2004-3438 Ordinance
ORDINANCE NO. 2004-3438
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI, BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT
REGULATIONS OF THE MIAMI BEACH CITY CODE; AMENDING SECTION
118-593, "HISTORIC PRESERVATION DESIGNATION"; AMENDING
SECTION 118-593(E), "DELINEATION ON ZONING MAP"; AMENDING
SECTION 118-593(E)(2), "HISTORIC PRESERVATION DISTRICTS (HPD)" BY
DESIGNATING THE NORTH BEACH RESORT HISTORIC DISTRICT,
CONSISTING OF A CERTAIN AREA WHICH IS GENERALLY BOUNDED BY
THE SOUTHERN LOT LINES OF 6084 COLLINS AVENUE, 6261 COLLINS
AVENUE, AND 210-63RD STREET TO THE SOUTH, THE CENTER LINE OF
71sT STREET TO THE NORTH, THE CENTER LINE OF COLLINS AVENUE AND
THE WESTERN LOT LINES OF CERTAIN PROPERTIES FRONTING ON
COLLINS AVENUE TO THE WEST (INCLUDING 6084 COLLINS AVENUE AND
6300 COLLINS AVENUE), AND THE EROSION CONTROL LINE OF THE
ATLANTIC OCEAN TO THE EAST (EXCLUDING 6605 COLLINS AVENUE),
AS MORE PARTICULARLY DESCRIBED HEREIN; PROVIDING THAT THE
CITY'S ZONING MAP SHALL BE AMENDED TO INCLUDE THE NORTH
BEACH RESORT 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 August 12, 2003, the City of Miami Beach Historic Preservation
Board held a public hearing and voted (6 to 1) in favor of recommending that the Mayor
and City Commission designate the North Beach Resort Historic District; and
WHEREAS, on December 2, 2003, the City of Miami Beach Planning Board held a
public hearing and voted (5 to 0; 2 absences) in favor of the proposed designation of said
historic district; 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 North
Beach Resort 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 DULY ORDAINED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. DESIGNATION OF THE NORTH BEACH RESORT HISTORIC DISTRICT.
Those certain areas which are generally bounded by the southern lot lines of 6084
Collins Avenue, 6261 Collins Avenue, and 210-63rd Street to the south, the center line of
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71 st Street to the north, the center line of Collins Avenue and the western lot lines of
certain properties fronting on Collins Avenue to the west (including 6084 Collins Avenue
and 6300 Collins Avenue), and the erosion control line of the Atlantic Ocean to the east
(excluding 6605 Collins Avenue); 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 "North Beach Resort Historic District." That the Designation Report attached hereto as
Appendix "A" is hereby adopted.
SECTION 2. AMENDMENT OF SECTION 118-593 OF THE CITY CODE.
That Chapter 118, Section 118-593 entitled "Historic Preservation Designation" of
the Land Development Regulations of the City Code of Miami Beach, Florida, is hereby
amended to read as follows:
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(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:
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(2) Historic preservation districts (HPD).
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h RM-2, RM-3, GU/HPD-10: The boundaries of the North Beach Resort Historic
District commence at the point of intersection of the center lines of Collins Avenue
and 71 st Street, as shown in NORMANDY BEACH SOUTH, recorded in Plat Book
21, at Paoe 54, Public Records of Miami-Dade County, Florida. Said point beino the
POINT OF BEGINNING of the tract of land herein described; thence run easterly to
the point of intersection with the Erosion Control Line of the Atlantic Ocean, as
recorded in Plat Book 105, at Paoe 62, Public Records of Miami-Dade County,
Florida; thence run southerly, alono the Erosion Control Line of the Atlantic Ocean
to the point of intersection with the south line of Lot 44, Block 1, AMENDED PLAT
OF SECOND OCEAN FRONT SUBDIVISION, recorded in Plat Book 28, at Paoe 28,
Public Records of Miami-Dade County, Florida; thence run westerly, alono the south
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line of said Lot 44 to the point of intersection with the easterly RiQht-of-Way line of
Collins Avenue; thence run southerly, alonQ the easterly RiQht-of-Way line of Collins
Avenue to the point of intersection with the north line of Lot 42 of the above
mentioned Block 1; thence run easterly, alonQ the north line of said Lot 42 to the
point of intersection with the Erosion Control Line of the Atlantic Ocean; thence run
southerly, alonQ the Erosion Control Line of the Atlantic Ocean to the point of
intersection with the south line of Lot 21 K of said Block 1; thence run westerly,
alonQ the south line of said Lot 21 K and its westerly extension to the point of
intersection with the center line of Collins Avenue; thence run northerly, alonq the
center line of Collins Avenue to the point of intersection with the easterly extension
of Lot 1 of LYLE G. HALL SUBDIVISION, recorded in Plat Book 40, at PaQe 5, Public
Records of Miami-Dade County, Florida; thence run westerly, alonQ the south line of
said Lot 1 and its easterly extension, to the point of intersection with the easterly
line of Lot 25 of the above mentioned LYLE G. HALL SUBDIVISION; thence run
southerly, alonq the easterly line of lots 25 and 24 of said LYLE G. SUBDIVISION to
the southeast corner of said Lot 24; thence run westerly, alonQ the south line of
said Lot 24 and its westerly extension to the point of intersection with the center
line of Hardinq Drive (now Indian Creek Drive); thence run northerly, alonQ the
center line of HardinQ Drive (now Indian Creek Drive) to the point of intersection
with the center line of 63rd Street; thence run easterly, alonQ the center line of
63rd Street, to the point of intersection with the southerly extension of the westerly
line of Lot 1, Block 7, AMENDED PLAT OF SECOND OCEAN FRONT SUBDIVISION,
recorded in Plat Book 28, at PaQe 28, Public Records of Miami-Dade County,
Florida; thence run northerly, alonq the westerly line of said Lot 1, Block 7 and its
southerly extension to a point located 50.00 feet south (measured at riqht anqles)
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of the westerly extension of the northerly line of said Lot 1; thence run easterly
alono a line parallel and 50.00 feet south of the northerly line of said Lot 1 to the
point of intersection with the center line of Collins Avenue; thence run northerly,
alono the center line of Collins Avenue to the POINT OF BEGINNING. Said lands
located, Iyino and beino in the City of Miami Beach, Miami-Dade County, Florida.
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SECTION 3. INCLUSION IN THE LAND DEVELOPMENT REGULATIONS OF THE CITY
CODE.
It is the intention of the Mayor and 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 City Code of Miami Beach, Florida. The sections of this Ordinance may
be renumbered or relettered to accomplish such intention, and the word "Ordinance" may
be changed to "section," "article," or other appropriate word.
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 HPD-10, Historic Preservation District Ten.
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.
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SECTION 7. EFFECTIVE DATE.
This Ordinance shall take effect ten days following adoption.
,2004.
PASSED and ADOPTED this 17th day of
ATTEST:
~PM<k
CITY CLERK
Ordinance No. 2004-3438
APPROVED AS TO FORM & LANGUAGE
& FOR EXECUTION:
gJL
CITY A ORNEY
l(-l-Otf
DATE
First Reading: January 14, 2004
Second Reading: March 17, 2004
Verified By:
Underscore denotes new language.
Strike through denotes deleted language.
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CITY OF MIAMI BEACH
COMMISSION ITEM SUMMARY
m
Condensed Title:
Second Reading Public Hearing - Proposed Designation of the North Beach Resort Historic District
Issue:
The Administration is requesting that the Mayor and City Commission consider the proposed designation of
the North Beach Resort Historic District.
Item Summary/Recommendation:
Adopt the proposed amending ordinance on second reading public hearing by designating the
North Beach Resort Historic District with the modified boundaries adopted by the City Commission on
January 14, 2004.
It is important to note that zoning-in-progress for the review of major additions and alterations as
well as new construction for any property within the proposed historic district by the Historic Preservation
Board has expired. The review of these projects reverted to the Design Review Board on March 2, 2004.
However, the zoning-in-progress for the review of demolition for any property within the proposed historic
district by the Historic Preservation Board remains in place until final action is taken by the Mayor and City
Commission.
Advisorv Board Recommendation:
On August 12, 2003, the Historic Preservation Board approved a motion (6 to 1) to recommend
approval of the North Beach Resort Historic District with modifications.
On December 2,2003, the Planning Board approved a motion (5 to 0; 2 absences) to recommend
approval of the North Beach Resort Historic District with modifications to the boundaries as suggested by
the Planning Department staff.
On December 10, 2003, the Mayor and City Commission adopted a resolution to schedule a first
reading public hearing on January 14, 2004, to consider the proposed designation of the North Beach
Resort Historic District.
On January 14, 2004, the Mayor and City Commission approved the designation (6 to 1) of the
North Beach Resort Historic District with modifications to the boundaries on first reading public hearing and
scheduled the second reading public hearing for February 4, 2004.
On February 4,2004, the Mayor and City Commission approved a motion to continue the second
reading public hearing of the North Beach Resort Historic District until the February 25, 2004, meeting in
order to consider the proposed rooftop addition companion ordinance for the district at the same public
hearing.
On February 25, 2004, the Mayor and City Commission approved a motion to continue the second
reading public hearing of the North Beach Resort Historic District until the March 17,2004, meeting in order
to consider the proposed rooftop addition companion ordinance for the district at the same public hearing.
Cit Clerk's Office Le islative Trackin :
William H. Cary, Assistant Planning Director; Shannon M. Anderton, Senior Planner
City Manager
.C 2ndrdgsum.17mar04.doC
RHD.CC2ndrdgsum.17mar04.doc
AGENDA ITEM R5 D
DATE 3-/7-<JCf
CITY OF MIAMI BEACH
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139
www.miamibeachfl.gov
COMMISSION MEMORANDUM
From:
Mayor David Dermer and Date: March 17,2004
Members of the City Commission
Jorge M. Gonzalez \~
City Manager if v
SECOND READING PUBLIC HEARING - HISTORIC DESIGNATION
To:
Subject:
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI
BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT REGULATIONS OF
THE MIAMI BEACH CITY CODE; AMENDING SECTION 118-593, "HISTORIC
PRESERVATION DESIGNATION"; AMENDING SECTION 118-593(E),
"DELINEATION ON ZONING MAP"; AMENDING SECTION 118-593(E)(2),
"HISTORIC PRESERVATION DISTRICTS (HPD)" BY DESIGNATING THE NORTH
BEACH RESORT HISTORIC DISTRICT, CONSISTING OF A CERTAIN AREA WHICH
IS GENERALLY BOUNDED BY THE SOUTHERN LOT LINES OF 6084 COLLINS
AVENUE, 6261 COLLINS AVENUE, AND 210_63RD STREET TO THE SOUTH, THE
CENTER LINE OF 71 ST STREET TO THE NORTH, THE CENTER LINE OF COLLINS
AVENUE AND THE WESTERN LOT LINES OF CERTAIN PROPERTIES FRONTING
ON COLLINS AVENUE TO THE WEST (INCLUDING 6084 COLLINS AVENUE AND
6300 COLLINS AVENUE), AND THE EROSION CONTROL LINE OF THE ATLANTIC
OCEAN TO THE EAST (EXCLUDING 6605 COLLINS AVENUE), AS MORE
PARTICULARLY DESCRIBED HEREIN; PROVIDING THAT THE CITY'S ZONING
MAP SHALL BE AMENDED TO INCLUDE THE NORTH BEACH RESORT 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 Mayor and City Commission adopt the proposed
amending ordinance on second reading public hearing by designating the North Beach Resort
Historic District with the modified boundaries adopted by the City Commission on January 14, 2004.
It is important to note that zoning-in-progress for the review of major additions and alterations as
well as new construction for any property within the proposed historic district by the Historic
Preservation Board has expired. The review of these projects reverted to the Design Review Board
on March 2, 2004. However, the zoning-in-progress for the review of demolition for any property
within the proposed historic district by the Historic Preservation Board remains in place until final
action is taken by the Mayor and City Commission.
BACKGROUND
On May 4, 1998, the Historic Preservation Board directed staff to proceed with research and prepare
a preliminary evaluation and recommendation relative to identifying and proposing historic
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 2 of 18
designation protection to areas, sites, and structures along the Collins Avenue corridor north of the
National Register Historic District. The Planning Department has intensively researched the areas
along the Collins Avenue corridor, including Indian Creek Drive, Harding Avenue, and the cross
streets from 22nd Street to 87th Terrace, as well as the lake Pancoast multi-family residential
neighborhood due west of the lake; staff developed six volumes of historical documentation.
On January 31, 2001, the City Commission unanimously approved the designation (7 to 0) of the
Collins Waterfront Historic District. A major portion of the Collins Avenue corridor is included in this
historic district, which extends from 22nd Street to the new relocated center line of 44th Street.
In October and December of 2001, the Planning Department received three separate letters of
request from Randall Robinson, member of the Historic Preservation Board; Michael Kinerk,
Chairman of the Miami Design Preservation League; and Leonard Wien, Chairman of the Urban Arts
Committee; to place an item on the agenda of the Historic Preservation Board at their next available
meeting. This item of request was for the Historic Preservation Board to consider directing the
Planning Department to prepare a preliminary evaluation and recommendation report relative to the
possible designation of a portion of Collins Avenue, generally from 6084 Collins Avenue to the center
line of 72nd Street, as a local historic district.
On December 11,2001, the Historic Preservation Board unanimously approved a motion (7 to 0) to
direct the Planning Department to proceed with research and prepare a preliminary evaluation report
with recommendations regarding the possible designation of this new historic district. Further, the
Board modified the boundaries of the proposed historic district because it was believed that
preservation protection in North Beach might best be conducted in a series of phases. These phases
would be prioritized according to those areas which contain significant concentrations of historic
buildings and possess a threat of demolition. The proposed historic district is the second phase of
the expanded preservation protection process along the Collins Avenue corridor and the first phase
in North Beach.
Following the December 11, 2001, meeting, staff identified that the Harding Hotel, located at 210-
63rd Street (also known as 6077 Indian Creek Drive), was inadvertently omitted from the boundaries
of the proposed historic district in the notice of public hearing. A revised public notice was then
distributed which clearly showed the possible inclusion of the Harding Hotel within the boundaries of
the proposed historic district. At its February 12, 2002, meeting, the Historic Preservation Board
approved a motion (6 to 1) to include the Harding Hotel within the boundaries of the proposed
historic district.
The proposed historic district (as represented in the preliminary evaluation and recommendation
report) is generally bounded by the southern lot lines of 6084 Collins Avenue, 6261 Collins Avenue,
and 21 0-63rd Street to the south, the center line of 71 st Street to the north, the center line of Collins
Avenue and the western lot lines of certain properties fronting on Collins Avenue to the west
(including 6084 Collins Avenue, 6300 Collins Avenue, 6490 to 6498 Collins Avenue, and 6574 to
6650 Collins Avenue), and the erosion control line of the Atlantic Ocean to the east.
On February 12, 2002, the Historic Preservation Board reviewed the preliminary evaluation and
recommendation report prepared by the staff of the Planning Department regarding the designation
of the proposed North Shore Resort Historic District, and they found the structures and sites located
within the boundaries of the proposed historic district 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. The Board unanimously approved a motion (7 to 0) to direct staff to prepare a
designation report and schedule a public hearing relative to the designation of this new historic
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 3 of 18
district. At the same meeting, the Board approved a motion (7 to 0) to change the name of the
proposed district from the North Shore Resort Historic District to the North Beach Resort Historic
District. This amendment was made in response to the North Beach Development Corporation, who
requested that the district name be revised in order for it to be consistent with their strategic plan of
neighborhood identities in North Beach.
On April 17, 2002, the Planning Department hosted a courtesy public workshop at the Shane
Watersports Center at 6500 Indian Creek Drive. The focus of the community workshop was to
discuss the possible historic designation of the proposed North Beach Resort Historic District.
Approximately 40 persons were in attendance at the meeting. A City Commissioner and two
members of the Historic Preservation Board were also present to observe the public workshop. A
presentation was made by the Planning Department, which included: a description of the boundaries
of the proposed historic district, an overview of the historic designation process, the historical and
architectural background of the proposed historic district, the effects of historic designation on the
individual property owner, and an overview of the role of historic preservation in the economic and
architectural revitalization of North Beach.
Following the presentation, staff conducted a public question and answer discussion session in order
for local citizens to express their views and relay their concerns prior to the historic designation
hearing of the Historic Preservation Board on April 24, 2002. Serious concerns were raised by local
citizens about the pending designation of the North Beach Resort Historic District. Several issues
expressed at the public workshop included the following: the current conditions and general quality
of the architecture of the buildings within the proposed historic district; whether much of the existing
construction has exceeded its functional usefulness and should be replaced with modern structures
that meet today's Florida Building Code and programmatic requirements; the inclusion of the 63rd
Street f1yover as a contributing mid-20th century engineering structure in the proposed historic
district; more regulatory flexibility in addressing modern business and technical needs; and the
potential development of a companion ordinance to address special conditions in this area, such as
the need for on-site and off-site parking, the introduction of oceanfront balconies, and the
construction of rooftop additions more than one story in height. Additional comments and concerns
expressed at the public workshop that were not specifically related to the historic designation
evaluation criteria included: the removal of the 63rd Street f1yover and the reconstruction of the 63rd
Street and Collins Avenue intersection; traffic congestion and the limited availability of parking in the
area; a desire for a decrease in hotel and entertainment uses in the area and an increase in
residential uses; the possible hindrance of economic development in the area due to historic
designation; and the need for the development of a master plan for North Beach that includes an
analysis relative to the possible historic designation of the area.
On April 24, 2002, the Historic Preservation Board discussed the possible designation of the North
Beach Resort Historic District with staff, individual property owners, and other interested members of
the public. In light of the significant concerns expressed at the April 17, 2002, courtesy public
workshop, the Board approved a motion to continue the designation public hearing of the proposed
North Beach Resort Historic District until a later date.
On February 11, 2003, the Historic Preservation Board approved a motion to extend by six months
the time frame for the Planning Department to continue its research and complete the designation
report for the proposed North Beach Resort Historic District. Under advice from legal counsel, this
extension of time was formally ratified by the Board at its March 11, 2003, meeting following a
courtesy notice of public hearing.
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 4 of 18
On August 4, 2003, the Planning Department hosted a second courtesy public workshop in the First
Floor Conference Room at City Hall. There were approximately 28 persons in attendance at the
meeting, including property owners, staff, and other interested parties. Following the presentation of
the proposed historic district by staff, there was a public question and answer discussion.
The following comments and concerns were expressed at the second courtesy public workshop: the
amount of available FAR and the development potential for the contributing property sites in the
proposed historic district; the possible negative effects from potential and previously approved
development projects in the area on concurrency management, emergency evacuation procedures,
and the general quality of life; the impact on the availability of affordable housing with the recent
trend toward demolition of older buildings and the construction of new upscale, less affordable
condominium buildings; the potential removal of the 63rd Street flyover and reconstruction of a 63rd
Street and Collins Avenue grade-level intersection; traffic congestion and the limited availability of
parking in the area; the inclusion of certain buildings in the proposed historic district, such as the
Monte Carlo and Carillon Hotels, may prolong their current poor conditions; the amount of flexibility
for alterations to contributing buildings on their elevations facing the street versus the oceanfront;
and a request for the designation of additional historic districts in North Beach to preserve the area's
special architectural character. Overall, there appeared to be a consensus of general support for the
designation of the proposed North Beach Resort Historic District at this second courtesy public
workshop. No strong objections were presented against designation.
On August 12, 2003, the Historic Preservation Board approved a motion (6 to 1) to recommend
approval of the North Beach Resort Historic District with two modifications. First, the district
boundaries were modified to exclude the Forde Ocean Apartments at 6605 Collins Avenue and the
Broadwater Beach Apartments at 6490-6498 Collins Avenue. Second, the contributing properties
located on the west side of Collins Avenue from the Rowe Motel at 6574-6600 Collins Avenue north
to the center line of 67th Street were reclassified. These properties retained contributing status for
the first (easternmost) 20 feet of their respective sites; however, the remaining portions of the
properties to the west were changed to noncontributing. (See attached Map 1A for historic district
boundaries as recommended by the Historic Preservation Board on August 12, 2003.)
At the same meeting, the Historic Preservation Board expressed its agreement with staff that
significant flexibility be retained in the development regulations for the proposed North Beach Resort
Historic District in order to permit the type of quality redevelopment necessary to stimulate the
economic growth of the area. The Board approved the preparation of a companion ordinance
amendment for rooftop additions in the district for presentation to the Planning Board and City
Commission along with the designation report. Currently, the Land Development Regulations of the
City Code would only permit certain existing buildings in the district a one story rooftop addition with
a maximum floor to ceiling height of 12 feet.
On November 12, 2003, the Planning Department presented the proposed rooftop addition
companion ordinance to the Historic Preservation Board for discussion purposes along with the
amended Special Review Guidelines in the North Beach Resort Historic District Designation Report
(see Section XI). The Board expressed no concerns. On December 9,2003, the Board approved
separate motions (6 to 0; 1 absence) to recommend approval of the proposed rooftop addition
companion ordinance as well as the amended Special Review Guidelines for the district. The
proposed ordinance amendment, as recommended by the Historic Preservation Board, would modify
the restrictions on rooftop additions to allow certain existing buildings of six or more stories to have a
two story rooftop addition with a maximum floor to floor height of 12 feet, and a maximum floor to
roof deck height of 12 feet at the highest new story. The additional stories may only be placed on
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 5 of 18
that portion of the underlying structure creating the eligibility for an addition. Existing buildings offive
stories or less may not have more than a one story rooftop addition.
On December 2,2003, the Planning Board approved a motion (5 to 0; 2 absences) to recommend
approval of the North Beach Resort Historic District with modifications to the district boundaries as
suggested by the Planning Department. In accordance with these modifications, the contributing
properties which would be excluded from the district boundaries are the following: the Stephen
Foster Apartment Hotel (now the Lombardy Inn) at 6300 Collins Avenue, the Rowe Motel at 6600
Collins Avenue, the commercial buildings from 6606 to 6650 Collins Avenue, and the Normandy
Plaza Hotel at 6979 Collins Avenue. At the same meeting, the Board continued the proposed
rooftop addition companion ordinance for the district to the January 27,2004, meeting due to the
loss of a quorum. (See attached Map 1 B for historic district boundaries as recommended by the
Planning Board on December 2, 2003.)
On January 14, 2004, the Mayor and City Commission approved the designation (6 to 1) ofthe North
Beach Resort Historic District with modifications to the boundaries on first reading public hearing and
scheduled the second reading public hearing for February 4, 2004. The district boundaries
recommended by the Historic Preservation Board on August 12, 2003, were modified to exclude the
Rowe Motel and adjacent commercial buildings from 6574 Collins Avenue to 6650 Collins Avenue.
The proposed historic district, as adopted by the City Commission, is generally bounded by the
southern lot lines of 6084 Collins Avenue, 6261 Collins Avenue, and 210-63rd Street to the south,
the center line of 71 st Street to the north, the center line of Collins Avenue and the western lot lines
of certain properties fronting on Collins Avenue to the west (including 6084 Collins Avenue and 6300
Collins Avenue), and the erosion control line of the Atlantic Ocean to the east (excluding 6605
Collins Avenue). (Refer to attached Map 1C for historic district boundaries adopted by the City
Commission on January 14, 2004.)
On January 27,2004, the Planning Board approved a motion (5 to 1; 1 absence) to recommend
approval of the companion ordinance amendment for rooftop additions in the proposed North Beach
Resort Historic District with modifications. The proposed ordinance amendment, as recommended
by the Planning Board, would modify the restrictions on rooftop additions to allow certain existing
buildings of six or more stories in height to have a one story rooftop addition with a maximum floor to
ceiling height of 16 feet. The rooftop addition may be placed in its entirety only atop the portion of
the structure that is six stories or greater.
On February 4, 2004, the Mayor and City Commission approved a motion to continue the second
reading public hearing of the North Beach Resort Historic District until the February 25, 2004,
meeting in order to consider the proposed rooftop addition companion ordinance for the district at the
same public hearing.
On February 25,2004, the Mayor and City Commission approved (6 to 0; 1 absence) the companion
ordinance amendment for rooftop additions in the proposed North Beach Resort Historic District, as
recommended by the Historic Preservation Board, on first reading and scheduled a second reading
public hearing for March 17,2004. The Mayor and City Commission also approved a motion to
continue the second reading public hearing of the North Beach Resort Historic District until the
March 17, 2004, meeting in order to consider the proposed rooftop addition companion ordinance for
the district at the same public hearing.
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 6 of 18
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 separate public hearings. Following public input, the
Historic Preservation Board votes on whether or not the proposed historic 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) contiguous acres or more, the City Commission must hold two (2) public hearings
on the designation. Upon conclusion of the second hearing, the City Commission can immediately
adopt the ordinance with a 5/7 majority vote.
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) ofthe 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
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 7 of 18
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 North Beach Resort 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) 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 siqnificant contribution to the history
of Miami Beach. the county. state or nation;
Following World War II, there were large tracts of land in this area of North
Beach that still remained undeveloped; they were the perfect sites for new,
glamorous resort hotels that were now in popular demand. The booming post
war economy as well as the retooling of America's war plants to peacetime
industries gave a growing middle class more leisure time, expendable income,
and affordable automobiles; these factors brought a flood of tourists to Miami
Beach. Other new technologies (such as air conditioning, advanced structural
systems, highly developed glass and glass framing components, and the
increasingly sophisticated use of aluminum as a building material) gave rise to a
new type of architecture, known today as Post War Modern or more recently
dubbed locally Miami Modern ("MiMo"). A great majority of the structures
located within the proposed North Beach Resort Historic District were
constructed following World War II in this style of architecture.
The large, Post War Modern resort hotels fronting on the Atlantic Ocean were
designed to accommodate a dramatically increased volume of guests and
provide luxury services in an exotic style. These resort hotels usually featured
grand lobbies, cocktail lounges, supper clubs, a variety of thematic restaurants,
ballrooms, banquet halls, meeting rooms, retail shops, enormous swimming
pools, extensive sundecks, solariums, and a sweeping array of highly popular
private beach cabanas. The new American plan, resort hotel filled the large
tracts of undeveloped oceanfront land to provide everything for a total guest
experience without the need to leave the hotel for the duration of the visitor's
stay.
Several of these resort hotels sought to playa significant role in the booming
entertainment industry. They offered the finest in live entertainment to draw their
guests as well as local residents and the guests of other hotels. The new
Deauville Hotel, in particular, became a magnet for major entertainment artists
and events. On February 16, 1964, Ed Sullivan hosted the Beatles in a live
telecast via satellite from the Napoleon Room of the Deauville Hotel on his
widely watched evening television show. This show broadcast was the second
appearance of the Beatles on the Ed Sullivan Show, and it provided abundant
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 8 of 18
free publicity of Miami Beach as a major tourism and entertainment destination.
(The Beatles made their American debut on the Ed Sullivan Show in the CBS
television studio in New York City on February 9, 1964.) The new Deauville
Hotel was a favored venue for many notable entertainers of the 1950s and
1960s, including Frank Sinatra, Sammy Davis, Jr., Dean Martin, Joey Bishop,
Tony Bennett, Bing Crosby, Judy Garland, Sophie Tucker, Henny Youngman,
Milton Berle, and Jerry Lewis. Other post war resort hotels that provided a
meaningful role in the entertainment history of Miami Beach were the Carillon,
Casablanca, Sherry Frontenac, and Monte Carlo Hotels (all located within the
proposed historic district) as well as the famous Fontainebleau and Eden Roc
Hotels to the south.
(2) Association with the lives of Persons sianificant in our past history:
The proposed historic district is associated with several of the more important
real estate developers in the history of Miami Beach, including Frank Osborn,
Henri Levy, and Carl Fisher.
Frank Osborn accompanied his father Ezra to Miami Beach to participate in the
coconut planting project of 1882. New Jersey investors Ezra Osborn, Elnathan
Field, and Henry Lum purchased approximately 60 miles of oceanfront land from
Key Biscayne to Jupiter, Florida. A mobile work crew planted this land with over
300,000 coconuts imported from the Caribbean. The first camp site for the
coconut planting operations was located in the area of today's Lummus Park;
subsequent camp sites were positioned at the Biscayne House of Refuge (near
present day 72nd Street in North Beach) and then the Ft. Lauderdale House of
Refuge (about nine miles south of the Hillsboro Inlet). Frank Osborn was a
member of the coconut planting crew. Although the project did not succeed
commercially, it was the first attempt at development of the beach and it led to
other more successful endeavors aimed at the popularization oftourism on what
would become the "Million Dollar Sandbar."
Nearly 40 years later, Frank Osborn developed the Atlantic Heights Subdivision
in 1919. (A portion of this subdivision is included within the proposed historic
district.) This 671-foot-wide tract extended from the Atlantic Ocean to Indian
Creek and was centered at present-day 69th Street.
Henri Levv (1883-1938) was a Jewish immigrant from France who created a
successful chain of movie theaters in Cincinnati. He moved his family to Miami
Beach in 1922. Levy filed the Normandy Beach South Subdivision in 1925. (A
portion ofthis subdivision is included within the proposed historic district.) It lay
between Osborn's. Atlantic Heights Subdivision at 69th Street and the
Government Tract north of 72nd Street. Levy was also the developer of the
Normandy Beach Subdivision in Surfside (between 87th Terrace and 90th
Street), Normandy Isle, and the Isle of Biscaya. In addition, Levy was
instrumental in the construction of the 79th Street Causeway in 1929 to link
Miami and the popular Hialeah Race Track to his developments.
Carl Fisher (1874-1939) was a high-living industrialist from Indiana who made a
fortune with Prest-OoLite automobile head lamps and built the Indianapolis
Speedway. Fisher was also instrumental in the construction of the Coast-to-
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 9 of 18
Coast Rock Highway (today's Lincoln Highway) as well as the Dixie Highway (a
major north to south roadway across the United States).
Fisher was one of the principal developers and promoters of Miami Beach. In a
short amount of time, Fisher transformed the barrier island east of Miami into a
playground for millionaires based on a genius for marketing that eclipsed his
colleagues in land sales and development of Miami Beach. One of his many
accomplishments in Miami Beach was the filing of the Second Ocean Front
Subdivision in 1924. (A large portion of this subdivision is included within the
proposed historic district.) It extended from 5650 Collins Avenue up to Osborn's
Atlantic Heights Subdivision at 69th Street.
(3) Embodv the distinctive characteristics of an historical period, architectural or
desian stvle or method of construction:
Exemplary buildings ofthree distinct Miami Beach architectural movements have
been identified in the proposed North Beach Resort Historic District. (Refer to
Section IX in the Designation Report for more detailed architectural
descriptions.) They include the following:
Art Deco/Streamline Moderne: The now classic Art Deco and Streamline
Moderne styles of the 1930s were made world famous by the designation of the
Miami Beach Architectural District in the National Register of Historic Places,
largely south of 15th Street, in 1979. The Normandy Plaza Hotel at 6979 Collins
Avenue is a fine example of the Art Deco style in the proposed North Beach
Resort Historic District.
Neoclassical Revival: Buildings of this style in Miami Beach were typically
inspired from the second phase of this architectural movement (about 1925 to
1950). They commonly featured Classically-inspired design elements as the
entry focal points of their otherwise simple architectural designs. Excellent
examples of the Neoclassical Revival style within the proposed historic district
are the Mt. Vernon Hotel at 6084 Collins Avenue, the Monticello Hotel (now the
Harding) at 210 63rd Street, and the Stephen Foster Apartment Hotel (today's
Lombardy Inn) at 6300 Collins Avenue.
Post War Modern: The Post War Modern style, generally dating from 1945 to
1965, has come of age as a contributing historical style in Miami Beach. It is
now enjoying a greatly expanded appreciation both here as well as in other
cities across the nation, including New York, Los Angeles, and Miami. Strong
evidence of this phenomenon was the exhibit in New York City (March 13 - May
8, 2002) entitled, "Beyond the Box: Mid-Century Modern Architecture in Miami
and New York." This dynamic exhibit was located in the galleries of the
Municipal Art Society of New York (who is credited with saving New York's
Grand Central Terminal from demolition in the 1960s as well as dozens of other
historic structures since 1897).
After a hiatus in construction due to World War II, Post War Modern picked up
where Art Deco left off with the added influences of a booming post war
economy, new technologies (such as air conditioning), the prevalence of the
redesigned automobile, and a feeling of national optimism. The local expression
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 10 of 18
of this style has recently been dubbed Miami Modern or "MiMo" by the Greater
Metropolitan Miami area's Urban Arts Committee (who also co-presented the
New York exhibit with the Municipal Art Society of New York). Prime examples
of this style in the proposed historic district are the Allison Hotel (now the
Comfort Inn) at 6261 Collins Avenue, the Casablanca Hotel at 6345 Collins
Avenue, the Monte Carlo Hotel at 6551 Collins Avenue, the Sherry Frontenac
Hotel at 6565 Collins Avenue, the Deauville Hotel (today's Radisson Deauville)
at 6701 Collins Avenue, and the Carillon Hotel at 6801 Collins Avenue.
(4) Possesses hiqh artistic values:
Attesting to the quality of design and high artistic values in this historic district is
the recognition of several of its buildings in noteworthy architectural journals and
promotional literature of the time. Florida Architecture featured the Sherry
Frontenac Hotel, designed by Henry Hohauser at 6565 Collins Avenue, in its
1949 issue as well as the new Deauville Hotel, designed by Melvin Grossman at
6701 Collins Avenue, in its 1958-1959 publication.
(5) Represent the work of a master: serve as an outstandinq or representative work
of a master desiqner, architect or builder who contributed to our historical.
aesthetic or architectural heritaqe:
Many of the more prominent Miami Beach architects are represented in the
proposed North Beach Resort Historic District, as indicated below. For a
complete listing of addresses and architects, refer to the Properties List in
Appendix I of the Designation Report.
Albert Anis was a master local architect who designed numerous buildings in
Miami Beach. Outstanding examples of his work include the Leslie,
Winterhaven, Sagamore, and Arlington (today's Savoy) Hotels as well as the
commercial building at 420 Lincoln Road. In the proposed historic district, Anis
designed the major southern addition to the Monte Carlo Hotel in 1951 and the
Brazil Hotel in 1953.
Joseph J. DeBrita and A. Kononoff designed the Mount Vernon Hotel and the
Monticello Hotel (now the Harding) in 1946; both structures are located within
the proposed historic district. DeBrita is also noted for designing the Coral Reef,
Walburne (now Villa Luisa), and Dorset Hotels, all contributing buildings in other
Miami Beach historic districts.
L. Murrav Dixon was one of Miami Beach's most prolific architects, whose works
include the Tiffany, Tudor, Marlin, Ritz Plaza, and Raleigh Hotels. In the
proposed historic district, Dixon designed the Normandy Plaza Hotel in 1936.
Rov France was a prolific architect in the Art Deco/Streamline Moderne and Post
War Modern styles. Notable examples of his work include the National, St.
Moritz, Sans Souci (with Morris Lapidus), Saxony, Sea Isle (now Palm Resort),
and Cadillac Hotels. Within the proposed historic district, France designed the
original northern portion of the Monte Carlo Hotel in 1948 and the Casablanca
Hotel in 1950.
Norman Giller, who contributed so much to Miami Beach's Post War Modern
architecture, has two buildings in the proposed historic district: the Bombay
Hotel (now the Golden Sands) in 1951 and the Carillon Hotel in 1957. He also
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 11 of 18
designed the Giller Building on 41st Street, the band shell in North Shore Park,
and numerous motels in Sunny Isles.
Melvin Grossman, a prolific architect in the Post War Modern style, designed the
Richmond, Di Lido (with Morris Lapidus), Seville, Doral (now Westin), and
Barcelona (today's Sheraton Four Points) Hotels. Within the proposed historic
district, Grossman was the architect of the new Deauville Hotel in 1958 and the
associate architect of the major southern addition to the Monte Carlo Hotel in
1951. (The principal architect of the 1951 addition to the Monte Carlo Hotel was
Albert Anis.)
Henrv Hohauser was a master local architect who designed many notable
structures from the 1930s to the 1950s. Outstanding examples of his work
include the Century, Congress, Colony, Edison, Park Central, and Cardozo
Hotels as well as Hoffman's Cafeteria. Within the proposed historic district,
Hohauser designed the Sherry Frontenac Hotel in 1947.
A. Herbert Mathes was the architect of the Allison Hotel (now the Comfort Inn) in
1951, located within the proposed historic district. Other examples of his work in
Miami Beach include the Geneva, Parisian, and Continental Hotels as well as
the Golden Gate Apartments.
J. Richard Ooden designed the Stephen Foster Apartment Hotel (today's
Lombardy Inn) in 1947, located within the proposed historic district. Examples of
his work outside the historic district include Temple Ner Tamid and several fine
residences on Pinetree Drive.
(6) Have yielded. or are likely to yield. information important in pre-history or history:
The proposed North Beach Resort Historic District is significant for its built
environment and its association with the architectural and cultural history of
Miami Beach. It possesses an array of architectural styles that collectively trace
the historical progression of architectural design and construction in North
Beach from the 1930s until the present. In particular, the Post War Modern style
("MiMo") reflects the spirit of the post-World War II era. This neighborhood,
which was a largely uninhabited area with only a few prominent structures and a
handful of bungalows, developed into a major tourist and entertainment
attraction with large, luxurious resort hotels fronting the Atlantic Ocean.
(7) Listed in the National Reoister of Historic Places:
Although this area is not presently listed in the National Register of Historic
Places, it clearly appears eligible for registration.
(8) Consist of a oeooraphically definable area that possesses a sionificant
concentration of Sites. Buildinos or Structures united by historically sionificant
past events or aesthetically by plan or physical development. whose
components may lack individual distinction.
The proposed North Beach Resort Historic District is a clearly-delineated
geographic entity that is united by its oceanfront resort architecture and setting.
While there are three distinct architectural styles represented in the proposed
historic district, the Post War Modern style defines and dominates the overriding
architectural character of the area and creates its own uniqueness in Miami
Beach, especially with its grand hotels. The low-scale hotel structures make
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 12 of 18
their own intimate design contribution to the special character of the proposed
historic district.
Historically, the area was annexed into the City of Miami Beach in 1924, and it is
comprised of portions of Frank Osborn's Atlantic Heights Subdivision (platted in
1919), Carl Fisher's Second Ocean Front Subdivision (platted in 1924), and
Henri Levy's Normandy Beach South Subdivision (platted in 1925). Collins
Avenue, the very spinal cord of the City, runs through the center of the proposed
historic district. It was named for Miami Beach's earliest and most illustrious
pioneer, John Collins. The Atlantic Ocean defines the eastern border of the
proposed historic district.
The proposed historic district consists of mostly hotels. Construction dates for
the 20 buildings range from 1936 to the present, with a vast majority post-World
War II. Distributed by decade of construction, they number:
1930s
1940s
1950s
1960s
1970s
post-1979
1
5
7
2
1
4
Total Buildings 20
Staff has determined that 12 of these buildings, or 60 percent, are "contributing"
on the basis of the established criteria for historic district designation. Of the 12
contributing structures, six are very large buildings ranging in height from seven
to 14 stories on expansive development sites. These grand hotels have a major
visual impact on the Collins Avenue corridor and indeed define the special
character of this unique mid-century historic district.
(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.
Although a few of the buildings within the proposed North Beach Resort Historic District
have been altered to various extents over the years, these structures retain a major
amount of their original architectural design integrity and contribute to the special
character of the neighborhood in a variety of scales and uses. Exterior restoration could
be successfully completed by following original architectural plans and available
historical photographs and/or documentation. Despite existing alterations to these
structures, they continue to be highly representative of the rich 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 shall consider the following:
1. Whether the proposed change is consistent and compatible with the Comprehensive Plan and
any applicable neighborhood or Redevelopment Plans;
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 13 of 18
Consistent -The proposed designation is consistent with 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
D i stri ct. "
2. Whether the proposed change would create an isolated district unrelated to adjacent or nearby
d i stri cts;
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
historic resort 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 North Beach Resort Historic District is a clearly-delineated
geographic entity that is united by its oceanfront resort architecture and setting. While there are
three distinct architectural styles represented in the proposed historic district, the Post War
Modern style defines and dominates the overriding architectural character of the area and
creates its own uniqueness in Miami Beach, especially with its grand hotels. The low-scale
hotel structures make their own intimate design contribution to the special character of the
proposed historic district.
Historically, the area was annexed into the City of Miami Beach in 1924, and it is comprised of
portions of Frank Osborn's Atlantic Heights Subdivision (platted in 1919), Carl Fisher's Second
Ocean Front Subdivision (platted in 1924), and Henri Levy's Normandy Beach South
Subdivision (platted in 1925). Collins Avenue, the very spinal cord of the City, runs through the
center of the proposed historic district. It was named for Miami Beach's earliest and most
illustrious pioneer, John Collins. The Atlantic Ocean defines the natural eastern border of the
proposed historic district. A detailed description ofthe proposed boundaries is delineated within
the Designation Report and the attached amending Ordinance.
6. Whether changed or changing conditions make the passage ofthe proposed change necessary;
Consistent -The success of historic preservation in the ongoing revitalization of Miami Beach
supports the protection of the proposed historic district. Past demolition of historic structures
demonstrates the necessity of this amendment to maintain the historical integrity of the area.
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 14 of 18
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 sites and districts.
The thousands of Design Review approvals (both substantial rehabilitation and minor
improvements) within the existing historic districts demonstrate 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 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 structures, 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 historic district should help to reinforce and promote
continuous quality enhancement of the area.
11. Whether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations;
Consistent -The proposed amendment will not change the development regulations for adjacent
sites which must comply with their own site specific development regulations. Furthermore, the
proposed ordinance should not affect the ability for an adjacent property to be developed in
accordance with said regulations.
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.
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 15 of 18
STAFF ANALYSIS
Possible Modifications to the Boundaries of the Prooosed North Beach Resort Historic District.
The modified proposed historic district, as recommended by the Planning Board and Planning
Department, has slightly different boundaries than recommended by the Historic Preservation
Board. It is general!?' bounded by the southern lot lines of 6084 Collins Avenue, 6261 Collins
Avenue, and 21 0-63r Street to the south, the northern lot line of 6901 Collins Avenue to the north,
the center line of Collins Avenue and the western lot lines of certain properties fronting on Collins
Avenue and 63rd Street to the west (including 6084 Collins Avenue and 210 63rd Street), and the
erosion control line of the Atlantic Ocean to the east (excluding 6605 Collins Avenue). (Refer to
attached Map 1 B for modified historic district boundaries as recommended by the Planning Board.)
Rationale for Chanaes to the Prooosed North Beach Resort Historic District and Its Boundaries.
Following the Courtesy Public Workshop on April 17,2002, and the discussion with the Historic
Preservation Board on April 24, 2002, the Planning Department set out to accomplish three (3)
primary objectives before finalizing possible modifications to the proposed North Beach Resort
Historic District and its proposed boundaries. The three objectives are as follows:
1. Consideration of Possible Modifications to the Proposed North Beach Resort Historic
District in Light of Significant Issues Raised at the April 17, 2002, Courtesy Public
Workshop.
These considerations include, but are not limited to, the following:
a. reviewing the proposed boundaries of the historic district relative to whether they most
accurately reflect the prime area and structures to be protected;
b. further researching and analyzing the specific historical period of significance to be
preserved, successfully interpreted, promoted, and protected for the benefit of
generations of North Beach residents, guests, and users to come;
c. further studying the specific nature, types, use, dates, and styles of structures and sites
to be identified as contributing to the special historic character and future success of the
proposed historic district; and
d. ensuring the cohesive visual recognition of this collective body of historic structures and
sites relative to their critical role and importance in defining and building once again upon
one of the most delightful, remarkable, and economically successful development
periods in Miami Beach history.
To this end, the Planning Department is recommending a reduction in the size of the proposed
historic district boundaries (recommended by the Historic Preservation Board on August 12,
2003) as well as an adjustment to the total number of contributing buildings, in accordance with
the conclusions provided below.
The focus in the designation of this unique historic district should be primarily on the oceanfront
hotel structures that defined, activated, and perpetuated the acknowledged mystique and
ongoing economic success of this ocean resort and entertainment island oasis built in North
Beach shortly after World War II. This focus must include physical restoration, preservation, and
adaptive reuse (if proposed) of these structures to make them economically competitive and
further define and bring recognition to this special era in the history of North Beach. Doing so
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 16 of18
and promoting this should result in substantial city and regional benefits of historical education
presented in a fun manner, quality of life improvements in and surrounding the historic district,
expanded oceanfront recreational opportunities, and a significantly accelerated return of
economic revitalization and stability to North Beach. This task will require careful attention to the
historic structures and sites as well as to their upgrading and potential reasonable expansion to
meet modern operational needs and uses.
The post World War II development period saw the rapid rise of a new magnitude and character
of oceanside resorts and an entertainment style in Miami Beach that garnered international
acclaim and participation in a small but clearly defined area of the City. Although closely
associated with the development of the grand Fontainebleau and Eden Roc Hotels in Mid Beach
during this same era, the North Beach Resort Historic District occupies a place in time, physical
eminence (when further restored), and a high level of urban oceanfront amenity. The proposed
district and surrounding areas are complete with retail, commercial, restaurant, entertainment,
and cultural avenues and fascinating historical sites to visil.
The Planning Department has subsequently concluded that the principal focus of this district
should be specific to the post World War II hotel structures and sites along the ocean and the
east end of 63rd Street that created, defined and perpetuated a unique social/economic
phenomenon in North Beach during and beyond the mid-20th century. Hence, the boundaries,
contributing structures, and sites within the modified district boundaries as recommended by the
Planning Department have been adjusted accordingly.
2. To Realistically and Appropriately Address Important Issues Which Will Impact Upon the
Long Range Preservation Success and Economic Health of the Proposed North Beach
Resort Historic District.
The Planning Department has carefully evaluated each contributing structure and site to be
located within the modified proposed historic district boundaries. This evaluation included:
a. the design, size, architectural configuration, and general condition of each structure;
b. its operational limitations with regard to on-site parking;
c. potential unit key count as established by an evaluation of approximate remaining floor
area for future development on each subject contributing site;
d. the physical ability to add and/or enhance on-site parking as well as egress to that
parking;
e. the ability to add a new addition to the subject property in an appropriate manner which
would not adversely impact upon the overall historic integrity and significance of the
subject structure; to enable the historic structure to meet modern operational needs as
well as to be viable in future hotel/residential competition in North Beach;
f. the ability to add new oceanview balconies on contributing structures, including
expanded window/door accessibility to the balconies;
g. the creation of appropriate raised pool deck levels with parking or other common
functions beneath which would benefit both the properties as well as the views of these
properties from the beach;
h. the potential for rooftop additions in excess of one story on certain structures, dependent
upon certain conditions that would have to be established and met; and
i. the potential for minimal or no adverse impact upon historic lobby and significant public
interior spaces as well as the primary and character defining street fac,:ade and side
elevations of these structures as seen from the public rights-of-way.
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 17 of 18
As a result of this analysis, the Planning Department has prepared Special Review Guidelines for
the North Beach Resort Historic District, which are incorporated in Section XI in the Designation
Report.
Staff has also developed an ordinance amendment to Section 142-1161 (d) in the Land
Development Regulations of the City Code by modifying the prohibition of rooftop additions of
more than one story in height in the proposed North Beach Resort Historic District. The
companion ordinance amendment may permit certain existing buildings of six or more stories to
have a two story rooftop addition. Existing buildings of five stories or less may not have more
than a one story rooftop addition. The companion ordinance amendment would provide an
enhanced level of flexibility to renovate and adapt certain existing buildings in the historic district.
3. To Identify Strategies for Increasing the Supply of Off-Site Parking Available to Serve
Historic Buildings.
Construction of new off-site parking within 1200 feet of the subject property should be
encouraged by City policies and Land Development Regulations to serve historic structures in
the proposed North Beach Resort Historic District.
Under the current City Code, designation of an historic district would make existing buildings
exempt from parking requirements resulting from a change of use or renovation exceeding the
50% Rule. However, the addition of new floor area would require parking or payment into the
Parking Impact Fund. Also, designation of an historic district would extend the maximum walking
distance for off-site parking from 500 feet to 1200 feet, thereby providing more options for off-site
parking locations.
In addition to these benefits in the existing City Code, the City should continue to actively explore
the following policies:
a. Utilize municipal parking revenue bonds and funds collected through parking impact fees
to provide public off-street parking. Consider City-ownership and joint-development
opportunities. The City has identified several potential sites within 1200 feet of the
proposed North Beach Resort Historic District that are being studied by Walker Parking
Consultants as part of Phase 2 of a citywide parking study.
b. Encourage shared parking by adjacent owners in the historic district.
CITY COMMISSION ACTION
On January 14, 2004, the Mayor and City Commission approved the designation (6 to 1) of the North
Beach Resort Historic District with modifications to the boundaries on first reading public hearing and
scheduled the second reading public hearing for February 4, 2004. The district boundaries
recommended by the Historic Preservation Board on August 12, 2003, were modified to exclude the
Rowe Motel and adjacent commercial buildings from 6574 Collins Avenue to 6650 Collins Avenue.
The proposed historic district, as adopted by the City Commission, is generally bounded by the
southern lot lines of 6084 Collins Avenue, 6261 Collins Avenue, and 210-63rd Street to the south,
the center line of 71 st Street to the north, the center line of Collins Avenue and the western lot lines
of certain properties fronting on Collins Avenue to the west (including 6084 Collins Avenue and 6300
Collins Avenue), and the erosion control line of the Atlantic Ocean to the east (excluding 6605
Collins Avenue) (refer to attached Map 1C).
Commission Memorandum of March 17, 2004
Second Reading Public Hearing - Designation of the North Beach Resort Historic District
Page 18 of 18
On February 4, 2004, the Mayor and City Commission approved a motion to continue the second
reading public hearing of the North Beach Resort Historic District until the February 25, 2004,
meeting in order to consider the proposed rooftop addition companion ordinance for the district at the
same public hearing.
On February 25, 2004, the Mayor and City Commission approved (6 to 0; 1 absence) the
companion ordinance amendment for rooftop additions in the proposed North Beach Resort Historic
District, as recommended by the Historic Preservation Board, on first reading and scheduled a
second reading public hearing for March 17,2004. The Mayor and City Commission also approved
a motion to continue the second reading public hearing of the North Beach Resort Historic District
until the March 17,2004, meeting in order to consider the proposed rooftop addition companion
ordinance for the district at the same public hearing.
CONCLUSION
The proposed designation of the North Beach Resort Historic District will showcase, promote, and
protect the aesthetic, architectural, and historical importance of North Beach's most grand "MiMo"
style, post war resort hotel area. It will also highlight a significant collection of smaller, more intimate
historic hotels in the Art Deco and Neoclassical Revival styles, including the Normandy Plaza, Mount
Vernon, and Harding Hotels as well as the Lombardy Inn. Further, the Special Review Guidelines for
the North Beach Resort Historic District will allow for more flexibility and assist in expediting the
approval of alterations found to be appropriate by the Historic Preservation Board.
Local residents and visitors from around the world are seeking the very special historic urban resort
character that this district of Miami Beach will preserve and enhance in the future. The designation of
the North Beach Resort Historic District should sustain and expand the positive economic and social
impact that preservation has had on the revitalization and quality of life in Miami Beach.
Therefore, the Administration recommends that the Mayor and City Commission adopt the
proposed amending ordinance on second reading public hearing by designating the North Beach
Resort Historic District with the modified boundaries adopted bv the City Commission on January
14,2004 (refer to attached Map 1C).
It is important to note that zoning-in-progress for the review of major additions and alterations as
well as new construction for any property within the proposed historic district by the Historic
Preservation Board has expired. The review of these projects reverted to the Design Review Board
on March 2, 2004. However, the zoning-in-progress for the review of demolition for any property
within the proposed historic district by the Historic Preservation Board remains in place until final
action is taken by the Mayor and City Commission.
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F:IPLANI$HPBINBRESORTlNBRHD.CC2ndrdgmemo.17mar04.doc
T:\AGENDA\2004IFeb2504IRegularINBRHD.CC2ndrdgmemo.17mar04.doc
MAP 1 C: PROPOSED NORTH BEACH RESORT HISTORIC DISTRICT BOUNDARIES
ADOPTED BY THE CITY COMMISSION ON .JANUARY 14, 2004
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MAP 1A: PROPOSED NORTH BEACH RESORT HISTORIC DISTRICT
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MAP 1 B : PROPOSED NORTH BEACH RESORT HISTORIC DISTRICT
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