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2009-3662 OrdinanceORDINANCE NO. 2009-3662 AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING SUBPART B OF THE LAND DEVELOPMENT REGULATIONS OF THE CITY CODE; AMENDING CHAPTER 118, ENTITLED "ADMINISTRATION AND REVIEW PROCEDURES"; AMENDING ARTICLE X, ENTITLED "HISTORIC PRESERVATION"; AMENDING DIVISION 4, ENTITLED "DESIGNATION"; AMENDING SECTION 118-593, ENTITLED "HISTORIC PRESERVATION DESIGNATION"; AMENDING SUBSECTION 118- 593(E), ENTITLED "DELINEATION ON ZONING MAP" BY DESIGNATING 1600 LENOX AVENUE, AS AN HISTORIC SITE, AS MORE PARTICULARLY DESCRIBED HEREIN; PROVIDING THAT THE CITY'S ZONING MAP SHALL BE AMENDED TO INCLUDE 1600 LENOX AVENUE AS AN HISTORIC SITE; 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 July 14, 2009, the City's Historic Preservation Board held a public hearing and voted unanimously (7-0;) in favor of recommending that the City Commission designate 1600 Lenox Avenue, as an Historic Site; and WHEREAS, July 28, 2009, the City's Planning Board held a public hearing and voted (7-0) in favor of recommending the proposed designation; and WHEREAS, the City of Miami Beach Planning Department has recommended this amendment to the Land Development Regulations of the City Code; and WHEREAS, these recommendations ofapproval forthedesignation of 1600 Lenox Avenue as an Historic Site were based upon the information documented in the Designation Report prepared by the City of Miami Beach Planning Department attached hereto as Appendix "A." NOW, THEREFORE BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA: SECTION 1. DESIGNATION OF 1600 LENOX AVENUE AS AN HISTORIC SITE. That the certain area located on Lot 1, in Block 46, COMMERCIAL SUBDIVISION, as recorded in Plat Book 6, at Page 5, Public Records of Miami-Dade County, Florida; and having the legal description as described herein, is hereby designated as an Historic Site of the City of Miami Beach and shall be known as "1600 Lenox Avenue." That the Designation Report attached hereto as Appendix "A" is hereby adopted. SECTION 2. AMENDMENT OF SUBSECTION 118-593(E). That Subsection (e), entitled "Delineation on Zoning Map," of Section 118-593, entitled "Historic Preservation Designation," of Division 4, entitled "Designation," of Article X, entitled "Historic Preservation," of Chapter 118, entitled "Administration and Review Procedures," of Subpart B of the Land Development Regulations of the City Code is hereby amended to read as follows: Subpart B. Land Development Regulations Chapter 118. Administration and Review Procedures Article X. Historic Preservation Division 4. Designation Section 118-593. Historic Preservation Designation. (e) Delineation on zoning map. All sites and districts designated as historic sites and districts shall be delineated on the city's zoning map, pursuant to section 142-71, as an overlay district. Such sites and districts include: RM-1/HPS-13: 1600 Lenox Avenue, as more particularlydescribed as Lott in Block 46. COMMERCIAL SUBDIVISION, according to the Plat thereof recorded in Plat Book 6, at Page 5, of the Public Records of Miami-Dade County, Florida. SECTION 3. INCLUSION IN THE LAND DEVELOPMENT REGULATIONS OF THE CITY CODE. It is the intention of the City Commission, and it is hereby ordained that the provisions of this ordinance shall become and be made part of the Land Development Regulations of the Code of the City of Miami Beach as amended; and that the sections of this Ordinance may be renumbered or relettered to accomplish such intention. SECTION 4. AMENDMENT OF ZONING MAP. That the Mayor and City Commission hereby amend the Zoning Map of the City of Miami 2 2009-3662 ~` ~~ ~ ~~~ Beach as contained in the Land Development Regulations of the City Code by identifying the area described herein as HPS-13, Historic Preservation Site 13. SECTION 5. REPEALER. All ordinances or parts of ordinances in conflict herewith be and the same are hereby repealed. SECTION 6. SEVERABILITY. If any section, subsection, clause or provision of this Ordinance is held invalid, the remainder shall not be affected by such invalidity. SECTION 7. EFFECTIVE DATE. This Ordinance shall take effect on the 24th day of october , 2009. PASSED and ADOPTED this 14th day of october , 2009. ATTEST: W Zi CITY CLERK Robert Parcher APPROVED AS TO FORM & LANGUAGE & FOR EXECUTION: c .---- ~~~ ~ U I CITY ATTOR E DATE F:\PLAN\$PLB\2009V-28-09\1939 - 1600 LENOX - ORD.DOC AYOR Matti Herrera Bower 3 COMMISSION ITEM SUMMARY Condensed Title: Firsf and Only Reading Public Hearing -Proposed Designation of the 1600 Lenox Avenue Historic Site Intenaea outcome ~u ~ Designation and retention of historically significant properties. ~ Supporting Data (Surveys, Environmental Scan, etc.): In the 2009 Survey, all respondents were asked to indicate if they felt the effort put forth by the City of Miami Beach on historic preservation was loo little, too much or about the right amount. 77.1 % of respondents reported that the effort put forth by the City of Miami Beach on historic preservation is "about the right amount." Issue: The Administration is requesting that the Mayor and City Commission consider the proposed designation of the 1600 Lenox Avenue Historic Site. Item Summary/Recommendation: FIRST AND ONLY READING PUBLIC HEARING Adopt the proposed amending ordinance on first and only reading public hearing by designating the 1600 Lenox Avenue Historic Site as recommended by the Planning Board. r~uv~au~y oua~u r~Ct.ununGnuatwn: On July 14, 2009, the Historic Preservation Board reviewed a Designation Report relative to the historic designation of 1600 Lenox Avenue as a local historic site and approved a motion (7 to 0) to recommend approval of the designation of the proposed 1600 Lenox Avenue Historic Site to the City Commission. On July 28, 2009, the Planning Board reviewed a Designation Report relative to the historic designation of 1600 Lenox Avenue as a local historic site and approved a motion (7 to 0) to recommend approval of the designation to the City Commission. Financial Information: Source of Amount Account Funds: 1 2 3 OBPI Total Financial Impact Summary: Cit Clerk's Office Le islative Trackin William H. Cary, Assistant Planning Director; Debbie Tackett, Senior Planner. Si n-Offs: Qepartment D' ector ssistant ity Manager City Manager l /~. ~ m MIAMIBEACH U v AGENDA ITEM ~~' t DATE -~ ~O m MIAMIBEACH City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov COMMISSION MEMORANDUM To: Mayor Matti Herrera Bower and Members of the City Commission FROM: Jorge M. Gonzalez, City Manager DATE: October 14, 2009 SUBJECT: FIRST AND ONLY READING PUBLIC HEARING -HISTORIC DESIGNATION AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING SUBPART B OF THE LAND DEVELOPMENT REGULATIONS OF THE CITY CODE; AMENDING CHAPTER 118, ENTITLED "ADMINISTRATION AND REVIEW PROCEDURES"; AMENDING ARTICLE X, ENTITLED "HISTORIC PRESERVATION"; AMENDING DIVISION 4, ENTITLED "DESIGNATION' ; AMENDING SECTION 118-593, ENTITLED "HISTORIC PRESERVATION DESIGNATION' ; AMENDING SUBSECTION 118-593(E), ENTITLED "DELINEATION ON ZONING MAP" BY DESIGNATING 1600 LENOX AVENUE, AS AN HISTORIC SITE, AS MORE PARTICULARLY DESCRIBED HEREIN; PROVIDING THAT THE CITY'S ZONING MAP SHALL BE AMENDED TO INCLUDE 1600 LENOX AVENUE AS AN HISTORIC SITE; 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. ADMINISTRATION RECOMMENDATION The Administration is requesting that the Mayor and City Commission adopt the proposed amending ordinance on first and only reading public hearing by designating the 1600 Lenox Avenue as an individual local historic site. BACKGROUND On February 8, 2009 and March 13, 2009, 1600 Lenox Ave, LLC., met with Planning Department staff to discuss the possible designation of the building located at 1600 Lenox Avenue as an individual local historic site. On April 14, 2009, the City of Miami Beach Historic Preservation Board discussed the proposed designation of 1600 Lenox Avenue as an individual local historic site. At this meeting, the Board directed staff to prepare a preliminary evaluation and recommendation report for the structure located at 1600 Lenox Avenue. On May 12, 2009, the Historic Preservation Board held a meeting to consider a Preliminary Evaluation and Recommendation Report relative to the proposed 1600 Lenox Avenue Historic Site. At this meeting, the Board directed the Planning Department to prepare a formal Historic Designation Report for the proposed 1600 Commission Memorandum of October 14, 2009 First Reading Public Hearing -Historic Designation 1600 Lenox Avenue Page 2 of 10 Lenox Avenue Historic Site. On July 14, 2009, the Historic Preservation Board reviewed a Designation Report relative to the historic designation of 1600 Lenox Avenue as a local historic site and approved a motion (7 to 0) to recommend approval of the designation of the proposed 1600 Lenox Avenue Historic Site to the City Commission. On July 28, 2009, the Planning Board reviewed a Designation Report relative to the historic designation of 1600 Lenox Avenue as a local historic site and approved a motion (7 to 0) to recommend approval of the designation to the City Commission. 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 less than ten (10) contiguous acres, the City Commission must hold one public hearing on the designation. Upon conclusion of the 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, the county, state or nation. Such properties shall possess integrity of location, design, setting, materials, workmanship, feeling or association and meet at least one of the following criteria: (1) Association with events that have made a significant contribution to the history of the city, the county, state or nation; (2) Association with the lives of persons significant in the city's past history; (3) Embody the distinctive characteristics of an historical period, architectural or design style or method of construction; Commission Memorandum of October 14, 2009 First Reading Public Hearing -Historic Designation 1600 Lenox Avenue Page 3 of 10 (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) Be listed in the National Register of Historic Places; (8) Consist of a geographically definable area that possesses a significant concentration of sites, buildings or structures united by historically significant past events or aesthetically by plan or physical development, whose components may lack individual distinction. (b) A building, structure (including the public portions of the interior), improvement or landscape feature may be designated historic even if it has been altered if the alteration is reversible and the most significant architectural elements are intact and repairable. 2. The proposed 1600 Lenox Avenue Historic Site is eligible for historic designation as it complies with the criteria as specified in Section 118-592 in the Land Development Regulations of the City Code outlined above. (a) The Property is eligible for historic designation and in conformance with the designation criteria for the following reasons: (1) Association with events that have made a significant contribution to the history of the city, the Countv, state or nation; The Property is located in the first subdivision created solely for commercial uses in Miami Beach in February 1920. Retail goods and services were needed in order to support the increasing number of residents and visitors during the 1920s and 1930s. The creation of this commercial subdivision has had a major impact in the development of the City as reflected along Alton Road, which remains one of Miami Beach's major commercial corridors today. Among other tenants, the building housed a Food Market for over 50 years and a bar that began in 1941 as the Knotty Pine Bar and is today known as the Abbey Brewing Company. These and other unique commercial uses have provided an invaluable service to the local residents for over 70 years. (2) Association with the lives of persons significant in the city's Commission Memorandum of October 14, 2009 First Reading Public Hearing -Historic Designation 1600 Lenox Avenue Page4of10 past history: This development of the property at 1600 Lenox Avenue is most closely connected to Carl G. Fisher, the prime developer of Miami Beach in the 1920s. It was Fisher's keen foresight to reserve land for the sole purpose of providing commercial services to the residents and visitors who were quickly occupying the residential subdivisions in the surrounding Flamingo Park neighborhood. (3) Embody the distinctive characteristics of an historical period, architectural or design style or method of construction; The commercial building is a good example of the Streamline Moderne style of architecture. The continuous eyebrow, large original transom windows, faux keystone window surrounds and veneer, curved southeast corner, and original tiled knee walls are distinctive characteristics of the Streamline Moderne style and a good example of design, building placement and construction in the early development of the City. These architectural features add character to the surrounding neighborhood and embody the spirit of Streamline Moderne architecture. The Streamline Moderne style was a widely used style in Miami Beach during the 1930s and is part of the evolution of 20th Century building design within the City. Following the stock market crash of 1929 and the beginning of the Great Depression, architects moved away from the elaborate Mediterranean Revival Style and favored more modest designs which reflected the subdued economic and social conditions of the time. A large number of buildings designed in this style of architecture can be seen throughout the adjacent National Register Architectural District and local Flamingo Park Historic District. The Property abuts the Flamingo Park Local Historic District on two sides, the east and south. See Exhibit B. Although the City did not include the Property in the Historic District, the Planning Department determined that the structure is contributing. See Exhibit C. (4) Possess hi4h artistic values; By its nature as modest commercial structure, this neighborhood building is not grandiose, but admirably Commission Memorandum of October 14, 2009 First Reading Public Hearing -Historic Designation 1600 Lenox Avenue Page 5 of 10 reflects the artistic values and design influences of its time and economic means and accomplishes its aim of providing convenient commercial services with skill and charm. The continuous eyebrow, large original transom windows, faux keystone window sun'ounds and veneer, curved southeast corner, and original tiled knee walls add character to the surrounding neighborhood and embody the spirit of Streamline Moderne architecture. (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; Although William H. Merriam is credited with only a few building designs within the City of Miami Beach, his contributions embody an important style and development period within the City. The design of 1600 Lenox Avenue captures the essence of Streamline Moderne architecture. (See Exhibit D - Historic Resources Report.) Perhaps Merriam's best known work is the Coral Gables Woman's Club, built one year before this commercial structure in nearby Coral Gables in conjunction with the prominent architect George Fink. Other Merriam designed buildings within Miami Beach include 6949-6955 Bay Drive built in 1935 and the Paxson Residence at 4838 Pine Tree Drive built in 1937. (6) Have yielded, or are likely to yield information important in pre-history or history; The building plays an important role in defining the commercial and residential development of this area, including the adjacent Flamingo Park Local Historic District, in the early years of the City. Also, the Property is located in the first subdivision dedicated solely to commercial uses. As such, the commercial structure has served the nearby residential areas for over 70 years. Historic designation of the Property and preservation of the building will ensure that the historical record remains intact. (7) Be listed in the National Register of Historic Places: Although this structure is not presently listed in the Commission Memorandum of October 14, 2009 First Reading Public Hearing -Historic Designation 1600 Lenox Avenue Page 6 of 10 National Register of Historic Places, it appears to have clear potential to be determined to be eligible for inclusion within the adjacent Miami Beach National Register Architectural District. (8) Consist of a geographically definable area that possesses a significant concentration of sites, buildings or structures united by historically significant past events or aesthetically by plan or physical development, whose components may lack individual distinction; Not applicable to an individual historic site designation. (b) if it has been altered if the alteration is reversible and the most sis~nificant architectural elements are intact and repairable. While some alterations have been made, mostly to the 16th Street frontage, the building retains many of the significant architectural elements. As described above, these elements are located on the exterior and since the original microfilm plans are on record at the City, the Applicant can replicate any features that cannot be restored. See Exhibit E -Original Microfilm Plans. On April 13, 2009, the Applicant obtained Building Permit No. 80803248 to renovate and restore the shell of the building to its original state based on the original microfilm plans. See Exhibit F -Permit Information Sheet, Exhibit G - Rendering, & Exhibit H -Permit Plans. 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. Partially Consistent - The propased historic designation is consistent with the Comprehensive Plan, specifically with the Historic Preservation Element of the Comprehensive Plan's Objective No. 1, which states: "...increase the total number of structures designated as historically significant from that number of structures designated in 1988, either individually or as a contributing structure within a National Register Historic Preservation District or a local Historic Preservation District.H However, the building is a legal, non-conforming structure as it is a commercial building in the RM-1, residential low intensity zoning district. 2. Whether the proposed change would create an isolated district unrelated to adjacent or nearby districts. Commission Memorandum of October 14, 2009 First Reading Public Hearing -Historic Designation 1600 Lenox Avenue Page 7 of 10 Consistent - The amendment would not create an isolated district unrelated to adjacent or nearby districts nor 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. Partially Consistent - The designation of this structure as a local historic site may help to encourage further rehabilitation that is compatible with the scale, characteristics, and needs of the surrounding neighborhood. 4. Whether the proposed change would tax the existing load on public facilities and infrastructure. Partially Consistent - The LOS for the area public facilities and infrastructure should not be negatively affected, if at all, by the proposed amending ordinance. The building was built as a commercial building without parking on site and it is considered legal, nonconforming as to parking requirements and commercial uses. 5. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. Consistent - 1600 Lenox Avenue is located at the northwest corner of 16"' Street and Lenox Avenue; a detailed description of the proposed boundaries is delineated within the attached designation report. The proposed historic district will not change the existing underlying zoning district for any property. 6. Whether changed or changing conditions make the passage of the proposed change necessary. Consistent - The protection of the special historic character and integrity of the existing building is essential to maintaining Miami Beach's exceptional leadership in preserving and building upon the inherent social, cultural and economic value of its unique 20"' Century historic resources. Past demolition of historic structures demonstrates the necessity of this amendment to maintain the historical integrity of the area. 7. Whether the proposed change will adversely influence living conditions in the neighborhood. Partially Consistent - The proposed amendment should not adversely influence living conditions or the quality of life for the surrounding properties. Although portions of the building have been vacant for a few months, unique commercial uses have provided an invaluable service to the local residents for over 70 years. The Abbey Brewing Company, a neighborhood restaurant/bar, is still located there. It has been demonstrated that historic designation inevitably improves upon the quality of living conditions within the designated boundaries of an historic district, and any concerns with regard to the intensity of new commercial Commission Memorandum of October 14, 2009 First Reading Public Hearing -Historic Designation 1600 Lenox Avenue Page 8 of 10 uses can be addressed at the time of an application for a building permit or for a Certificate of Occupancy, whichever may occur first. 8. Whether the proposed change will create or excessively increase traffic congestion beyond the levels of service as set forth in the comprehensive plan or otherwise affect public safety. Partially Consistent - As historic designation does not change the permitted land uses, the levels of service set forth in the Comprehensive Plan will not be affected. Likewise, public safety will not be affected by historic designation. As a legal, nonconforming commercial building, proposed uses may be addressed at the time of an application for a building permit or for a Certificate of Occupancy, whichever may occur first to ensure that levels of service or public safety are not affected. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. Consistent - Historic designation normally results in the retention, rather than the reduction of light and air to adjacent properties. 10. Whether the proposed change will adversely affect property values in the adjacent area. Partially Consistent - As property values and value of construction have historically increased in the existing historic sites and districts, there is no evidence to suggest that designation would adversely affect property values in the area surrounding the proposed historic site. 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 properties, 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 this property. It should be noted that as a legal, nonconforming commercial building, commercial/retail uses are permitted within the building. 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- Commission Memorandum of October 14, 2009 First Reading Public Hearing -Historic Designation 1600 Lenox Avenue Page 9 of 10 STAFF ANALYSIS In accordance with responses to all the review criteria listed in previous sections of this report, it is apparent that the building is mostly Consistent and somewhat Partially Consistent with the designation criteria and Planning Board review criteria. Although the building is worthy of designation as a historic site within the Flamingo Park Local Historic District, some minor concerns remain with regard to the intended uses to be located in the building, and how they would affect the quality of life and traffic that may adversely affect the surrounding residential neighborhood. The use of this property as a commercial retail establishment is a legal nonconforming use. Section 118-393(a) of the City Code specifies that the lawful use of a building may be continued, although such use does not conform to the provisions of the Code. Section 118-394 states that if the nonconforming use remains idle or unused for a continuous period of six months or for 18 months during any three-year period whether or not the equipment or fixtures are removed, it loses its legal nonconforming status, and future uses must meet the provisions of the Code. However, the continued operation of the Abby Brewing Company, a neighborhood restaurant/bar in a portion of the building, would qualify to keep the legal nonconforming status for the entire building. It should be noted that prior to 1989, the area north of 16 Street had a zoning classification of C-2, which is a commercial classification. The building was built in 1937 and contained a 4,000 square foot grocery store with 10 seats for cafe service, a 30 seat bar/restaurant, 1,000 square feet of television retail/repair, and 850 square feet of a/c and window treatment retail. This corresponds to a parking requirement of 32 spaces. The intensity of future uses within this commercial building is limited to this determined parking requirement. Any use with a greater intensity than specified above would be increasing the degree of nonconformity and would not be permitted. It needs to be noted that there is a 69-unit condominium building directly adjacent to the north (1610 Lenox Avenue) of the subject property; there is a 20-unit condominium building directly across to the east (1601 Lenox Avenue); there is a 30-unit residential building diagonally across (1038 16~' Street); and a 18-unit condominium building with commercial space on the ground floor (1560 Lenox Avenue), which is located in a CD-1, commercial low intensity zoning district. The proposed designation of the 1600 Lenox Avenue Historic Site is appropriate to protect the aesthetic, architectural, and historical importance of the Flamingo Park Neighborhood. The positive social and economic impact that preservation has had on the revitalization of Miami Beach is well known. Local residents, as well as visitors from around the world, are seeking the very special urban character of Miami Beach that the Planning Department seeks to preserve. Further, alterations are permitted to historic structures provided that the changes are found to be appropriate by the Historic Preservation Board. STAFF RECOMMENDATION Based upon the 1600 Lenox Avenue Historic Designation Report, the recommendations of the Historic Preservation Board and the Planning Board Planning, and the above Staff Analysis, the Administration recommends that the Mayor and City Commission adopt the Commission Memorandum of October 14, 2009 First Reading Public Hearing -Historic Designation 1600 Lenox Avenue Page 10 of 10 proposed amending ordinance on first and only reading public hearing by designating the 1600 Lenox Avenue Historic Site. JMG:TH:JWHC:DT T:\AGENDA\2009\October 14\Regular\1600 Lenox Historic Designation.Memo.doc ~, 1600 LENOX AVENUE HISTORIC SITE DESIGNATION REPORT South Elevation of 1600 Lenox Avenue, which retains many of the original arohitectural elements, including the continuous eyebrow. Prepared By: BERCOW RADELL & FERNANDEZ, P.A. 200 S. Biscayne Blvd., Suite 850 Miami, FL 33131 In Cooaeration With: City of Miami Beach Planning Department July 14, 2009 APPENDIX "A" Revised July 28, 2009 Miami Beach City Commission Matti Herrera Bower, Mayor Edward L. Tobin, Vice-Mayor Commissioners: Jonah Woffson Jerry Libbin Saul Gross Victor Diaz Deede Weithom Jorge Gonzalez, City Manager Tim Hemstreet, Assistant City Manager City of Miami Beach Historic Preservation Board Jeff Donnelly, Chair Allan Hall Attorney, Vice Chair Erika Brigham Henry Lares Josephine Manning Simon Nemni Norberto Rosenstein City of Miami Beach Planning Board Jonathan Fryd, Chair Frank Kruszewski, Vice-Chair Daniel Veitia Gary Appel Henry Stolar Jorge Kuperman Randy Weisburd City of Miami Beach Planning Department Jorge G. Gomez, Director William H. Cary, Design and Preservation Manager Debbie Tackett, Senior Planner t ~ t t 1600 LENOX AVENUE DESIGNATION REPORT TABLE OF CONTENTS I. Designation Request II. Designation Process III. Relation to Ordinance Criteria IV. General Description of Boundaries V. General Description of the Site in its Current Condition VI. Present Owners VII. Present Use Vlll. Present Zoning IX. Historical Background X. Architectural Background XI. Planning Context XII. Planning Department Recommendations XII. Board Action XIV. Bibliography Exhibit A -Location Map Exhibit B -Excerpt of Historic Districts Map Exhibit C -Planning Department Property Information Sheet Exhibit D -Historic Resources Report Exhibit E -Original Microfilm Plans Exhibit F -Building Permit Information Sheet Exhibit G- Rendering for Renovation and Restoration Exhibit H -Permit Plans for Renovation and Restoration Exhibit I -Current Photos Exhibit J -Excerpt of 40-year Recert~cation Report Exhibit K -Building Card 1 1 2 6 6 7 7 8 8 9 11 11 12 12 1600 LENOX AVENUE DESIGNATION REPORT DESIGNATION REQUEST ~, n ~~` The applicant, 1600 Lenox Investors, LLC (the Applicant ), requests the designation as an individual local historic site of the property containing aone- story commercial building located at 1600 Lenox Avenue (the "Property") and amendment of the Land Development Regulations and Zoning Map of the City of Miami Beach (the "City") to reflect the historic designation. See Exhibit A -Location Map. DESIGNATION PROCESS The process of historic designation is delineated in Sections 118-591 through 118-593 in Subpart B of the Land Development Regulations of the City Code (Chapter 118, Article X, Division 4). An outline of this process is delineated below. Step One: A request for designation is made either by the City Commission, the Historic Preservation Board, other agencies and organizations as listed in the Land Development Regulations of the City Code, or the property owners involved. Proposals for designation shall include a completed application form available from the Planning Department. Step Two: The Planning Department prepares a preliminary evaluation report with recommendations for consideration by the Board. Step Three: The Historic Preservation Board considers the preliminary evaluation to determine if proceeding with a designation report is warranted. The designation report is an historical and architectural analysis of the proposed district or site. The report: 1) describes the historic, architectural, and/or archeological sign~cance of the property or subject area proposed for Historical Site or District designation; 2) recommends Evaluation Guidelines to be used by the Board to evaluate the appropriateness and compatibility of the proposed Developments affecting the designated Site or District; and 3) will serve as an attachment to the Land Development Regulations of the City Code. Step Four: The designation report is presented to the Historic Preservation Board at a public hearing. If the Historic Preservation Board determines that the proposed site or district satisfies the requirements for designation as set forth in the Land Development Regulations of the City Code, the 1 1600 LENOX AVENUE DESIGNATION REPORT Historic Preservation Board transmits a recommendation in favor of designation to the Planning Board and City Commission. Step Five: The Planning Board will hold a public hearing on the proposed designation, and shall consider the proposed historic designation as an amendment to the Land Development Regulations of the City Code and, subsequently, transmit its recommendation to the City Commission. Step Six: The City Commission may adopt an amendment to the Land Development Regulations of the City Code which thereby designates the Historic Preservation Site or Historic District after (1) public hearing for a parcel of land less than ten (10) contiguous acres or after (2) public hearings for a parcel of land which is more than ten (10) contiguous acres. RELATION TO ORDINANCE CRITERIA In accordance with Section 118-592 in the Land Development Regulations of the City Code, eligibility for designation is determined on the basis of compliance with the listed criteria set forth below. (a) The Historic Preservation Board shall have the authority to recommend that properties be designated as historic buildings, historic structures, historic improvements, historic landscape features, historic interiors (architecturally significant public portions only), historic sites or historic districts if they are sign cant in the historical, architectural, cultural, aesthetic or archeological heritage of the city, the county, state or nation. Such properties shall possess an integrity of location, design, setting, materials, workmanship, feeling or association and meet at least one (1) of the following criteria: (1) Association with events that have made a significant contribution to the history of the city, the county, state or nation; (2) Association with the lives of persons sign cant in the city's past history; (3) Embody the distinctive characteristics of an historical period; architectural or design style or method of construction; (4) Possess 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; 2 1600 LENOX AVENUE DESIGNATION REPORT (6) Have yielded, or are likely to yield information important in pre-history or history; (7) Be listed in the National Register of Historic Places; (8) Consist of a geographically definable area that possesses a sign cant concentration of sites, buildings or structures united by historically significant past events or aesthetically by plan or physical development, whose components may lack individual distinction. (b) A building. structure (including the public portions of the interior), improvement or landscape feature may be designated historic even if it has been altered if the alteration is reversible and the most significant architectural elements are intact and repairable. 2. The Property is eligible for designation as an historic site as it complies with the criteria as specified in Section 118-592 in the Land Development Regulations of the City Code outlined above. (a) The Property is eligible for historic designation and in conformance with the designation criteria for the following reasons: (1) Association with events that have made a significant contribution to the history of the city, the County, state or nation; The Property is located in the first subdivision created solely for commercial uses in Miami Beach in February 1920. Retail goods and services were needed in order to support the increasing number of residents and visitors during the 1920s and 1930s. The creation of this commercial subdivision has had a major impact in the development of the City as reflected along Alton Road, which remains one of Miami Beach's major commercial corridors today. Among other tenants, the building housed a Food Market for over 50 years and a bar that began in 1941 as the Knotty Pine Bar and is today known as the Abbey Brewing Company. These and other unique commercial uses have provided an invaluable service to the local residents for over 70 years. (2) Association with the lives of persons significant in the city's past history: This development of the property at 1600 Lenox Avenue is most closely connected to Ca-1 G. Fisher, 3 ,. , 1600 LENOX AVENUE DESIGNATION REPORT the prime developer of Miami Beach in the 1920s. It was Fisher's keen foresight to reserve land for the sole purpose of providing commercial services to the residents and visitors who were quickly occupying the residential subdivisions in the surrounding Flamingo Park neighborhood. (3) Embody the distinctive characteristics of an historical period architectural or design style or method of construction; The commercial building is an outstanding example of the Streamline Modeme style of architecture. The continuous eyebrow, large original transom windows, curved southeast comer, and original tiled knee walls are distinctive characteristics of this style and a good example of design, building placement and construction in the early development of the City.' These architectural features add character to the surrounding neighborhood and embody the spirit of Streamline Modeme architecture. The Streamline Modeme style was a widely used style in Miami Beach during the 1930s and is part of the evolution of 20"' Century building design within the City. Following the stock market crash of 1929 and the beginning of the Great Depression, architects moved away from the elaborate Mediterranean Revival Style and favored more modest designs which reflected the subdued economic and social conditions of the time. A large number of buildings designed in this style of architecture can be seen throughout the adjacent National Register Architectural District and local Flamingo Park Historic District. The Property abuts the Flamingo Park Local Historic District on two sides, the east and south. See Exhibit B. Although the City did not include the Property in the Historic District, the Planning Department determined that the stn-cture is contributing. See Exhibit C. (4) Possess high artistic values: By its nature as modest commercial structure, this neighborhood building is not grandiose, but admirably reflects the artistic values and design influences of its ' The faux keystone window surrounds and veneer on the building today are not original. The original microfilm indicates stucco. It appears that these features were added when the the knee walls were removed, most likely during renovations in 1963 and/or 1965. 4 1600 LENOX AVENUE DESIGNATION REPORT time and ~ economic means and accomplishes its aim of providing convenient commercial services with skill and charm. The continuous eyebrow, large original transom windows, curved southeast comer, and original tiled knee walls add character to the surrounding neighborhood and embody the spirit of Streamline Modeme architecture. (5) Represent the work of a master, serve as an outstandina or representative work of a master designer architect or builder who contributed to our historical aesthetic or architectural heritage; Although William H. Merriam is credited with only a few building designs within the City of Miami Beach, his contributions embody an important style and development period within the City. The design of 1600 Lenox Avenue captures the essence of Streamline Modeme architecture. (See Exhibit D - Historic Resources Report.) Perhaps Merriam's best known work is the Coral Gables Woman's Club, built one year before this commercial structure in nea-fiy Coral Gables in conjunction with the prominent architect George Fink. Other Merriam designed buildings within Miami Beach include 6949-6955 Bay Drive built in 1935 and the Paxson Residence at 4838 Pine Tree Drive built in 1937. (6) Have yielded, or are likely to yield information important in pre-history or history; The building plays an important role in defining the commercial and residential development of this area, including the adjacent Flamingo Park Local Historic District, in the early years of the City. Also, the Property is located in the first subdivision dedicated solely to commercial uses. As such, the commercial structure has served the nearby residential areas for over 70 years. Historic designation of the Properly and preservation of the building will ensure that the historical record remains intact. (7) Be listed in the National Register of Historic Places; Although this structure is not presently listed in the National Register of Historic Places, it appears to have dear potential to be determined to be eligible for inclusion within the adjacent Miami Beach National Register Architectural District. 5 1600 LENOX AVENUE DESIGNATION REPORT (8) Consist of a geographically definable area that possesses a signscant concentration of sites, buildings or structures united by historically significant past events or aesthetically by plan or physical development whose components may lack individual distinction; Not applicable to an individual historic site designation. (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. While some alterations have been made, mostly to the 16th Street frontage, the building retains many of the sign cant architectural elements. As described above, these elements are located on the exterior and since the original microfilm plans are on record at the City, the Applicant can replicate any features that cannot be restored. See Exhibit E -Original Microfilm Plans. On April 13, 2009, the Applicant obtained Building Permit No. 80803248 to renovate and restore the shell of the building to its original state based on the original microfilm plans. See Exhibit F -Permit Information Sheet, Exhibit G -Rendering, & Exhibit H -Permit Plans. IV. V GENERAL DESCRIPTION OF BOUNDARIES The Property is a 50' x 150' rectangular lot located at the northwest comer of the intersection of Lenox Avenue and 16th Street. See Exhibit A. This location is east of Alton Road and south of Lincoln Road Mall. The Property abuts an alley to the west. The legal description is as follows: Lot 1, in Block 46, of "Commercial Subdivision" according to the Plat thereof, as recorded in Plat Book 6, at Page 5, of the Public Records of Miami-Dade County, Florida. The folio number for the property is: 02-3234-018-0190 GENERAL DESCRIPTION OF THE SITE IN ITS CURRENT CONDITION The Property contains aone-story commercial structure that covers the entire lot. Built in 1937, the building is rounded at the southeast comer and the east, south and west facades originally contained three rows of wood-framed 6 1600 LENOX AVENUE DESIGNATION REPORT horizontal fixed-glass panels in transoms.2 Tiled knee walls highlighted the storefronts. A continuous eyebrow at a height of approximately eleven feet runs along the entire east and south elevations and part of the west elevation. The eyebrow is rounded in the southeast but angled in the southwest. See Exhibit I -current photos. The building originally contained 9 commercial units; one large store at the southeast comer, two small spaces in the northeast and six store fronts alone 16th Street. The large corner store had a Fong history as a grocery, dating back to at least 1941. it contained Schifl's Kosher Market (circa 1941), Schiff's Market (circa 1955), and Maxwell's Food Market (circa 1989). One of the central storefronts on 16th Street has been a bar, originally the Knotty PinE Bar (circa 1941) and is currently the Abbey Brewing Company. The other stores contained a wide variety of commercial services, such as realtors, plumbers, contractors, a beauty salon, and a telephone answering service. In the past, interior renovations have reduced the unit count from 9 to 3 and removed most traces of the original design. Significant alterations thought to have occurred in 1963 and/or 1965 changed the south elevation by installing new glass storefronts in aluminum frames and removing the the knee walls. The east fagade was spared and it retains many of the original features. The walls today have a scored stucco surface. The owner of the Property completed the 40-year recertification process in 2007. See Exhibit J for excerpts of the 40-year recert~cation report. In general the building is in fair to good condition. The exterior concrete walls are in acceptable condition and the roof and structural supports appear structurally stable. The building is watertight and secure. The storeftont wooden encased fixed pane windows are in poor condition and need replacement. Through the in-process renovation and restoration under Building Permit 80803248, the Applicant is replacing all windows and doors and addressing other minor deficiencies found during the 40-year recertification process. VI. PRESENT OWNERS The present owner of the Property is the Applicant, 1600 Lenox Investors, LLC, which has owned the Property since May 2007. VII. PRESENT USE The original and current use of the Property is as a one-story commercial structure. As mentioned above, the original structure built in 1937 housed 9 tenant units. Renovations over time altered the layout to 3 units. Today, there is only one tenant, the Abbey Bar. The Applicant is presently renovating and restoring the building to permit additional commerciaVrtailtevants. z The faux keystone window surrounds and veneer are not original and were added to the building, perhaps during renovations in 1963 and/or 1965. 7 1600 LENOX AVENUE DESIGNATION REPORT VIII. PRESENT ZONING The Property is located in the RM-1 (Residential Multifamily Low Intensity) Zoning District. IX. HISTORICAL BACKGROUND The structure located at 1600 Lenox Avenue is of historical significance in that its location and building form represents a period of time, series of events, and design style which shaped the surrounding Flamingo Park Neighborhood and the corresponding local historic district designated in 1986. The development of Miami Beach as an urban environment began in July of 1912 with the first platting of land by the Ocean Beach Realty Company. This company, operated by brothers J.E. Lummus and J.N. Lummus purchased 605 acres of swamp land south of present day Lincoln Road from the Lum Plantation for a cost ranging from $150 to $12,500 per acre. Both Lummus brothers came to Miami with contracts from Henry Flagler to establish commissaries for the workers of the Florida East Coast Railroad. J.N. Lummus, who had the primary responsibility of running the Ocean Beach Realty Company, became Miami Beach's first Mayor in 1915. Ocean Beach's first plat (1912) included the area south of 5~' Street; Second addition (1913) included the area east of Washington Avenue between 6~' Street and 7"' Streets; Third addition (1914) included the area south of 14"' Street, east of Afton Road. To finance development of this land, the Lummus Brothers borrowed $150,000 from Carl Fisher. In addition to an 8% interest fee on the loan, the Lummus Brothers gave Fisher 105 acres of land from present day Lincoln Road south to 15~' Street. This property, with additional land to 23 Street, ocean to bay, was platted by Fisher's Alton Beach Realty Company in 1914. Between 1912 and 1918 the land from and infrastructure of Miami Beach was created. With the infrastructure completed, the jubilance created by the end of World War I and the completion of the County Causeway brought the initial land boom of Miami Beach in 1919. The permanent population of Miami Beach grew from 644 persons in 1920 to 15,000 persons in 1925. Although the building activlty between 1922 and 1924 was unprecedented in South Florida, lt is generally agreed that 1924 began the height of the "boom years." There are generally three reasons given for the end of the great land boom. One reason was the high level of speculation. Speculation took land prices continuously higher and transactions were conducted largely on credlt.3 Stories of fraud and empty promises of South Florida developments were being circulated by 1926. Another reason was the blockage of building materials needed to continue the boom. During the years of 1925 through 1926, railroad lines as far north as Mobile, Alabama jammed with freight cars bringing material to South Florida. The Florida East Coast Railway declared an embargo on shipments to Miami after 2200 cars accumulated unloaded in s Redford, Billion-Dollar Sandbar: A Biography of Miami Beach, p. 145 8 1600 LENOX AVENUE DESIGNATION REPORT their yards.4 The most frequently noted reason for the bust, however, was the hurricane of September 1926. Following the bust of 1926 and the depression of 1929, Miami Beach entered what would become the most profitable building period. Between 1930 and 1940, the permanent population of Miami Beach nearly doubled to 28,000 with 75,000 visitors annually. The characteristics of the visitors shifted from the privileged to the middle-class or simply, "those who could afford to travel." By 1940, there were 239 hotels and 706 apartments buildings located on Miami Beach. Goods and services were needed in order to support the large increase in number of residents and visitors. On February 2, 1920, Carl Fisher's Alton Beach Realty Company platted the first subdivision solely for commercial uses which was called the Commercial Subdivision. The Commercial Subdivision stretched from 14~' Street to the south up to 17"' Street to the nor-h along Alton Road and the west side of Lenox Avenue. The 1600 Lenox Avenue building was constructed in 1937, as a commercial building with nine store spaces. The large corner store has a long history as a grocery, listed in the City's Directories as SchifPs Kosher Market in 1941 and SchifFs Market in 1955 and became Maxwell's Food Market in 19896. The store space at 1115 16"' Street has had a long tradition as a bar, known as the Knotty Pine Bar from 1941 till 1955 and is currently the Abbey Brewing Company. Other storefronts were occupied in the past by realtors, plumbers, contractors and a beauty salon. A telephone answering service once occupied the tiny space at 1602 Lenox Avenue. X. ARCHITECTURAL BACKGROUND The structure located at 1600 Lenox Avenue designed by architect William H. Merriam, is a good example of the Streamline Modeme style of architecture, which is well represented within the local Flamingo Park Historic District as well as the Miami Beach National Register Architectural District. The continuous eyebrow, large original transom windows, curved southeast comer, and original the knee walls are distinctive characteristics of this style.' The architect, William H. Merriam, had an office in Coral Gables6, but his name is not often seen in Miami Beach. He is perhaps best known for his design for the Coral Gables Woman's Club, built in 1936 as part of the WPA in collaboration with George Fink. Other Merriam designed buildings within Miami Beach include 6949-6955 Bay Drive built in 1935 and the Paxson Residence at 4838 Pine Tree Drive built in 1937. ° Ibid, p. 163 s Ibid p. 204 6 City of Miami Beach Planning Department Records The faux keystone window surrounds and veneer are not original and were added to the building perhaps during renovations in 1963 and/or 1965. 6 Polk's City Directory, 1939. 9 ~~ 1600 LENOX AVENUE DESIGNATION REPORT While some alterations have been made over time, the building retains many original significant architectural elements. Streamline Moderne (circa 1930s to 1940s) As Art Deco evolved in Miami Beach in the 1930s, modem transportation and industrial design began to have an even greater impact upon new construction. The "streamlined" character of automobiles, airplanes, trains, buses, ocean liners, and even home appliances inspired powerful horizontal design compositions, accentuated by striking vertical features and punctuated by icons of the technological era. Continuous eyebrows, racing stripe banding, radio tower-like spires, portholes, and deck railings like those found on grand ocean liners, were among the unique features to set this architecture apart from anything before it. The creative incorporation of nautical themes showed this advancing form of Art Deco to be true to its origins in Miami Beach. Smooth, rounded comers often replaced sharp ones on Streamline Modeme buildings, especially on comer lots. Eyebrows swept around the comers as did other details. Street comers became inviting architectural focal points, whether the special treatment employed was based upon curves or angles. Like earlier Art Deco buildings, the Streamline Modeme style incorporated smooth and articulated stucco, architectural glass block, keystone, and a variety of metals used in detailing. Predominating surfaces became smooth, planar, and aerodynamic in character. The designation of the commercial building located at 1600 Lenox Avenue will, in effect, expand the area of designation protection afforded by the adjacent Flamingo Park Local Historic District to which this property is contiguous. According to the building card and on-line permit records, the commercial structure has undergone minor maintenance and repairs through the years. See Exhibit K -Building Card. At some point, a number of the 9 original storefront entrances were eliminated from the 16~' Street and Lenox Avenue frontages. It is possible that this occurred during the installation of new glass storefronts in aluminum frames in 1963, under permit nos. 68562 and 69143, and/or the replacement of finro doors and storefront in 1965 under permit no. 74028. No other major alterations are evident in the building card and on-line permit records. 10 1600 LENOX AVENUE DESIGNATION REPORT XI. PLANNING CONTEXT - Cities evolve and change over time due to an array of circumstances. Historic site designation will aid in the achievement of preserving the character and architectural integrity of historic buildings for future generations, and it will help to protect historic buildings, streetscape, and open space from inappropriate or undesirable alterations. The review and approval of projects for historic sites under the City's Design Guidelines and the Historic Preservation Ordinance will ensure smart development which is sensitive to the unique aesthetic character of the sites and respectful of their early origins. Miami Beach has one of the finest and most progressive historic preservation ordinances in the nation. It was custom designed to address the special needs of a rapidly redeveloping historic seaside resort community with a view toward wise management of historic resources in tandem with well controlled appropriate new development. XII. PLANNING DEPARTMENT RECOMMENDATIONS Criteria for Designation: The Planning Department finds the structure located at 1600 Lenox Avenue to be in compliance with the Criteria for Designation listed in Section 118-592 in the Land Development Regulations of the City Code. 2. Site Boundaries: At its May 12, 2009 meeting, the Historic Preservation Board reviewed the preliminary evaluation report and adopted the site boundary recommendations of the Planning Department for the proposed designation of 1600 Lenox Avenue, as indicated in Section IV, General Description of Boundaries. 3. Areas Subiect to Review: The Planning Department recommends that the areas subject to review shall include all exterior building elevations, public interior spaces, and site and landscape features located within the proposed site boundaries of 1600 Lenox Avenue. 4. Review Guidelines: The Planning Department recommends that a decision on an application for a Certificate of Appropriateness shall be based upon compatibility of the physical alteration or improvement with surrounding properties and where deemed applicable in substantial compliance with the following: a. The Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings, as revised from time to time; b. Other guidelines/policies/plans adopted or approved by resolution or ordinance by the City Commission; c. All additional criteria as listed under Section 118-564 (b) in the Land Development Regulations of the City Code; 11 1600 LENOX AVENUE DESIGNATION REPORT d. City of Miami Beach Design Guidelines as adopted by the Joint Design Review/Historic Preservation Board on October 12, 1993, amended June 7, 1994, as may be revised from time to time. XIII. BOARD ACTIOn At its May 12, 2009 meeting, the Historic Preservation Board reviewed the preliminary evaluation report and directed staff to prepare a Designation Report relative to the individual historic site designation of 1600 Lenox Avenue. On July 14, 2009, the Historic Preservation Board reviewed a Designation Report relative to the historic designation of 1600 Lenox Avenue as a local historic site and approved a motion (7 to 0) to recommend approval of the designation of the proposed 1600 Lenox Avenue Historic Site to the City Commission. On July 28, 2009, the City's Planning Board held a public hearing and voted (7-0) in favor of recommending the proposed designation of the 1600 Lenox Avenue Historic Site to the City Commission. XIV. BIBLIOGRAPHY City of Miami Beach, Flamingo Park Historic District Designation Report, Adopted June 20,1990. Redford, Polly, Billion-Dollar Sandbar: A Bioctraphy of Miami Beach, 1970. 12 1600 LENOX AVENUE DESIGNATION REPORT EXHIBITS EXHIBIT 1600 Lenox Avenue a t 'e 4_ Location Map Subject Property 1600 Lenox Avenue Excerpt of Historic District Map F-----,~ EXHIBIl° D ADDRESS 1600 LENDX AVE LEGAL L1,BK46 C~ FULL ADDR£S5 SECOND ADDRESS: BUILDING NAMc MAXWELL MARKED PP.EVIOUS NAh: BUlLDEF. MOHTZ CDNST. DATE 1941 STYL: STREAMLINE MO:.. EXT. FABi;iC STUCCO/KEYSTO}I. ROO= F _ ALTERATIOH~ ORIG1HAl NAME ORIG. ARCH. MERRIAM, W ZDNINC RM-1 BUILDING SHAPE: MOD REC STOP.IE= i WIND06'S ; ALT CDN57P.. TYPE CBS STATUS HISTORIC 3 ~~ €€a 3~ FOLIOf! DISTRICT: NP HEIGHT PHOTO Y SPEC. FEATURES: EYEBROW RUNS END TO END; TRANSOM WINDOWS; CUP.VED S E CORNER; FAUX KEYSTONE W[NDOWS SU RROUNDS; KEYSTONE VENEER. INTERIOf: : NOT SIGNIFICANT SlTc SIGNAGE . ADJACENT SITE STAT. SIGNlF. TYPICAL EXAMPLE OF SMALL, STREAMLINE MODERNE COMMERCIAL ARCH W/SIMPLE 8UT EFFECTIVE ORNAMENTATION. ADDITION ADD. ARCH. ADD. DATE: 0 ADD. COMMENTS : SURVEYED BY CB RECORDING D/kTE: 08/30/89 UPDATE ORIG. USE/COST: COMMENTS . EXHIBIT 1600 LENOX AVENUE, MIAMI BEACH D 9 Carl Fisher's Alton Beach Realty Company established the Commercial Subdivision of Ivliami Beach, south of Lincoln Road and west of Lenox tivenue. in 192u. as part of Fisher's early vision for the City. The subject site, i~au=eves ; (Lot i of Black 46i remained vacant until the present building way consrrucied Here in 193 ~ . A i'ine example of the Streamline N oderne style, it was built as a single- storS= commercial building with nine store spaces. While no archival photo- graphs of the building have been found, information is provided from the Building Permit Card (#5227) and five sheets of original plans on microfilm (#9874) in the Miami Beach Building Department. The architect, William H. Merriam, had an office in Coral Gables,1 but his name is not often seen in Miami Beach. His plans for this building name the client as Philip Gatzman, but the Building Card gives the original owner as the Island View Investment Corporation. With a 50' front and 150' depth, the building fills the lot, and the Building Card notes that its foundations were "designed to carry (a) two-story building." The layout of the interior consisted of a large store at the street corner (1600 Lenox Avenue), two smaller spaces on the east elevation (1602 and 1602A Lenox Avenue), and six storefronts running along the south elevation (1611, -13, -15, -17, -19 and -21 16th Street) . The large corner store has a long history as a grocery, listed in City Directories as Schiff s Kosher Market in 1941 and Schiff's Market in 1955. It ~ Polk's City Directory, 1939. was Maxwell's Food Market in 1989_.2 The store at 1115 16th Street has a long tradition as a bar, known as the Knotty Pine Bar, 1941-1955 (at least), and currentlt~ the Abbey Brewing Company. The other storefronts were occupied in the past by realtors, plumbers. contractors, and a beauty salon. A teiennone answering service once occupied the tiny 1602 Lenox Avenue space At some point tl~e storefronts at 1 111 16th Street and 1602-1602h Lenox l~venue urere lost, and drastic alterations to the 16th Street side in 1963 installed new glass storefronts in aluminum frames. Today the 16th Street facade looks rather nondescript, but the east end of the building still retains many original details. Most notable are the three rows of wood-framed horizontal fixed-glass panels in the transoms, as seen in the original plans. Today most of the exterior walls have a scored stucco surface, but the building plans show that the knee walls of the storefronts were originally tiled. A continuous eyebrow runs along both streetfronts, rounded at the southeast corner but angled at the southwest. The transoms at the southeast corner are angled, though. It is difficult to discern the original door treatment here. --- Carolyn Klepser; researcher August 24, 2007 s Miami Beach Planning Dept. Database. ADDRESS 1600 LENOX AVE STATUS : HISTORIC LEGAL Li,RK46 CS FUII ADDRE55 SECOND ADDRESS: ' BUILDING NAME ; HAY.WELL MAR1:"cT ORIGINAL NAME : oREVIOU= NtiidE OkIG. ARCH. : MERRIAH., W BUiLDEr. ; t•t0}.Ti: ~ FOLIC>r COI;Si. DFTE Tc4r; - ~'v1U1• ~~I??~ C{ ZONING RM-1 dl'sTRICT: H"r S7Y:.E ~ S;kEi•bS~ lilc b:.^,:.. BUIlD1NG SHAu E: N0: REC .%:i. ~r,i:r:~ S;000O!i:C~STGi:z STORIES 1 HE1GN'. P.O:•• .. t11H^Ot1S ALT np_~r. ,._ CONST?. T1"?c C"a5 ALTEk!•.i IOi:_ PHOTO Y ..:. }i.~,?'Ji.c_. _.ccR;~l- FUII_ EI=C T.^^. c1:L, iG;,NSOi•1 l:'IhUGk`5; CUr 4-D S E COFihee:; FkUr. I:Ft51Or;= VINC~n.;f. Sti FI!CJ}i_:; }:E;Slpt{E VErlE"c F.. IhTEeiV~ HJI 51GK;F!CRi: S:ic SlGiiau_ ADJACENT SITE STO.i. FiGh'IF. iYP)rk: EXAM'v~E GF SMALL, STREAM:IME ML~?ERNE COMMEfi.IA: AR:tt S.;'SIHPCE BUT EFF"cCilf'E OP.NAh1EkTkil01:. Ai~C' l i l0ti' ADi.. ARCH . ADD . GF.Ti:: ADU. COMMcNTS SURVf~'EP R' C6 RECOP.DING DATE: 08J3D/BS UPDATE CCSikrkre . . '.' --•t ~ -- .. -^•-sr+'.~`fw=,. ,~ ..,.~a-d..~..1.::•ci':r~.:V~~:-mss w}• -; '-~^:. ~,.~,~.s ~~ is a.;~t')#~•~'",~r ~'.. lY ~.'`J~1R`~:; :-!• ,. 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View Map (Click the Each"button on the browser to return to Permit Manager.) Calltact~ Name PERILLO CONSTRUCTION INC Business NIA Relationship CONTRACTOR Phone N/A Name 1600 LENOX INVESTORS LLC Business NIA Relationship OWNER Phone NIA Name DE LOS REYES ENGINEERING Business NIA Relationship ENGINEER Phone N/A Name PERILLO CONSTRUCTION INC Business N!A City of Miami Beach Building Department Page 1 of 2 https://www.velocityhall.corn/accela/velohall/search/index.cfm?FUSEACTION=PermitDetail&PennitId=... ti/l0/2009 Accela Citizen Access(ttn) Relationship APPLICANT Phone NIA Name STA ARCHITECTURAL GROUP Business hI/A Relationship ARCHITECT Phone tJlf~ Nety 5earci: Powered by H,ccelaG- @2D02-2007 Accela Inc. All Righls Reserved. 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Fi i bl ~• F ~; ; it .ids E yI; ~~ ~;~ ~~sl Tr ~j ~~~ pe~YH g~ ~~ : yF. pF1y9'°° ~ t ~ ~ €7ft .Sl .93e1 .l{ .~ _ i5C z ~ `s, ~~ ~ ~ i Y ~ Z O ~ E~ ° r s: .~•!'• .. .1 ~ :i ~~ - ;r ~:~ : i i~;~ift,;; ~~, )i I ~ 1 r ' ~'{ II I~ ~ is ~' ~: ~~ ~~Ill~l~l r~il~)) I~'I} ~$~~~~ I ~i3~~~ pP S~°~6~ 3 ~ ~~~~~ ~ i ~ ~: 5 I~iY~~lE~ j t i } 1600 Lenox Investors, LLC 1600 Lenox Avenue EXHIBIT >" a 8 West Elevation -prior to Summer 2009 renovation East Elevation -prior to Summer 2009 renovation J J N ^` W 4 = X 0 o a~~i c ~Oo ~o 0 °~ ____~ ~ v .... ~ ~ i ~~ ~ ` ~ -', A ~ ~ 1,,..,., ..._.~. : a t ~ _. - r ± _ L ~] ~ ~ ~~ a 3 ',~ ~- ~~ii L~+. ~ ~' E y3 k. ~. t ( i ~. ~ S'~i _.. ~. R Et ~, ~r.. e - o € ~-, ~~ i' . '~< r~ ~ , ~ P tea ~ ~3 ~ ~ ~~~~ ~ ~~~= r ~~ a ~~ ~~~~ { '~~ } a `~ ~~'• r. ~; S E M~~ # { ~. 1 Y 3' ~ i`~` f .f ...y.3 /O ~, . /~ ^ f ~ . i p A, j~ / . ~'~~ _ C 0 ^~ i 0 N N 0 .,- ;o .~ .Q c 0 N w t O v> U J J N _0 ^~ W ^N Q X 0 x c O ~ ~ J J ~ ~ ~ 0 r- ~~ ii voo }~ V ~ C N L y~ 0 V O /L^`` W W O ~ Z 'n O .,- O .~ Q. 0 ter- 1 ~ Q 0 C 1 ~ Ill O .~ -... ~C _~ C N N 0 .~ Q 1600 Lenox Investors, LLC 1600 Lenox Avenue Northwest corner of building looking north -prior to Summer 2009 renovation Central portion of bldg looking S at storefront -prior to Summer 2009 renovation U J J t/'1 O +- ^N' W X O J ~O Q~ X O C N J ~O C O ~ ~ ~ O O ~ N O N O ~ O ~ ~ ~ C ~ ~ cn O O •c C Q O I O C Q O N `~ ~ o N O 7 O i C ~ .Q O ~ ~_ N .N O ,- -~ ANA W ~^ ~ ~.L I A~ W O Y O O ~ O N 1600 Lenox Investors, LLC 1600 Lenox Avenue East portion of building looking west -prior to Summer 2009 renovation ~~,, a~ ~ °~~ .. .~..~ , ^' k t ' ,~'' . • '~ ~. ~ . ~. ' ~: '.... .. -^... ..>: o,e '. ~, ~.._f.~_ _ `~ ~» ~ ~ o ~ ~ E~~ ~ #[ ~..-" 3 , ~ ve._a.. €~~__tJI _~.. kF... .... °i~~,~ ,,~~ w... _ _ . _ ~.~ .. m ~. East portion of bldg looking east (Lenox Ave) -prior to Summer 2009 renovation 1600 LENOX AVENUE Miami Beach, FL 33139 June 2007 GOLD COAST ENGINEERING CONSULTANTS, INC. - Cypress Village Professional Building 7480 Fairway Drive, Suite 205 Miami Lakes, FL 33014 305/822-9533 Fax 305/826.0888 George R. Seiler, P.E. #10407 george(a~goldcoastengineering. com MIAPdI - DADE ~ MIAMI-DARE COUNTY, FLORIDE, BUlLQtI~G DLPARTIgiEt~T INSPECTION COPAMENCEL DATE: Jute 10.208' INSPECTION COMPLETED GATE: July 10.2001 n>=~C`RIPTif)t~ (1F STRl1CTlJRE INSPECTION MADE BY: 4 SIGNATURE: PRINT NAME: Gear ikr, P.E., FL#1040i COMPANY :Gold ast Engineering Consultants, Inc., FL EB #798E ADDRESS: 748D Fairway Drive, Suite 205, Miami Lakes, FL 33014 3D5i822.9533 Fax 3D51B2G-088E A. Name or Title: 1600 LENOX AVENUE Miami Beach Parcel # 32340180190 Activity # BR070174 B. Street Address: 1600 Lenox Avenue Miami Beach, FL C. Legal Description: COMMERCIAL SUB PB 6-5 LOT 1 BLK 46 LOT SIZE 50.000 X 150 OR 19582-4737 0301 1 COC 25587-4480 05 20071 D. Owners Name: 1600 LENOX INVESTORS LLC E. Owner's Mailing CIO Greenstreet Partners LP Address: 2601 South Bayshore Drive, Suite 800 Miami, FL 33133 F. Official Falio No.: 02-3234-D18-0190 G. Building Code Primary Zone: 3900 Multi-Family Medium Density Residential Occupancy CLUC: 0011 Retail Classifirxtion: H. Present Use: Commercial !Retail 1. General 6,727 SF single story commercial structure on 7,500 SF lot with rear and side CBS Rescription: walls, glass storefront in wood frames with stucco finish. Type of construction, size, number of stories and special features J. Additions to None Original Structure K. Additional Notes: ~1 9 . ~. 1. DESCRIPTION OF STRUCTUP. A.. ~ Name or Title: 1 1600 LENOX AVENUE Miami Beac~~ Pan;ef # 3234018019 Activity# BR070174 B. Street Address: 1600 Lenox Avenue Miami Beach, FL C Legal COMMERCIAL SUB PB 6-5 LOT 1 BLK 46 LOT SIZE 50.000 X 150 OR 19582-4737 Description: 0301 1 COC 25587-4480 05 20071 D. Owner's Name: 1600 LENOX INVESTORS LLC E. Owner's Mailing CIO Greenstreet Partners LP Address: 2601 South Bayshore Drive, Suite 800 Miami, FL 33133 F. Building Official D2-3234-018-0190 Folio Number: G. 13uiiding Code Primary Zone: 39DOMultl-Family Medium Density Residential Occupancy CLUC: 0011 Retail Classification: H. Present Use: Commercial IRetail I. General 6,727 SF single story commercial structure on 7,500 SF lot with rear and side CBS Description: walls, glass storefront in wood frames with stucco finish. Type of constnrction, size, number of stories and special features. J. Additions to none original structure: K. Atlditional . Notes: . ,,,~f '~' - ~ .h ~~ _ MINIMUM INSPECTION PROCEDURAi GUIDELINES FOR BUILDING RE-CERTIFICATION 1600 Lenox Avenue, Miami Seach Folio ~: 02-3234-018-019Q - Pace 8 7 PRF.r,ENT COhlDITION OF STRUCTllRF A. ,General Aiignmen~ I 1. ~ Buiginc M i-a~' 2. (Settiemen' ~ Gooc 3. ~ Defieciion~ I Fair 4. Expansion Fair 5. Contraction Fair B. Poriions showing CBS structure has wood framed store front with fixed vision glass. distress: Note beams, The woad framed areas are covered with lath & stucco. These small columns, structural walls, areas are in poor condition. floors, roofs, others. C. Surface conditions: CBS walls are in good to fair condition, Cleaning & painting required. Describe general The wood frames will require removal and replacement as part of the conditions of finishes, building upgrades 1 modifications which are currently being designed noting cracking, spelling, fiat permitting. . signs of moisture ~ penetration and stains. ~' D. Cracks: Note location in Medium to fine cracking in masonry. significant members. Identify crack size as hairline if barely discernable; fine if less than 1 mm in width; medium if between 1-2 mm in width; wide if over 2 mm. E. General extent of CB5 walls are acceptable; storefront wooden areas require deterioration: Cracking or replacement. spelling of concrete or masonry; oxidation of metals; rot or borer attack . in wood. _ ? F. Previous patching Building interior surfaces have been removed. ~J' ~ i (repairs: ` ~ - MINIMUM INSPECTION PROCEDURAL GUIDELINES FOR BUILDING RE-CERTIFiCATIOh 1600 Lenox Avenue, Miami Beach Folio ~: 02-3234-Oi8-0i 9C Page G. i Naiure of present loading: Commercial loading. One space is occupied and is in acceptable ! condition. Balance of commercial spaces are scheduled for repairs f Indicate residential; and replacement ~ commercial. or other i 4 estimate magnitude. H. Availability of original Not availably. construction drawings: IN~PFC'.TIONS A. Date of notice of required February 16, 2007 inspection: Written Request for 90-Day F~ctension June 6, 2007 8. Date of actual inspection: July 10, 2007 C. Name and qualification of George R. Seiler, P.E. individual submitting Florida License #10407 inspection report: D. Descriptjon of any Visual inspection procedures. laboratory or other formal testing, if required, rather ' than manual or visual procedures: E. Structural repair: Note appropriate tine 1. None required 2. Required Describe and The building, except for one bay, is unoccupied, and has been indicate acceptance partially cleaned by removing the interior ceilings, non-toad bearing partition walls, flooring surfaces and all the previous building in store fixtures. Owner currently has a design team developing plans to refurbish the building pending a zoning issue resolution. 4. SUPPORTING DATA A. Sheets written data / B. Photographs / - C. Drawings or Sketches ~ 7 ~ ~ - " ~. MINIMUM INSPECTION PROCEDURr.: GUIDELINES FOR BUILDING RE-CERTIFICATIOI 160D Lenox Avenue. Miami Beat Folio ~: 02-3234-018-01 g: Pao 5. MASONP.Y BEARING WALLS: indicate oood. fair. or Door on the anoronriate line A. ~ Concrete masonry units I Gooo I B. ~ Clay tiie or terra coda units 1 Nlk C. ( Reinforced concrete tie 1 -=si- columns D. Reinforced concrete tie j beams I Goon E. Lintels F. Other type bond beams G. Masonry finishes: Exterior 1. Stucco Fair to Good 2. Veneer Storefront to be replaced 3. Paint only To be refurbished 4. Other (Describe) W. Masonry finishes: Interior 1. Vapor barrier Building is watertight. 2. Furring and plaster Interior furring and plaster have been partially removed 3. Paneling 4. Paint only b. Other Ceilings have been removed. I. Cracks 1. Location: note beams, columns Columns and beams an: in place. 2. Description Interior columns are steel with wooden beams. J. Spelling: No significant spelling 1. Location: note beams, columns ~l.$.? ' MINIMUM INSPECTION PROCEDURAL ~~ GUIDELINES FOR BUILDING RE-CERTIFICATION 1600 Lenox Avenue, Miami Beact Folio S: 02-3234-018-019 _. Paae c 2. ! Descripiior+ K. ~ Rebar Corrosion: checi; appropriate line 1. ~ None visibi~ ~ Not significant in CBS areas. 2. I i N~ino~ j 3. Significant -but pafching Wlll SUffic° 4. Significant -structural Required in storefront wooden areas. repairs required: describe L Sample chipped out for examination in spall areas 1. No Not required. 2. Yes -describe color, texture, aggregate, general quality. 6_ FLOOR AND ROOF SYSTEMS A. Roof: _ . 1. Describe: flat, sloped, Flat wooden deck with mineral surface roofing system. In fair type roofing, type roof condition. deck, condition 2. Note water tanks, cooling No roof top equipment. towers, air conditioning equipment, signs, other heavy equipment and condition of supports: 3. Note types of drains and Direct drainage to rear of building. scuppers and condition: - . B. Floor System(s): - - '~ ' ~ - - ~~ - MINIMUM INSPECTION PROCEDURAL GUIDELINES FOR BUILDING RE-CERTIFICATIO'? 1600 Lenox Avenue, Miami 6ea~r. FDIiD n: OZ-3234-01 B-01 g` Paa~ " 1. ~ i ~ Describe type or system 1 Reinforced concrete slab on grade with various surfaces, bare framing. material, spans, ~ concrete, vinyl tile, etc. condition. ; 2. insoection -note exposed The ceilings had been removed for most of the structure, providing areas available fo- visual access to the columns. wooden beams and interior side of roof insoection. and where ii decicine was found necessary to open ceilings, etc. for inspection of typical framing member;: ~ CTCCI con~ei~fr CvCTl=hl~ A. Description: Steel columns with steel wide-face beams. In good condition. B. Exposed Steel -describe Good condition with minimum corrosive damage. condition of paint and degree of corrosion: C. Concrete or other Interior lath & plaster has been removed as the previous store fireprooftng -note any fixtures were removed, except for the one occupied bay. cracking or spalling, and note where any covering was removed for inspect<on: D. Elevator sheave beams No Elevator. Single story building. and connections, and machine floor beams - note~condition: u rnnlrocri+ t=RnMlAlr GYSTFM A. Full description of No concrete framing. structural system B. Cracking NIA 1. Not significant: 2. location and description ~~ of members effected and ~r _. type of cracking MINIMUM INSPECTION PROCEDURAL GUIDELINE5 FOR BUILDING RE-CERTIFICATION 1600 Lenox Avenue, Miaml Beach Folio #: 02-3234-018-019 Paoe E ~C. I General condition: (Nl~, D. Rebar corrosion -check (N/~: appropriate tine: i. ~ None visible: i 2. ~ Location and description of members affected and type cracking 3. Significant but patching will suffice 4. Significant -structural repairs required (describe) E. . Samples chipped out in spell areas: 1. No. / N/R 2. Yes -describe color, texture, aggregate, general quality o ~nnnlnnwc A. Type: Wood, steel, Storefront wooden encased fixed pane windows in poor condition. aluminum, jalousie, single Replacement required. hung, double hung, casement, awning, pivoted, fixed, other B. Anchorage -type and Poor. condition of fasteners and latches C. Sealants -type and Poor. condition of perimeter sealants and at mullions D. Interior seals -type and Poor. ~ "~~ condition at operable ~~ vents ~ F ~ K h MINIMUM INSPECTION PROCEDUR~;_ GUIDELINE FOR BUILDING RE-GERTIF1CATfOi 1fi~~ i.enox Avenue. Miami 6eac`~ Folio ~: 02-3234-018-019.' Page E. ~ General Condition ~ Foor condition. Reofacement as part of building reTUrbishment i~ i ~ i currently scheduled. 10. WOOD FRAMING Not/Applicable i k. - ype -fully describe if mill Miii construction roof system. Fair to good canditior: construction, ligh` construction, major spans, trusses: B. Note metal fitting, i.e., Fair to good condition. " angles, plates, bolts, split - rings, pintles, other, and note condition . C, Joints -note if well fitted Joints are well fitted. and still closed D. Drainage -note No significant moisture penetration. " accumulations of moisture E. Ventilation -note any Not currently in operation. concealed spaces note ventilated F. Note any concealed Not required. spaces opened for inspection Respectfully submitted, GOLD COAST ENGINEERING CONSULTANTS, INC. ~G~ra T F eg rata n N GRSlkcs Attachments: Structural Inspection Narrative Photo Log g~cmamn60paa~+nd9onrawootm t . Seiler, P.E. 7" L ist '0 0.10407 GOLD COAST ENGINEERING CONSLII.,TANTS, INC., CML ~. STRllCTLIRAL EB79GG l=l PRE>; i'ILL'1GE PRA FE~10~lAL BUILDING 7-13t~f-alRii.~1 DRIi~ESURE305 itIA.~11 LAKES. FL 3301-I F~.~ 305.S2G.088S 30~.8~? 9533 oeoroe anaa/dtoastenaineerina.crom STRI3CTURAL INSPECTI®N IVARRAT'IiiE Date: July 10, 2007, 2:00 PM Project: 1600 LENOX INVESTORS LLC 1600 Lenox Avenue, Miami Beach, FL 33139 Folio No. 02-3234-ti18-0190 Built 1937 40-Year Building Re-certification Client: 1600 Lenox Investors, LLC C/0 Greenstreet Partners LP 2601 South Sayshore Drive, Suite 800 Miami Beach, FL 33133 Inspector: George R. Seiler, P.E., Florida License No 10407, Civil / Structnral I. GENER4L NOTES AND BUILDING DESCRIPTION A. The 1600 Lenox Avenue building is a single story 6,727 SF commercial building which has been divided into four retail units, with addresses of 1101, 1107, 1115, and 1121. B. The east unit was a 4,000 SF grocery store with a ten seat cafeteria which is currently unoccupied. The second bay was an 850 SF retail store which is currently unoccupied. The third bay is an 850 SF bar/restaurant with 30 seats which is currently unoccupied. The fourth bay was a 1,000 SF TV repair shop which is currently unoccupied. C. Each of the three currently unoccupied areas have had the interiors partially cleaned and the ceilings, interior partitions, electrical interior services removed for future refurbishment. 1. Interior non-load bearing partitions have been removed in Unit 1121. 2. Interior lath & plaster has been partially removed in azeas which were appazently previously damaged. 3. Built-in store fixtures have been removed. IG00 Lcnnx Avenue Miami bc~ici d0 Year 8c~ertificario;. ]uly 10. 200' Pac^ I.I. Ey-')v+ CUT1'1~iVE SUMMARI Built in 1937, tills seventy yeaz old builaing was conservatively designed and vvel constructed. The exterior CBS walls appear to be in accentabie conaition. Tne roofmg. roo _ deci:ing. structural beams and columns do not show any deflection or movement and appear tc be structuraliv stable. The east and south walls have windows above the fixed storefront windows. The aluminum windows appear water tight and usable. The lower storefront wooden encased fixed _ pane glass windows are located between the building concrete colums. The wooden frames aze protected by lath and stucco on the exterior and with plaster on the interior. This wood framing system is in poor condition and replacement is recommended for future building renovations. The roof system consists of round steel columns, supporting wide-flange steel beams between columns. Wood beams span between the steel beams and a wooden deck provides the _ support for the flat roofing system. No deflection or movement was observed. However, a section of the interior partition has been removed in Unit 1121 which appears to require replacement or reinforcement. The building envelope appears satisfactory, except for the wood - framing around the storefront windows. The building is watertight and secure. Currently, building refurbishment design plans are being,developed to submit to the City - of Miami Beach for review and approval. The occupied bar/restaurant in Unit 111 S has been maintained over the course of years, is currently in good condition, with an up-graded electrical service, A/C system and plumbing system. This unit is scheduled to remain in-service during the - refurbishment process. Any concealed and non-observable deficiencies throughout the btuYding will be addressed as part of the future refurbishment construction project. Respectfully submitted, - GOLD COAST ENGINEERING CONSULTANTS, INC. 7 ~t/'° 7 -' rge R. Seiler, P.E. Florida License No. 10407 GRSlkcs Cc: Greenstreet Partners LP uec Io:1p~0}r+miniotrafi~e ayd :~ i .~, ~ _~:i~ ~ ~ ~~~~.~ -"?ilk i,S."' C ':. ~,•i:D a ~~~~~ F. _. 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NOTI6E OF PUBGC HEARING HISTORIC DE$fGNATION The City of Miami Beach proposes to adopt the following Ordinance: -.-AN ORDINANCE OF THE MAYOR ANd .CITY COMMISSION OF THE CITY OF MUUNI BEACH, FLORHIA, AMENDING $BBPART.80FTHE LAND DEVELOPMENT' REGULATIONS OF THE CITYCODE; , JIIEENDRrIG CHAPTER 118, ENTITLED °1~MIN1S7RATTON AND REVIEW PNOI:EDURES";.AMENDING ARTICLE X, :ENTITLED "HISTORIC PRESERVATION"; AMENDING -DMSIDN .~4, ENTITLED "DESIGNATION';. iiMF.~ID1yG:,SECTJpN 118493, ENTITLED - °NISTfia1C ERYA'ftON::. -_ `- DESIGNATION"; ': ~:AM~IDlNG ,'StItISECj1lON. 118-593(E), - ~'&AlT.fiLED„"~DELIREAT#ON 9N ZONING MAP"• 'BY. 4ESlONA7TNG _1600 LENOX - AVENUE; ~S,AN=~IISTORIC SITE; AS. 'MORE ` T'ARTICUCARCY DESCRIBED HEREIN;`PROVIDING THAT THE CITt"S ZONING.:.MAP -SHALL BE •AMENDED 1T) HiCLUDE 1600, .LENOX AVENUE AS AN HISTORIC SITE; ADDP~ING THE DESIGNATION ~ ,REPORT ' 'ATTACHED _ HERETO AS APPENDIX "A°; PROVIDING FOR INCLUSION "IN THE LAND DEVELOPMENT REGULATIONS. fOF .THE , r _ CITY .CODE, :REPPALER,,SEVERABILITI~ _ .AND AN EFFECTIVE DATE. . PItBLIC N071CE IS HEREBY GIlfEN~that a first.and-only~reading public hearing on the Ordinance will be held. by then G~i#y!.Gommission on -1~Vednesday -October 14 2009 afi5Kif p m , or as ere er s i .i e. iss' Came ?hind Floor, CityfHall, 1700 Convention Center Drive, Miami°Beach, Florida. . -ATI persons^are .invited to appear at-thismeeting dr tie represented by an agent, or to express their views in writing addressed.to the Miami. Beach .City Corrrmission c/o the City Gterk, 1700 Convention CenterDrive, First Floor, City.Hail,.Miaml Beach, Florida 33139.. _ - The Ordinance and other related materials regardlisg the proposed historic district are available fiorpubiic~inspection during normal business hours in the City Clerk's Office. Inquiries-may be directed to~the Planning Department•at{305).673=7550:-The hearing on this Ordinance may be continuedaat this meetir~and, under such~circumstanoes, addRibnal legalnotic8 vVOUId-nOt be provided. Ar•-y person may contact the City Cletk's~OfFice at (305) 673-741'1 for information as • : to thestatus of the Ordinance as a result-ot the meeting. Pursuant to Section'286:01'O5, •Fla. •Stat:, the City:hereby advises the public. that:'H •a person decid9s to=appeal any-decisiori made-bythis.~oard-with respect to any matter considered at its meeting or its hearing, such person must'insure that a verbatim record of-the.proceedings is.made, which record includes the testimony•and evidence upon which the appeal is~to: be. based. This notice does not constitute consent by.the City of the introduction oradmission~of otherwise inadmissible or..irrelevant evidence, noc does it authorize-,challenges.or appeals not otherwise allowed by law. To: request:ttis material in accessible format, sign language interpreters, irifomtation on access forpersonswith disabilities, and/or any accommodation to review-any document or participate in -apy .city-sponsoYed proceedigg, please oogtact_305-604-5489 (voice) .or. 305-6~3-7218 (TTY)-five days in advance to-inrtrate-your~request. TTY users may also call 7i 1. (Florida-Relay Service). _ .- (,;1d 558) • -