2000-24102 RESO
RESOLUTION
2000-24102
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF
MIAMI BEACH, FLORIDA, GRANTING A CERTIFICATE OF
APPROPRIATENESS FOR DEMOLITION IN ORDER TO
DEMOLISH AN EXISTING RESTROOM FACiliTY AT THE
EASTERN TERMINUS OF 17TH STREET, IN ACCORDANCE WITH
SECTION 118-563(i) OF THE LAND DEVELOPMENT
REGULATIONS OF THE CODE OF THE CITY OF MIAMI BEACH,
AS AMENDED BY ORDINANCE 2000-3262 ON JULY 26, 2000.
WHEREAS, the Miami Beach Redevelopment Agency (RDA) is preparing to proceed with
a bid request to extend the street-end cul-de-sacs on 17th and 18 th Streets in order to improve
vehicular circulation and increase on-street parking; and
WHEREAS, the extension of the street-end cul-de-sac on I? Street cannot proceed unless
the existing bathroom facility is removed; and
WHEREAS, since the bathroom facility is located in the Ocean Drive/Collins Avenue
Historic District, the City's Property Management Division submitted a request to the Historic
Preservation Board for a Certificate of Appropriateness to demolish the facility; and
WHEREAS, on March 14, 2000, the Administration appeared before the Joint Historic
Preservation and Design Review Boards (Joint Boards) to request a Certificate of Appropriateness
to demolish the 17th Street bathroom due to the major structural repairs that would be required to
repair the structure, which has been declared an "unsafe structure" by the City's Building
Department; and
WHEREAS, the Historic Preservation Board instead adopted the City's Planning
Department's recommendation to relocate and restore the bathroom facility; and
WHEREAS, on Aprl1l2, 2000, the RDA denied the Administration's request to appropriate
funding for the relocation and restoration of the 17th Street bathroom; and
WHEREAS, the Administration requested a re-hearing before the Joint Boards to present
new evidence supporting the demolition ofthe 17th Street bathroom; and
WHEREAS, on May 9, 2000, the Joint Boards heard the issue and requested the
Administration to produce a site plan reflecting the proposed extension to the 17th Street street-end,
and the exact location of a future replacement bathroom facility, as well as the proposed site plan
improvements contemplated by the Ritz Plaza and Delano Hotels; and
WHEREAS, at the June 13, 2000, meeting of the Joint Boards, the Boards continued the
issue to the July Illb meeting and requested that the Administration come before the Joint Boards,
with plans and elevations for a suitable replacement structure for the bathroom, as well as more
detailed site plans for the l7lb Street street-end improvements, reflecting a) an earlier set of
approved site plans for the Ritz Plaza (not the proposed set of plans which coincide with the
extension of the street-end); and b) reflecting the landscape plans of the Ritz Plaza and Delano
Hotels; and
WHEREAS, in order comply with the request of the Joint Boards, the City's Property
Management Division has contacted the architectural firm of Corzo, Castella, Carballo, Thompson
and Salma (CJTS), one of the firms on the City's list of rotating architects, engineers and
contractors; and
WHEREAS, on June 28, the Redevelopment Agency appropriated $10,000 to provide the
Property Management Division with an available budget source to engage C3TS to develop
conceptual plans for a replacement bathroom facility; and
WHEREAS, at the July 11, 2000, meeting of the Joint Boards, the Board members voted
six-to-one, to approve the Certificate of Appropriateness for the demolition of the restroom facility,
subject to the C3TS submitting final design/construction drawings for the proposed replacement
facility for approval by the "Appropriate Board", and, provided the City Commission and the RDA
Board appropriate funding for the construction of a new replacement facility; and
WHEREAS, on July 26, 2000, the RDA Board denied the Administration's request to
appropriate additional funding in order for the C3TS to prepare final design/construction drawings
as requested by the Joint Boards; and
WHEREAS, on July 26, the Mayor and City Commission adopted Ordinance 2000-3262,
amending the Land Development Regulations ofthe Code ofthe City of Miami Beach, by amending
certain sections of Chapter 118, Article II, Division 4, entitled "Historic Preservation Board"; and,
WHEREAS, Section 1l8-563(i) as amended, stipulates that "Notwithstanding any other
provisions of this Chapter, certificates of appropriateness for demolition for any building, structure,
improvement, or landscape feature on a historic site or located within a historic district and located
on City-owned property or rights-of-way, the actions of the Historic Preservation Board shall be
advisory with the right of approval or disapproval vested with the City Commission."; and,
WHEREAS, in accordance with the provisions of the Ordinance, the City submitted a new
application to the Historic Preservation Board for a Certificate of Appropriateness to demolish the
bathroom facility; and,
WHEREAS, at the Historic Preservation Board Meeting of September 12, the Board voted
unanimously to recommend against the City's request; and,
WHEREAS,. a Recommended Order from the Chairman and Members of the Historic
Preservation Board, recommending that the Mayor and City Commission deny the City's
application, is attached to this Resolution; and,
WHEREAS, The Administration maintains that the demolition of the bathroom facility is
essential to proceed with the extension of the street-ends as well as to alleviate the concerns of
property owners in the area regarding the unsafe condition of the structure.
NOW, THEREFORE BE IT DULY RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, that the Mayor and City
Commission grant a Certificate of Appropriateness for demolition in order to demolish the existing
restroom facility at the eastern terminus of 17th Street, in accordance with Section l18-563(i) of the
Land Development Regulations of the Code of the City of Miami Beach, as amended by Ordinance
2000-3262 on July 26, 2000.
PASSED AND ADOPTED tbis 27th day of Sept. ,2000
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CITY CLERK
MAYOR
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APPROVED AS TO
FORM & LANGUAGE
& FOREXECUnON
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CITY OF MIAMI BEACH
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139
http:\\cLmiami-beach.f1.us
COMMISSION MEMORANDUM NO. { 4-2- - 00
TO:
Mayor Neisen O. Kasdin and
Members of the City Commission
Jorge M. Gonzalez \ 1 _/
City Manager (j~O
DATE: September 27, 2000
FROM:
SUBJECT:
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF MIAMI
BEACH, FLORIDA, GRANTING A CERTIFICATE OF
APPROPRIATENESS FOR DEMOLITION IN ORDER TO DEMOLISH AN
EXISTING RESTROOM FACILITY AT THE EASTERN TERMINUS OF
17TH STREET, IN ACCORDANCE WITH SECTION 118-563(i) OF THE
LAND DEVELOPMENT REGULATIONS OF THE CODE OF THE CITY OF
MIAMI BEACH, AS AMENDED BY ORDINANCE 2000-3262 ON JULY 26,
2000.
ADMINISTRATION RECOMMENDATION
Adopt the Resolution.
ANALYSIS
For almost a year, the City Administration has been seeking to demolish the bathroom facility
located at the eastern terminus of 17th Street. The facility stands in the way of approved plans to
extend the 17th and 18th Street street-ends in order to alleviate parking deficiencies and improve
circulation in the area. The extension of the two street-ends is a critical component in the impact
mitigation plan when the Collins Avenue improvements begin to take place in April 2001.
Furthermore, the facility, which has been boarded up for some time, attracts vagrants and other
undesirables and has been a constant source of complaints from neighboring hotels and beach goers.
The City's Property Management Division has proposed to demolish the facility due to the major
structural repairs that would be required to repair the structure which has been declared an "Unsafe
Structure" by the City of Miami Beach Building Department. Additionally, the City of Miami Beach
is under a Settlement Agreement in a lawsuit that demands compliance with the U.S, Department
of Justice Americans with Disabilities Act (ADA). The structure, as it is presently and originally
configured, cannot be modified to meet the minimum dimensional requirements mandated by ADA,
even with the substantial structural repairs that would be required should the building be modifiable
AGENDA ITEM
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DATE
to meet those requirements.
Since the structure is located in the Ocean Drive/Collins Avenue Historic District, the
Administration has had to appear before the joint-Historic Preservation (HP) and Design Review
(DR) Boards on four separate occasions in an effort to obtain a Certificate of Appropriateness to
demolish the facility. Each time, the Administration sought to comply with the Boards' requests,
by producing everything from cost estimates and a feasibility analysis for the relocation of the
structure, to plans and elevations for a suitable replacement facility. The Boards also requested and
were provided with detailed site plans for the 17th Street street-end improvements, landscaping and
paving plans as part of the proposed Beachwalk project, the approved site plans for the Ritz Plaza
and landscape plans of the Ritz Plaza and Delano Hotels.
It should be noted that the City has not only made every effort to comply with the Boards' requests,
but has also looked extensively into preserving the facility. The City's Property Management
Division obtained an estimate for moving the facility to a temporary location within the immediate
area until the street-end improvements could be completed. Russell Building Movers, the company
responsible for moving the Coral Rock House and the Anchor Hotel, submitted an estimate ranging
between $14,500 to $19,500 just to move the facility and an additional $3,500 to remobilize the
necessary transportation equipment, if the facility was to be stored temporarily and then relocated
to a permanent location. The proposal however, contained no guarantee that the structure could
survive the move intact. The reinforcing steel embedded in the structures concrete has been subject
to excessive corrosion due to its contact with the ocean salts in the beach sand, to the extent that
attempted repairs to the structure's tie-beams, columns, and roof structure could actually destroy the
structure, notwithstanding the cost of doing the work itself.
Additionally, as indicated earlier, the structure in its present configuration, does not comply with
mandated ADA requirements. Modifications to make the facility ADA-compliant will require a
substantial portion of the original structure to be altered, thereby destroying the original architecture
of the building, An additional restroom would also have to be constructed to accommodate the
separate "men's" & "women's" restroom facilities that are required by local codes. MC Harry
Associates, which is working with the City on other ADA projects involving City-owned facilities,
submitted a bid in the amount of $25,530 to undertake architectural and engineering services in
connection with relocating and re-structuring the 17th Street bathroom.
Based upon preliminary observations by the Consultants and based upon comparable Citywide
projects, the estimated total cost to relocate and renovate the facility (provided the structure can be
moved), may range as high as $200,000, as follows:
Maximum Estimated
Cost
Architectural & engineering services:
$ 26,000
Relocation costs:
$ 20,000
Cost to relocate facility from temporary storage site:
$ 4,000
Equipment rental, temporary storage of the facility,
motorcade escort and related moving costs:
$ 30,000
Utility relocations, foundation costs, structural reinforcement,
concrete restoration and painting:
$ 80,000
New construction (ADA-compliance plus additional structure):
$ 40.000
Total Estimated Maximum Cost:
Less: ADA Project Funding
$200,000
($ 20.000)
Total Estimated Unfunded Construction Cost:
$180,000
It should be noted, that the cost to demolish the facility is under $3,000. On April 12, 2000, the
Administration submitted a request to the RDA Board in the amount of $180,000 to relocate and
restore the facility. The funding was unanimously denied,
Pursuant to the Redevelopment Agency (RDA) Board's decision not to appropriate the funding, the
Administration requested a re-hearing before the Joint HR/DR Board to reconsider granting a
Certificate of Appropriateness for the demolition of the facility. The Joint Boards met on May 9 and
requested the Administration to produce a site plan reflecting the proposed extension to the 17th
Street street-end, the exact location of a future replacement bathroom facility as well as the proposed
site plan improvements contemplated by the Ritz Plaza and Delano Hotels. Coastal Systems
International, the City's Consultant on the 17th Street street-end Project, was able to produce the
requested information in time for the June 13 meeting ofthe joint Boards. It should be noted that
since the bathroom was never part of Coastal System's scope, the additional work and coordination
required an amendment to their contract.
The Administration was again directed to return before the Joint Boards, this time with plans and
elevations for a suitable replacement structure for the bathroom, as well as more detailed site plans
for the 17th Street street-end improvements, reflecting: a) an earlier set of approved site plans for
the Ritz Plaza (not the proposed set of plans which coincide with the extension of the street-end),
and b) the landscape plans of the Ritz Plaza and Delano Hotels, The Joint Boards placed the item
on the July 11 meeting agenda. In order comply with the request of the Joint Boards, the City's
Property Management Division had to engage the architectural firm of Corzo, Castella, Carballo,
Thompson and Salma (C3TS), one of the firms on the City's list ofrotating architects, engineers and
contractors. At the City Commission! RDA Board Meeting of June 28, the RDA appropriated
$10,000 to provide the Property Management Division with an available budget source to engage
C3TS to develop conceptual plans for a replacement bathroom facility.
At the July 11 meeting of the Joint Boards, C3TS presented two conceptual models for a
replacement restroom facility. Board members voted six-to-one, to approve the Certificate of
Appropriateness for the demolition of the restroom, subject to the Architect submitting final
design/construction drawings for a proposed replacement facility for approval by the "Appropriate"
Review Board, and, provided the City Commission and/or RDA Board appropriate funding for the
construction of a new replacement facility. The Boards also wanted to see a landscape plan for the
streetend, specifically to mask the north wall of the Delano Hotel, east of the Erosion Control Line.
The Administration informed the Board that a landscape and paver plan for the streetend has already
been approved as part ofthe pending Beachwalk project by the State of Florida. The Joint Boards
still insisted on a landscape plan, which is not going to be forthcoming, since it is not within the
scope or budget of City's consultants. On July 26, the Administration submitted a funding request
to the RDA Board in order to proceed with the fmal design of the replacement facility. The request
for additional funding was denied.
On July 26, the Mayor and City Commission adopted Ordinance 2000-3262, amending the Land
Development Regulations of the Code of the City of Miami Beach, by amending certain sections of
Chapter 118, Article II, Division 4, entitled "Historic Preservation Board". A new provision under
Section l18-563(i), now stipulates that" Notwithstanding any other provisions of this Chapter,
certificates of appropriateness for demolition for any building, structure, improvement, or landscape
feature on a historic site or located within a historic district and located on City-owned property or
rights-of-way, the actions of the Historic Preservation Board shall be advisory with the right of
approval or disapproval vested with the City Commission."
In accordance with the provisions of the Ordinance, the City submitted a new application to the
Historic Preservation Board for a Certificate of Appropriateness to demolish the bathroom facility.
At its meeting on September 12, the Historic Preservation Board voted unanimously to recommend
against the City's request, based upon the subject application lacking a landscape plan, as well as
plans for a replacement structure. A Recommended Order from the Chairman and Members of the
Historic Preservation Board, recommending that the City Commission deny the City's application,
is attached to this memorandum .
The Administration recommends approval of the Certificate of Appropriateness for the demolition
of the bathroom facility in order to proceed with the extension of the 17th and 18th Street street-
ends, as well as to address the concerns of hotels in the area. It should be noted that plans for the
proposed Beachwalk, which tie in with the plans for the two street-ends, contemplate a location for
a future restroom facility in the relocated 17th Street cul-de-sac. Furthermore, as indicated
previously, conceptual design altematives for a replacement bathroom, have already been prepared
by C3TS, with extensive input by the City's Historic Preservation staff. The plans were prepared at
the request of the Joint HPIDR Boards, and were received favorably by the Boards' members.
T:IAGENDA \2000\SEP2700IREGULAR\17THST _ 2.WPD
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Attachments
HISTORIC PRESERVATION BOARD
City of Miami Beach, Florida
MEETING DATE: September 12, 2000
IN RE: The Application for a Certificate of Appropriateness for Demolition
in order to demolish an existing restroom facility at the eastern
terminus of 17th Street.
PROPERTY: 100 17th Street (Eastern Terminus of 17th Street).
LEGAL: Eastern Terminus of the 17th Street Right-of-Way.
FILE NO: 1171
ORDER
The applicant, the City of Miami Beach, filed an application with the City of Miami
Beach's Planning Department for a Certificate of Appropriateness.
The City of Miami Beach Historic Preservation Board makes the following FINDINGS
OF FACT, based upon the evidence, information, testimony and materials presented
at the public hearing and which are part of the record for this matter:
A. The proposed project is located in the Ocean Drive/Collins Avenue Local Historic
District of the City of Miami Beach and the subject structure on the site is not
designated on the Miami Beach Historic Properties Database.
B. Based on the plans and documents submitted with the application, testimony
and information provided by the applicant, and the reasons set forth in the
Planning Department Staff Report, the project as submitted is not consistent
with Certificate of Appropriateness for Demolition Evaluation Criteria Nos. 4, 6
& 8 in Section 118-564(f)(4) of the Miami Beach Code.
C. The application lacks a Landscape Plan, as well as plans for a replacement
structure.
IT IS HEREBY RECOMMENDED, based upon the foregoing findings of fact, the
evidence, information, testimony and materials presented at the public hearing, which
are part of the record for this matter, and the staff report and analysis, which is
adopted herein, including the staff recommendations which were amended by the
Board, that the Application for a Certificate of Appropriateness for Demolition be
DENIED by the City Commission.
"/7--'..'
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Page 2
Meeting Date: September 12, 2000
HPB File No. 1171
Dated this "2- <;0 day 06>>tt /"!!J:'"";'2:0CiJ
HISTORIC PRESERVATION BOARD
THE CITY OF MIA H, FLORIDA
BY:
Approved As To Form:
Legal Department: ftI<-€~
( 9-/41, ).0_ Q )
Filed with the Clerk of the Historic Preservation Board on
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