24, 1997, the City's Planning Board held a public
hearing and voted unanimously (6-0, 1 absence) in favor of the proposed
designation; and
WHEREAS, the City of Miami Beach Planning, Design and Historic
Preservation Division has recommended this amendment to the City's Zoning
Ordinance; and
WHEREAS, these recommendations of approval for the designation of
the Sunset Island Bridges #1, 2 and 4 as Historic Sites were based upon
the information documented in the Designation Report prepared by the
City of Miami Beach Planning, Design and Historic Preservation Division
attached hereto as Appendix "A"; and
WHEREAS, the Sunset Island Bridges were designed by locally renowned
Miami engineer W.E. Reynolds and the Concrete Steel Bridge Company, and
Bridges #1, 2 and 4 were constructed respectively in 1927, 1929 and 1927;
and
WHEREAS, the Sunset Island Bridges are examples of utilitarian
projects designed in the Mediterranean Revival style of architecture, and
all of their significant identifying architectural features have been
maintained; and
WHEREAS, the Sunset Island Bridges are the sole surviving original
Mediterranean -themed major public works engineering structures in the
City, and they are representative of the City's first major "boom" period
during the 1920's; and
WHEREAS, the Sunset Island Bridges are associated with the early
creation and development of the City's Sunset Island neighborhoods,
consisting of four of South Florida's first man-made dredged islands; and
WHEREAS, this amendment is deemed necessary to protect and enhance
the character of the Sunset Island Bridges located within the described
property; and
WHEREAS, the Mayor and City Commission believe this amendment is
necessary to the welfare of the citizens of the City of Miami Beach,
Florida.
NOW, THEREFORE BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. DESIGNATION OF THE SUNSET ISLAND BRIDGES #1, 2 AND 4 AS
HISTORIC SITES.
That certain areas located on the Plat entitled Sunset Lake
Extension as recorded in Plat Book 40 at Page 23 of the Public Records of
Dade County, and having the legal description as described herein, are
hereby designated as Historic Sites of the City of Miami Beach and shall
be known as the "Sunset Island Bridges #1, 2 and 4." That the
Designation Report attached hereto as Appendix "A" is hereby adopted.
SECTION 2. AMENDMENT OF SUBSECTION 19-5. C.S.
That Subsection (C), entitled "Historic Preservation Designation,"
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of Subsection 19-5, entitled "Designation of Historic Preservation Sites,
Structures, Buildings, Interiors, Improvements, Landscape Features or
Districts," of Section 19, entitled "Historic Preservation Board and
Historic District Regulations" of Zoning Ordinance No. 89-2665 is hereby
amended to read as follows:
* * *
19. Historic Preservation Board and Historic District Regulations
* * *
19-5 Designation of Historic Preservation Sites, Structures,
Buildings, Interiors, Improvements, Landscape Features or
Districts
* * *
C. Historic Preservation Designation
* * *
5. All Sites and districts designated as Historic Sites and
Districts shall be delineated on the City's zoning map pursuant
to Section 21-9, Maps, of this Ordinance, as an Overlay
District. Such Sites and districts include:
* * *
f. CD -2, GU, RS -2, RS-3/HPS-6: Sunset Island Bridges
#1, 2 and 4, as described below:
The boundaries of Sunset Island Bridge #1 commences
at the intersection of the center line of Sunset
Drive and W. 21st Street as shown on PLAT ENTITLED
SUNSET LAKE EXTENSION, recorded in Plat Book 40,
page 23_, Public Records of Dade County, Florida:
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thence run South 45 00' 00" East (assumed bearing)
along the extension of the center line of said
Sunset Drive for a distance of 44.90 feet; thence
South 21 47' 10" East for a distance of 113.22 feet
to the POINT OF BEGINNING of the land herein
described; thence South 65 06' 00" West for a
distance of 29.35 feet to a point located on the
Easterly line of Lot 1, Block 5 of said PLAT
ENTITLED SUNSET LAKE EXTENSION; thence South 28 35'
00" East for a distance of 14.49 feet; thence along
the arc of a curve concave to the northwest, whose
radius bears North 19 38' 22" West feet, having a
central angle of 1 30' 50" and a radius of 310.00
feet for a distance of 8.19 feet; thence South 21
47' 10" East for a distance of 59.23 feet; thence
South 68 12' 50" West for a distance of 2.25 feet;
thence South 23 12' 50" West for a distance of 1.50
feet; thence South 21 47' 10" East for a distance
of 3.88 feet; thence South 66 47' 10" East for a
distance of 1.50 feet; thence North 68 12' 50" East
for a distance of 2.25 feet; thence South 21 47'
10" East, for a distance of 58.12 feet; thence
along the arc of a curve, concave to the northwest
whose radius bears North 21 20' 00" West, having a
central angle of 1 03' 54" and a radius of 433.35
feet for a distance of 8.06 feet; thence South 9
49' 50" East for a distance of 34.50 feet to a point
located on the West line of Lot 21, Block 15-B,
RESUBDIVISION OF LOTS 16 TO 21 INCLUSIVE BLOCK 15 OF
THE AMENDED SUNSET LAKE SUBDIVISION CF MIAMI BEACH
BAY SHORE COMPANY, recorded in Plat Book 9, at page
145, Public Records of Dade County, Florida; thence
North 68 12' 50" East for a distance of 66.80 feet
to a point located on the East line of said Lot 21•
thence North 21 24' 02" West along the East line of
said Lot 21 and its northerly extension for a
distance of 36.31 feet; thence run along the arc of
a curve concave to the northwest, whose radius bears
North 28 12' 06" West having a central angle of 1
43' 58" and a radius of 433.35 feet for a distance
of 13.11 feet; thence North 21 47' 10" West, for a
distance of 123.93 feet; thence along the arc of a
curve concave to the northwest whose radius bears
North 28 18' 07" West, having a central angle of 2
25' 37" and a radius of 310.00 feet for a distance
of 13.10 feet; thence North 28 35' 00" West for a
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distance of 14.18 feet to a point located on the
southwesterly line of Lot 7, Block 4 of the above
mentioned PLAT ENTITLED SUNSET LAKE EXTENSION;
thence South 65 06' 00" West for a distance of 30.78
feet to the POINT OF BEGINNING. Said land located
lying and being in Section 34, Township 53 South,
Range 42 East, City of Miami Beach, Dade County,
Florida, and containing 7884 square feet more or
less or 0.1810 acres more or less, and
Sunset Island Bridge #2 commences at the
intersection of the center lines of W. 21st Street
and Sunset Drive as shown in 3rd REVISED PLAT OF
SUNSET ISLANDS, recorded in Plat Book 40, at page 8,
Public Records of Dade County, Florida; thence run
north 45 00' 00" west (assumed bearing), along the
center line of said Sunset Drive for a distance of
657.86 feet to the POINT OF BEGINNING of the land
herein described; thence south 88 05' 00" east, for
a distance of 43.92 feet to a point located in the
westerly line of Lot 1, Block 4F of the above
mentioned 3rd REVISED PLAT OF SUNSET ISLANDS;
thence north 45 00' 00" west parallel to the center
line of said Sunset Drive for a distance of 12.75
feet; thence north 88 05' 00" west for a distance
of 19.09 feet; thence north 45 00' 00" west
parallel to the center line of said Sunset Drive for
a distance of 145.65 feet; thence south 89 13' 20"
east, for a distance of 18.69 feet; thence north 45
00' 00" west for a distance of 11.85 feet to a point
located on the westerly line of Lot 26, Block 3D of
said 3rd REVISED PLAT OF SUNSET ISLANDS; thence
north 89 13' 20" west for a distance of 86.03 feet
to a point located on the easterly line of Lot 1,
Block 3H of said 3rd REVISED PLAT OF SUNSET ISLANDS;
thence south 45 00' 00" east for a distance of 11.85
feet; thence south 89 13' 20" east for a distance
of 12.44 feet; thence south 45 00' 03" east for a
distance of 144.05 feet; thence north 88 05' 00"
west, for a distance of 12.69 feet; thence south 45
00' 00" east for a distance of 12.75 feet to a point
located on the easterly line of Lot 31, Block 4A of
the above mentioned 3rd REVISED PLAT OF SUNSET
ISLANDS; thence south 88 05' 00" east for a
distance of 43.92 feet to the POINT OF BEGINNING.
Said land located lying and being in Section 28,
Township 53 south range 42 east, City of Miami
Beach, Dade County, Florida, and containing 7023
square feet more or less or 0.1612 acres more or
less, and
Sunset Island Bridge #4 commences at the
intersection of the center line of North Bay Road
and W. 29th Street, as shown in AMENDED PLAT OF
SUNSET LAKE SUBDIVISION OF THE MIAMI BEACH BAY SHORE
COMPANY, recorded in Plat Book 8, at page 52, Public
Records of Dade County Florida, thence due West
(assumed bearing) along the center line of said W.
29th Street for a distance of 375.50 feet to the
POINT OF BEGINNING of the land herein described;
thence due north for a distance of 35.00 feet to a
point located on the south line of Lot 1, Block 10
of the above mentioned AMENDED PLAT OF SUNSET LAKE
SUBDIVISION, thence due west parallel to the center
line of said W. 29th Street for a distance of 26.50
feet; thence due south for a distance of 13.70
feet; thence due west, parallel to the center line
of said W. 29th Street for a distance of 136.00
feet; thence, due north for a distance of 8.70
feet; thence, due west for a distance of 12.20 feet
to a point located on the south line of Lot 2, Block
1A, PLAT ENTITLED SUNSET LAKE EXTENSION, recorded in
Plat Book 40, at page 23, Public Records of Dade
County, Florida; thence, due south for a distance
of 60.00 feet to a point located on the north line
of Lot 1, Block 1 of the above mentioned PLAT
ENTITLED SUNSET LAKE EXTENSION; thence, due east
for a distance of 12.20 feet; thence due north for
a distance of 12.90 feet; thence due east parallel
to the center line of said W. 29th Street for a
distance of 136.00 feet; thence due south for a
distance of 17.90 feet; thence due east, parallel
to the center line of W. 29th Street for a distance
of 26.50 feet to a point located on the north line
of Lot 13, Block 12 of the above mentioned AMENDED
PLAT OF SUNSET LAKE SUBDIVISION OF MIAMI BEACH BAY
SHORE COMPANY; thence due north for a distance of
35.00 feet to the POINT OF BEGINNING. Said lands
located, lying and being in Section 27, Township 53
South, Range 42 East, City of Miami Beach, Dade
County, Florida, and containing 7,809.00 square feet
more or less or 0.1793 acres more or less.
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fig, CD -2, RM-1/HPD-1: All properties fronting or
abutting Espanola Way, including all of Blocks 2-A
and 2-B Espanola Villas, Blocks 3-A, 3-B, 4-A, 4-B,
5-A, 5-8, 6-A, 6-B, 7-A and 7-8, First Addition to
Espanola Villas, and Lots 1 - 4, a re -subdivision of
that unnumbered tract lying west of Blocks 7-A and
7-B and Espanola Way in First Addition to Espanola
Villas.
gh. MXE/HPD-2: The Ocean Drive/Collins Avenue Historic
District is generally bounded by the centerline of
5th Street from the Erosion Control Line to Ocean
Court; centerline of Ocean Court to 6th Street; and
the centerline of 6th Street form Ocean Court to
Collins Court on the south; Collins Court (as
extended) from 6th Street to the northern edge of
Lot 7, Block 57 of Fisher's First Subdivision of
Alton Beach the east to the centerline of Collins
Avenue; and the centerline of Collins Avenue to 22nd
Street on the west; the centerline of 22nd Street on
the north; and the Erosion Control Line on the east.
A complete legal description is included in the
designation report.
hi. GU, RS -3, RS-4/HPD-3: The east side of Collins
Avenue to the Erosion Control Line from 77th Street
to 79th Street. (All of Blocks 5, 6, 11 and 12 of
Altos Del Mar No. 1 Subdivision). Those properties
which are owned by the State of Florida or the City
of Miami Beach shall retain their GU Government Use
District Zoning designation. Those properties which
are privately -owned shall retain their Single Family
Zoning District classification of RS -3 or RS -4,
respectively. Development within the Historic
District whether on City, State, or privately owned
Lots, shall be reviewed by the Planning Board and
approved by the City Commission pursuant to the
Conditional Use procedures as set forth in Section
17-3 of this Ordinance.
4i, RM -1, CD -2, CD -3, RO, GU/HPD-4: Flamingo Park
Historic Preservation District, generally bounded by
the centerline of 6th Street on the south; center-
line of Lenox Court (as extended) on the west
including lots 7 and 8, Block 46 Commercial
Subdivision and excluding Lots 1-6 Block 46,
7
Commercial Subdivision; centerline of Lincoln Lane
North on the north; and Ocean Drive/Collins Avenue
Historic District on the east; and, excluding
properties within the Espanola Way Historic
District. (Complete legal description available on
file with the designation report).
J4XE, CD -3, GU/HPD-5: Museum Historic Preservation
District, generally bounded on the south by Lincoln
Lane North, the centerline of Washington Avenue on
west; and Collins Canal on north; the centerline of
23rd Street, including all properties fronting on or
having a property line on 23rd Street, on the north;
and, the centerline of Collins Avenue on the East
(Complete legal description available on file with
the designation report).
kl CSP -1, CPS -2, RPS -1, RPS -2, RPS -3, RPS -4, GU/HPD-6:
Ocean Beach Historic District, The boundaries
commence at the intersection of the center line of
5th Street and the center line of Ocean Court;
thence run Easterly, along the extension of the
center line of 5th Street to the Erosion Control
Line of the Atlantic Ocean; thence run Southerly,
along the Erosion Control Line to the center line of
1st Street; thence run Westerly, along 1st Street to
the center line of Collins Court; thence run
southerly, along Collins Court, to the south line
of Lot 18 on Block 10; thence run Westerly along the
extension of the south line of Lot 18 on Block 10 to
the center line of Washington Avenue; thence run
Northerly, along Washington Avenue to the center
line of 2nd Street; thence run Westerly, along 2nd
Street to the center line of Meridian Court; then
run Northerly, along Meridian Court to the center
line of 3rd Street; thence run Westerly, along 3rd
Street to the center line of Jefferson Court; thence
run Northerly, along Jefferson Court to the south
line of Lot 4 on Block 82; thence run Easterly along
the extension of the south line of Lot 4 on Block 82
to the center line of Jefferson Avenue; thence run
Northerly, along Jefferson Avenue to the center line
of 4th Street; thence run Westerly, along 4th Street
to the center line of Michigan Avenue; thence run
northerly, along Michigan Avenue to the center line
of 5th Street; thence run Westerly, along 5th Street
to the center line of Michigan Court; then run
Southerly along Michigan Court to the south line of
Lot 8 on Block 99; thence run Westerly along the
extension of the south line of Lot 8 on Block 99 to
the center line of Lenox Avenue; thence run
Northerly, along Lenox Avenue to the center line of
5th Street; then run Westerly, along 5th Street to
the center line of Lenox Court; thence run
Northerly, along Lenox Court to the center line of
6th Street; thence run Easterly along 6th Street to
the center line of Washington Avenue; thence run
Southerly, along Washington Avenue to the center
line of 6th Street, thence run Easterly, along 6th
Street to the centerline of Ocean Court, thence run
Southerly, along Ocean Court, to the point of
commencement, at the intersection of the center
lines of 5th Street and Ocean Court.
CD -2, GU, GU/RS-3, GU/RS-4, MXE, RM-1/HPD-7: The
boundaries of the Harding Townsite/South Altos Del
Mar Historic District commence at the intersection
of the center line of Collins Court and the center
line of 76th Street; thence run Easterly along the
center line of 76th Street to the intersection with
the center line of Collins Avenue; thence run
Northerly along the center line of Collins Avenue to
the intersection with the center line of 77th
Street; thence run Easterly along the theoretical
extension of the center line of 77th Street to the
intersection with the Erosion Control Line of the
Atlantic Ocean; thence run Southerly along the
Erosion Control Line of the Atlantic Ocean to the
intersection with the theoretical extension of the
center line of 73rd Street; thence run Westerly
along the center line of 73rd Street to the
intersection with the center line of the theoretical
extension of Collins Court; thence run Northerly
along the center line of Collins Court to the point
of commencement, at the intersection of the center
lines of Collins Court and 76th Street.
,SECTION 3. INCLUSION IN ZONING ORDINANCE NO. 89-2665.
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 City of Miami Beach Zoning Ordinance No. 89-2665 as amended;
and that the sections of this Ordinance may be renumbered or relettered
to accomplish such intention.
SECTION 4. AMENDMENT OF ZONING DISTRICT MAP.
That the Mayor and City Commission hereby amend the Zoning District
Map of the City of Miami Beach as contained in the Zoning Ordinance No.
89-2665 by identifying the areas described herein as HPS-6, Historic
Preservation Site Six.
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 26th day of
July , 1997.
PASSED and ADOPTED this 16th day of July , 1997.
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ATTEST:
6. 3- co
CITY CLERK
1st reading 7/2/97
2nd reading 7/16/97
MHF:mhf:smm
f:\plan\Sall\draft_or\pb\1284ord.971
APPROVED AS TO
FORM & LANGUAGE
de FOR EXECUTION
11
CITY OF MIAMI BEACH
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139
http:11c i. m iam i-beach.fl. us
COMMISSION MEMORANDUM NO. 5i 8-9-7
TO: Mayor Seymour Gelber and
Members of the City Commission
FROM: Jose Garcia -Pedrosa
City Manager
DATE: July 16, 1997
SUBJECT: Public Hearing V An Ordinance of the Mayor and City Commission of the City of
Miami Beach, Florida, Amending Zoning Ordinance No. 89-2665, Amending Section
19, Entitled "Historic Preservation Board and Historic District Regulations";
Amending Subsection 19-5, Entitled "Designation of Historic Preservation Sites,
Structures, Buildings, Interiors, Improvements, Landscape Features or Districts" by
Designating the Sunset Islands Bridges Commonly Known as Sunset Islands Bridges
#1, 2 and 4 as Historic Sites; Consisting of Sunset Island Bridge #1 Which Carries
Sunset Drive over the Sunset Lake Canal and Links Sunset Island #4 with the Miami
Beach Barrier Island, Sunset Island Bridge #2 Which Carries Sunset Drive over the
Sunset Lake Canal and Links Sunset Island #4 with Island #3, and Sunset Island
Bridge #4 Which Carries West 29th Street over the Sunset Lake Canal and Links
Sunset Island #1 with the Miami Beach Barrier Island, as More Particularly Described
Herein; Providing That the City's Zoning District Map Shall Be Amended to Include
the Sunset Islands Bridges #1, 2 and 4 as Historic Sites; Adopting the Designation
Report Attached Hereto as Appendix "A"; Providing for Inclusion in the Zoning
Ordinance, Repealer, Severability, and an Effective Date.
RECOMMENDATION
The Administration recommends that the City Commission adopt the Designation Report and Zoning
Ordinance Amendment designating the Sunset Island Bridges #1, 2 and 4 as historic sites .
BACKGROUND
At its February 8, 1996, meeting, the City of Miami Beach Historic Preservation Board noted the impact
the development of the Sunset Islands I, II, III and IV has had on the history and development of the City
of Miami Beach. The Board further noted the historic role the Sunset Isles Bridges have played in defining
the special tropical island character of the Sunset Islands residential neighborhood. Bridges #1, 2 and 4 are
not only the sole surviving original Mediterranean -themed public works engineering structures in the City
of Miami Beach, but are also the only remaining bridges of their kind in South Florida. Citing the
aesthetic, architectural, and historical importance of the bridges to the Sunset Islands neighborhood and the
first major "boom" period of the City during the 1920's, the members of the Board expressed concern over
the possible loss of these significant structures and their possible
replacement with structures not sensitive to the special character and AGENDA ITEM
history of the Sunset Islands. Accordingly, the Board directed the
DATE -7" 1 /.0-R 1
1
staff of the Planning, Design and Historic Preservation Division to prepare a prepare a preliminary
evaluation and recommendation relative to the local designation of Sunset Islands Bridges #1, 2 and 4 as
historic sites.
At its June 11, 1995, meeting, the Historic Preservation Board reviewed an independent analysis of the
historical significance of the bridges prepared by Janus Research of St. Petersburg, Florida, for the Florida
Department of Transportation, as well as the preliminary evaluation and recommendation prepared by the
staff of the Planning, Design and Historic Preservation Division. The Board concurred with both said
reports that the Sunset Island Bridges #1, 2 and 4 not only met the designation criteria listed in Section 19-5
of Zoning Ordinance No. 89-2665 for designation as Miami Beach historic sites, but were also eligible for
nomination to the National Register of Historic Places. The Board further noted the clear significance of
the Sunset Islands Bridges #1, 2 and 4 to the successful development and defining character of the Sunset
Islands and the City of Miami Beach, observing that these important historic sites could be dramatically
altered or even lost in the near future if not afforded proper recognition and protection through historic
designation.
Accordingly, the Historic Preservation Board directed the staff to prepare a designation report relative to
the group designation of the Sunset Islands Bridges #1, 2 and 4. The Board further directed staff to schedule
and publicly notice the September of 1996 hearing to consider and vote on the proposed designation of the
Sunset Islands Bridges #1, 2 and 4.
On September 12, 1996, the Historic Preservation Board held a public hearing and found the proposed
designation meets the intent and criteria set forth in Section 19-5.B of the Zoning Ordinance; accordingly,
it voted unanimously (7-0) in favor of recommending the designation of the Sunset Islands Bridges #1, 2
and 4 as Miami Beach Historic Sites as described in the attached designation report.
On June 24, 1997, the Planning Board held a public hearing on the proposed designation and voted
unanimously (6-0, 1 vacancy) in favor of recommending to the City Commission the adoption of the
amending ordinance and designation report creating the Sunset Island Bridges #1, 2 and 4 as Historic Sites.
DESIGNATION PROCESS
The designation report for the proposed historic sites is required to be presented to the Historic Preservation
Board and the Planning Board at public hearings. Following public input, the Historic Preservation Board
is to vote whether or not the proposed sites meet the criteria listed in the Zoning Ordinance and transmit a
recommendation on historic designation to the Planning Board and City Commission. If the Historic
Preservation Board votes against the designation, no further action is required. If the Historic Preservation
Board votes in favor of designation, the Planning Board reviews the designation report and formulates its
own recommendation. The recommendations of both Boards, along with the designation report, are
presented to the City Commission. If the proposed amendment changes the zoning map designation for a
parcel or parcels of land involving less than ten (10) contiguous acres, the City Commission will hold one
(1) public hearing on the designation. Upon conclusion of the hearing, the City Commission can
immediately adopt the ordinance with a 5/7 majority vote. In cases in which the proposed ordinance
involves ten (10) or more contiguous acres, the City Commission will hold two (2) public hearings on the
designation.
RELATION TO ORDINANCE CRITERIA
In accordance with Section 19-5.B of the Zoning Ordinance, eligibility for designation is determined on the
basis of compliance with the following listed criteria:
1. The Historic Preservation Board shall have the authority to recommend that properties be
designated as Historic Buildings, Historic Structures, Historic Improvements, Historic
Landscape Features, Historic Interiors (architecturally significant public portions only),
Historic Sites or Historic Districts if they are significant in the historical, architectural,
cultural, aesthetic or archeological heritage of the City of Miami Beach, the county, state or
nation. Such properties shall possess an integrity of location, design, setting, materials,
workmanship, feeling or association and meet at least one (1) of the following criteria:
a. Association with events that have made a significant contribution to the history of
Miami Beach, the county, state or nation;
b. Association with the lives of Persons significant in our past history;
c. Embody the distinctive characteristics of a historical period, architectural or design
style or method of construction;
d. Possesses high artistic values;
e. Represent the work of a master; Serve as an outstanding or representative work of a
master designer, architect or builder who contributed to our historical, aesthetic or
architectural heritage;
f. Have yielded, or are likely to yield information important in pre -history or history;
g.
Listed in the National Register of Historic Places;
h. Consist of a geographically definable area that possesses a significant concentration
of Sites, Buildings or Structures united by historically significant past events or
aesthetically by plan or physical development, whose components may lack
individual distinction.
2. A Building, Structure (including the public portions of the interior). Improvement or
Landscape Feature may be designated historic even if it has been altered if the alteration is
reversible and the most significant architectural elements are intact and repairable.
The Sunset Island Bridges #1, 2 and 4 are eligible for designation as they comply with the criteria as
outlined above.
1. Staff finds the Sunset Island Bridges #1, 2 and 4 to be eligible for historic designation and
in conformance with designation criteria as specified in section 19.5 of the Zoning Ordinance
for the following reasons:
3
A. Association with events that have made a significant contribution to the history of
Miami Beach, the County, state or nation:
The Sunset Island Bridges #1, 2 and 4 are associated with the early creation and
development of Miami Beach's Sunset Islands neighborhood, consisting of four of
South Florida's first man-made dredged islands. The vital link of the Sunset Islands
to each other and to the Miami Beach Barrier island was the Sunset Islands Bridges
#1, 2 and 4, which significantly contributed to the realization and appeal of one of
the City's earliest tropical residential island neighborhoods.
B. Association with the lives of Persons significant in our past history:
The Sunset Islands were developed by the Sunset Island Company, headed by S.A.
Lynch, President of Paramount Pictures. His presence significantly contributed to
publicity efforts fueling the continued development of Miami Beach, helping make
the Sunset Islands home to prominent citizens locally and nationwide. As a result of
many of his efforts, several renowned film, entertainment and political personalities
maintained residences on the Sunset Islands, as well as elsewhere throughout Miami
Beach.
C. Embody the distinctive characteristics of a historical period, architectural or design
style or method of construction:
The Sunset Islands Bridges #1, 2 and 4 possess characteristics illustrating 1920's
"boom -time" Mediterranean Revival Style architecture, which was the original
architectural style standard of the Sunset Islands, as well as the "style of choice" for
early Miami Beach. The bridges are also the documented last remaining bridges in
South Florida with continuous arched reinforced concrete girders which were cast on-
site over the water.
D. Possess high artistic values:
The Sunset Islands Bridges #1, 2 and 4 represent one of the earliest architectural
design styles in the progression of public works construction in Miami Beach.
Further, they reflect the unique design origins of the Sunset Islands neighborhood.
Each bridge consists of three massive, sweeping shallow arches with closed
spandrels, and possess Classically influenced cast concrete urn -type guardrail
balusters and railings. Crafted cast iron lamp posts sit on the top of the guardrails at
ends of each bridge. Collectively, these elements give the Sunset Islands Bridges #1,
2 and 4 a unique elegance and gracefulness characteristic of the historic era in Miami
Beach during which they were built. The bridges are constructed of reinforced
concrete, which utilized some of the earliest air entraining agents for achieving
durability and longevity.
E. Represent the work of a master designer, architect or builder who contributed to
historical, aesthetic or architectural heritage:
In the context of the Sunset Islands Bridges #1, 2 and 4, the term "Master" shall
relate to architects and engineers. Construction drawings were prepared by locally
renowned Miami engineer W.E. Reynolds and the Concrete Steel Bridge Company,
whose involvement in other public works projects included the Pan American Air
Base ramp approach at Dinner Key (Miami), Miami River Bridges (Miami Springs),
the Biscayne Bay Turning Basin at Bayfront Park (Miami), and the fourth "sister"
bridge to the Sunset Islands Bridges, which was constructed in Orlando, Florida, in
1929.
F. Have yielded, or are likely to yield information important in pre -history or history:
The character, quality, and detail of the Sunset Island Bridges #1, 2 and 4 illustrates
one of the many social "faces" of Miami Beach and South Florida from circa 1922
through late 1929. The bridges' design connotes a discrete image of wealth, the
prosperity enjoyed by some in Post World War I America, and the relative
extravagance of the "Roaring Twenties" Era. In addition to the use of "high style"
design elements in utilitarian projects engineering structures, the bridges'
construction materials and techniques, some of the most expensive at the time,
illustrate the general development consensus of the "boom -time" era in Miami
Beach --producing the highest quality available, no matter at what the cost.
G. Listed in the National Register of Historic Places:
Currently the Sunset Islands Bridges #1, 2 and 4 are neither individually nor
collectively designated site(s) listed in the National Register of Historic Places;
although in its July 1995 Cultural Resource Assessment Survey conducted for the
Florida Department of Transportation, Janus Research of St. Petersburg, Florida,
determined all three bridges to be eligible for listing.
H. Consists of a geographically definable area that possesses a significant concentration
of Sites. Buildings or Structures united by historically significant past events or
aesthetically by plan or physical development, whose components may lack
individual distinction:
The Sunset Islands Bridges #1, 2 and 4 do not consist of a geographically definable
area, but are individually contributing sites within the geographically definable area
known as the Sunset Islands I, II, III and IV, and collectively form the links that
unify the individual isles into a cohesive urban form. The bridges qualify as
significant proposed historic sites as a group of components integral to the special
historic character of the neighborhood.
2. Altered structures proposed for designation in the City of Miami Beach may be designated
historic if alterations are readily reversible and/or significant architectural elements are intact
and repairable. In addition, staff expands its findings to include individual or collective
groups of structures which are contributing, despite alterations, as important factors in
maintaining the special character of the neighborhood.
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ANALYSIS OF THE AMENDING ORDINANCE
In reviewing a request for an amendment to the Zoning Ordinance or a change in land use, the Planning
Board and City Commission consider the following:
1. Whether the proposed change is consistent and compatible with the Comprehensive Plan and
any applicable neighborhood or Redevelopment Plans;
Consistent - The proposed designation is consistent with the Historic Preservation
Element of the Comprehensive Plan's Objective No. 1 which, in part, states:
"...increase the total number of structures designated as historically
significant from that number of structures designated in 1988, either
individually or as a contributing structure within a National Register Historic
Preservation District or a local ordinance historic preservation district."
2. Whether the proposed change would create an isolated district unrelated to adjacent or
nearby districts;
Consistent - The amendment would not change the underlying zoning district for any
areas within the City.
3. Whether the change suggested is out of scale with the needs of the neighborhood or the City;
Consistent - The Sunset Island Bridges #1, 2 and 4 are designed in scale with the
surrounding neighborhood. The proposed designation would help to not only
maintain the existing scale of the sites, but it would also preserve an integral
part of the City's heritage.
4. Whether the proposed change would tax the existing load on public facilities and
infrastructure;
Consistent -
The proposed designation would not affect the levels of service of any public
facilities or infrastructure serving the surrounding area because the Sunset
Island Bridges #1, 2 and 4 are already existing. There is no change caused
by the designation.
5. Whether existing district boundaries are illogically drawn in relation to existing conditions
on the property proposed for change;
Consistent -
The proposed designation identifies the Sunset Island Bridges #1, 2 and 4 as
individually contributing historic sites within the Sunset Islands I, II, III and
IV. The areas subject to review would encompass all bridge elevations and
plans, including structural and architectural features, gate houses, lighting
fixtures, site and landscape features, as well as public rights-of-way,
including bridge roadways and approaches. The boundaries have been
identified through careful historical research and architectural investigation.
6
6. Whether changed or changing conditions make the passage of the proposed change
necessary;
Consistent - Designation of the Sunset Island Bridges #1, 2 and 4 would provide
protection of three significant historical resources, and it will help to ensure
that any rehabilitation or new construction will be completed in a sensitive
manner. The insensitive alteration or demolition of any of these historic sites
would constitute as a significant loss to the surrounding neighborhood and
to the City of Miami Beach.
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 neighborhood. Indeed, the quality of living
conditions in designated historic areas has significantly improved since the
City started designating historic sites and districts. The designation of the
Sunset Island Bridges #1, 2 and 4 would help to maintain the special
character of the area and to preserve one of the major defining elements
associated with the Sunset Islands I, II, III and IV.
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 the existing structures and does
not change the permitted land uses, the traffic levels of service set forth in the
Comprehensive Plan will not be affected by designation. Likewise, public
safety will not be negatively affected.
9. Whether the proposed change will seriously reduce light and air to adjacent properties;
Consistent -
The designation will result in the retention of the Sunset Island Bridges #1,
2 and 4; and thus, there will not be a reduction in light or air to adjacent
properties. Each low-lying bridge consists of three massive, sweeping arches
with closed spandrels and possesses classical cast concrete urn -type guardrail
balusters.
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 preservation of
the Sunset Island Bridges #1, 2 and 4 would reinforce and promote
continuous quality enhancement of the Sunset Islands I, II, III and IV.
7
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 adjacent property to be developed in accordance with said
regulations. Designation of the Sunset Island Bridges #1, 2 and 4 would
ensure smart development which is sensitive to the unique aesthetic character
of the area and respectful of its early origins.
12. Whether there are substantial reasons why the property cannot be used in accordance with
existing zoning;
Consistent - The permitted land uses are not affected since the proposed amendment does
not change the underlying zoning district for any property.
13. Whether it is impossible to find other adequate Sites in the City for the proposed Use in a
district already permitting such Use;
Not Applicable - This review criteria is not applicable to this Zoning Ordinance
amendment.
CONCLUSION
Based on the foregoing, the Administration has concluded that the City Commission should adopt the
Designation Report and the subject amending ordinance.
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