Resolution 94-21034 RESOLUTION NO. 94-21034
A RESOLUTION OF THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH,
FLORIDA, GRANTING A CERTIFICATE OF
APPROPRIATENESS FOR DEMOLITION OF A
HISTORIC STRUCTURE LOCATED AT 216 7TH
STREET AND FOR PARTIAL DEMOLITION OF
THREE HISTORIC STRUCTURES LOCATED AT 634-
660 COLLINS AVENUE.
WHEREAS, an application was submitted to the Planning, Design
and Historic Preservation Division by Ballet Valet Parking Co. ,
Inc. requesting a Certificate of Appropriateness for Demolition of
a historic structure located at 216 7th Street and for partial
demolition of three historic structures located at 634-660 Collins
Avenue in order to allow for construction of a parking garage and
retail store complex; and
WHEREAS, construction of the proposed project is contingent
upon the City's acquiring title to the rear portion of the project
site and to the air rights above the first level of the subject
property; and
WHEREAS, on October 12 , 1993 the City's Joint Design
Review/Historic Preservation Board granted a Certificate of
Appropriateness and Design Review Approval to the proposed project;
and
WHEREAS, on November 23 , 1993 the City' s Planning Board
granted Condition Use Approval for the proposed parking garage; and
WHEREAS, the approvals may need to be amended; and
WHEREAS, the Board of Adjustment will be considering Ballet
Valet Co. , Inc. 's request for variances for that portion of the
site which will not be acquired by the City; and
WHEREAS, on December 2 , 1993 a public hearing was held by the
City's Historic Preservation Board regarding the request, after
which the Board voted to recommend in favor of granting the
request; and
WHEREAS, pursuant to Subsection 19-6B. 4 of the City' s Zoning
Ordinance, on January 19, 1994 the City Commission held a public
hearing regarding the request, after which the Commission voted in
favor of approving the recommendation of the Historic Preservation
Board and granted the requested Certificate of Appropriateness for
Demolition; and
WHEREAS, the grounds for the City Commission' s decision are
set forth in Commission Memorandum No. 42-94 which is attached
hereto as Exhibit "1" .
NOW, THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA:
1. That the Mayor and City Commission approve the
recommendation of the City' s Historic Preservation Board regarding
the aforestated request for a Certificate of Appropriateness for
Demolition based on the grounds set forth in Commission Memorandum
No. 42-94 attached as Exhibit "1" ; and
2 . That the Mayor and City Commission hereby grant a
Certificate of Appropriateness for Demolition of a historic
structure located at 216 7th Street and for partial demolition of
three historic structures located at 634-660 Collins Avenue; said
Certificate of Appropriateness being contingent upon the
applicant' s obtaining a building permit and all approvals required
by the City' s Zoning Ordinance for the above-referenced project
prior to obtaining a permit for the proposed demolition; and
3 . That the approval granted for demolition/partial
demolition of historic structures as set forth herein shall not be
construed as constituting consent by the Mayor and City Commission
to City acquisition of the above-described land and air rights or
to City participation in the subject project.
PASSED and ADOPTED this 19th d- • Januar , 1994.
V
4 , ,
ATTEST: / _
MAYOR
ler
CITY CLERK
SWS:scf:disk6\demoa216.res
FORM APPROVED
LEGAL DEPT.
By S�➢
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CITY OF MIAM ! BEACH
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH FLORIDA 33139
OFFICE OF THE CITY MANAGER TELEPHONE: (305) 673-7010
FAX: (305) 673-7782
COMMISSION MEMORANDUM NO. Li
TO: Mayor Seymour Gelber and DATE.7anuary 19, 1994
Members of the City Commission
FROM: Roger M. Ca
City Manager ..-7
SUBJECT: REQUEST FOR THE CITY COMMISSION TO CONSIDER THE
ISSUANCE OF A CERTIFICATE OF APPROPRIATENESS FOR
DEMOLITION OF A HISTORIC STRUCTURE LOCATED AT 216
7TH STREET AND PARTIAL DEMOLITION OF THREE (3)
HISTORIC STRUCTURES AT 634 - 660 COLLINS AVENUE.
RECOMMENDATION
The Administration recommends that the City Commission approve the
issuance of a Certificate of Appropriateness for Demolition of a
historic structure located at 216 7th Street and partial demolition
of three (3) historic structures at 634 - 660 Collins Avenue.
BACKGROUND
The applicant, Valet Ballet Parking Co. , Inc. has requested a
Certificate of Appropriateness for the demolition of a historic
structure located at 216 7th Street and partial demolition of three
historic structures at 674-660 Collins Avenue. The request was
made in order to allow for the construction of a five-level parking
structure and retail store complex. This project has been approved
by the Planning Board and joint Design Review/Historic Preservation
Board. The project received a favorable recommendation for the
issuance of a Certificate of Appropriateness for Demolition from
the Historic Preservation Board on December 2, 1993 . The subject
buildings are within the Ocean Drive/Collins Avenue Local Historic
District and are classified as historic in the City's Historic
Properties Database.
The City's current Historic Preservation regulations, Section 19 of
the Zoning Ordinance, establish a review process for applications
for a Certificate of Appropriateness for Demolition for buildings
which are designated historic. The initial identification of
whether a building is designated historic or non-historic is found
in the Miami Beach Historic Properties Database.
Pursuant to Subsection 19-6 B.4 , a request for a Certificate of
Appropriateness for demolition of a historic structure is first
considered by the City' s Historic Preservation Board at a noticed
public hearing. Should the Historic Preservation Board confirm the
Database listing for the subject building as "historic" , then the
Historic Preservation Board submits a recommendation pertaining to
the issuance of a Certificate of Appropriateness for Demolition to
the City Commission, who will make the final determination as to
whether a permit for demolition should be issued. The City
Commission is required to hold a public hearing prior to making its
decision on the issuance of a Certificate of Appropriateness for
Demolition.
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AGENDA 3
ITEM
DATE 1 - 1 ��
Pursuant to Subsection 19-6 B. 4 , the Commission may approve the
recommendations of the Historic Preservation Board by a simple
majority, but must have a five-sevenths (5/7) vote of all members
of the Commission to overrule the Historic Preservation Board's
recommendation.
ANALYSIS
Section 19-6 C. 5 (d) of the Zoning Ordinance provides criteria by
which the Historic Preservation Board and City Commission may
evaluate requests for a Certificate of Appropriateness for
Demolition. Because the request consists of the partial demolition
of the three (3) buildings on Collins Avenue and the complete
demolition of the building on 7th Street, the following analysis is
subdivided accordingly, based upon the aforestated criteria:
1. National, state or local designation.
The property is located in the National Register District and
the Ocean Drive\Collins Avenue Local Historic District
2. Design, craftsmanship or material that would be difficult or
expensive to reproduce today.
a. Collins Avenue Buildings: The front facades of the
subject buildings are of material and craftsmanship which
are difficult and expensive to reproduce. Also,
reproductions of these historic designs are strongly
discouraged because they tend to compete with original
designs. It should be noted that the rear portions of
these buildings are devoid of any significant
architectural details.
b. 7th Street Building: The altered version of this building
is neither difficult nor expensive to reproduce.
3. Last remaining examples.
a. Collins Avenue Buildings: The Streamline Moderne, Spanish
Mission and Mediterranean Revival designs of the subject
buildings are represented in numerous other structures in
the district.
b. 7th Street Building: The scale, massing and materials of
the subject structure are replicated in numerous
buildings throughout the district.
4. Contributes to historic character of district.
a. Collins Avenue Buildings: The front facades of the
subject buildings contribute significantly to the
historic character of the District and are consistent
with the character associated with many buildings in the
National Register District and the Ocean Drive/Collins
Avenue Local Historic District. It is important to add
that the demolition of the rear portion of said buildings
will not diminish their contribution to the historic
character of the area.
b. 7th Street Building: Because this building has been
altered to such an extent over time, it contributes
little to the character of the surrounding area and the
district as a whole. Therefore, its demolition will have
little negative effect on the historic character of the
area.
• 5. Retention promotes general welfare and opportunity to study
local history.
2
14
a. Collins Avenue Buildings: The front facades of the
subject buildings provide physical examples pertaining to
local history, culture and design and significantly add
to the understanding of the culture and heritage of the
City, as the architecture styles of these buildings were
prevalent in the early years of the City. The partial
retention will perpetuate these structures as physical
examples of local history.
b. 7th Street Building: The subject building retains little
of what was originally constructed and, therefore,
contributes virtually nothing to our understanding of the
history of the structure or to the character of
surrounding area.
6. Parking garage/Ground floor retail/U.S. Secretary of the
Interior Standards.
The proposed construction of a five (5) level parking garage
over portions of the subject buildings meets with the U.S.
Secretary of the Interior Guidelines for Rehabilitation and
Guidelines for Rehabilitating Historic Buildings. The
maintenance and introduction of new retail space on the ground
floor is also consistent with the design guidelines as
established by the City of Miami Beach.
7. Plans for re-use.
The project includes the substantial rehabilitation of the
facades of the three (3) buildings fronting Collins Avenue and
the construction of a five (5) level parking garage above said
structures, as well as to the rear of the property.
The project, as a whole, has two (2) facets - the demolition
and reconstruction of new and existing commercial buildings
and the construction of a five (5) story, 607-space parking
structure directly over said retail space. Specifically, the
project will entail the following:
1. A reconstruction of existing retail storefronts: Three
(3) separate historic buildings will be partially
demolished in the rear. The facades and front portions
of these buildings will be restored.
2. Addition of new retail storefronts: New storefronts will
be constructed along the front of Collins Avenue, in
between the existing structures, with varying heights in
order to be in context with the existing buildings.
3 . Addition of Parking Garage: A five (5) level, 607-space
parking garage will be constructed over existing
buildings and at grade to the rear of the property. This
will entail the complete demolition of a historic
structure on 7th Street. The proposed garage will be
composed of a grid patterned metal trellis, consisting of
four (4) distinct levels which incorporate horizontal
wave designs, reflective of the ocean. Within the
proposed grill-work, and spanning the entire length of
each elevation on all levels, will be planters for the
placement of landscape material. It is expected that the
grill work will be entirely covered with different types
of planting material at each waved level, after two (2)
to three (3) years of plant growth.
8. Financial Feasibility/Unsafe Structure.
• The developer, in the attached feasibility report, has
indicated the necessity of demolishing the rear portion of the
structures on Collins Avenue in order to accommodate the ramp
system of the proposed garage. Any other design scheme would
make the entire project cost prohibitive. The subject
buildings have not been found unsafe by the Dade County Unsafe
Structures Board.
15
3
•
The Administration is requesting that the City Commission grant the
applicant's request for a Certificate of Appropriateness for
Demolition.
As noted, the Historic Preservation Board confirmed the historic
designation of the four (4) subject buildings and issued a
favorable recommendation to the City Commission regarding the
issuance of a Certificate of Appropriateness for Demolition. The
Administration concurs with this recommendation, as the facades and
front portions of the most contributing buildings shall be
preserved and only the least contributing will be fully demolished.
Furthermore, the proposed garage will help alleviate a tremendous
shortage of parking in the immediate area and relieve traffic
congestion associated with it.
CONCLUSION
The Administration has concluded that the City Commission should
approve the issuance of a Certificate of Appropriateness for
Demolition for the demolition of a historic structure located at
216 7th Street and partial demolition of three (3) historic
structures at 634 - 660 Collins Avenue.
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T,Mphone 305/412 3381 Telefax 305/445 5865
Feasibility_
This project is in response to the substantial demand for a parking
garage in the area. The intent of the project is to build a garage
that is well located in the neighborhood by its own merits and act
as a point of origin for the area. The garage along with the
retail on the ground floor aid in the enhancement of the street
life surrounding the building.
The practicality and fixed dimensions of a 5-story garage above the
existing retail stores, dictates the necessity for demolishing the
rear portion of the existing retail store to incorporate the ramp
up to the parking. The mass of the garage structure itself
necessitates the need for a substantial amount of structure to come
down through the existing buildings.
It is the intent of the design to maintain and reestablish the
historical facades of the existing storefronts by renovating the
front 5 ' section of each building. The vacant lots between the
existing retail buildings will be filled in with new retail stores,
developing a more coherent retail section and rehabilitating the
street life along Collins Avenue.
This design concept was unanimously approved by the Design Review
Board. To construct this building in any other configuration would
warrant the project financially prohibitive.
File:E\Derek19331.1
18
215i te.Jeune 1,,de Jui,c iJig,C 6 - /�'�/�(j L// I 1.1# / sinus V A
kiepF.one 305/4419381 Telefax 305/445 5865
Proposed Action
The purpose of the application is for the removal of the rear
portion of 3 buildings to allow for the construction of a new
parking facility along with the restoration of the storefronts and
revitalization of the retail along Collins Avenue.
Fi1.:E\D.r.k19331.2
19
DESIGN REVIEW/HISTORIC PRESERVATION BOARD
City of Miami Beach, Florida
MEETING DATE: October 12 , 1993
IN RE: The Application for a Certificate of Appropriateness
and Design Review Approval for the construction of
a five (5) story parking garage and ground floor
retail space.
PROPERTY: 634 - 660 Collins Avenue
FILE NO: 4391J
ORDER
The applicant, Ballet Valet Parking Co. , Inc. , filed an application
with the City of Miami Beach' s Planning, Design soric
Preservation Division for a certificate of Appropriateness
an
Design Review approval .
FINDINGS OF FACT
The City of Miami Beach' s Design Review/Historic Preservation Board
makes the following findings:
1 . The proposed project is located in the Ocean Drive/Collins
Avenue Local Historic and National Register Districts of the
City of Miami Beach.
2 . ReviewoCriter a Nos.ect as submitted, 4 , 12 t and consistent13in Subsection e18 Design2 of
Re
Zoning Ordinance No. 89-2665.
3 . The project would be consistent with the afore-stated criteria
and requirements if the following conditions are met:
1. All parking lot identification signs shall meet all
applicable size criteria, as set forth in the zoning
code, or a variance shall be required.
2 . All storefront signage shall be uniform and consist of
flush mounted, individual channel letters.
3 . The final subject to the nreview t eand approval gal samples, is
staff .
j
4 . Final building plans are subject to a concurrency review.
5. The alley abutting the subject ai property
shaa ll
be rep o ired
ed
and overlayed, by the
approved by staff.
6. All landscape material shall be properly maintained in a
ti
manner which will retain an opaque screen, as envisiona(
in the submitted color rendering.
CONCLUSIONS OP LAW
1 . The project as submitted does not meet the requirements as set
forth in Subsections
g-2 of and a Certifcate Ordinance of Appropriateness.
Design Review approval
2 . The project will meet the requirementsf o ri Apor propriateness ifthe
approval and a Certificate No. 3 above are met and if the
conditions set forth in Finding meets the
Building Department determines that the project
concurrency requirements in Section 22 of the Zoning
Ordinance.
DECISION OF THE BOARD
The City ' s joint Design Review/Historic Preservation Board
grants Design Review approval and a Certificate of Appropriateness
for the above-referenced project conditioned upon the following:
1 . All parking lot identification signs shall meet all
applicable variancesize lshall, besset requiredrth in the zoning
code, or
2 . All storefront signage
shall
llbchannel letter sunifoand consist of
flush mounted,
3 . The final paint scheme, including
for samples, is
subject to the review and approval of
4 . Final building plans are subject to a concurrency review.
5. The alley abutting the subject property shall be repaired
and overlayed, by the applicant, in a manner to be
approved by staff.
6. All landscape material shall be properly maintained inea
n a
manner which will retain an opaque screen,
in the submitted color rendering.
No building permit may be issued unless and until conditions as set
forth herein have been met.
Please be advised that Design Review Board required approval
M does not
relieve the applicant from obtaining all
oCounty and/or State reviews and permits including zoning. If
handicapped access is not provided, this approval does not mean
that handicapped access is not required or that the Board supports
an applicant' s effort to seek waivers relating to handicapped
accessibility requirements.
''1
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When - . • e. . - d •a - ra :,, ' -- ease .04i
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pivisioz. If all of the above-specified conditions are addressed,
the plans will be stamped approved. Two (2) sets will be returned
to you for submission for a building permit. One (1) set will be
retaine0 for the Design Review Board' s file. If the building
g
permit is not issued within one (1) year of the meeting date,
Design Review approval will become void. If you have any
questions, please do not hesita a to call us.
Dated this ` day of
- 1993 .
DESIGN REVIEW/HISTORIC PRESERVATION BOARD
City of Miami Beach, Florida
Chairperson
a:\4391 . fo
22
ORIGINAL
RESOLUTION NO. 94-21034
Granting a certificate of appropriateness
for demolition of a Historic Structure
located at 216 7th Street
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