2010-27434 ResoRESOLUTION NO: 2010-27434
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, APPROVING A PRECONSTRUCTION
APPLICATION FOR HISTORIC AD VALOREM TAX EXEMPTION FOR A
SINGLE-FAMILY PROPERTY AT 1244 MICHIGAN AVENUE, AND
AUTHORIZING THE MIAMI-DADE COUNTY PROPERTY APPRAISER'S
OFFICE TO GRANT THIS TAX EXEMPTION FOR THE CITY'S PORTION OF
AD VALOREM PROPERTY TAXES FOR QUALIFYING IMPROVEMENTS TO
THE SUBJECT PROPERTY FOLLOWING SUBSTANTIAL COMPLETION OF
THE PROJECT AND COMPLIANCE WITH CERTAIN CONDITIONS.
WHEREAS, the Mayor and City Commission have deemed it in the best interest and
welfare of the- City of Miami Beach ("City") to provide financial incentives for the retention and
rehabilitation of architecturally and historically significant single-family homes in Miami Beach;
and
WHEREAS, on December 8, 2004, the Miami Beach City Commission adopted
Ordinance No. 2004-3469 that authorizes an exemption for the City's portion of ad valorem
taxes if qualifying improvements are made to historically designated single-family homes; and
WHEREAS, Rachel and Damian Narvaez, the owners of real property located at 1244
Michigan Avenue (the South one half of Lot 2 and all of Lot 3, Block 95 of OCEAN BEACH
ADDITION No. 3, according to the Plat thereof, as recorded in Plat Book 2 at Page 81 of the
Public Records of Miami-Dade County, Florida), submitted a request to the City's Planning
Department for an Historic Ad Valorem Tax Exemption for the subject property; and
WHEREAS, the Miami Beach Historic Preservation Board has determined that the
property located at 1244 Michigan Avenue is a contributing property within the locally
designated Flamingo Park Historic District due to its architectural and historical significance
[Exhibit "A"]; and
WHEREAS, Planning Department staff has determined that the proposed improvements
to the subject property contained on drawings A-100 through A-800, submitted on April 28,
2010, are consistent with the Secretary of the Interior's Standards for Rehabilitation and the
Certificate of Appropriateness evaluation criteria in Section 118-564 of the Miami Beach City
Code and a Staff Level Certificate of Appropriateness will be granted at the time building permit
plans are submitted; and
WHEREAS, On June 8, 2010, the Historic Preservation Board held a public hearing and
voted unanimously (7 to 0) in favor of recommending that the Mayor and City Commission
approve a Preconstruction Application for Historic Ad Valorem Tax Exemption for qualifying
improvements to the historically designated single-family property at 1244 Michigan Avenue;
and
WHEREAS, the Historic Preservation Board has certified that the subject single-family
property for which an exemption is requested is eligible and satisfies Section 118-602(a) of the
Miami Beach City Code; and
WHEREAS, the City's Planning Department has recommended that this request for a
tax exemption for the subject single-family property be granted.
NOW THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, that a Preconstruction Application
for Historic Ad Valorem Tax Exemption for the subject single-family property at 1244 Michigan
Avenue be approved, subject to the following conditions:
1. Scope of Tax Exemption. The exemption shall apply to one. hundred (100) percent of
the assessed value of all qualifying improvements to the single-family property that result
from restoration, renovation, rehabilitation, and/or compatible additions. The exemption
applies only to taxes levied by the City. The exemption does not apply to taxes levied
for the payment of bonds or to taxes authorized by a vote of the electors pursuant to the
Miami Beach City Code or the Florida Constitution. The exemption does not apply to
personal property or to properties located within a community redevelopment area. The
Miami-Dade County Property Appraiser's Office will make the final determination of
whether an improvement qualifies for an exemption.
2. Approved Qualifying Improvements. The qualifying improvements to the subject singie-
family property delineated below are considered to be eligible for the tax exemption, as
submitted to and approved by the City's Historic Preservation Board.
a. A single story, 175 square foot addition with roof terrace, will be constructed at the
west elevation adjacent to the Foyer.
b. The non-original decorative tile, water features and large stone planter added in 1993
on the east facade, will be removed. The original historic configuration of the front
facade will be restored based on available historic documentation.
c. The non-original terrace railings added in 1993 on the west facade -will be removed
and replaced with historically appropriate railings based on available historical
documentation.
d. The existing roof, currently in poor condition with broken tiles and water intrusion, will
be replaced with new roof consistent with the original design.
e. The existing atrium located at the north elevation, currently in poor condition with a
shattered glass roof, will be demolished. Anew foundation will be poured and new
roof will be added in order to construct an approximately 100 square foot new interior
living space.
f. All mechanical, electrical and plumbing systems will be installed to meet current code
and energy efficiency guidelines. The structure has currently been stripped of all
MEP systems. The exterior air condensing units located along the north elevation of
the rear of the property shall be screened with landscape.
g. All interior load bearing walls will be structurally reinforced to correct deficiencies in
the structural integrity of the building.
2
3. Duration of Tax Exemption. The exemption shall take effect on the January 1St following'
substantial completion of the improvements. The exemption shall remain in effect for ten
(10) years. The duration of ten (10) years shall continue regardless of any change in the
authority of the City to grant such exemptions or any changes in ownership of the
property.
4. Required Covenant. The property owner shall enter into a covenant with the City for the
term for which the exemption is granted. The covenant shall be form approved by the
City Attorney and shall require that the character of the property, and the qualifying
improvements to the property, be maintained during the period that the exemption is
granted. Before the effective date of the exemption, the owner of the property shall have
the covenant recorded in the official records of Miami-Dade County, Florida. The
covenant shall be binding on the current property owner, transferees, and their heirs,
successors, and assigns. Violation of the covenant shall result in the property owner
being required to pay the differences between the total amount of taxes which would
have been due in March in each of the previous years in which the covenant was in
effect had the property not received the exemption and the total amount of taxes actually
paid in those years; plus interest on the difference calculated as provided in F.S. §
212.12(3).
5. Buildina Permit Plans and Construction. Building permit plans must accurately reflect all
improvements approved by the Historic Preservation Board and City Commission in the
Preconstruction Application and architectural drawings for the single-family property. All
work on site must be in accordance with the building permit plans.
6. Amendments. All proposed amendments to the approved application and permit plans
must be reviewed and approved prior to the completion of the improvements. Minor
amendments to permit plans may be approved by the Planning Department provided
such amendments are consistent with the Secretary of the Interior's Standards for
Rehabilitation and the Certificate of Appropriateness criteria in Section 118-564 of the
Miami Beach City Code. Major amendments to the approved plans must be reviewed
and approved by the Historic Preservation Board.
7. Completion of Work. An application must complete all work within 30 months following
the date of approval by the city commission. An approval for ad valorem tax exemption
shall expire if the building permit for the approved work is not issued within the
timeframes specified under the corresponding certificate of appropriateness or if a full
building permit issued for the approved work should expire or become null and void, for
any reason. The approval for ad valorem tax exemption shall be suspended if such
permit is issued but the property owner has not submitted a final request for review of
completed work within 30 months following the date of approval by the city commission.
The Historic Preservation Board, for good cause shown, may extend the time for
completion of a substantial improvement for a period not to exceed two years from the
completion date in the original approval by the city commission, or such lesser time as
may be prescribed by the board.
8. Review of Completed Work. The applicant shall submit a request for Review of
.Completed Work to the Planning Department no less than 30 calendar days prior to the
effective date of expiration of approval by the City Commission, as may be extended by
the Historic Preservation Board. The Planning Department shall conduct a review to
determine whether or not the completed improvements are in compliance with the work
3
approved by the City Commission, including any approved amendments. If the Planning
Department determines that the work is in compliance, the final request for Review of
Completed Work shall be approved and issued in writing to the applicant. If the Planning
Department determines that the work as completed is not in compliance, the applicant
will be advised in writing that the final request for Review of Completed Work has been
denied. A written summary of the reasons for the determination will be .provided,
including recommendations concerning the changes to the proposed work necessary to
bring it into compliance. The applicant may file an appeal of the decision of the Planning
Department within 15 days of such decision. The appeal shall be in writing and shall be
to the Historic Preservation Board and shall set forth the factual and legal bases for the
appeal
9. ,Notice of Approval to the Property Appraiser. Upon the receipt of a certified copy of the
recorded restrictive covenant, the .Planning Department shall transmit a copy of the
approved request for Review of Completed Work, the exemption covenant, and the
resolution of the City Commission approving the final application and authorizing the tax
exemption to the Miami-Dade County Property Appraiser's Office. Final verification of
substantial completion of the improvements shall be determined by the Miami-Dade
County Property Appraiser's Office. If final verification of substantial completion and
approval are given by the Miami-Dade County Property Appraiser's Office, the
exemption -shall take effect on the January, 1St following substantial completion of the
improvements.
PASSED and ADOPTED this /y~~ day of ./u/ , 2010.
M YOR
ATTEST:
~~
CITY CLERK.
APPROVED AS TO FORM ~ LANGUAGE
& FOR EXECUTION:
G ~~'~~~
NEY G~ D TE
T:V~GENDA\2010Uu1y 14\1244 Michigan_SF Ad Valorem_Reso.doc
4
COMMISSION ITEM SUMMARY
Condensed Title:
Resolution: Approval of a Preconstruction Application for Historic Ad' Valorem Tax Exemption for the
Single-Family Property at 1244 Michigan Avenue.
Ke Intendetl outcome 5u or[ed:
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 resolution,
which would approve a Preconstruction Application for Historic Ad Valorem Tax Exemption for asingle-
family property located at 1244 Michigan Avenue.
Item Summary/Recommendation:
The Administration recommends approval of the resolution.
r~uv~av~y ova~u RCGVIIIIIICIIUAUVII.
On June 20, 1990, the City Commission adopted the Flamingo Park Historic District. The subject property
located at 1244 Michigan Avenue is listed as a 'Contributing' building within the Flamingo Park Historic
District; and
Planning Department staff has determined that the proposed improvements to the subject property
contained on drawings A-100 through A-800, submitted on April 28, 2010, are consistent with the Secretary
of the Interior's Standards for Rehabilitation and the Certificate of Appropriateness evaluation criteria in
Section 118-564 of the Miami Beach City Code and a Staff Level Certificate of Appropriateness will be
granted at the time building permit plans are submitted; and
On June 8, 2010, the Historic Preservation Board held a public hearing and voted unanimously (7 to 0) in
favor of recommending that the Mayor and City Commission approve a Preconstruction Application for
Historic Ad Valorem Tax Exemption for qualifying improvements to the historically designated single-family
property at 1244 Michigan Avenue.
Financial Information:
Source of Amount Account
Funds: q
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:
Departm nt Director A istant City anager City Manager
0°
U U C~
m MIAMIBEACH
AGENDA ITEM e 7
DATE 7-~~/-/D
m MIAMIBEACH
City of Mipmi Beath, 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: July 14, 2010
SUBJECT: A RESOLUTION OF THEM R A COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA, APPROVING A
PRECONSTRUCTION APPLICATION FOR HISTORIC AD
VALOREM TAX EXEMPTION FOR A SINGLE-FAMILY
PROPERTY AT 1244 MICHIGAN AVENUE, AND AUTHORIZING
THE .MIAMI-DADE COUNTY PROPERTY APPRAISER'S
OFFICE TO GRANT THIS TAX EXEMPTION FOR. THE CITY'S
PORTION OF AD VALOREM PROPERTY TAXES FOR
QUALIFYING IMPROVEMENTS TO THE SUBJECT PROPERTY
FOLLOWING SUBSTANTIAL COMPLETION OF THE PROJECT
AND COMPLIANCE WITH CERTAIN CONDITIONS.
ADMINISTRATION RECOMMENDATION
The Administration is requesting that the Mayor and City Commission adopt the
proposed resolution, thereby approving a Preconstruction Application for Historic Ad
Valorem Tax Exemption for asingle-family property located at 1244 Michigan Avenue.
HISTORIC SINGLE-FAMILY AD VALOREM TAX EXEMPTION
On December 8, 2004, the City of Miami Beach enacted legislation that authorizes an
exemption for its portion of ad valorem taxes for improvements to historically designated
single-family homes (Sections 118-600 to 118-612 of the Miami Beach City Code). This
legislation allows for the City's portion of property taxes to be "frozen" at the rate they
were assessed before qualifying improvements are made to an historic single-family
home for a period of ten (10) years. The "freezing" is accomplished by removing from
the assessment the incremental value added by the qualifying improvements. Only the
incremental value of the qualifying improvements shall be "frozen" for the ten year
period.
Qualifying improvements are the result of restoration, renovation, rehabilitation and/or
compatible additions to an historic single-family property. In order for an improvement to
qualify for an exemption, the improvement must be determined by the Historic
Preservation Board and City Commission to be consistent with the Secretary of the
Interior's Standards for Rehabilitation and the Certificate of Appropriateness Criteria in
Section 118-564 of the Miami Beach City Code. However, the Miami-Dade County
Commission Memorandum of July 14, 2010
Historic Single-Family Ad Valorem Tax Exemption
1244 Michigan Avenue
Page 2 of 5
Property Appraiser's Office will make the final determination of whether an improvement
qualifies for an exemption.
The application for Historic Ad Valorem Tax Exemption is a two step process. The "Part
1 -Preconstruction Application" is normally submitted to the Planning Department prior
to any construction or demolition for an eligible single-family property. The "Part 2 -
Review of Completed Work" is submitted to the Planning Department upon substantial
completion of the project.
Upon submittal of a completed Part 1 -Preconstruction Application, the Planning
Department will schedule the request for approval of Historic Ad Valorem Tax Exemption
from the Historic Preservation Board at their next regularly scheduled meeting. The
Board will review and make a recommendation to the City Commission to grant or deny
an application for tax exemption.
The Planning Department will transmit the request for approval of Historic Ad Valorem
Tax Exemption, together with the Part 1 -Preconstruction Application and the
recommendations of the Historic Preservation Board and staff, for final consideration by
the City Commission at a regularly scheduled meeting. A majority vote of the City
Commission is required to approve an application for tax exemption.
For final approval of an Historic Ad Valorem Tax Exemption, the applicant must submit
to the Planning Department the Part 2 -Review of Completed Work upon substantial
completion of the project. A review will be conducted by Planning Department staff to
determine whether or not the completed improvements are in compliance with the work
approved by the City Commission in the Part 1 -Preconstruction Application. To qualify
for a tax exemption, the property owner is required to enter into a covenant or
agreement with the City guaranteeing that the character of the property and its qualifying
improvements will be maintained during the period that the exemption is granted.
LEGAL DESCRIPTION
The subject property is located at 1244 Michigan Avenue or, more specifically, the South
one half of Lot 2 and all of Lot 3, Block 95 of OCEAN BEACH ADDITION No. 3,
according to the Plat thereof, as recorded in Plat Book 2 at Page 81 of the Public
Records of Miami-Dade County, Florida.
EXISTING STRUCTURE
Built in 1936 and designed by architect Harry O. Nelson, the subject residence is a good
example of the Mediterranean Revival-Art Deco Transitional (Med-Deco) style of
architecture, a unique synthesis of Mediterranean Revival and Art Deco decorative
detail. The distinctive two story residence is characterized by an asymmetric street
facade with barrel the roofs, articulated entry feature and decorative bas-relief plaques.
Many well defined original architectural features of the house add artistic value and
character to the structure and the neighborhood. These features embody the spirit of
Med-Deco architecture and include such elements as multiple roofs, large shallow
arched window on front facade, and overall asymmetry reflecting the Mediterranean
style.- Art Deco features are also present, particularly on the front fagade, including a
continuous horizontal cornice on the main two story volume and a pattern of horizontal
bars incised into the exterior stucco at the second level. The carefully executed design
Commission Memorandum of July 14, 2010
Historic Single-Family Ad Valorem Tax Exemption
1244 Michigan Avenue
Page 3 of 5
was clearly done with the highest regard to the character of the house and the
neighborhood in which it rests, as evidenced by the careful attention to detail expressed
throughout the design, both on the exterior and interior.
The property has been vacant for approximately five years and is currently in poor
condition. The previous owner applied for a Building Permit for the renovation of the
home in February 2005. During this time, the interior of the home was completely gutted
down to the studs. All electrical wiring and plumbing was removed. Shortly after the
interior demolition work, the property was abandoned and boarded. Broken windows
and a deteriorated roof have caused water intrusion and damage. It has remained in
this state since 2005.
BACKGROUND
On June 20, 1990, the City Commission adopted the Flamingo Park Historic District.
The subject property located at 1244 Michigan Avenue is listed as a `Contributing'
building within the Flamingo Park Historic District; and
Planning Department staff has determined that the proposed improvements to the
subject property contained on drawings A-100 through A-800, submitted on April 28,
2010, are consistent with the Secretary of the Interior's Standards for Rehabilitation and
the Certificate of Appropriateness evaluation criteria in Section 118-564 of the Miami
Beach City Code and a Staff Level Certificate of Appropriateness will be granted at the
time building permit plans are submitted; and
On June 8, 2010, the Historic Preservation Board held a public hearing and voted
unanimously (7 to 0) in favor of recommending that the Mayor and City Commission
approve a Preconstruction Application for Historic Ad Valorem Tax Exemption for
qualifying improvements to the historically designated single-family property at 1244
Michigan Avenue.
SCOPE OF PROJECT
The applicant is requesting that the Historic Preservation Board recommend approval of
an application for Historic Ad Valorem Tax Exemption for the single-family property at
1244 Michigan Avenue. to brief, the project includes the improvements to the historic
residence and site indicated below.
A. Exterior Architectural Features
1. A single story, 175 square foot addition with roof terrace, will be constructed
at the west elevation adjacent to the Foyer.
2. The non-original decorative tile, water features and large stone planter added
in 1993 on the east facade, will be removed. The original historic
configuration of the front facade will be restored based on available historic
documentation.
3. The non-original terrace railings added in 1993 on the west facade will be
removed and replaced with historically appropriate railings based on available
historical documentation.
Commission Memorandum of July 14, 2010
Historic Single-Family Ad Valorem Tax Exemption
1244 Michigan Avenue
Page 4 of 5
4. The existing roof, currently in poor condition with broken tiles and water
intrusion, will be replaced with new roof consistent with the original design.
5. ,The existing atrium located at the north elevation, currently in poor condition.
with a shattered glass roof, will be demolished. Anew foundation will be
poured and new roof will be added in order to construct an approximately 100
square foot new interior living space.
B. Interior Architectural Features
(The interior features indicated below may be considered to be qualifying for the
tax exemption, as determined by the Miami-Dade County Property Appraiser.)
1. All mechanical, electrical and plumbing systems will be installed to meet
current code and energy efficiency guidelines. The structure has currently
been stripped of all MEP systems. The exterior air condensing units located
along the north elevation of the rear of the property shall be screened with
landscape.
2. All interior load bearing walls will be structurally reinforced to correct
deficiencies in the structural integrity of the building.
C. Landscape Features
(The landscape and site improvements indicated below are not considered to be
qualifying for the tax exemption.)
1. The decorative fence along the east of the property will be repaired.
2. New landscape will be installed throughout the site.
FISCAL IMPACT
According to the applicant, the estimated cost of the entire project and the value of the
proposed qualifying improvements for the subject single-family property is $400,000.
The project commencement date is scheduled for July 2010 and the estimated project
completion date is December 31, 2010.
Please note that the revenue implication calculation provided below is a rough
approximation. It assumes that the Miami-Dade County Property Appraiser's Office will
not reduce the actual square footage of the additions to adjusted square footage. It
assumes that the City's. millage rate, the building market value, as well as the building
class and grade value will remain the same. It is also based solely on the estimated
value of the new additions and not to any repairs to the historic residence.
The Miami-Dade County Property Appraiser's Office determined in 2009 that the subject
property has an adjusted square footage of 2,873 and a building value of $286,181. The
-lot size is approximately 11,250 square feet with a land value of $731,250.
The Property Appraiser's Office advised that the subject property has an effective
building value per adjusted square foot of $100 which is based upon its building class
and grade. According to the applicant, the proposed actual square footage of the
Commission Memorandum of July 14, 2010
Historic Single-Family Ad Valorem Tax Exemption
1244 Michigan Avenue
Page 5 of 5
qualifying building additions for the ,site is approximately 275 square feet. Then the
estimated value of the proposed increase in square footage would be $27,500. In FY
2009/10, the adopted millage rate for the City of Miami Beach is 5.91.
For the sole purpose of providing an estimated savings to the tax payer, we will assume
there will be no change in millage rate over the ten year period in which the exemption is
granted. When using the estimated 5.91 millage rate for FY 2009/10, the applicant will
save annually approximately $163-from Miami Beach's portion of property taxes. Again,
this calculation is a rough estimate of the revenue implication to the City due to many
variables.
ANALYISIS
The applicant is to be greatly commended for the retention and sensitive restoration of
the subject home. The proposed additions are in keeping with the architectural period of
the original structure. It is very important that the current owner has chosen to preserve
and expand this historic home, rather than to demolish and replace it. The historically
significant .home is an asset to the neighborhood, and as such staff recommends
approval of the tax exemption application.
RECOMMENDATION
In view of the foregoing analysis, and consistency with the Secretary of the Interior's
Standards for Rehabilitation and the Certificate of Appropriateness Criteria in Section
118-564 of the Miami Beach City Code, staff recommends in favor of the application for
Miami Beach Historic Ad Valorem Tax Exemption for the single-family residence at 1244
Michigan Avenue.
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EXHIBIT'A"
FLAMINGO PARR HISTORIC DISTRICT
I. REOLTEST
At its September 7 and 2i, 1989 meetings,, the Miami .Beach City
Commission voted to nominate the remainder of the Miami Beach
Architectural District (National Register,, 1979), that portion
not already under local designation, excluding property on the
east side of Collins Avenue, all properties fronting or having
a property line on Lincoln Road, and properties within the
Museum District, for Historic Preservation District
Designation (see Attachment I). In accordance with Section 19-
5(A)(2) of the Zoning Ordinance, a Preliminary Evaluation of
the nomination was submitted to the Miami Beach Historic
Preservation Board at its January 4, 1990 meeting.
On January 4, 1990 the Historic Preservation Board reviewed•
the Preliminary Evaluation•and voted (9 to 0) to .direct staff
to prepare this designation report.
II. DESIGNATION PROCESS
The process of historic designation is delineated in Section•
19-5 of the Miami Beach Zoning Ordinance. An outline. of this
process is provided below:
Step One: A request for designation is made either by the
City Commission, Historic Preservation Board,
other agencies and organizations as listed in
the Ordinance, or the property owners involved.
Step 'Two: The Planning and Zoning~Department prepares a
Preliminary Evaluation and recommendation for
. consideration by the Board.• .
Step Three: The Historic Preservation Board reviews the
Preliminary Evaluation to determine general
compliance with the criteria for designation
and then votes to direct. the Planning and
. Zoning Department to prepare a designation
report.
The designation report is a historical and
architectural analysis of the proposed district
or site. The report 1) serves as the basis for
a recommendation for designation by the Board;
2) describes review guidelines to be utilized
by the Board when a Certificate of
Appropriateness is requested; and 3) will serve
as an attachment to the Zoning Ordinance:
1
Step Four: The designation report is presented to the
Board. at a public hearing. If the Board
determines that the proposed designation meets
the intent and criteria set forth in the
Ordinance, they transmit a recommendation in
favor of designation to the Planning Board.
Step Five: The Planning Board will hold a public hearing
on~ the proposed designation as a Zoning
"Ordinance amendment.
As such, the Planning Board will hold a public
hearing on ,'the proposed designation and,
- subsequently, transmit its recommendation to
the City Commission.
Step Six: The City Commission may, after two (2) public
hearings, adopt the amendment to the Zoning
Ordinance which thereby designates the Historic
Preservation Site or District.
III. PLANNING AND ZONING DEPARTMENT ANALYSIS
1.' GENERAL INFORMATION
Location: The area is generally. bounded by:
The centerline. of 6th Street on the south, the
centerline of Lenox Court (including all of Flamingo
Park) on the west, the centerline of the alley south
of Lincoln Road (Lincoln Lane South) on the north,
and the centerline of Collins on the east.
Far detail description see the Legal description in
the Appendix..
Present Owners: Multiple owners. A list is available at the
Planning and Zoning Department.
Present Land Use: The majority of land area is utilized for
multi-family residential of low to moderate intensity. The
nominated district also includes the Washington Avenue
commercial corridor with a wide variety of retail and office
uses.. There is limited-hotel use, educational/institutional
uses and public openspace. The western portion of the
nominated district includes a concentration of single family
homes. A land use map is attached as Attachment II.
Present Zonina: The majority of the nominated district is
zoned RM-1, Low Intensity Multi-Family (a zoning map is
attached as Attachment III) . This district is intended for low
2
' intensity, low rise single and multi-family residences. The
base Floor Area Ratio (F.A.R.) ranges from 0.75 to 1.1
depending on lot size and can be .increased to a maximum of
1.25 to~1.60, respectively, with design bonuses.'
Other zoning districts included within the nominated district
include: •
CD=1 Commercial, Low Intensity: this is a retail sales,
personal services, shopping district designed to provide
services to the surrounding residential neighborhoods.
CD-2 Commercial, Medium Intensity:•this district provides for
commercial activities, services, offices, and related
activities serving the entire City.
GD-3 Commercial, High Intensity: this district is designed to
accommodate a highly concentrated business core in which
activities serving the entire City. are located.
RS-4 Single Family Residential: this district is designed to
protect the character of the single family neighborhoods.
RO Residential/Office: this district is designed to.
accommodate an office orridor or development compatible with
the scale of surrounding residential, neighborhoods. 'The
Development shall be designed to maintain a residential
character.
GU Goverment Use: any land owned by the City or other
government agency. ~
2. STATEMENT OF .SIGI~tIFTCANCE
Historical
The nominated district is of historical significance in that
it represents a period of time, a series of events, and the
work of those individuals who most shaped the development of
the City of Miami Beach.
The development of Miami Beach as an urban environment began
in July, 1912 with the first platting of land by the Ocean
Beach Realty Company. This company, operated by brothers J.E.
(James Edward) Lummus and J.N. (John Newton) Lummus, purchased
605 acres of swamp land south'of present day Lincoln Road from
the Lum Plantation (and surrounding parcels) 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.E. Lummus was primarily involved in business
operations in Miami where he became President of the Bank of
3'
Bay Biscayne 'and organized the Southern Bank and Trust
Company'. The operation of Ocean Beach Realty Company .was
primarily the responsibility of J.N. Lummus who became the
first Mayor of Miami Beach in 1915.
Ocean Beach's first plat (1912) included that area south of
5th Street; Second addition (1913) included the area east of
Washington Avenue between 6th and 7th Streets; third addition
(1914) included that area south of 14th Street, east of Alton
Road. To finance development of this land, the Lummus Brothers
borrowed' $150,000 from Carl Fisher, of Indianapolis. In
addition to 8o interest on the loan, the Lummus Brothers gave
Fisher 105 acres from present day Lincoln Road to 15th Street
as a bonus. This property, with additional land to 23rd
Street, ocean to bay, was platted by Fisher's Alton Beach.
Realty Company in 1914. John Collins, who originally owned
from present day 14th Lane to 67th Street, ocean to bay, who
with son, Irving and son-in-law Thomas Pancoast formed the
Miami Beach Development Company, filed his first plat of
oceanfront property. from 20th to 27th' Street in December 19~-~.
/9/~i.
The entire Lummus holdings, west of Washington Avenue, were
sold to the Miami Ocean View Company in 1916. Miami Ocean View
was composed of James Allison (Union Carbide of America),
Arthur C. Newley (National Automobile. Company), Jim and George
Snowden (various oil companies), Carl• Fisher (Indianapolis.
~Spe~edway and Prest-O-Cite Company), Henry McSweeney (attorney
for Standard Oil of New Jersey),' and the Lummus Brothers.
Because the`•developers were in the transportation and related
businesses, and ,promoted their projects to acquaintances from
the same businesses, boom-time Miami Beach socialites were
referred. to as "Gasoline Society".~ N.B.T. Roney bought out
the Lummus interest in Miami Ocean View Company in 1921.
Between 1912 and 1918 the land form and infrastructure of
Miami Beach•~was created. The first roads were installed in
1913, the first land fill. (over 6 million cubic yards)
completed in 1914. Lots were given away~as a p=omotion,
chinaware was given as an inducement to attend land auction
sales as prospective buyers were brought to the island,on
boats departing from the Miami mainland every 30.~minutes.
Sales were satisfactory but~not outstanding.
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 (incorporated 1915)
grew from 644 persons in 1920 to 15,000 persons in 1925. The
' Redford, Billion-Dollar Sandbar•A Biography of Miami
Beach,p.193
4
number of winter visitors increased to 30,000. The assessed
valuation had increased from $224,000 to $5,540,112 in that
same period.? Although the building activity between 1922 and
1924 was unprecedented in South, Florida, it is generally
agreed that 1924 began the height of tl~~e "boom years". In
1925, a fire destroyed the Breakers Hotel in Palm Beach,
encouraging many seasonal visitors to travel further south to
Miami Beach. Betw3en 1924 and 1926, property could double in
value in one day.
In 1915, after the land north of 15th Street was cleared, J.N.
Lummus leased .to 'Aviation pioneer Glenn Curtiss (later
developer of Miami Springs and Opa Locka) a large tract of
land to be used as training grounds for future World War I
flyers. This was the first airfield in Dade County4 and was
such an effective advertisement, Curtiss was not charged any
rent. This land would later be purchased by the City of Miami
Beach in 1929 for $300,000 to become Flamingo Park.
There are generally three ('3) reasons given for the end of the
great land "Boom'! . One reason ~ was the high level of
speculation on Florida land. Huge sales. were being reported,
however, the majority of profits were on paper only.
Speculation took land prices continuously higher and
transactions were conducted largely on credit.5 Stories of
fraud and empty promises. of South Florida developments were
.being generally circulated by 1926:. Another reason was the-
blockage of building materials needed to continue the boom.
During the years of 1925 through 1926, railroad lines as far
north as Mobile., Alabama jammed with freight cars bringing
building supplies to south Florida. The Florida East Coast
Railway declared an embargo on shipments to Miami after 2200
cars accumulated unloaded in their yards.6 This tie up caused
more materials to be transported by ship. The local dock
facilities also had difficulty in handling the quantity
(increased ten times between 1922 and 1925) when, in 1925, a
Danish naval training ship, the "Prince Valdemar" turned over
in a storm and sank in the Government Cut Channel. The Prince
Valdemar completely blocked the shipping channel, no ships
could enter or leave the harbor for 25 days. This meant no
2 Nash, The Maaic of Miami Beach, p.12.3.
'' Metropolitan Dade County, From Wilderness to Metro~ol~s,
p.76.
4 Lummus, The Miracle of Miami Beach, p.38.
5 Redford, p.145.
b Ibid, p.163.
5
building supplies were available and construction came to a
stop. The most frequently noted reason for the bust was the
hurricane of September, 1926. Winds of 132 mph were recorded
at the Allison (now St. Francis) Hospital.?
The Miami News reported 131 people dead, 2500 injured in
Greater Miami. The paper noted that the worst damage was in
South Miami Beach.$ The Miami Tribune reported stretches of
Ocean Drive washed away and Washington Avenue in wreckage.9
Following, the. bust of 1926 and the depression of 1929 (only
a few buildings were built within the nominated district in
1927, 1928, acid 1929), Miami Beach entered what would become
its most profitable building period. Between 1930 and 1940,
the permanent population of Miami Beach nearly doubled to
28,000 with 75,000 visitors annually.10 The characteristics of
the visitors shifted from the privileged to the middle-class
or simply, "those.. who could afford to travel".~~ Ten.hotels
were built in 1935, 38 .hotels were built in 1936. In 1935,
Miami Beach was ranked by Dun and Bradstreet ninth in the
nation for new construction.12 By 1940 .there were 239 hotels.
and 706 apartment buildings on Miami Beach.13 It was during the'
period from 1930 to 1948 that most of the buildings remaining
in the nominated district were constructed. Small scale,
seasonal hotels and apartments filled the lots platted by J.N.
Lummus in 1914.
In 1942, the Army Air Corps first moved troops to Miami Beach
for training exercises.~.By the end of World War II, 20~ of all
Air Corps troops were trained in Miami Beach.~~ Eventually 85%
of all Miami Beach hotels were utilized by~ the Army for
hospitals, barracks, and classrooms for the soldiers and their
families. Many of the soldiers who trained in Miami Beach
returned after the war and formed the increasing permanent
7 Miami .Beach Sun, February 24, 1928.
8 Miami News, September 20, 1926.
9 Miami Tribune, September 20, 1926.
10 Redford, p.204.~
~~ Metropolitan Dade County, p.129.
72 Polk, Citv Directory. 1937, p.14.
13 Redford, p.216.
14 Ibid, p:219.
6
population in the 1950's
Architectural •
The basic form. and •layout of the nominated district was
established during the early platting of•property between 1912
and 1916. The majority of the nominated distr~.ct is composed
of uniform blocks, •400 feet in length, ,300 feet in depth,
bisected by a 20 foot wide service alley. The majority of
buildings are constructed on 50 foot wide lots.and~are of
similar height and setback. •
During the earliest period-of development, the majority. of
buildings were of relatively simple wood frame construction,
often with stucco surface. As the level of development
increased following World War I, new, larger buildings were
constructed in the Mediterranean Revival style. The oldest
remaining example of this style in Dade County is £1 Jardin,
designed in 1917 by the firm of Kiehnel and Elliot as the
winter residence of John Bindley, President of Pittsburgh
Steel Company.~s Mediterranean Revival became popular
throughout South Florida. The style is reminiscent of the
Mediterranean coast incorporating building styles from Spain,
Italy, and Greece. The style was responsive to local
environmental conditions with wide overhangs, open breezeways,
and extensive use of cool the and stone. IItilizing_
traditional architectural forms also gave a greater sense of
legitimacy to.the fledgling community.
The Mediterranean Revival style flourished in Miami Beach
during the boom period between 1919 and 1926. In 1924; Russell
Pancoast, architect and grandson of John Collins, commenting
on the popularity of the Mediterranean Revival style.said
there more skilled iron workers in Miami than anywhere •else
in the world.~b The best local examples of this style were
found in the Carl Fisher and Roney developments north of the
nominated district. Curiously; one of the. best examples of
Mediterranean Revival style within the nominated district is
the "old" City Aall building which was constructed in 1927,
after the boom period. Again, the -use of •traditional
architectura•1 style was used to bolster a community; this
time, to demonstrate that Miami Beach had cfuickly recovered
from the devastating results of the 1926 hurricane.
The majority of the buildings within the nominated district
were constructed after the land bust of 192 6 and the
depression of 1929. This second major period of construction
15 Metropolitan Dade County, p.89.
16 Redford, p.148.
7
lasted from 1930 through World War II up to 198-49. During
this period, as Miami Beach recovered from the bust,
architectural design shifted from the traditional to the
modern. Architectural design followed the publics fascination
with machinery, and the simplified form and ornamentation were
well suited to the new economic and social conditions in Miami
Beach. Smaller buildings, catering to the more modest means
of middle-class visitors and seasonal residents were
constructed rapidly in great numbers to meet the .increasing
population of Miami Beach. This is the primary reason for the
consistency of buildings in the nominated district. Of the 579
historic buildings remaining in the nominated district, 476
(82~) were constructed between 1930 and 1949. A small group
of architects (Anis, Dixon, Hohauser, Brown, Robertson,
Schoppel, Pfeiffer, Ellis, France, Hall, and Henderson)
designed 302 (52~) of the historic buildings remaining within
the nominated district. Because so many buildings were
constructed in so short a period of time, designed by so few
architects, the southern section of Miami Beach is highly
consistent in scale, 'architectural style, and 'design
character.
The majority of significant buildings in the nominated
district fall into four main categories, although it should
be noted that the categories are not always distinct:
2. Art Deco. The earliest of the moderne styles, constructed
primarily between 1930 and 1936. The Art Deco structures
incorporated classical themes~,~such as Egyptian and Mayan, in
a modern context. The building forms are angular, • simpler than
earlier Mediterranean, Revival structures, with elaborate
surface ornamentation. The most striking form of ornamentation
is the use of bas-relief panels. Some panels utilize geometric
patterns, others incorporated .stylized forms of tropical birds
and plants. In this way, the buildings.reinforced•the seaside
environment promoted to visitors.
2. Streamline Moderne. This style incorporated images of the
technical advances in transportation and communication in the
1930's. The buildings are even more simplified than earlier
"Art Deco" structures and respond to a depression-ethic of
restraint and machine-like refinement of detail. The
Streamline Moderne style is characterized by rounded
"aerodynamic" forms, projecting planes, and smooth surfaces
of polished oolitic limestone and vitrolite glass. .-
Streamline Moderne .buildings often have references to the
nautical and futuristic. Antennas, spires, futuristic towers,
chrome.plating, neon, as well as fins, smokestacks, portholes,
and pipe railings are popular features of these buildings.
8
3. Mediterranean Revival (and Masonry Vernacular):. See
discussion earlier in this .section.
4. Combination or Transitional Btyles. Many buildings in the
nominated district incorporate the features multiple
architectural styles. As the Moderne style was the
contemporary style of the time, it would not .be unusual to use
the moderne style as a base. on which other styles were
applied. Therefore, 'it is common to•find a typical moderne
building with Mediterranean Revival style (or Neo-Classic,
Colonial Revival, or Tudor Revival) features .on the primary
elevation.
The historic buildings in the nominated district are commonly
described in the National Register application form as "resort
architecture". This indicates a development theme of appealing
to the needs and. imagination of visitors. This explains the
fantasy based architectural design from Mediterranean to
futurism ~ and is the key. to the unique humor and frequently
noted whimsical appearance of buildings within the nominated
district. The resort. theme also explains the frequent
references to tropical and nautical themes seen in bas-relief
panels, etched glass, and porthole windows. The buildings seem
intended to continuously remind the visitor that Miami Beach
was a seaside resort. •
Many buildings, particularly hotel and commercial buildings,
have significant interior design features including terrazzo=
floors, molded ceilings, murals, light fixtures and. hardware,
fireplaces, and stairways/railings. ...
In addition to the primary buildings, the nominated district
includes significant site feature$ such as entry features,
fountains, patios, gardens, specimen trees, and small
auxiliary buildings. •
3. RELATION TO ORDINANCE.CRITERIA
In Accordance with Section 19-5 (b) of .the Zoning Ordinance,
eligibility for designation is determined on the basis of
compliance with listed criteria. The first level is referred
to as Mandatory Criteria, which is required of all nominated
sites or districts. The second level is referred to as Review
Criteria which requires compliance with at feast one of
several listed criteria. The proposed Historic Preservation
District is eligibly for designation as it complies with the
•criteria as outlined below.
A. Mandato Criteria
Integrity of location, design, setting, materials,
workmanship, and association.
9
Staff finds the nominated district to be• in conformance with
the mandatory criteria for the following. reasons:
1. The nominated district is, in its entirety, located
within the National Register Architectural District;
2. The proposed district is contained .within
recognizable man-made boundaries;
a. South: 6th Street, the dividing line between
the Architectural District and the
Redevelopment Area;
b. West: Lenox Court, dividing line between the
historic district and the Alton Road Commercial
•. Corridor;
c. North: Lincoln Lane, South, the alley
separating the primarily residential district
from the Lincoln Road Commercial Corridor;
d. East: Collins Court (south of~l6th Street) in•
the line separating the proposed district form
the existing Ocean Drive/Collins~ Avenue
Historic District; and the centerline of
Collins Avenue (between 16th Street and 22nd
Street) separating 'the proposed district from
the potential high intensity construction on
the east side of Collins Avenue.
3. The nominated district contains 579 (630 of total)
buildings listed as historic in the Miami Beach
• Historic Properties Database. The historic buildings
• pare representative of the predominant architectural
styles of the period: Mediterranean Revival,-Art
.Deco, and Streamline Moderne. •
4. The •existing layout of lots• and buildings remain
consistent with the original development patterns.
•The majority of. buildings within the nominated
district maintain- mass, setbacks, and land use
patterns.
5. There is consistent and creative use of building
. materials, such as 'stucco wall surfaces and
decorative stone elements. Other significant
interior and/or exterior materials include tile,
vitrolite; and murals. Alsv present are significant
,tree specimens.
6. There are numerous examples of quality workmanship
• in stone and the work in floors, veneers and
10
stairs, and .metal and woodwork in railings and
grills, and other decorative elements such as wall
plaques and relief ornamentation.
7. The nominated district is associated with the two
major periods of. Miami Beach development 1919 to
1926 and 1930 to 1948. The district is associated
with the important early developers of Miami Beach,
including J.E. and J.N. Lummus, Carl Fisher, James
Allison, Arthur Newley,, Jim and George Snowden,
.Henry McSweeney and Newton B.T. Roney. The nominated
district is associated with the popular culture and
social phenomenon of .the depression and the war
years.
B. Review Criteria
Analysis indicates that the. nominated district is in
compliance with the following review criteria:
1. Associ~atioa with events that have made a significant
contribution to the broad patterns of our history;
The nominated district includes the primary areas
of .multi-family and commercial development from two
important periods of development in Miami Beach;
1929-1926 and 1930-1948 .. The nominated district also
includes the only remaining single family zoned
neighborhood south of Collins Canal: ~ .
2. Association with the lives of Persons significant
in our past; The nominated district is closely
.associated with early pioneer developers of Miami
Beach including J.E. and J.N. Lummus, Carl fisher
and John Collins. '
3. Embody the distinctive characteristics of a type,
period, or method of construction; The nominated
district includes approximately 579 buildings (.63~
of the total buildings) in the Art Deco,. Streamline
Moderne and Mediterranean Revival Architectural
styles which were the predominant architectural
styles in South Florida from the 1920's through the
1940's, the time period of major growth and
development of Miami Beach.
4. Possess high artistic values; Buildings within the
nominated district evidence artistic value in
decorative use of building materials, building form,
-and ornamentation.
5. Represent the work of a master; In the context of
the nominated district, the term "master" .shall
11
relate to architects. The determination of master
status is based on the quality, .quantity, and
.relative importance of the buildings designed by a
given architect. The buildings evaluated to make
this determination need not be located within the
nominated district, or even within the City of Miami
Beach or Dade County; howe~ter, an architect who was
particularly influential in determining the
character of buildings within the City would•~have
additional importance.
Based on analysis of historic buildings listed on
the Miami Beach Historic Properties Data Base and
. research into architectural records, it is the
opinion of the Department that the nominated
district contains the work of numerous local
"master" architects including Henry Hohauser (102
buildings remaining within the National Register
District, 76 buildings within the nominated
district), L. Murray Dixon (106 buildings remaining
.within the National Register District, 18 within the
nominated district) .and Albert Avis (47 buildings
• within the National Register District, 18 in the
nominated district). Other "master" architects
represented in the nominated. district include
Keihnel and Elliot, R.F. France, M.L. Hampton,•T.H.
Henderson, V.H. Nellenbogen, R. Pancoast, G.
Pfeiffer, C. B..Schoeppl, A. Skislewicz, R.A. Taylor,
and R.L. Weed.
6. Represent a significant and distinguishable entity
whose .components may lack individual distinction;
The .nominated district represents a neighborhood(s)-
contained by significant, primarily, man-made
boundaries: Within these boundaries is a large
number of significant buildings. Many buildings are
simple, with minimal ornamentation, but are
consistent in scale, setting, basic form, and period
of construction. In addition, many non-historic
buildings 'constructed in the 1950's are also
consistent in scale and setbacks so they do not
detract from the rhythm of the district.
4. PLANNING CONTEST
Present Trends and Conditions:
'The proposed district was, during the period from 1930
through 1948 the primary multi-family residential' and
retail areas of Miami Beach. Largely seasonal in
population, the neighborhood began to decline in the
1950's and 60's as tourist patterns changed and
newer/larger hotels and apartment buildings were
12
constructed to the north. Evolving into a lower cost
neighborhood for retirees, the neighborhood remained
stable until the 1970's and 80's when increasingly poor
and more transient residents occupied the area. The
physical deterioration of buildings continued through the
1980's until the reduced property values combined with
the' availability of Federal Investment tax credits
attracted .rehabilitation-oriented developers.
Architectural interest, reasonable rents, proximity to
downtown, increased entertainment/cultural activities in
southern Miami Beach began to attract young residents
seeking an. avant-garde environment, reminiscent of
Greenwich Village or Coconut Grove. To date, an estimated
100 buildings have been substantially rehabilitated with
hundreds more receiving cosmetic and minor improvements.
A current trend is the reduction in total number of units
in favor of larger units which can attract more permanent
tenants at higher rental rates. It is expected that the
residential. neighborhood will continue to gain stability
as more buildings are substantially .rehabilitated and
more couples/families are attracted to the larger units:
It~is expected that retention/rehabilitation of historic
buildings will continue to be the focus of development
activity in this area and the chief reason for its
success.
The Washington Avenue retail corridor historically
catered to the more basic needs of area residents rather
than luxury or visitor-oriented businesses which were
located on Lincoln Road. As the adjacent residential
neighborhood changed over time, so did the Washington
Avenue businesses, becoming a multi-ethnic collection of
food, clothing, hardware, and other basic goods/services
providers. Like the adjacent residential neighbo=hood,
commercial buildings deteriorated due to lack of.
maintenance and inappropriate/inconsistent alterations.
In 1980, the City of Miami Beach adopted the Washington
Avenue Revitalization Plan. The plan calls for the
revitalization of the street through a program of.
preservation, sympathetic rehabilitation, ~ design
controls,' and public improvements. The plan also
contained recommendations for funding the public/private
improvements. To date, 130 storefronts have been
renovated in compliance with the~Washington~Avenue Plan
guidelines. A grant program, administered by Miami Beach
Development Corporation (MBDC) using City and County
Community Development Block Grant Funds has dispensed
$600,000 in grants resulting in $9.1 million in
improvements. As .the demographics of the adjacent
residential neighborhood changes to indicate a younger,
more affluent population, there is a corresponding change
13
in type of commercial activities on Washington Avenue.
More youth oriented businesses,. including clothing
stores, furniture stores, record/video stores, together
with a variety of restaurants are opening on Washington
Avenue. The physical character of the street, aside from
the facade improvements, remains much•the same. Current
trends for Washington Avenue continue to support the wide
variety of commercial•businesses in individual, small-
scale storefronts, strong pedestrian orientation, and
rehabilitation of historic buildings.
The character of the single family neighborhood on the
west edge of the nominated district will remain as the
Comprehensive Plan and new Zoning Ordinance support the
maintenance of single family uses in' this district.
Future .planning projects will focus on public
improvements to adjacent municipal properties which will
enhance the single family neighborhood. The Flamingo Park
Master Plan, adopted •in 1977, includes a list of
•improvements•to the Park which will enhance its capacity
• to provide for the recreational needs of this district
(southern•Miami Beach}.
Conservation Objectives:
Historic Preservation designation. would compliment the
efforts currently underway by area property owners and
developers. Historic preservation .designation will aid
in the achievement of several important goals:
1. Preserve the character and architectural integrity
of this historic area for future generations;
2. Protect important historic buildings,•streetscape,
and open space from. inappropriate and undesirable
alteration:
3. Provide the residential, commercial; and development
community with a consistent policy of endorsing
maintenance of scale and building type. This will
encourage the economic vitality of the neighborhood
through the continued•rehabilitation of buildings.
IR. PLANNING AND ZONING DEPARTMENT RECOMMENDATION
1. Criteria for Designation: The Planning. and Zoning
Department finds the nominated district in
.compliance with the Mandatory Criteria .and Review
Criteria (Numbers 1 through 6) as listed in Section
19-5(B) of the Zoning Ordinance.
14
2. Historic Preservation District Boundaries: The
Planning and Zoning .Department recommends the
Historic Preservation designation, in accordance
with Section 19-5 of the Miami Beach Zoning
Ordinance 89-2665 of the nominated district with
boundaries as described in Attachment I.
3. Areas Subject to Review: All building elevations
and~.public/semi-public interior area,' site and
landscape features, and public open space.
4. Review Guidelines: The Planning and .Zoning
Department recommends 'the Secretary of the
Interior's Standards for Rehabilitation and
. Guidelines for Rehabilitation of Historic Buildings.
as amended, be the standards for review of projects
in the nominated district.
Appendix
F~.aminao District Legal Description
Commence at the intersection of ,the Center line of~Washington
Avenue, and the Center line of.6th Street, said intersection being
the POINT OF BEGINNING; thence run Westerly.; along the Center line
of 6th Street for a distance of 2059.63 feet to a point, said point
located on the Center line of Lenox Court; thence run Northerly
along the Center .line of Lenox Court,~and its Northerly extension
along .Blocks i05, 106, 122, 123, and .124, LENOX MANOR, according
to the~Plat thereof recorded in Plat Book 7,' Page 15,' Public
Records of Dade County, Florida, for a distance of 2195.01 feet to
a point located on the Center. line of 11th Street; thence run
Westerly, along the Center fine of 11th Street for a distance~of
210.00 feet to the intersection with the Center line of Alton Road;
thence .run Northerly, along the Center line of Alton Road for a
distance of 430.00 feet to a point, said point located on the
Westerly extension of the North Right-of-Way line of 12th Street;
thence run Easterly, along the North Right-of-Way line of 12th
Street and .its Westerly extension for a distance of 210.00 feet to
a point, said point being the intersection of the North Right-of-
Way line of 12th Street and the Center. line of Lenox Court; thence
run Northerly, along the Center line of Lenox Court for a distance
of 2523.65 feet to a point located on the Center line of South
Lincoln Lane; thence run Easterly, along the Center line of South
Lincoln Lane for a distance of 2260.00 feet to a point; said point
located on the West line of Lot 1, Block 52, SECOND COMMERCIAL
SUBDIVISION OF THE ALTON BEACH REALTY. COMPANY, according to the
Plat thereof recorded in Plat Book 6, Page 33, Public Records of
Dade County, Florida; thence run Southerly, along the West line of
15
said Lot 1 for a distance of 79.05 feet to a point; thence run
Easterly, along the South line of the above mentioned Lot 1 and its
Easterly extension for .a distance of 195.00 feet to~a point, said
.point located on the Center line of Drexel Avenue; thence run
Northerly along the Center line of Drexel Avenue for a distance of
58.10 feet to a point, said point located on the Westerly extension
of the Center line of South Lincoln Lane; thence run Easterly,
along the Center line of South Lincoln Lane for a distance of
196.80 feet to a point, said point located on the Northerly
extension of the West line of Lot 3, Block 53, PLAT OF PINE RIDGE
SUBDIVISION OF THE ALTON BEACH REALTY COMPANY, accarding to the
Plat thereof recorded in Plat Book 6 at Page 34, Public Records of
Dade County, Florida; thence run Southerly for a distance of 190.00
feet to a point, said point being the Northwest corner of Lot 1 of
the above mentioned Block 53; thence run Easterly, along the North
line of the above mentioned Lot 1, Block 53 and its Easterly
extension for a distance of 211.80 feet to a point located on the
Center line of Washington Avenue; thence run Northerly, along the
Center line of Washington Avenue for •a distance of 100.00 feet to
a point, said point located on the intersection of the Center line
of Washington Avenue with the Westerly extension of the South line
of Lots 5 and 18, Block 54, according to FISHER'S FIRST SUBDIVISION
OF ALTON BEACH, recorded in Plat Book 2, at Page 77, Public Records
of Dade County, Florida; thence run Easterly, along the South line
of said Lots S and 18 and its Easterly and Westerly extension for
a distance of 567.34 feet to a point, said point located on the
Center line of Collins Avenue; thence run Southerly, along the
Center line of Collins Avenue for a distance of 425.88 feet to a
point, said point being the intersection of the Center line of
Collins Avenue with the Easterly extension of the North line of•Lot
7, Block 57., FISHER'S FIRST SUBDIVISION OF ALTON BEACH, according
to the Plat thereof recorded in Plat Book. 2, Page 77, Public
Records of Dade~County, Florida; thence run Westerly, along the
North line of said Lot~7 and its Easterly extension for a distance
of 271.56 feet to a~point, said point being the Northwest corner
of said ..Lot 7; thence run Southerly, along the West line of Lot 1
thru 7 o:f the above mentioned Block 57~and its Southerly extension
for a distance of 420.00 feet to a point, said point being located
on the North lime of•Block 76, FISHER'S FIRST•SUBDIVISION OF ALTON
BEACH, Plat Book 2, Page 77, Public Records of Dade County,
Florida; thence run Easterly along the North line of said Block 76
for a distance of 5.00 feet .to a point, said point being the
Northwest corner of Lot 2 of the above mentioned Block 76; thence
run Southerly, along the West line of said Lot 2 for a distance of
100,00 feet to a point; thence run Westerly, along the South line
of the above mentioned Block 76 and its Westerly extension for a
distance .of 230.00 feet to a point located on the .Center line of
Washington Avenue; thence run Southerly, along the Center line of
Washington Avenue for a distance of 205.70 feet to a point, said
point being the intersection of the Center line of Washington
Avenue and the Westerly extension of the North line of Lot 17,
Block 2 6 , OCEAN BEACH FLORIDA, ADDITION NO .. 2 , according to the
16
Plat thereof recorded in Plat Book 2, Page 56, Public Records of
Dade County Florida; thence run Easterly, along the North line of
said Lot 17 and its Easterly and Westerly extensions for a distance
of 192.69 feet to a point located on the Center line of Collins
Court; thence run Southerly,~along the Center line of Collins Court
for a distance of 1370.86 feet to a point, thence continue
Southerly, along the Center line of Collins Court for a distance
of,2739.34 feet to a point, said point located on the Center line
of 6th~Street; thence run Westerly, along the Center line of 6th
Street for a distance of 195.09 .feet to a ,point located on the
Center line of Washington Avenue; thence run Northerly, along the
Center line of Washington Avenue for a distance of 112.97 feet to~
the POINT OF BEGINNING. Said lands located, lying and being in the
City of Miami Beach, Florida.
REFERENCES
Historical Society of South Florida, Photo Archives, various.
Lummus, ~.N., The Miracle of Miami Beach (Miami: The Miami Post
Publishing Company, 1940 and 1944), p.141.
Marks, Henry S., Who Was Who in Florida, (Huntsville, Alabama:
• Strode Publishers, 1973), p.276..
Metropolitan Dade County, Office of Community and Economic
Development, Historic Preservation, Division, Wilderness to
Metropolis (Metropolitan Dade County, 1982); p.152.
Miami Beach, City of, Archives (variousj.
Miami Beach, City of, Atlas of Miami Beach to Golden .Beach
(Philadelphia: Franklin Survey Company, 1935).
Miami Beach, City of, "Historic Properties Database", as~amended.
Miami Beach, City of, "Photo Aerials", 1927.
. Miami Beach, City of, "Photo Aerials", 19.29.
Miami Beach, City of, "Photo Aerials",'1941.
Miami Beach, City of,~ Zonina Ordinance No 89-2665, as revised,
March, 1990.
Miami Beach Sun, February 24, 1928.
17
Miami Daily News,. February 20, 1926.
Miami Tribune, February 20, 1926.
Nash, Charles Edgar, The Magic of Miami Beach Washington Square,
Philadelphia: David McKay.Company, 1938), p.143.
Polk, Polk's City Directories (Jacksonville, Florida: R.L. Polk and
Company).
Redford,. Polly, Billion-Dollar Sandbar• A Biograt~hy of Miami Beach
(New York: E.P.Dutton and Company, Inc.,1970), p.305.
Sanborn Map Company, "Miami Beach, Dade County, Florida" (New York:
Sanborn Map Company, 1921).
Sanborn Map Company, "Miami Beach, Dade County, Florida, corrected
to 1947" (New York: Sanborn Map Company, 1948}.
United States, Department of the Interior, "National Register of
Historic Places Nomination Form, Miami Beach Architectural
District". .
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