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LTC 488-2017 Proposed Designation of 2301 Normandy Drive as a Lol :i � :+, 1 A ! � -` � /^" � OFFICE OF THE CITY MANAGER NO. LTC# �88-2017 TO ;I�Z�T►.11 DATE Mayor Philip Levine and Member Jimmy L. Morales, City Manager October 12, 2017 _ LET ER TO COMMISSION s �f the City ommission � Sua�ECT: Proposed Designation of 2301 Norr�andy Drive as a Local Historic Site On May 9, 2017, the Historic Preservation Board passed a motion (6-0, 1 absent), directing the Planning Department to prepare a Preliminary Evaluation and Recommendation Report relative to this possible designation of the property located at 2301 Normandy Drive, the International Inn, as a local historic site. On October 10, 2017, the Historic Preservation Board held a meeting to consider a Preliminary Evaluation and Recommendation Report relative to the proposed historic site designation of 2301 Normandy Drive, as an individual local historic site. At this meeting the Board directed the Planning Department to prepare a formal Historic Designation Report for the proposed designation of 2301 Normandy Drive, as an individual local historic site. Pursuant to Section 118-591 of the City Code, when the Historic Preservation Board directs staff to prepare a designation report for a proposed new historic district or site, the Mayor and City Commission shall be notified of the board's decision and the initial boundaries proposed for designation. Within 60 days of the vote of the Historic Preservation Board to direct the Planning Department to prep�re a designation report, the City Commission may, by a five-sevenths vote, deny or modify the proposed request for designation, as well as establish specific timeframes for the completion of the evaluation and recommendation and/or designation report. Within this 60 day period the City Commission may also, by a five-sevenths vote, deny or modify the proposed designation boundaries. The only regularly scheduled City Commission meetings within this 60 day timeframe are on October 18, 2017 and October 31, 2017. The City Commission meetings scheduled for November are for election related matters only. Attached, please find a copy of the Preliminary Evaluation and Recommendation Report, prepared by the Planning Department, which outlines the initial evaluation of the proposed local historic site located at 2301 Normandy Drive. Please advise if you would like this matter scheduled for discussion at any of the above noted City Commission meetings. JLM/SMTIfRM/DJT F:\PLAN\$ALL\CM_RESP�2017\LTC - 2301 Normandy Dr local historic site designation.docx C: Raul Aguila, City Attorney Rafael Granado, City Clerk MIAMIBEACH PLANNING DEPARTMENT StaFf Report & Recommendation TO: FROM: SUBJECT Chairperson and Members Historic Preservation Boar Thomas R. Mooney, AICP Planning Director Historic Preservation Board DATE: September 12, 2017 HPB17-0130, 2301 Normandy Drive - International Inn. A presentation by the City of Miami Beach Planning Department to the Historic Preservation Board of a Preliminary Evaluation and Recommendation Report relative to the possible historic designation of 2301 Normandy Drive, as an individual local historic site. SITE DATA Legal Description: Zoning: Future Land Use Designation Lot Size: Existing Use/Condition: Lots 15 thru 18, Block 40, Miami View Section - fsles of Normandy Part 3, According to the Plat Thereof, as Recorded in Plat Book 40, Page 33, of the Public Records of Miami-Dade County, Florida. RM-1, Residential Multi Family, low intensity RM-1, Residential Multi Family, low intensity 36,558 S.F. / 1.25 Max FAR Hotel w/accessory restaurant, *non-conforming use BACKGROUND On May 9, 2017, the Historic Preservation Board passed a motion (6-0, 1 absent), directing the Planning Department to prepare a Preliminary Evaluation and Recommendation Report relative to this possible designation of the property focated at 2301 Normandy Drive as a local historic site. 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 Pfanning Department. Historic Preservation Board HPB17-0130 — 2301 Normandy Drive September 12, 2017 Page 2 of 11 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 significance 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 districf satisfies the requirements for designation as set forth in the Land Development Regulations of the City Code, the 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. PRELIMINARY EVALUATION Historical Context In 1923, Henri Levy purchased the area which would become Normandy Isles from Carl Fisher. Originally named Meade-Warner Island, the tract comprised 450 acres on two natural mangrove islands in Biscayne Bay. Much of the land was initially under water and for over two years, huge dredges pumped up the bay bottom to create additiona! land mass. In 1925, Henri Levy's Normandy Beach Properties Corporation began development of Normandy Isles. Isle of Normandy, the southernmost of the two islands shown in the photograph below, required two years to clear land, construct seawalls and dredge. The final and most challenging phase of the Historic Preservation Board HPB17-0130 — 2301 Normandy Drive September 12, 2017 Page 4 of 11 growing northern subdivisions. The Miami Beach City Council endorsed the causeway project in December 1925, making it possible to proceed with preliminary work. The causeway, completed in 1929, can be seen in the photograph below. It is ca(led the 79th Street Causeway for its western connection at 79th Street in Miami; at its eastern end it connects to 71st Street on Normandy Isle and Miami 8each. When completed in 1929, this causeway was a much needed new automotive link across Biscayne Bay, with the County Causeway farther south. Although conceived, planned and themed in the 1920's, and initially developed in the 1920's and 30's, Normandy Isles was largely urbanized in the post-World War II period. The Post War Modern Stvle of Architecture in Miami Beach (about 1945 to 19671 In order to better understand the Post-War Modern or Miami Modern (MiMo) style of architecture, it is important to view this architectural movement in the context of the historicaf, political, social, economic, and technological changes that were taking place during this period worldwide, nationwide, and locally. Between 1942 and 1945 Miami Beach played a significant role WWII. Nearly half a million men took over more than 300 hotels and apartment buildings for housing and training headquarters by the Army Air Forces Technical Training Command. By the time the war ended, one-fourth of all Army Air Force officers and one-fifth of the military's enlisted men had been trained in Miami Beach. Hotel rooms became barracks, hotel dining rooms became mess halls, a movie theater became a testing center, hotels became administrative offices, hotel pools and the ocean were used to teach life saving techniques, golf courses became parade grounds, and the beach was used for rifle ranges and physical train�ng. Another group of hotels and buildings served as an Army Redistribution Station for infantrymen returning from battle. Many of the buildings are still in operation today and are visited by thousands of tourists each year. Many of these young servicemen and women returned after the war. The inffux of new residents and visitors resulted in a housing construction boom during the 1950s, when hundreds of Post War Modern style buildings were erected throughout the City. Architectural Description - After a hiatus in construction due to World War II, the Post- War Modern style picked up where Art Deco left off with the added influences of a booming post-war economy, new technologies such as air conditioning, the prevalence of the sophisticated, affordable, and reliable new automobiles, and a feeling of national optimism. The local expression of this style was dubbed Miami Modern or MiMo by the Greater Metropolitan Miami area's Urban Arts Committee in about 2004 (much as the term Art Deco was first applied about 1965 when the style actually first appeared in the 1920s}. From about 1948 to 1966, the widely popular Post War Modern style was frequently applied to hotels, commercial buildings, apartment houses, and single family homes throughout Miami Beach. Post War Modern style buildings generally made an extensive use of glass and poured concrete. They often mixed two or more textured surfaces together (i.e. stucco with stone, brick, or mosaic tile as well as contrasting smooth and patterned stucco surfaces). The style featured such dramatic elements as accordion-like folded plate roofs and walls, acute as well as subtle angles, dynamic parabolas, delta wing shapes, sweeping curved walls, and soaring pylons. Historic Preservation Board HP617-0130 — 2301 Normandy Drive September 12, 2017 Page 5 of 11 Other commonly occurring design elements and materials that were added to the architectural vocabulary of the Post War Modern style structures included: brise soleil, architectural accents with exotic themes and often wall sculptures in relief, brick or stone faced feature areas, cast concrete decorative panels with geometric patterns, and a remarkable use of architectural `breeze block' in a wide variety of design patterns lending itself so well to natural air flow in this tropical environment . Architect Morris Lapidus further expanded the architectural language of this style when he made popular "cheese holes", "woggles", and "beanpoles". The hotels in the Post-War Modern style often incorporated an expansive use of glass curtain walls, cantilevered asymmetrical roofs, leaping arches, dramatic fin walls, floating planes, architectural bridges, and grand entrance porte cocheres. Primary facades were sometimes graced with bold neon signs or logos in order to catch the eye of passing motorists. Sometimes, "sky signs" were mounted on rooftop features or on parapet walls. Color was an essential ingredient of signage. The fenestration was often highlighted with boxed or corner windows, as well as continuous ribbon windows and eyebrows. The hotels often took on exotic or futuristic forms, using architecture as advertising in an effort to outdo one another in competing for business. 2301 Normandv Drive — International Inn The Intemational Inn is located at the western edge of Normandy Isles immediately adjacent to the 79'h Street Causeway. This location was likely strategically chosen to capture motorisYs attention as they were traveling eastward from the City of Miami into Miami Beach. The property consists of three lots and contains a surface parking lot on the eastern portion of the site and a pool deck along the western portion facing Biscayne Bay. ,�.4. • �l1�1�l�� - ~' _ _,' . �� t- � ,. � 1�� . . a� �� ::+ • !''«#. a� . '1 .r"�li�, . '. �*'�- �`� � � � � l!�! t� �� l�, i .j�1� ��D ' �a� ■ � :�tii ��; -- . i 3F�� • .. '__ .- +��y„ — _ � _ ' "� �..' . - " '"'' t . .. "' �:C• �,. � .� w � : ., _ . �.. �. ,.:.�,y�- �y�si�, . . --.� . ..+l�+.,i� ,.. �A��`�,rijRu�!'�y � _ �k . . ,�,"�' '� .f r��id — _ `��^r A;r�� a1+'t-�Ft .ai�.eW 4a — - ... . ,.Mrsee�1lR9:r . ._ . -JA.'�' �«. .'M_911.i�.._ . . _ we. `, _ ._!ia� Carnival Motel Postcard, undated �� t_ � �r �� _ _ � R' � �,� --- -�...— " '- � . .,� • � r ' �� -� ` �: � � �:�..�„_ � r�;��;t��►�i�� ' _ �.f. - !!' i� i�� Historic Preservation Board HPB17-0130 — 2301 Normandy Drive September 12, 2017 Page 6 of 11 The International Inn has an I-shape plan, with the central guest room bar flanked on the north by an additional guest room wing and on the south by a lobby and restaurant. Originaliy named the Carnival Motel, the existing 2-story building was constructed in 1956 and designed by architect Melvin Grossman in the Post War Modern style of architecture. City Building Department records indicate the property was originaliy built as an Apartment-Motel, with 34 1- bedroom, 2-bathroom apartments and 3 hotel rooms, and also contained a lobby and coffee shop. The name of the motel was changed to the International Inn in 1963, as evidenced in Building Permit #69448 for the new roof signage. While the signage has been modified to remove the word `Motel', it remains today. , ;� � 1'J � ,. �.,.� ...___ . _ --- - - - ------ -._ CF : ..� _ 4I �-��_–J� �-�''�—r%.�, �t- -�1�_.J `,, s`� � i � � ,:��—?� 1 ., � i� ,,._ J' �� `•-j �� `� ` � �:� � J 1 !� ' ( f � J� 1 . f ( / � Ij' ��.�,).�- �_�,�--+�. y- -- ' I � � L- !` `"-�,,5 _� 1 = �, � ` I � 1� � t! \� � r� , i' � � �,i' ,, . _ ii�— .. _ .. . __� __. -�� I . I - ` --; ..� i ��, �.-� ' i � I I . : I- .� r.__. � i �-_ : � �r . . . . � --r-.�—i-_-.`�._ _. I- • f . - � ; I' � I �' 1 ' f��_�..._ y__ i = ""' I I �' t } �� %�� ' I ( �' � � � � , j r..� �` - -_ --�� r , f � l . , . ' --- - ,.-- ---�.. .__._---, .:�i-. � � --i � ---; _: _ �. , _. � � ! i I :_._. , I �� «�. . - �� -�-- -- - - -� - v...A �.....,..: �,.., , , .a ..----.. __ _._..._ ._. _ _-- _- - G_,.,.., y . " /„ , .. .... L,... ' � <:. , . S.„ �.- n7.rrc � a4 ��.__.— ._._ ''. _ _ . � .r�... > ;4 • I�.. . a.� - s- n:_ r> r.._.... ✓.,e, s. ir:..... � ,� , �,-k.=-<� , n.� e. ,..e n r .. . . - .. . � �i, -:1'•�r -. .. � � �e<. .,., l. w • ..�' �i 5'id�r.; a� rt: " .. .... --- =--'_ — - —�---- - � ..� _ �xb """' . j � �"�.��. . '�INraa�. ./�� il /� ,.._ �� t.�. �.�� ..�. ..�:.i ._...... _. � . •. , . . _,....{L.�_.�_'..._.:.. . .. Sign Elevation, Permit #69448, 1963 The existing building and site appear to be almost entirely consistent with the original design. Existing significant architectural features indicative of the Post War Modern style of architecture include exterior walkways and second floor catwalks accessing guest rooms, breeze block details, overhanging roof eaves, exuberant neon roof signage and a dramatic 2-story lobby with floor to ceiling glass, angled columns and sweeping roof structure. A 40-year recertification (BR160143 40YR2016-00130) approved on August 10, 2016, indicates the building is in good structural condition. The International fnn was featured in `Beyond the Box, Mid-Century Modern Architecture in Miami and New York', an exhibit curated by the Urban Arts Committee of Miami Beach and the Municipal Arts Society. The exhibit was showcased at the Municipal Arts Society of New York Urban Galleries between March 13th and May 8, 2002. Historic Preservation Board HPB17-0130 – 2301 Normandy Drive September 12, 2017 �,�„, �„ ��, . � THE PROGRESSiQN FROM 50UTH TO NORTN ALONG MIAMI BEACH i5 A PROGRESSiON THROUGH RECENT AMERIGAN ARCHI7ECTURAt HISTORY FROM TNE 1930s ... TNROUGH THE '40s ... 1NT0 THB FAMOUS HOTELS OF THE 'S0s AND '60s. WE FEEL THA7 itfit5 PROGRESSION {S AN IMPQRTANT PART OF THE ARCHiTEC7URAL AND CULTURAL HERITAGE OF THIS COUNTRY AND SHOULD BF SEEN AS SUCH BY THOSE WHO CONTROL ITS SURVIVAL. — DENISE SCOTT BROWN, 1973 Page 7 of 11 tnternaLunallne M�am1 Beaeh 1956 Beyond the Box, Mid-Century Modern Architecture in Miami and New York' Exhibition Cafa/og 2002, Page 14 Melvin Grossman (d. 2003), an associate with Albert Anis in 1950, was also a protege of master Post War Modern architect Morris Lapidus. In fact, all three collaborated on the Nautilus Hotel (1825 Coilins Avenur) in 1950� and a year later on the Biltmore Terrace Hotel (8701 Collins Avenue).2 Grossman and Lapidus partnered in designing the DiLido Hotel (One Lincoln Road) in 1953. 1 M. Lapidus, Too Much Is Never Enouah; Rizzoli, 1996, p.150; also "Hotel Roosevelt Plans Ga�a Birthday Opening, Miami Herald, Nov. 19, 1950 2 Building Permit Card #27133 and Plans #37045, Miami Beach Building Department. Historic Preservation Board HPB17-0130 — 2301 Normandy Drive September 12, 2017 Page 8 of 11 According to MiMo authorities Nash and Robinson, Grossman began as an engineer working for Lapidus and then, after turning down an offer to become partners, struck out on his own to become Lapidus' biggest imitator.3 Influenced by both Anis and Lapidus, Grossman would go on to design the Seville Hotel (2901 Collins Avenue) in 1955, the 593-room Deauville (6701 Collins Avenue) in 1957, and the Doral Beach Hotel (4833 Collins Avenue) in 1962. He also exported the MiMo s#yle in designing the original Caesar's Palace in Las Vegas and the Acapulco Princess Hotel in Mexico.4 RELATION TO ORDINANCE CRITERIA — Preliminary Evaluation Sec. 118-592. - Criteria for designation. (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 an 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 a 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. (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. 3 Nash and Robinson, o�• cit•, p.73. 4 Obituary, Miamr Herald, November 12, 2003, p.4B. Historic Preservation Board HP617-0130 — 2301 Normandy Drive September 12, 2017 Page 9 of 11 (b) A building, structure (including the public portions of the interior), impravement 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. (c) The historic preservation board shall consider if the historic buildings, historic structures, historic improvements, historic landscape features, historic interiors (architecturally significant public portions only), historic sites, or historic districts comply with the sea levei rise and resiliency review criteria in Chapter 133, Article II, as applicable, pursuant to Section 118-592. Below are staff's preliminary findings: (a) The historic preservation board shall have the authoritv to recommend that properties be desiqnated as historic buildinqs, historic structures, historic improvements, historic landscape features, historic interiors farchitecturallv siqnificant public portions onlv), historic sites, or historic districts if thev a�e siqnificant in the historical, architectural, cultural, aesthetic or archeolopical heritaqe of the citv, the countv, state or nation. Such properties shall possess an inteqritv of location, desiqn, settinq, materials, workmanship, feelinq or association and meet at least one of the followinq criteria: (1) Association with events that have made a siqnificant contribution to the historv of the citv, the countv, state or nation; Satisfied; the construction of the International Inn directly ref/ects the turn of evenfs in America foltowing World War Il (WWII). The advent of reliable and atfordab/e mass-produced automobiles and air transportation and the advent of air-conditioning during the early mid-century period, made year-round resort living in South Florida highly desirable and practical, as well as within the reach of America's middle c/ass. Unprecedenfed development followed the American success in VI/Wl/ when major new resort hote/s and residenfia/ buildings were constructed. Development during this time was on a sca/e never before seen in South Florida. This event redefined the evolution of resort architecture in Miami Beach and F/orida. Furthermore, Miami Beach p/ayed a significant role as a training site and redistribution cenfer for the U.S. Army-Air Forces during World War ll. After the war, many veterans who had trained as recruits in Miami Beach returned here to vacation or to make their home. (3) Embodv the distinctive characteristics of an historical period. architectural or desian stvle or method of construction: Satisfied; the lnternationa! Inn embodies the distincfive characteristics of the Post War Modern sfyle of architecture, the sty/e of choice used by successfu/ developers in the period that followed Wor/d War !1 in Miami Beach as well as other areas of South F/orida. The structure incorporaies cubic massing, dramatic angles, large expanses of g/ass, pipe columns, large roof overhangs, decorative breeze block e/ements, and exterior catwalks and outdoor stairways. Further, ifs Historic Preservation Board HPB17-0130 — 2301 Normandy Drive September 12, 2017 Page 10 of 11 location adjacent to the 79`h Sfreet Causeway and exuberant neon roof signage facing Biscayne directly reflect the Posf War automobrle culture. (4) Possesses hiQh artistic values: Satisfied; the lnternational Inn, with its dramafic use of glass, acute angles and sweeping roof line, exemplifies high artistic values. A 2002 exhibit launched by the Municipal Art Society af the Urban Center Galleries on Madison Avenue entit/ed, "Beyond the Box — Mid-Cenfury Modern Architecture in Miami and New York, " which featured fhe Internafional Inn, underscores the high artistic value of the archifecture. (5) Represent the work of a master, serve as an outstandinq or representative work of a master desianer, architect or builder who c�ntributed to our historical, aesthetic or architectural heritaae; Satisfied; the lnternationa/ Inn was designed by Melvin Grossman, a prominent loca/ architect who a/so designed the Sevil/e, Deauville and Dora/ Beach hofels along Co/lins Avenue. (b) A buildinq, structure (includinq the public portions of the interiorl, improvement or landscape feature mav be desiqnated historic even if it has been altered if the alteration is reversible and the most siqnificant architectural elements are intact and repairable. Partially Satisfied; the exterior of the building retains a high degree of architectural integrity with very limited modifications. The public interior areas have not been surveyed. (c) The historic preservation board shalt consider if the historic buildinas, historic structures, historic improvements, historic landscape features, historic interiors (architecturally siqnificant public portions onlv). historic sites, or historic districts comply with the sea level rise and resiliencv review criteria in Chapter 133, Article II, as applicable, pursuant to Section 118-592. (b) Criteria for ordinances, resolutions, or recommendations: (1) Whether the proposal affects an area that is vulnerable to the impacts of sea level rise, pursuant to adopted projections. [ESTIMATED from LiDAR and 1995 Partial Building Records] The building is located on a site that is at an elevation of approximately 2.9'NGVD. The ground floor elevation has not been determined. At Mean High Water, Sea Level Rise is projected to be (NGVD Elevations): • 2.31 to 2.64 by 2030 (near-term) • 2.98 to 3.98 by 2060 (mid-term) • 4.39 to 6.89 by 2100 (long-term) (2) Whether the proposal will increase the resiliency of the City with respect to sea level rise. Historic Preservation Board HP617-0130 — 2301 Normandy Drive September 12, 2017 Page 11 of 11 The proposai complements near -term efforts to increase the resiliency of the City with respect to sea-level rise. Reevaluation may be necessary in the future for mid and long-term effects (year 2060 and beyond). (3j Whether the proposal is compatible with the City's sea level rise mitigation and resiliency efforts. The proposal is compatible with the City's near -term efforts to increase the resiliency of the City with respect to sea-level rise. RECOMMENDATION Therefore, based upon the evidence presented and the historical and architectural significance of the proposed historic site, and in accardance with Chapter 118, Articie X, Division 4, of the Land Development Regulations of the City Code, the staff of the City of Miami Beach Planning Department recommends that the Historic Preservation Board direct staff to prepare a formal historic designation report for the proposed International Inn Historic Site. TRM:DJT:JS F:IPLAN\$HPB117HP6\09-12-2017\HP617-0130_2301 Normandy Drive.Preliminary Evaluation.Sepl7.docx 1 -c 4�' ' ;�' � ' o'� $ux,yg'y•�i `�R � � (, ': , G� o sp .y � C� ac', � , i+ 3 � � : ,a, r � r .c `;, 0 3 � � �'l - :'= C cn m G co 9� co a- e ' r v u: -�. 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