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Ordinance 2018-4167
NORTH SHORE LOCAL HISTORIC DISTRICT DESIGNATION ORDINANCE NO. 2018 -4167 AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT REGULATIONS OF THE MIAMI BEACH CITY CODE; AMENDING SECTION 118 -593, "HISTORIC PRESERVATION DESIGNATION "; AMENDING SECTION 118- 593(E), "DELINEATION ON ZONING MAP "; AMENDING SECTION 118- 593(E)(2), "HISTORIC PRESERVATION DISTRICTS (HPD)" BY DESIGNATING THE NORTH SHORE HISTORIC DISTRICT LOCATED GENERALLY BETWEEN 87TH STREET ON THE NORTH, 73RD STREET ON THE SOUTH, COLLINS COURT TO THE EAST, AND DICKENS AVENUE (BETWEEN 73RD STREET AND 75TH STREET) AND THE WESTERN LOT LINE OF THE PROPERTIES ON THE WEST SIDE OF HARDING AVENUE TO THE WEST; PROVIDING THAT THE CITY'S ZONING MAP SHALL BE AMENDED TO INCLUDE THE NORTH SHORE HISTORIC DISTRICT; ADOPTING THE DESIGNATION REPORT ATTACHED HERETO AS APPENDIX "A "; PROVIDING FOR INCLUSION IN THE LAND DEVELOPMENT REGULATIONS OF THE CITY CODE, REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE. WHEREAS, on October 10, 2017, the Historic Preservation Board held a public hearing and transmitted a favorable recommendation (7 to 0) for the designation of the North Shore Local Historic District to the Planning Board and City Commission; and WHEREAS, on November 21, 2017, the Planning Board held a public hearing and transmitted a favorable recommendation (7 to 0) for the designation of the North Shore Local Historic District to City Commission; and WHEREAS, the Planning Department has recommended this amendment to the Land Development Regulations of the City Code; and WHEREAS, these recommendations of approval for the designation of the North Shore Local Historic District were based upon the information documented in the Designation Report prepared by the City of Miami Beach Planning Department attached hereto as Appendix "A ". NOW THEREFORE, BE IT DULY ORDAINED BY THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA: SECTION 1. DESIGNATION OF NORTH SHORE HISTORIC DISTRICT. Those certain areas which are generally bounded by 73rd street on the south, Dickens Avenue and the western lot line of the properties on the west side of Harding Avenue on the west, 87th Street on the north and Collins Court on the east; and having the legal description as described herein, are hereby designated as an Historic District of the City of Miami Beach and shall be known as the "North Shore Historic District. That the Designation Report attached hereto as Appendix "A" is hereby adopted. 1 SECTION 2. AMENDMENT OF SECTION 118 -593 OF THE CITY CODE. That Chapter 118, Section 118 -593 entitled "Historic Preservation Designation" of the Land Development Regulations of the City Code of Miami Beach, Florida, is hereby amended to read as follows: (e) Delineation on zoning map. All sites and districts designated as historic sites and districts shall be delineated on the city's zoning map, pursuant to section 142 -71, as an overlay district. Such sites and districts include: (2) Historic preservation districts (HPD). L RM -1, CD- 2 /HPD -13: The boundaries of the North Shore Historic District commence at the point of intersection of the centerline of Collins Court and the centerline of 73rd Street, as shown in the HARDING TOWNSITE, recorded in Plat Book 34, at Page 4, of the Public Records of Miami -Dade County, Florida. Said point being the POINT OF BEGINNING of a tract of land herein described; thence run Northerly, along the centerline of Collins Court to a point of intersection with the Centerline of 75th Street; thence continue Northerly to a point of intersection of the Centerline of Collins Court and the Northern right of way line of 75th Street; thence continue Northerly along the centerline of Collins Court to a point of intersection with the centerline of 87th street; thence run Westerly along the centerline of 87th Street to a point of intersection with the centerline of Harding Avenue; thence run Southerly along the centerline of Harding Avenue to a point of intersection with the Easterly extension of the North line of Lot 10, Block 3, as shown in BEACH BAY SUBDIVISION, as recorded in Plat Book 44, Page 25, of the Public Records of Miami -Dade County, Florida; thence run Westerly along the North line of said lot 10 to a point. Said point being the Northwest corner of said lot 10; thence Southerly along the West line of lots 10, 11, and 12 of block 3 of the aforementioned BEACH BAY SUBDIVISION to a point of intersection on the Northern right of way line of 86th street; thence Southerly to a point of intersection of the Southern right of way line of 86th street and the West line of lot 10, Block 4 of the aforementioned BEACH BAY SUBDIVISION; thence continue Southerly along the West line of lots 10, 11, 12, 13, and 14 of said Block 4 to a point of intersection on the Northern right of way line of 85th street; thence continue Southerly to a point of intersection of the Southern right of way line of 85th street and the West line of lot 10, Block 5 of the 2 aforementioned BEACH BAY SUBDIVISION; thence continue Southerly along the West line of lots 10, 11, 12, 13, and 14 of said Block 5 to a point of intersection on the Northern right of way line of 84th street; thence continue Southerly to a point of intersection of the Southern right of way line of 84th street and the West line of lot 10, Block 6 of the aforementioned BEACH BAY SUBDIVISION; thence continue Southerly along the West line of Tots 10, 11, 12, 13, and 14 of said Block 6 to a point of intersection on the Northern right of way line of 83rd street; thence continue Southerly to a point of intersection of the Southern right of way line of 83rd street and the West line of lot 14, Block 3, HAYNSWORTH BEACH SUBDIVISION, as recorded in Plat Book 41, Page 2, of the Public Records of Miami -Dade County, Florida. Thence continue Southerly along the West lines of lots 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, and 26 of said block 3 to a point of intersection on the Northern right of way line of 81st street; thence continue Southerly to a point of intersection of the Southerly right of way line of 81st street and West line of lot 12, block 7 of ALTOS DEL MAR NO. 3, as recorded in Plat Book 8, Page 41, of the Public Records of Miami -Dade County, Florida. Thence continue Southerly along the West line of lots 7, 8, 9, 10, 11, and 12 of said block 7 to a point of intersection on the Northern right of way line 80th streetL thence continue Southerly to a point of intersection of the Southern right of way line of 80th street and the West line of lot 12, block 8 of the aforementioned ALTOS DEL MAR NO. 3; thence continue Southerly along the West line of lots 7, 8, 9, 10, 11, and 12 of said block 8 to a point of intersection on the Northern right of way line 79th street; thence continue Southerly to a point of intersection of the Southern right of way line of 79th street and the West line of lot 12, block 9 of the aforementioned ALTOS DEL MAR NO. 3; thence continue Southerly along the West line of lots 7, 8, 9, 10, 11, and 12 of said block 9 to a point of intersection on the Northern right of way line 78th street; thence continue Southerly to a point of intersection of the Southern right of way line of 78th street and the West line of lot 12, block 10 of the aforementioned ALTOS DEL MAR NO. 3; thence continue Southerly along the West line of lots 7, 8, 9, 10, 11, and 12 of said block 10 to a point of intersection on the Northern right of way line 77th street; thence continue Southerly to a point of intersection of the Southern right of way line of 77th street and the West line of lot 12, block 11 of the aforementioned ALTOS DEL MAR NO. 3; thence continue Southerly along the West line of Tots 7, 8, 9, 10, 11, and 12 of said block 11 to a point of intersection on the Northern right of way line 76th street; thence continue Southerly to a point of intersection of the Southern right of way line of 76th street and the West line of lot 6, block 12 of the aforementioned ALTOS DEL MAR NO. 3. thence continue Souther) alone the West line of 3 lots 4, 5, and 6 and its Southerly extension of said block 12 to a point of intersection on the centerline of 75th street; thence run Westerly along the centerline of 75th street to a point of intersection on the centerline of Dickens Avenue; thence run Southerly along the centerline of Dickens Avenue to a point of intersection on the centerline of 73rd street; thence run Easterly along the centerline of 73rd street to a point of intersection with the centerline of Collins Court, Said point also being the POINT OF BEGINNING. Said lands located, Tying and being in Section 2, Township 53 South, Range 42 East, City of Miami Beach, Florida. SECTION 3. INCLUSION IN THE LAND DEVELOPMENT REGULATIONS OF THE CITY CODE. It is the intention of the Mayor and City Commission, and it is hereby ordained that the provisions of this Ordinance shall become and be made part of the Land Development Regulations of the City Code of Miami Beach, Florida. The sections of this Ordinance may be renumbered or relettered to accomplish such intention, and the word "Ordinance" may be changed to "section," "article," or other appropriate word. SECTION 4. AMENDMENT OF ZONING MAP. That the Mayor and City Commission hereby amend the Zoning Map of the City of Miami Beach as contained in the Land Development Regulations of the City Code by identifying the area described herein as HPD -13, Historic Preservation District 13. SECTION 5. REPEALER. All ordinances or parts of ordinances in conflict herewith be and the same are hereby repealed. SECTION 6. SEVERABILITY. If any section, subsection, clause or provision of this Ordinance is held invalid, the remainder shall not be affected by such invalidity. 4 SECTION 7. EFFECTIVE DATE. This Ordinance shall take effect ten days following adoption. PASSED and ADOPTED this /7 day of Qfrlkltr , 2018. ATTEST: Rafael E. Gran ity l rl INCORP Dan Gelber, M First Reading: Decemb Second Reading: January Verified By: T omas R. Mooney, A r P Planning Director Underscore denotes new language. Strike through denotes deleted language. APPROVED AS TO FORM & LANGUAGE FOR EXECUT • N T`WGENDA\2017 \12 - December \Planning \North Shore Local Historic District - First Reading ORD.docx 5 MAM BEACH Ordinances - R5 K COMMISSION MEMORANDUM TO: Honorable Mayor and Members of the City Commission FROM: Jimmy L. Morales, City Manager DATE: January 17, 2018 5:03 p.m. Second Reading Public Hearing SUBJECT: NORTH SHORE LOCAL HISTORIC DISTRICT DESIGNATION: AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT REGULATIONS OF THE MIAMI BEACH CITY CODE; AMENDING SECTION 118- 593, "HISTORIC PRESERVATION DESIGNATION;" AMENDING SECTION 118 - 593(e), "DELINEATION ON ZONING MAP;" AMENDING SECTION 118- 593(e)(2), "HISTORIC PRESERVATION DISTRICTS (HPD)" BY DESIGNATING THE NORTH SHORE HISTORIC DISTRICT LOCATED GENERALLY BETWEEN 87TH STREET ON THE NORTH, 73RD STREET ON THE SOUTH, COLLINS COURT TO THE EAST, AND DICKENS AVENUE (BETWEEN 73RD STREET AND 75TH STREET) AND THE WESTERN LOT LINE OF THE PROPERTIES ON THE WEST SIDE OF HARDING AVENUE TO THE WEST; PROVIDING THAT THE CITY'S ZONING MAP SHALL BE AMENDED TO INCLUDE THE NORTH SHORE HISTORIC DISTRICT; ADOPTING THE DESIGNATION REPORT ATTACHED HERETO AS APPENDIX "A "; PROVIDING FOR INCLUSION IN THE LAND DEVELOPMENT REGULATIONS OF THE CITY CODE, REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE. RECOMMENDATION The Administration recommends that the City Commission adopt the subject Ordinance. ANALYSIS HISTORY On September 9, 2014, the Historic Preservation Board directed Planning Department staff to prepare formal Historic Designation Reports for the proposed designation of the North Shore and Normandy Isles local historic districts, with modified boundaries. At the September 10, 2014 City Commission meeting, the Mayor and City Commission discussed the proposed North Shore and Normandy Isles Local Historic Districts and denied the designations. At the July 13, 2016 City Commission meeting, the Mayor and City Commission discussed the possibility of creating local historic districts within the boundaries of the North Shore and Normandy Isles National Register Districts and directed the Administration to begin the local designation process for the boundaries recommended in the draft North Beach Master Plan. On October 11, 2016, the Historic Preservation Board reviewed a Preliminary Evaluation and Recommendation Report relative to the possible designation of the North Shore Historic District and directed staff to prepare a Formal Designation Report for the North Shore Local Historic District, with Page 527 of 923 boundaries as recommend in the draft North Beach Master Plan. Pursuant to Section 118 -591 of the City Code, The City Commission was advised of the action of the Historic Preservation Board via LTC, and as part of a progress report on the demolition moratorium, presented at the October 19, 2016 City Commission meeting. On December 5, 2016, the Mayor and City Commission modified the boundaries for the proposed North Shore Historic District by removing the portion of the district along Tatum Waterway Drive and Crespi Boulevard. On October 10, 2017, the Historic Preservation Board reviewed an historic designation report for the proposed North Shore Local Historic District (attached), consistent with the boundaries as modified by the City Commission on December 5, 2016 (See MAP 1 in the attached Historic Designation Report). At this meeting, the Board transmitted the historic district designation to the Planning Board and City Commission with a favorable recommendation. HISTORIC DESIGNATION PROCESS The process of historic designation is delineated in Sections 118 -591 through 118 -593 in Subpart B of the Land Development Regulations of the City Code (Chapter 118, Article X, Division 4). An outline of this process is delineated below. Step One: A request for designation is made either by the City Commission, the Historic Preservation Board, other agencies and organizations as listed in the Land Development Regulations of the City Code, or the property owners involved. Proposals for designation shall include a completed application form available from the Planning Department. Step Two: The Planning Department prepares a preliminary evaluation report with recommendations for consideration by the Board. Step Three: The Historic Preservation Board considers the preliminary evaluation to determine if proceeding with a designation report is warranted. The designation report is an historical and architectural analysis of the proposed district or site. The report: 1) describes the historic, architectural and /or archeological 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 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 City Commission is 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 prepare a designation report, the City Commission may, by a five - sevenths vote, deny or modify the proposed request for designation. Step Five: The designation report is presented to the Historic Preservation Board at a public hearing. If the Board determines that the proposed site or district satisfies the requirements for designation as set forth in the Land Development Regulations of the City Code, the Board transmits a recommendation in favor of designation to the Planning Board and City Commission. Step Six: 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 Page 528 of 923 of the City Code and, subsequently, transmit its recommendation to the City Commission. Step Seven: The City Commission may adopt an amendment to the Land Development Regulations of the City Code by a five - sevenths majority vote, which thereby designates the Historic Preservation Site or Historic District after one (1) public hearing for a parcel of land less than ten (10) contiguous acres or after two (2) public hearings for a parcel of land that is more than ten (10) contiguous acres. PLANNING ANALYSIS IN RELATION TO ORDINANCE CRITERIA In accordance with Section 118 -592 in the Land Development Regulations of the City Code, eligibility for designation is determined on the basis of compliance with the listed criteria set forth below. (a) The Historic Preservation Board shall have the authority to recommend that properties be designated as historic buildings, historic structures, historic improvements, historic landscape features, historic interiors (architecturally significant public portions only), historic sites or historic districts if they are significant in the historical, architectural, cultural, aesthetic or archeological heritage of the city, the county, state or nation. Such properties shall possess integrity of location, design, setting, materials, workmanship, feeling or association and meet at least one of the following criteria: (1) Association with events that have made a significant contribution to the history of the city, the county, state or nation; (2) Association with the lives of persons significant in the city's past history; (3) Embody the distinctive characteristics of an historical period, architectural or design style or method of construction; (4) Possesses high artistic values; (5) Represent the work of a master, serve as an outstanding or representative work of a master designer, architect or builder who contributed to our historical, aesthetic or architectural heritage; (6) Have yielded, or are likely to yield information important in pre- history or history; (7) Be listed in the National Register of Historic Places; (8) Consist of a geographically definable area that possesses a significant concentration of sites, buildings or structures united by historically significant past events or aesthetically by plan or physical development, whose components may lack individual distinction. (b) A building, structure (including the public portions of the interior), improvement or landscape feature may be designated historic even if it has been altered if the alteration is reversible and the most significant architectural elements are intact and repairable. The proposed North Shore Historic District is eligible for historic designation as it complies with the criteria as specified in Section 118 -592 in the Land Development Regulations of the City Code outlined above. Specifically, staff finds that the properties listed as contributing within the proposed North Shore Historic District possess integrity of location, design, setting, materials, workmanship, feeling or association for the following reasons: Page 529 of 923 1. The Planning Department has surveyed the 195 buildings located within the boundaries of the proposed North Shore Historic District and has found that 166 of these buildings satisfy the requirements of Section 118- 593(a) of the Land Development Regulations of the City Code. The contributing buildings, which possess integrity of their original location, are mainly examples of modest Post -World War II tourist hotels, apartment buildings, and commercial buildings that constitute a distinctive built environment of resort architecture. The proposed North Shore Historic District owes much of its character to the repetition of similar building types and styles within a compact space. The contributing buildings represent a variety of styles including Mediterranean Revival, Moderne, Wood Frame Vernacular, Masonry Vernacular, and Post -War Modern styles, many of which exhibit distinct local adaptations that have become recognized as "Miami Modernism" (MiMo). The largely multi - residential development grew up mainly after World War II, and its planning was largely designed around garden oriented apartment buildings emphasizing the simple modern architectural motifs of mid- century America. 2. Staff finds the proposed historic district to be eligible for historic designation and in conformance with the designation criteria for the following reasons: (1) Association with events that have made a significant contribution to the history of the city, the county, state or nation. The majority of contributing properties within the proposed historic district directly reflect the turn of events in America following World War II. The district contains a total of 195 buildings, 134 of which were constructed between 1942 and 1965. . The availability of reliable and affordable 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 class. Unprecedented development followed the American success in WWII when major new resort hotels and residential buildings were constructed. Development during this time was on a scale never before seen in South Florida. This event redefined the evolution of resort architecture in Miami Beach and Florida. Furthermore, Miami Beach played a significant role as a training site and redistribution center for the U.S. Army -Air Forces during World War II. After the war, many veterans who had trained as recruits in Miami Beach returned here to vacation or to make their home. (2) Embody the distinctive characteristics of a historical period, architectural or design style or method of construction. The apartment buildings that characterize much of the built environment of the proposed North Shore Historic District exemplify the plasticity and transparency of Moderne architectural styling and the later Post War Modern movements, featuring cubic massing and large glass casement windows which cross - ventilated each unit and were sheltered by projecting concrete eyebrows. Exterior catwalks and outdoor stairways predicted the more functional building types of the postwar period. Often, two buildings were mirrored, or turned at angles in order to create common garden spaces, and better take advantage of the southern exposure. On the interior, a combination of bedrooms and studio apartments featured dinettes, dressing rooms, and streamlined kitchens. By the beginning of World War 11, a significant number of small apartment buildings were present along Abbott, Byron, Carlyle and Dickens Avenues within in the proposed North Shore Historic District. As the district urbanized, it developed an architectural character which reflected its resort identity. The earliest buildings, which were modest cottages, bungalow courts and tourist lodgings, generally combined features of the vernacular, Mediterranean Revival and Art Deco styles. Beginning in the late 1930s, the district was more intensively developed with modern garden apartment building types. Page 530 of 923 Adapted to both the narrow lots of the city and local environment conditions with patios, surrounding gardens, porches, loggias, flat roofs with broad overhanging eaves and exterior staircases and catwalks, these small garden apartment buildings, hotels and motels also illustrate a rich variety of popular architectural themes, including Streamline Moderne, Post War Modern and Classical Revival. These new types, multiplied in large numbers, produced a densely built environment where low -scale buildings allow landscaping to moderate the urban frontages. The scale of architecture in the district is largely consistent, a product of the fact that a relatively small group of architects constructed much of the area in a short period and literally gave shape to the district. These architects defined a new direction of Post War Modern design in Miami Beach. Their buildings, conditioned to the environmental forces of a hot and humid climate as, well as to the need to distinguish buildings within a competitive environment, led to a daring and unexpected expression of modern themes. While the vast majority of the buildings in the historic district can be characterized as Post War Modern, this style nonetheless demonstrates a high degree of continuity with earlier architectural trends, including vernacular, Mediterranean Revival and Streamline Moderne style buildings. (3) Be listed in the National Register of Historic Places. The properties located within the proposed historic district are located within the North Shore Historic District, listed on the National Register of Historic Places on November 18, 2009. (4) 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. Over 85% of the 195 buildings located within the proposed North Shore H istoric District have been found to possess architectural and historical significance. PLANNING BOARD REVIEW On November 21, 2017, the Planning Board transmitted the proposed Ordinance Amendment to the City Commission with a favorable recommendation. UPDATE The subject Ordinance was approved at First Reading on December 13, 2017, with no changes. CONCLUSION In view of the foregoing analysis and the recommendations of the Historic Preservation and Planning Boards, the Administration recommends that the City Commission adopt the subject Ordinance. Legislative Tracking Planning Sponsor Applicant - Historic Preservation Board Page 531 of 923 ATTACHMENTS: Description D North Shore Designaton Report o Form Approved ORDINANCE - NS Hist Ditrict o Ad Page 532 of 923 NORTH SHORE HISTORIC DISTRICT DESIGNATION REPORT Postcard, Beach Motel, 8601 Harding Avenue Constructed in 1951, Designed by Gilbert M. Fein PREPARED BY CITY OF MIAMI BEACH PLANNING DEPARTMENT Page 533 of 923 North Shore Historic District Designation Report Page 2 of 35 OCTOBER 10, 2017 CITY OF MIAMI BEACH HISTORIC DISTRICT DESIGNATION REPORT NORTH SHORE HISTORIC DISTRICT PREPARED BY City of Miami Beach Planning Department MIAMI BEACH CITY COMMISSION Philip Levine, Mayor Commissioners: Mickey Steinberg Michael Grieco Joy Malakoff Kristen Rosen Gonzalez Ricky Arriola John Elizabeth Aleman Jimmy L. Morales, City Manager Page 534 of 923 North Shore Historic District Designation Report Page 3 of 35 CITY OF MIAMI BEACH HISTORIC PRESERVATION BOARD Stevan Pardo, Chair Wyn Bradley Jack Finglass Nancy Liebman Scott Needelman Kirk Paskal John Stuart CITY OF MIAMI BEACH PLANNING BOARD Brian Elias, Chair Jeffery Feldman Randy Gumenick Daniel Veitia Mark Meland Nick Gelpi Kareem Brantley CITY OF MIAMI BEACH PLANNING DEPARTMENT AUTHORS Debbie Tackett, Chief of Historic Preservation Jake Seiberling, Principal Planner EDITORS Thomas R. Mooney, AICP, Director Debbie Tackett, Chief of Historic Preservation Jake Seiberling, Principal Planner REPORT DESIGN AND PRODUCTION Debbie Tackett, Chief of Historic Preservation Jake Seiberling, Principal Planner Francisco Arbalaez, Senior Planner Page 535 of 923 North Shore Historic District Designation Report Page 4 of 35 CITY OF MIAMI BEACH HISTORIC DISTRICT DESIGNATION REPORT NORTH SHORE HISTORIC DISTRICT TABLE OF CONTENTS I. REQUEST 5 II. DESIGNATION PROCESS 5 III. RELATION TO ORDINANCE CRITERIA 6 IV. DESCRIPTION OF BOUNDARIES 11 V. PRESENT OWNERS 11 VI. PRESENT USE 11 VII. PRESENT ZONING 11 VIII. HISTORICAL BACKGROUND 11 IX. ARCHITECTURAL BACKGROUND 13 X. PLANNING DEPARTMENT RECOMMENDATIONS 19 XI. FIGURE INDEX 19 XII. PROPERTIES LIST 21 Page 536 of 923 North Shore Historic District Designation Report Page 5 of 35 XIII. PHOTOGRAPHS REPRESENTATIVE OF THE DISTRICT 27 REQUEST On September 9, 2014, the Historic Preservation Board directed Planning Department staff to prepare formal Historic Designation Reports for the proposed designation of the North Shore and Normandy Isles local historic districts, with modified boundaries. At the September 10, 2014 City Commission meeting, the Mayor and City Commission discussed the proposed North Shore and Normandy Isles Local Historic Districts and denied the designations. At the July 13, 2016 City Commission meeting, the Mayor and City Commission discussed the possibility of creating local historic districts within the boundaries of the North Shore and Normandy Isles National Register Districts and directed the Administration to begin the local designation process for the boundaries recommended in the draft North Beach Master Plan. On October 11, 2016, the Historic Preservation Board reviewed a Preliminary Evaluation and Recommendation Report relative to the possible designation of the North Shore Historic District and directed staff to prepare a Formal Designation Report for the North Shore Local Historic District, with boundaries as recommend in the draft North Beach Master Plan. Pursuant to Section 118 -591 of the City Code, The City Commission was advised of the action of the Historic Preservation Board via LTC, and as part of a progress report on the demolition moratorium, presented at the October 19, 2016 City Commission meeting. On December 5, 2016, the Mayor and City Commission modified the boundaries for the proposed North Shore Historic District by removing the portion of the district along Tatum Waterway Drive and Crespi Boulevard. On October 10, 2017, the Historic Preservation Board reviewed an historic designation report for the proposed North Shore Local Historic District, consistent with the boundaries as modified by the City Commission on December 5, 2016 (MAP 1). At this meeting, the Board Page 537 of 923 North Shore Historic District Designation Report Page 6 of 35 transmitted the historic district designation to the Planning Board and City Commission with a favorable recommendation. II. DESIGNATION PROCESS The process of historic designation is delineated in Sections 118 -591 through 118 -593 in Subpart B of the Land Development Regulations of the City Code ( Chapter 118, Article X, Division 4) . An outline of this process is delineated below. Step One: A request for designation is made either by the City Commission, the Historic Preservation Board, other agencies and organizations as listed in the Land Development Regulations of the City Code, or the property owners involved. Proposals for designation shall include a completed application form available from the Planning Department. Step Two: The Planning Department prepares a preliminary evaluation report with recommendations for consideration by the Board. Step Three: The Historic Preservation Board considers the preliminary evaluation to determine if proceeding with a designation report is warranted. The designation report is an historical and architectural analysis of the proposed district or site. The report: 1) describes the historic, architectural and /or archeological 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 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 City Commission is 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 prepare a designation report, the City Commission may, by a five- sevenths vote, deny or modify the proposed request for designation. Step Five: The designation report is presented to the Historic Preservation Board at a public hearing. If the Board determines that the proposed site or district satisfies the requirements for designation as set forth in the Land Development Page 538 of 923 North Shore Historic District Designation Report Page 7 of 35 Regulations of the City Code, the Board transmits a recommendation in favor of designation to the Planning Board and City Commission. Step Six: 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 Seven: The City Commission may adopt an amendment to the Land Development Regulations of the City Code by a five- sevenths majority vote, which thereby designates the Historic Preservation Site or Historic District after one (1) public hearing for a parcel of and less than ten (10) contiguous acres or after two (2) public hearings for a parcel of land that is more than ten (10 ) contiguous acres. III. RELATION TO ORDINANCE CRITERIA 1 In accordance with Section 118 -592 in the Land Development Regulations of the City Code, eligibility for designation is determined on the basis of compliance with the listed criteria set forth below. (a) The Historic Preservation Board shall have the authority to recommend that properties be designated as historic buildings, historic structures, historic improvements, historic landscape features, historic interiors ( architecturally significant public portions only) , historic sites or historic districts if they are significant in the historical, architectural, cultural, aesthetic or archeological heritage of the city, the county, state or nation. Such properties shall possess an integrity of location, design, setting, materials, workmanship, feeling or association and meet at least one (1) of the following criteria: (1) Association with events that have made a significant contribution to the history of the city, the county, state or nation; (2) Association with the lives of persons significant in the city's past history; (3) Embody the distinctive characteristics of an historical period, architectural or design style or method of construction; (4) Possesses high artistic values; Page 539 of 923 North Shore Historic District Designation Report Page 8 of 35 (.5) Represent the work of a master, serve as an outstanding or representative work of a master designer, architect or builder who contributed to our historical, aesthetic or architectural heritage; (6) Have yielded, or are likely to yield information important in pre- history or history; (7) Be listed in the National Register of Historic Places; (8) Consist of a geographically definable area that possesses a significant concentration of sites, buildings or structures united by historically significant past events or aesthetically by plan or physical development, whose components may lack individual distinction. (b) A building, structure ( including the public portions of the interior) , improvement or landscape feature may be designated historic even if it has been altered if the alteration is reversible and the most significant architectural elements are intact and repairable. 2. The proposed North Shore Historic District is eligible for historic designation as it complies with the criteria as specified in Section 118 -592 in the Land Development Regulations of the City Code outlined above. Staff finds that the properties listed as contributing within the proposed North Shore Historic District possess integrity of location, design, setting, materials, workmanship, feeling or association for the following reasons: The Planning Department has surveyed the 195 buildings located within the boundaries of the proposed North Shore Historic District and has found that 166 of these buildings satisfy the requirements of Section 118 -593 (a) of the Land Development Regulations of the City Code. The contributing buildings, which possess integrity of their original location, are mainly examples of modest Post -World War II tourist hotels, apartment buildings, and commercial buildings that constitute a distinctive built environment of resort architecture. The proposed North Shore Historic District owes much of its character to the repetition of similar building types and styles within a compact space. The contributing buildings represent a variety of styles including Mediterranean Revival, Moderne, Wood Frame Vernacular, Masonry Vernacular, and Post -War Modern styles, many of which exhibit distinct local adaptations that have become recognized as "Miami Modernism" (MiMo) . The largely multi- residential development grew up mainly after World War II, and its planning was largely designed around garden oriented apartment buildings emphasizing the simple modern architectural motifs of mid - century America. Page 540 of 923 North Shore Historic District Designation Report Page 9 of 35 (a) Further, staff finds the proposed historic district to be eligible for historic designation and in conformance with the designation criteria for the following reasons: (1) Association with events that have made a significant contribution to the history of the city, the county, state or nation. The majority of contributing properties within the proposed historic district directly reflect the turn of events in America following World War II. The district contains a total of 195 buildings, 134 of which were constructed between 1942 and 1965. The availability of reliable and affordable 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 class. Unprecedented development followed the American success in WWII when major new resort hotels and residential buildings were constructed. Development during this time was on a scale never before seen in South Florida. This event redefined the evolution of resort architecture in Miami Beach and Florida. Furthermore, Miami Beach played a significant role as a training site and redistribution center for the U.S. Army -Air Forces during World War II. After the war, many veterans who had trained as recruits in Miami Beach returned here to vacation or to make their home. (3) Embody the distinctive characteristics of a historical period, architectural or design style or method of construction. The apartment buildings that characterize much of the built environment of the proposed North Shore Historic District exemplify the plasticity and transparency of Moderne architectural styling and the later Post War Modern movements, featuring cubic massing and large glass casement windows which cross - ventilated each unit and were sheltered by projecting concrete eyebrows. Exterior catwalks and outdoor stairways predicted the more functional building types of the postwar period. Often, two buildings were mirrored, or turned at angles in order to create common garden spaces, and better take advantage of the southern exposure. On the interior, a combination of bedrooms and studio apartments featured dinettes, dressing rooms, and streamlined kitchens. By the beginning of World War II, a significant number of Page 541 of 923 North Shore Historic District Designation Report Page 10 of 35 small apartment buildings were present along Abbott, Byron, Carlyle and Dickens Avenues within in the proposed North Shore Historic District. As the district urbanized, it developed an architectural character which reflected its resort identity. The earliest cottages, bungalow courts and tourist features of the vernacular, Mediterranean buildings, which were modest lodgings, generally combined Revival and Art Deco styles. Beginning in the late 1930s, the district was more intensively developed with modern garden narrow lots of the surrounding gardens, eaves and exterior apartment buildings, popular architectural Modern and Classical apartment building types. Adapted to both the city and local environment conditions with patios, porches, loggias, flat roofs with broad overhanging staircases and catwalks, these small garden hotels and motels also illustrate a rich variety of themes, including Streamline Moderne, Post War Revival. These new types, multiplied in large numbers, produced a densely built environment where low -scale buildings allow landscaping to moderate the urban frontages. The scale of architecture in the district is largely consistent, a product of the fact that a relatively small group of architects constructed much of the area in a short period and literally gave shape to the district. These architects defined a new direction of Post War Modern design in Miami Beach. Their buildings, conditioned to the environmental forces of a hot and humid climate as, well as to the need to distinguish buildings within a competitive environment, led to a daring and unexpected expression of modern themes. While the vast majority of the buildings in the historic district can be characterized as Post War Modern, this style nonetheless demonstrates a high degree of continuity with earlier architectural trends, including vernacular, Mediterranean Revival and Streamline Moderne style buildings. (7) Be listed in the National Register of Historic Places. The properties located within the proposed historic district are located within the North Shore Historic District, listed on the National Register of Historic Places on November 18, 2009. (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 elan or physical development, whose components may lack individual distinction. Page 542 of 923 North Shore Historic District Designation Report Page 11 of 35 Over 85% of the 195 buildings located within the proposed North Shore Historic District have been found to possess architectural and historical significance. 3. 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 level rise and resiliency review criteria in Chapter 133, Article II, as applicable, pursuant to Section 118 -592. (a) 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 proposed North Shore Historic District is located within an area that has an average crown of road elevation that exceeds the future crown of road elevation of 3.7 NAVD ( 5.26 NGVD) At Mean High Water, Sea Level Rise is projected to be (NGVD Elevations) : o 2.31 to 2.64 by 2030 ( near -term ) o 2.98 to 3.98 by 2060 (mid -term) o 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. The proposal complements near and mid -term efforts to increase the resiliency of the City with respect to sea -level rise. Reevaluation may be necessary in the future for long -term effects ( year 2100 and beyond). (3) 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 and mid -term efforts to increase the resiliency of the City with respect to sea -level rise. IV. DESCRIPTION OF BOUNDARIES Page 543 of 923 North Shore Historic District Designation Report Page 12 of 35 The proposed historic district is generally bounded by 73rd street on the south, Dickens Avenue and the western lot line of the properties on the west side of Harding Avenue on the west, 87th Street on the north and Collins Court on the east. (MAP 1) V. PRESENT OWNERS The property located within the boundaries of the proposed historic district is held by multiple owners. VI. PRESENT USE The current uses within the boundaries of the proposed historic district are primarily multi- family residential and hotel. VII. PRESENT ZONING The established zoning districts within the boundaries of proposed historic district are as follows: RM -1 Residential Multifamily, Low Intensity CD -2 Commercial, Low Intensity Please refer to the zoning map for more detailed information. (MAP 2) VIII. HISTORICAL BACKGROUND The North Shore area of Miami Beach originated on a natural barrier island with sandy beaches fronting the Atlantic Ocean and mangrove wetlands spreading into Biscayne Bay on the west. Prior to about 1918, the only development in the area was the Biscayne House of Refuge, one of five stations established in 1876 by the federal government to provide food and shelter to shipwrecked sailors and passengers along the sparsely inhabited coastline from Miami to Fort Pierce, Florida. Figure 1 Refuge. 1924 or 1925 Photograph of the Biscayne House of With the end of World War 1, the subdivision and planning of North Beach began. Various subdivisions were soon platted along the Atlantic Ocean. By 1929, the area presented a nearly continuous grid of streets platted with 50 -foot lots from 63rd Street to 87th Terrace. Page 544 of 923 North Shore Historic District Designation Report Page 13 of 35 The resulting coherent district owes much to the repetition of similar building types and styles within a compact space. An exception was the swath of territory belonging to the United States Coast Guard which was the former site of the Biscayne House of Refuge. Figure 2 1921 Photograph of President -elect Warren G. Figure 3 Catalog of Lots to be sold at Auction within Harding playing golf in Miami Beach. the Harding Townsite. Page 545 of 923 North Shore Historic District Designation Report Page 14 of 35 Pt President Warren G. Harding declared a large portion of the government tract as surplus property just after his 1921 visit to Miami Beach, where he vacationed with successful Miami Beach developer, Carl S. Fisher. This surplus land between present day 73rd and 75th Streets was surveyed and platted as a complete town consisting of broad streets with ample space for parking and a public beach on the Atlantic Ocean. The development was laid out from east to west with an oceanfront hotel district, a commercial district, a residential district, and a public park on the Biscayne Bay side of the island. The remaining government tract between 72nd and 73rd Streets remained under the control of the Coast Guard until 1941, when the federal government traded the land for a more strategic location on Government Cut. The property became today's North Shore Park. 1 IX. ARCHITECTURAL BACKGROUND The majority of buildings located within the proposed North Shore Historic District were designed in the Post War Modem style of architecture. These buildings include mostly hotels and multi- family residential buildings that constitute a distinctive built environment of resort architecture. The North Shore neighborhood owes much of its character to the repetition of similar building types and styles within a compact space. Other architectural styles represented in the North Shore area include Mediterranean Revival /Art Deco Transitional I The House of Refuge site was, "by authority of Congress, exchanged for a site on Causeway Island, in Biscayne Bay, for the use of the Coast Guard." "Harding Townsite / South Altos Del Mar Historic District Designation Report" (Miami Beach: City of Miami Beach, Planning, Design and Historic Preservation Division) 1966. Page 546 of 923 North Shore Historic District Designation Report Page 15 of 35 (Med -Deco) , Streamline Moderne, Wood Frame Vernacular, Masonry Vernacular, and Classical Revival. Post War Modern The Post War Modern style of architecture in South Florida, which spans from approximately 1945 to the mid- 1960s, is often interchangeably referred to as Miami Modern (MiMo) or Mid - Century Modern, the latter being a more nationally recognized term. Regardless of name, the historic design impact of this mid -20th century style can be seen today throughout South Florida and beyond. In order to better understand the Post War Modern or style of architecture, it is important to view this architectural movement in the context of the historical, political, social, economic, and technological changes that were taking place during this period worldwide, nationwide, and locally. The United States emerged as a world power following World War II. After years of deprivation during the Great Depression and wartime, the end of the war brought a sense of joyful optimism to many Americans. The Baby Boom was the result of the eagerness to get this new generation underway, while the legislation of the G.I. Bill helped to provide education and prosperity for war veterans. Figure 4 Photograph taken between 1939 and 1945 of a squadron from the Officers' Training School of the Army Air Corn. of the population increased. Miami Beach played a significant role as a training site and redistribution center for the U.S. Army -Air Forces during World War II. The immediate availability of the City as a training center in 1942 is credited with reducing the length of the war effort by six to eight months and saving the government $6 million in building costs. 2 After the war, many veterans who had trained as recruits in Miami Beach returned here to vacation or to make their home. This, in addition to the Cuban Revolution in 1959, which prompted an unprecedented mass immigration of Cubans to Miami, resulted in a need for housing, retail, and services to accommodate the different growing segments 2 "Army Life on Beach in Second Year," Miami Herald, 19 February 1943. Page 547 of 923 North Shore Historic District Designation Report Page 16 of 35 America redirected its enormous industrial capacity from the defense economy back to the domestic economy following the war. There was no longer a perceived need for rationing, conserving, and recycling. The economy was thriving and gave rise to the growing middle class. New electric appliances and gadgets with push buttons began to appear in many households. Air conditioning was introduced as a modern convenience that tremendously added to the comforts of living in Florida. It became especially important because air conditioning allowed for a year -round economy and freed architects from having to adapt their buildings to the hot, humid climate. It was the beginning of the space age. The first Sputnik was launched in 1957. Rivalry with the U.S.S.R. led to the space race. Futuristic, flamboyant, fun design elements showed up in cars, furniture, and buildings. Automobiles sprouted wings and depicted rocket motifs. The small globe with protruding antennae reminiscent of the Sputnik became a common design detail. Cheese holes, woggles and boomerangs began to appear in architecture everywhere in Miami Beach. 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, 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 Modem or MiMo by the Urban Arts Committee in about 2004. Temple Menorah/Miami Beach 1951/1902 Similar towers appeared at the Seattle world's fair In 1962 , bill this dynamic parabola arrayed in couture gold on white works to great effect on a tropical corner of North Beach. It stands above a complex of temple, community and administrative spaces defined by volume and surface, and sculptural rooftop elements capturing sun and shadow. Gilbert Feln /Morris Lapidus Architect Arthur Marcus Photographer Greater Metropolitan Miami area's Figure 5 Excerpt from the `Beyond the Box, Mid - Century Architecture in Miami North Shore was largely built up after World War II. and New York' Exhibition Catalog, Buildings emphasized horizontality, exhibiting flat roofs with 2002. broad overhanging eaves, echoed by the horizontal projections of the exterior corridors and anchored to the ground with long low planter boxes. Individual windows were grouped together with projecting concrete bands and contrasting textures to create bold patterns. Space -age design elements were employed in clustered pipe columns and angled roofs that resembled delta wings. Often two or more contrasting materials, such as stone, brick, mosaic tile or patterned stucco were used to create bold designs. In addition, decorative metal railings and concrete screen block were often used to wrap around Page 548 of 923 North Shore Historic District Designation Report Page 17 of 35 intimate garden patios which conveyed an architectural sensibility characteristic of the middleclass, tropical resort that flourished in the North Beach area. A C H Swot he PATIO A,ortmnt « Motet: 7320 Byron Ave., Phone 88 9208 LARGE PARTIES A PE IAt,T1 Sn tixe kart of Everything C rep !3 thing Beache r with lil ©��ctrrle, t2eoroationat Bark, termite, huflieboard, yanarlirope ... 'kf�etrtri Cates . , lvfrtrket; < i Traneportotfon Golf and Country .._ the PATIO HAS EVERYTHING" Figure 6 Postcard for the Patio Apartment -Motel located at 7320 Byron Avenue. larger lots, the linear configuration of garden apartments was artic Architects adapted to the tropical climate by introducing exterior stairways and corridors permitting natural cross - ventilation to each dwelling. Large numbers of modern, garden -style apartment buildings were built between 1935 and 1963. Generally built on a single 50 -foot lot, most of the apartment buildings were two stories in height with front patios and side gardens. On ulated to form L, C, or J shapes, or featured two mirrored buildings to create generous, private courtyards. The building type adapted to both the narrow lot structure of the city and local environment conditions with patios, surrounding gardens, porches, loggias, flat roofs with broad overhanging eaves and exterior staircases and catwalks. These small garden apartment buildings, hotels and motels multiplied in large numbers, produce a densely built environment where low -scale buildings allow landscaping to moderate the urban frontages. The scale of architecture in the district is largely consistent; a product of the fact that so much of the area was constructed in a short period of time by a relatively small group of architects. Architects Architects, Gilbert M. Fein, Gerard Pitt, Leonard Glasser and Donald G. Smith dominated the new construction, while others like Frank Wyatt Woods, Harry O. Nelson, Joseph DeBrita, and Manfred Ungaro were also quite influential. Together, these architects defined a new direction of Mid - Century Modern design in Miami Beach. Their buildings, conditioned to the environmental forces of a hot and humid climate as well as to the need to distinguish buildings within a competitive environment, led to a daring and unexpected expression of modern themes. While the vast majority of the proposed district can be characterized as Post War Modern, this style nonetheless demonstrates a high degree of continuity with earlier architectural trends, including Vernacular, Mediterranean and Streamline Moderne style buildings. Several of Miami Beach's distinguished local architects are represented in the proposed district, including the following: Page 549 of 923 North Shore Historic District Designation Report Page 18 of 35 Joseph J. DeBrita practiced in Miami Beach from the 1930s to the 1950s. He designed dozens of residential, hotel and apartment buildings, mostly in Art Deco style. These include the Villa Louisa and Ocean Blue hotels on Ocean Drive, the Dorset and Coral Reef hotels on Collins Avenue, and the Eastview Apartments ( Marriott) on Washington Avenue. Together with A. Kononoff he designed the Mount Vernon and Monticello ( Harding) hotels at 63rd Street in 1946 Gilbert M. Fein ( 1920 -2003) was from New York City and studied architecture at New York University. He served in the Army Corps of Engineers during World War II and settled in Miami Beach after the war. He designed hundreds of residential and commercial buildings in South Florida in the new Postwar style, becoming "one of the masters of Modernism." Most of Fein's comfortably livable buildings are unassuming and not prominent landmarks, but some of the better -known are: Starlite Hotel News Cafe Helen Mar Annex Lake View Apartments Park Isle Club 750 Ocean Dr 800 Ocean Dr 2445 Lake Pancoast Dr 4780 Pinetree Dr 780 73rd St Henry Hohauser (1889 -1963) Born in New York City and educated at Pratt Institute in Brooklyn, N.Y., Hohauser came to Miami in 1932. He was a practicing architect in Miami Beach for over 20 years and was one of the most prolific. His firm designed over 300 buildings in the Miami area and he is "generally credited with being the originator of modernism in Miami Beach." Just a few of Hohauser's buildings in Miami Beach's historic districts are: Park Central Hotel Colony Hotel Edison Hotel Cardozo Hotel Essex House 640 Ocean Dr 736 Ocean Dr 960 Ocean Dr 1300 Ocean Dr 1001 Collins Ave Victor H. Nellenbogen (1888 -1959) , a native of Hungary schooled in New York, came to Miami Beach in 1928 and became a prominent designer of residential and hotel architecture in both Mediterranean Revival and Art Deco styles. His hotels include the Bowman (Shep Davis Plaza) , Savoy Plaza, the Nash, the Alamac, the Franklin, and the Lord Tarleton ( Crown /Ramada) . He also remodeled the Sterling Building at 927 Lincoln Road in Art Deco style in 1941. Gerard Pitt (1885 -1971) was born in New Rochelle, New York, and graduated from Columbia University in 1907. In his early career he worked in New York City and Detroit. He Page 550 of 923 North Shore Historic District Designation Report Page 19 of 35 moved to Miami in 1930 and was in partnership with George L. Pfeiffer, 1940 -41. Pitt served as supervising architect for the southeast district of the Florida Hotel Commission from 1935 to 1957. In Miami Beach, he designed dozens of mostly small -scale apartment buildings in Art Deco and Postwar Modern styles from 1940 to the late 1960s, when he was in his 80s. These include: Lincoln Arms 1800 James Ave Miljean 1831 James Ave Tropical Gardens 1600 Collins Ave Clifton Hotel 1343 Collins Ave MAP 1: Proposed North Shore Historic District Boundaries Page 551 of 923 North Shore Historic District Designation Report Page 20 of 35 III NA gmleNliPtinolinokAstAtigAge 118NI#monski000ummodi 2 1°10P1181111111111 Wagml fi% 7TH 5TH ST 83T14.5T! M1014, 0100414, W Ito CITY LIMIT u. .., .. . . , ..,...,- - - ,-...4 ---- tz) L, ,, . , . • i iIH-St • oi H,ST: MAP 2: Zoning Districts within the Proposed North Shore Historic District Boundaries and Surrounding Areas. Page 552 of 923 North Shore Historic District Designation Report Page 21 of 35 Proposed North Shore Historic Distri X. PLANNING DEPARTMENT RECOMMENDATIONS Page 553 of 923 North Shore Historic District Designation Report Page 22 of 35 1. Criteria for Designation: The Planning Department finds the proposed North Shore Historic District to be in compliance with the Criteria for Designation listed in Section 118 -592 in the Land Development Regulations of the City Code. 2. Site Boundaries: The proposed historic district is generally bounded by 73rd street on the south, Dickens Avenue and the western lot line of the properties on the west side of Harding Avenue on the west, 87th Street on the north and Collins Court on the east. (MAP 1) 3. Areas Subject to Review: The Planning Department recommends that the areas subject to review shall include all exterior building elevations and public interior spaces, site and landscape features, public open spaces and public rights -of- way, and all vacant or parking lots included within the boundaries of the proposed North Shore Historic District. Regular maintenance of public utilities, drainage, and mechanical systems, sidewalks, and roadways shall not require a Certificate of Appropriateness. 4. Review Guidelines: The Planning Department recommends that a decision on an application for a Certificate of Appropriateness shall be based upon compatibility of the physical alteration or improvement with surrounding properties and where deemed applicable in substantial compliance with the following: a. The Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings, as revised from time to time; b. Other guidelines /policies /plans adopted or approved by resolution or ordinance by the City Commission; c. All additional criteria as listed under Sections 118 -564 (b) and 118- 564 (c) in the Land Development Regulations of the City Code; d. City of Miami Beach Design Guidelines as adopted by the Joint Design Review /Historic Preservation Board on October 12, 1993, amended June 7, 1994, as may be revised from time to time. Page 554 of 923 North Shore Historic District Designation Report Page 23 of 35 XI. FIGURE INDEX Figure 0: (Cover) Jake Seiberling & Debbie Tackett Private Collection, Miami Beach, Florida. "The Beach Motel, 8601 Harding Avenue, Miami Beach, Florida ", Postcard, 1952, No. 2C- H1574. Figure 1: State Archives of Florida, Florida Memory. "Biscayne House of Refuge - Miami Beach, Florida ", Black & white photoprint, 1924 or 1925. < https: / /www.floridamemory.com /items /show/42487> Figure 2: State Archives of Florida, Florida Memory. "President -elect Warren G. Harding playing golf Miami Beach, Florida ", Black & white photoprint, 1921. <https: / /www.floridamemory.com /items /show/25664> Figure 3: Miami Beach Digital Archive of Historical Images. "Town Lots in the Townsite of Harding, Fla. ( near Miami Beach, Florida) : to be sold at public auction by the United States Government: sale will begin on the ground at Harding, Fla., on February 12, 1924. ", Pamphlet, 1924. < http: / /mbda.sobeklibrary.com /MB00000050/00001> Figure 4: State Archives of Florida, Florida Memory. "Squadron of officers from training school - Miami Beach, Florida ", Black & white photoprint, Between 1939 and 1945. <https: / /www.floridamemory.com /items /show/ 29292> Figure 5: Urban Arts Committee of Miami Beach and the Municipal Arts Society of New York. "Beyond the Box, Mid - Century Modern Architecture in Miami and New York" Exhibition Catalog, 2002, Page 11 Figure 6: Tichnor Brothers Postcard Collection, Boston Public Library. "Miami Beach, `Fun in the Sun," The Patio ", Postcard, ca. 1930- 1945. < http :// ark. digitaicommonwealth .org /ark:/50959/6108vk70w> Page 555 of 923 North Shore Historic District Designation Report Page 24 of 35 XII. PROPERTIES LIST Proposed North Shore Historic District Properties List Address Year Architect Style National Register Classification Local Classification 341 73RD ST 1957 Gilbert M. Fein Post War Modern Contributing Contributing 535 73RD ST 1954 Nathan A. Seiderman Post War Modern Contributing Contributing 300 74TH ST 1956 Don Reiff Post War Modern Contributing Contributing 331 74TH ST 1948 Frank W. Woods Post War Modern Contributing Contributing 501 74TH ST 1952 Lenoard H. Glasser Post War Modern Contributing Contributing 535 74TH ST 1947 Joseph J. DeBrita Post War Modern Contributing Contributing 540 74TH ST 1951 T. Hunter Henderson Post War Modern Contributing Contributing 601 74TH ST 1948 Harry 0. Nelson Post War Modern Contributing Contributing 610 74TH ST 1953 Johnson & Winkler Post War Modern Contributing Contributing 611 74TH ST 1948 Harry 0. Nelson Post War Modern Contributing Contributing 350 75TH ST 1955 Nathan A. Seiderman Post War Modern Contributing Contributing 530 75TH ST 1946 Henry Hohauser Neoclassical Revival Contributing Contributing 620 75TH ST 1951 Gilbert M. Fein Post War Modern Contributing Contributing 235 76TH ST 1949 Manfred M. Ungaro. Post War Modern Contributing Contributing 240 76TH ST 1953 MacKay and Gibbs Post War Modern Contributing Contributing 300 76TH ST 1958 Gerard Pitt Post War Modern Contributing Contributing 235 77TH ST 1940 T. Hunter Henderson Med Rev /Art Deco Transitional Contributing Contributing 241 77TH ST 1936 Schoeppl and Southwell Med Rev /Art Deco Transitional Contributing Contributing 235 78TH ST 1951 M. Tony Sherman Post War Modern Contributing Contributing 310 78TH ST A 1938 George Bruce Art Deco Contributing Contributing 310 78TH ST B 1938 George Bruce Art Deco Contributing Contributing 235 79TH ST 1956 Gilbert M. Fein Post War Modern Contributing Contributing 244 79TH ST 1967 J. Marcus Pinsker Style not determined Non Contributing Non Contributing 245 79TH ST 1937 T. Hunter Henderson Art Deco Contributing Contributing 233 80TH ST 1955 M. Tony Sherman Post War Modern Contributing Contributing 235 80TH ST 1947 Wallace M. Baxter Masonry Vernacular Non Contributing Non Contributing 300 80TH ST 1971 Maurice S. Weintraub Style not determined Non Contributing Non Contributing 233 81ST ST 1940 Edward A. Nolan Streamline Moderne Contributing Contributing 285 82ND ST 1939 Joseph J. DeBrita Streamline Moderne Contributing Contributing 235 83RD ST 1949 Ralph M. Leonard Post War Modern Contributing Contributing 315 83RD ST 1955 Robert M. Nordin Post War Modern Contributing Contributing Page 556 of 923 North Shore Historic District Designation Report Page 25 of 35 Address Year Architect Style National Register Classification Local Classification 235 84TH ST 1947 Ralph M. Leonard Post War Modern Contributing Contributing 240 84TH ST 1950 Harry. C. Schwebke Post War Modern Contributing Contributing 240 85TH ST 1949 Gilbert M. Fein Post War Modern Contributing Contributing 301 86TH ST A 1948 Donald G. Smith Post War Modern Contributing Contributing 301 86TH ST B 1948 Donald G. Smith Post War Modern Contributing Contributing 7300 BYRON AV 1951 1. E, Horsey Post War Modern Contributing Contributing 7311 BYRON AV 1957 Gilbert M. Fein Post War Modern Contributing Contributing 7315 BYRON AV 1955 Gilbert M. Fein Post War Modern Contributing Contributing 7320 BYRON AV A 1941 Manfred M. Ungaro Masonry Vernacular Non Contributing Contributing 7320 BYRON AV B 1947 Manfred M. Ungaro Post War Modern Non Contributing Contributing 7320 BYRON AV C 1951 Gerard Pitt Post War Modern Non Contributing Contributing 7325 BYRON AV 1949 Alexander Lewis Post War Modern Contributing Contributing 7330 BYRON AV A 1951 Leonard H. Glasser Post War Modern Contributing Contributing 7330 BYRON AV B 1972 Jon A. Renner Style not determined Contributing Non Contributing 7332 BYRON AV 1940 T. Hunter Henderson Med Rev /Art Deco Transitional Contributing Contributing 7333 BYRON AV A 1941 Pfeiffer and Pitt Med Rev /Art Deco Transitional Contributing Contributing 7333 BYRON AV B 1956 Harry E. Penny Post War Modern Contributing Contributing 7344 BYRON AV A 1952 Manfred M. Ungaro Post War Modern Contributing Contributing 7344 BYRON AV B 1952 Manfred M. Ungaro Post War Modern Contributing Contributing 7345 BYRON AV 1947 L. Murray Dixon Art Deco Contributing Contributing 7355 BYRON AV 1949 Lester Avery Post War Modern Contributing Contributing 7407 BYRON AV 1948 Frank W. Woods Post War Modern Contributing Contributing 7412 BYRON AV 1949 Gerard Pitt Post War Modern Contributing Contributing 7415 BYRON AV 1951 Gilbert M. Fein Post War Modern Contributing Contributing 7416 BYRON AV 1956 Gilbert M. Fein Post War Modern Contributing Contributing 7425 BYRON AV 1950 Borry and David Post War Modern Contributing Contributing 7435 BYRON AV 1950 Tony M. Sherman Post War Modern Contributing Contributing 7440 BYRON AV 1957 Gilbert M. Fein Post War Modern Contributing Contributing 7450 BYRON AV 1947 Pamorrow Turner Post War Modern Contributing Contributing 7301 CARLYLE AV 1954 Nathan A, Seiderman Post War Modern Contributing Contributing 7304 CARLYLE AV 1953 Leonard H. Glasser Post War Modern Contributing Contributing 7310 CARLYLE AV 1953 Leonard H. Glasser Post War Modern Contributing Contributing 7315 CARLYLE AV 1955 August Swarz Post War Modern Contributing Contributing 7320 CARLYLE AV 1952 Leonard H. Glasser Post War Modern Contributing Contributing 7325 CARLYLE AV 1951 Leonard H, Glasser Post War Modern Contributing Contributing 7330 CARLYLE AV 1950 Harry 0. Nelson Post War Modern Contributing Contributing 7333 CARLYLE AV 1951 August Swarz Post War Modern Contributing Contributing 7336 CARLYLE AV 1950 Harry 0. Nelson Post War Modern Contributing Contributing 7340 CARLYLE AV 1949 Harry 0. Nelson Post War Modern Contributing Contributing Page 557 of 923 North Shore Historic District Designation Report Page 26 of 35 Address Year Architect Style National Register Classification Local Classification 7343 CARLYLE AV 1954 August Swarz Post War Modern Contributing Contributing 7410 CARLYLE AV 1950 August Swarz Post War Modern Non Contributing Non Contributing 7411 CARLYLE AV 1946 J. E. Peterson Post War Modern Non Contributing Non Contributing 7420 CARLYLE AV 1947 E. A. Ehmann Post War Modern Contributing Contributing 7421 CARLYLE AV 1950 Leonard H. Glasser Post War Modern Contributing Contributing 7430 CARLYLE AV 1951 Leonard H. Glasser Post War Modern Contributing Contributing 7440 CARLYLE AV 1951 Leonard H. Glasser Post War Modern Contributing Contributing 7445 CARLYLE AV 1960 David N. Leslie Post War Modern Contributing Contributing 7305 DICKENS AV 1953 Leonard H. Glasser Post War Modern Contributing Contributing 7315 DICKENS AV 1953 Leonard H, Glasser Post War Modern Contributing Contributing 7323 DICKENS AV 1952 Leonard H. Glasser Post War Modern Contributing Contributing 7327 DICKENS AV 1950 Harry 0. Nelson Post War Modern Contributing Contributing 7333 DICKENS AV 1950 Harry 0. Nelson Post War Modern Contributing Contributing 7345 DICKENS AV 1949 Harry 0. Nelson Post War Modern Contributing Contributing 7431 DICKENS AV 1951 Leonard H. Glasser Post War Modern Contributing Contributing 7300 HARDING AV 1954 Gerard Pitt Post War Modern Contributing Contributing 7301 HARDING AV 1956 Gilbert M. Fein Post War Modern Contributing Contributing 7310 HARDING AV 1957 Robert M. Nordin Post War Modern Contributing Contributing 7315 HARDING AV 1958 Nathan A. Seiderman Post War Modern Contributing Contributing 7327 HARDING AV 1947 Harry 0. Nelson Post War Modern Contributing Contributing 7330 HARDING AV 1951 Gerard Pitt Post War Modern Contributing Contributing 7334 HARDING AV 1947 Gerard Pitt Art Deco Contributing Contributing 7337 HARDING AV 1937 Victor H. Nellenbogen Art Deco Contributing Contributing 7340 HARDING AV 1947 Martin L. Hampton Post War Modern Contributing Contributing 7400 HARDING AV 1948 I. E. Horsey Post War Modern Contributing Contributing 7418 HARDING AV A 1946 Frank W. Woods Post War Modern Contributing Contributing 7418 HARDING AV B 1946 Frank W. Woods . Post War Modern Contributing Contributing 7418 HARDIN,G.AV . a`C 1946 Frank W. Woods 'Post War Modern Contributing Contributing 7434 HARDING AV m• 19'65 Phillip Clark Post War Modern Non Contributing Non Contributing 7435 HARDING AV 1949 Gerard Pitt Post War Modern Contributing Contributing 7440 HARDING AV 1979 Lawrence Simon Style not determined Non Contributing Non Contributing 7445 HARDING AV 1949 Gerard Pitt Post War Modern Contributing Contributing 7451 HARDING AV 1947 Parmalee Zurwelle and Whittaker Post War Modern Contributing Contributing 7510 HARDING AV 1953 Manfred M. Ungaro Post War Modern Contributing Contributing 7600 HARDING AV A 1936 Harry 0. Nelson Art Deco Contributing Contributing 7600 HARDING AV B 1940 Not listed Streamline Moderne Contributing Contributing 7610 HARDING AV 1952 MacKay and Gibbs Post War Modern Contributing Contributing 7611 HARDING AV 1940 Joseph J. DeBrita Med Rev /Art Deco Transitional Contributing Contributing 7615 HARDING AV 1940 Harry 0. Nelson Streamline Moderne Contributing Contributing Page 558 of 923 North Shore Historic District Designation Report Page 27 of 35 Address Year Architect Style National Register Classification Local Classification 7625 HARDING AV 1956 Gerard Pitt Post War Modern Contributing Contributing 7626 HARDING AV 1925 Not listed Style not determined Non Contributing Non Contributing 7633 HARDING AV 1977 Not listed Style not determined Non Contributing Non Contributing 7636 HARDING AV A 1956 Lester Avery Post War Modern Contributing Contributing 7636 HARDING AV B 1956 Lester Avery Post War Modern Contributing Contributing 7640 HARDING AV 1950 Gilbert M. Fein Post War Modern Contributing Contributing 7643 HARDING AV 1940 Harry O. Nelson Streamline Moderne Contributing Contributing 7710 HARDING AV 1950 Irving E. Harriss Post War Modern Contributing Contributing 7715 HARDING AV 1959 Gilbert M. Fein Post War Modern Contributing Contributing 7720 HARDING AV 1958 Gerard Pitt Post War Modern Contributing Contributing 7721 HARDING AV 1955 Gerard Pitt Post War Modern Contributing Contributing 7723 HARDING AV 1937 B. Kingston Hall Art Deco Contributing Contributing 7724 HARDING AV 1955 Gerard Pitt Post War Modern Contributing Contributing 7725 HARDING AV A 1955 Lester Avery Post War Modern Contributing Contributing 7725 HARDING AV B 1955 Lester Avery Post War Modern Contributing Contributing 7736 HARDING AV 1936 Harry 0. Nelson Med Rev /Art Deco Transitional Contributing Contributing 7745 HARDING AV 1958 Gerard Pitt Post War Modern Contributing Contributing 7800 HARDING AV 1959 E. F. Hauser Post War Modern Contributing Contributing 7810 HARDING AV 1940 Charles P. Neider Med Rev /Art Deco Transitional Non Contributing Non Contributing 7820 HARDING AV 1939 Harry 0. Nelson Streamline Moderne Contributing Contributing 7825 HARDING AV 1939 J. Edwin Peterson Med Rev /Art Deco Transitional Contributing Contributing 7835 HARDING AV A 1936 Victor H. Nellenbogen Vernacular Frame Contributing Non Contributing 7835 HARDING AV B 1938 Manfred M. Ungaro Vernacular Frame Contributing Non Contributing 7840 HARDING AV 1958 Gilbert M. Fein Post War Modern Contributing Contributing 7850 HARDING AV 1969 Not listed Post War Modern Contributing Non Contributing 7904 HARDING AV 1953 MacKay and Gibbs Post War Modern Contributing Contributing 7915 HARDING AV 1980 Octavio Santurio Style not determined Non Contributing Non Contributing 7920 HARDING AV 1940 Carl H. Blohm Streamline Moderne Contributing Contributing 7921 HARDING AV 2000 R. Contreras P.E. Style not determined Non Contributing Non Contributing 7928 HARDING AV 1940 George Bruce Art Deco Contributing Contributing 7929 HARDING AV 1937 B. Kingston Hall Art Deco Non Contributing Contributing 7936 HARDING AV 1940 Gene E. Baylis Art Deco Contributing Contributing 7937 HARDING AV 1936 Robert G. Jahelka Style not determined Non Contributing Non Contributing 7945 HARDING AV A 1935 Victor H. Nellenbogen Vernacular Frame Contributing Contributing 7945 HARDING AV B 1935 Victor H. Nellenbogen Vernacular Frame Not Classified Non Contributing 8000 HARDING AV 1965 Melvin Grossman Post War Modern - Non Contributing Non Contributing- 8011 HARDING AV A 1956 Lester Avery Post War Modern Contributing Contributing 8011 HARDING AV B 1956 Lester Avery Post War Modern Contributing Contributing 8017 HARDING AV 1939 Donald G. Smith Med Rev /Art Deco Contributing Contributing Page 559 of 923 North Shore Historic District Designation Report Page 28 of 35 Address Year Architect Style National Register Classification Local Classification Transitional 8024 HARDING AV 1949 T, Hunter Henderson Post War Modern Contributing Contributing 8035 HARDING AV 1937 B. Kingston Hall Art Deco Contributing Contributing 8036 HARDING AV 1940 J. Edwin Petersen Post War Modern Contributing Contributing 8040 HARDING AV 1949 Tony M. Sherman Post War Modern Contributing Contributing 8041 HARDING AV 2002 Gustavo Ramos Contemporary Non Contributing Non Contributing 8100 HARDING AV 1954 Melvin Grossman Post War Modern Contributing Contributing 8101 HARDING AV 1940 Edward A. Nolan Streamline Moderne Contributing Contributing 8109 HARDING AV A 1940 Edward A. Nolan Streamline Moderne Contributing Contributing 8109 HARDING AV B 1940 Edward A. Nolan Streamline Moderne Contributing Contributing 8118 HARDING AV A 1946 Frank W. Woods Post War Modern Contributing Contributing 8118 HARDING AV B 1946 Frank W. Woods Post War Modern Contributing Contributing 8119 HARDING AV 1940 Edward A. Nolan Style not determined Non Contributing Non Contributing 8125 HARDING AV A 1940 Edward A. Nolan Streamline Moderne Contributing Contributing 8125 HARDING AV B 1940 Edward A. Nolan Streamline Moderne Contributing Contributing 8132 HARDING AV 1957 Gerard Pitt Post War Modern Contributing Contributing 8133 HARDING AV A 1940 Edward A. Nolan Streamline Moderne Contributing Contributing 8133 HARDING AV B 1940 Edward A. Nolan Streamline Moderne Contributing Contributing 8143 HARDING AV 2012 Gustavo Ramos Contemporary Non Contributing Non Contributing 8144 HARDING AV 1941 Joseph J. DeBrita Med Rev /Art Deco Transitional Contributing Contributing 8200 HARDING AV 1939 Joseph J, DeBrita Med Rev /Art Deco Transitional Contributing Contributing 8201 HARDING AV 1950 Macl <ay and Gibbs Post War Modern Contributing Contributing 8210 HARDING AV 1940 T. Hunter Henderson Med Rev /Art Deco Transitional Contributing Contributing 8215 HARDING AV 1957 Gerard Pitt Post War Modern Contributing Contributing 8216 HARDING AV 1939 Harry 0. Nelson Art Deco Contributing Contributing 8221 HARDING AV 1957 Maurice S. Weintraub Post War Modern Contributing Contributing 8223 HARDING AV 1966 R. West Post War Modern Non Contributing Non Contributing 8224 HARDING AV 1939 Harry 0, Nelson Art Deco Contributing Contributing 8250 HARDING AV 1950 Joseph J. DeBrita Post War Modern Contributing Contributing 8317 HARDING AV 1947 Henry Hohauser Post War Modern Contributing Contributing 8320 HARDING AV 1955 Anis and David Post War Modern Contributing Contributing 8321 HARDING AV 1951 Norman M. Giller Post War Modern Contributing Non Contributing 8333 HARDING AV 1951 Norman M. Giller Post War Modern Contributing Non Contributing 8340 HARDING AV 1979 Oscar Sklar Style not determined Non Contributing Non Contributing 8400 HARDING AV 1949 Henry Hohauser Post War Modern Contributing Contributing 8415 HARDING AV 1947 Ralph M. Leonard Post War Modern Contributing Contributing 8420 HARDING AV 1953 J. A. Fusco Post War Modern Contributing Non Contributing 8425 HARDING AV 1976 Isaac Sklar Style not determined Non Contributing Non Contributing 8430 HARDING AV 1951 August Swarz Post War Modern Contributing Contributing Page 560 of 923 North Shore Historic District Designation Report Page 29 of 35 Address Year Architect Style National Register Classification Local Classification 8435 HARDING AV 1949 August Swarz Post War Modern Contributing Contributing 8440 HARDING AV 1951 August Swarz Post War Modern Contributing Contributing 8500 HARDING AV 1950 Manfred M. Ungaro Post War Modern Contributing Contributing 8520 HARDING AV 1950 Manfred M. Ungaro Post War Modern Contributing Contributing 8531 HARDING AV 1968 Gene E. Baylis Style not determined Non Contributing Non Contributing 8540 HARDING AV 1950 Manfred M. Ungaro Post War Modern Contributing Contributing 8545 HARDING AV 1949 Pamorrow Turner Post War Modern Contributing Contributing 8601 HARDING AV 1951 Gilbert M. Fein Post War Modern Contributing Contributing 8635 HARDING AV 1947 Robert M. Little Post War Modern Contributing Contributing Page 561 of 923 North Shore Historic District Designation Report Page 30 of 35 XIII. PHOTOGRAPHS REPRESENTATIVE OF THE DISTRICT 620 75TH STREET Page 562 of 923 North Shore Historic District Designation Report Page 31 of 35 235 78TH STREET 315 83RD STREET Page 563 of 923 North Shore Historic District Designation Report Page 32 of 35 7300 BYRON AVENUE 7344 BYRON AVENUE Page 564 of 923 North Shore Historic District Designation Report Page 33 of 35 7435 BYRON AVENUE 7330 HARDING AVENUE • Page 565 of 923 North Shore Historic District Designation Report Page 34 of 35 7337 HARDING AVENUE 1 7510 HARDING AVENUE Page 566 of 923 North Shore Historic District Designation Report Page 35 of 35 7643 HARDING AVENUE 8601 HARDING AVENUE Page 567 of 923 NEIGHBORS W Z CITY OF MIAMI BEACH NOTICE OF PUBLIC HEARING z 0 w w cn O 16 i. co E w • co El IA DC ft z O 0 co 0 Z 0 0 .5 2 a45 o 0 U co a' 0 CO E0 m UM u) O ro c •.N o N cv EP oco co Uro ac c ro `oa 0'C 0 � L �ro •p 00 0 •3 0 C � 0 0 is Uo 2.2 =0; ❑, 0U G O r- 1° m (2).?,` 0 000'0 o >M 0 m4'a w L L Uo (A O0 w20 v'E ZOE ZI -WF-Zc p 000DWow 0) F- < o. 2E0piOCCO op�2� w o h ¢WZ (1 ¢¢ ZIQWU-Wu J_ u I_wwUUwwo M m OW zl- o zww °�c�F 2rno¢¢U 4 (0 I 0 W�2 WOpf' tT >Z1-- Q¢i • o2oi?Uo) ro ZWW00 O 0 _ Hf O -J O w ziJmcn zwzwwHo m vi o<--z .0 Z.- W.�=2w -0 0 za0 ~w >, ¢pmU000 Ea 0Z- 2wU)W :213 (r(70J� =w a 0) pw=OW0p � 0. u- 0-0z N O 0. 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E =0 030 .5100 0.O a oro o NE0 E aNE "0a) 0 "0.0 � ro 0-0 10 Eco �QL ca c_ 0 _~ 0 N OM .82+,1' M a a O o oroa ro U 57,51= .N ac T3 0E0 ro2Aro 00 o c> atim aE6aa x �:9 ro o~ coo m� 'ro�� M a3 OroNN � 90 Z20.="50 ,.p NW .. ja ti) 2m n oEcc .oc NEaS ooa o,m� cro a2L 00. . 0.L O ,p 2 C'O 0 0 "0 0 0 0 V 0 s� o o ro,E-.c C �' a 2 900 01>- 0 0 L N E iq 00 =N9 0 N Uc ro= zooaa Uoa.' <u • -8 1) n� o 40.1 m 2.92 a0 000- Woc 0 0 o ° 5 N N ro U co oa coocc W. 0 ro N o>> I-r N N w L ro J) tE pUON tnc>,o 2E. 01000 W N C U 0 U y.N cc .c 000E z62P 0222.500 c 0 rota a O 0 c 0 0 .c o0 _c a b -C N 3`0 o.0 off' 2m 0 c aW O O u t; 00 oN ro ca o0 c0, o. 0 N Ed: o0 cLc) ao co j 9 Q g U O ▪ 0 00 roa 0 0) aO 0 O a N �U c > 0 0 0c 0) 0 ro 0U 00,5 'R73 0 au) ET ro o00 E0 ro 5 o o t>a-z- a0Y c 0les 9210 '0 >c N E °ro ▪ •o N o 0oo E 0 I2 rod CO Ad 8- 011718 Page 513 of 923