LTC 275-2003
CITY OF MIAMI BEACH
Office of the City Manager
Letter to Commission No. cJ75 - oZOO 3
m
From:
Mayor David Dermer and
Members of the City Commission
Jorge M. Gonzalez ~ ~
City Manager ' tJ-.N 0
PROPOSED NORTH EACH RESORT HISTORIC DISTRICT
DESIGNATION
Date: November 26, 2003
To:
Subject:
On Tuesday, December 2, 2003, the Planning Board will hold a public hearing to consider
the designation of the North Beach Resort Historic District. They will also consider a
companion ordinance that may allow two story rooftop additions on certain buildings within
the proposed historic district. Because the proposed district has generated considerable
discussion in the North Beach community, I thought you would be interested in being kept
abreast of the designation process as it advances to the Planning Board. The historic
district would include some of the city's most outstanding examples of MiMo hotel
architecture, including the Radisson Deauville, Sherry Frontenac, Casablanca, and
Carillon.
Attached for your perusal, please find a copy of the designation report for the proposed
historic district, with the staff report and recommendations as well as a copy of the
companion rooftop additions ordinance. If you should have any questions with regard to
the report or the designation process, please do not hesitate William Cary or Shannon
Anderton in the Planning Department at (305) 673-7550. The first reading public hearing
of the proposed historic district is planned for the January 14, 2003, City Commission
meeting.
fIIIV
JMG\CMC\JG\WHC
(Attachment)
c: Christina Cuervo; Assistant City Manager
Jorge Gomez; Planning Director
M:I$CMB\TEMPlcanemo11-2~3.doc
/
CITY OF MIAMI BEACH
Planning Department
m
PLANNING BOARD
AGENDA
DECEMBER 2, 2003
CITY COMMISSION CHAMBERS
2:30 P.M. - Discussion of Planning Issues
. Concurrency Report
3:00 P.M. - Regular Planning Board Meeting
I. Administration
After Action report - October 28, 2003 meeting
II. Items for Continuance I Withdrawal
o File No. 1623 - 1415 Washington Avenue - Tropical on the Beach. The
applicant, Mairely Rodriguez, is requesting a Conditional Use Permit in order to
operate a Neighborhood Impact Establishment with an occupancy load in excess of
200 persons. (from August)
III. Old Business
· Planning Board by-laws - adoption of proposed amendments
IV. New Business
· Single Family Residential Review Board (SFRRB) - at the request of Professor
LeJeune
V. Public HearinQs
A. Progress Reports
. File No. 1422 - 340 23'd Street - Temporary Parking Lot
B. Previously Continued Items
. None
1 of 3
!
C. New Applications
1. File No. 1481-1921 Collins Avenue - Mynt Lounge. The applicant, Mynt
Lounge, is requesting a modification to a previously approved Conditional
Use Permit for a Neighborhood Impact Establishment in order to allow the
establishment to also be a dance hall.
2. File No. 1274 - 600 Washington Avenue - Parking Lot. The applicant,
Quick Park of Florida LLC, is requesting a modification to the previously
granted Conditional Use Permit in order to allow self-parking where valet-
only parking was approved.
3. File No. 1549 - 1040-7151 Street - Religious institution. The applicant,
Iglesia De Dios Miami Beach, is requesting a modification to a previously
approved Conditional Use Permit in order to extend the term of the Permit
for an additional two years, to October 15, 2005.
4. File No. 1639 - 3924 Collins Avenue and 228 40th Street - Crown
Parking Garage. The applicant, Howard Cohen, is requesting a Conditional
Use Permit in order to construct a parking structure with ground floor retail at
the above-captioned location.
5. File No. 1640 -1630 Daytonia Road - Dock and boat lift. The applicant,
Mr. Tse-Dao Chien, is requesting a Conditional Use Permit in order to stall a
dock and boat lift that would project a total of 84' 6" from the existing
seawall.
6. File No. 1641 - Ordinance. Creation of a Brownfield Signage District.
An Ordinance of the Mayor and City Commission of the City of Miami Beach,
Florida, amending the Land Development Regulations of the Code of the
City of Miami Beach, by amending Chapter 138, entitled "Signs," amending
Article V, entitled "Sign Regulations by District," amending Section 138-172
to clarify and expand the requirements for signage on buildings within
designated Brownfield Areas, and by creating Section 138-173 to establish a
Brownfield Signage District; Providing for inclusion in the City Code,
Repealer, Severability and an Effective Date.
7. File No. 1629 - SkyBar at The Shore Club -1901 Collins Avenue. The
applicant, Philips South Beach, LLC is requesting a modification to a
previously approved Conditional Use Permit, thereby allowing entrance to
SkyBar via 20th Street rather than from Collins Avenue.
8. File No. 1643 - Designation of the North Beach Resort Historic District.
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 Beach Resort Historic District, Consisting Of A
Certain Area Which Is Generally Bounded By The Southern Lot Lines Of
6084 Collins Avenue, 6261 Collins Avenue, And 210-63rd Street To The
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South, The Centerline Of 71st Street To The North, The Centerline Of
Collins Avenue And The Western Lot Lines Of Certain Properties Fronting
On Collins Avenue To The West (Including 6084 Collins Avenue, 6300
Collins Avenue, And 6574 To 6650 Collins Avenue), And The Erosion
Control Line Of The Atlantic Ocean On The East (Excluding 6605 Collins
Avenue), As More Particularly Described Herein; Providing That The City's
Zoning Map Shall Be Amended To Include The North Beach Resort 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.
g, File No. 1643 - Rooftop additions in the North Beach Resort Historic
District. 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 Chapter 142, "Zoning Districts And
Regulations"; Amending Section 142-1161, "Height Regulation Exceptions";
Amending Section 142-1161(D), "Rooftop Additions" By Modifying The
Prohibition Of Rooftop Additions Of More Than One Story In The North
Beach Resort Historic District; Providing For Codification, Repealer,
Severability, And An Effective Date.
VI. Meetinas Reminder
--- Next Month's Regular Meeting: TUESDAY, January 27, 2004 - 3:00 P.M. unless
otherwise changed in consultation with the Chairperson depending on the length of the
agenda. Please mark your calendars and inform staff immediately if you have a schedule
conflict.
VII. Adiournment
Planning Board members: Remember to save the plans and backup materials from
items that were continued or deferred; the Planning Department does not have any
additional copies.
IN ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT OF 1990, PERSONS NEEDING SPECIAL
ACCOMMODATION TO PARTICIPATE IN THIS PROCEEDING SHOULD CONTACT THE BOARD'S ADMINISTRATOR
NO LATER THAN FOUR DAYS PRIOR TO THE PROCEEDING. TELEPHONE (305) 673.7550 FOR ASSISTANCE; IF
HEARING IMPAIRED, TELEPHONE THE FLORIDA RELAY SERVICE NUMBERS, (800) 955.8771 (TOO) -.OR (800)
955-8770 (VOICE), FOR ASSISTANCE.
F :\PLAN\$PLB\2003\dec03\agenda 12-2-03,doc
3 of 3
City of Miami Beach
Planning Board
Staff Report and Recommendations
TO:
Chairperson and Members
Planning Board
Jorge G. Gomez, Director ~
Planning Department
December 2, 2003
FROM:
SUBJECT:
Presentation of the Designation Report and Historic Preservation Board
Recommendation to the City Commission Regarding the Zoning Ordinance
Amendment for the Creation of the Proposed North Beach Resort Historic
District (File No. 1642).
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)(2l. "Historic Preservation Districts (HPD) by Designating the North
Beach Resort Historic District, Consisting of a Certain Area which Is Generally
Bounded by the Southern Lot Lines of 6084 Collins Avenue, 6261 Collins
Avenue, and 210-63'd Street to the South, the Centerline of 7151 Street to the
North, the Centerline of Collins Avenue and the Western Lot Lines of Certain
Properties Fronting on Collins Avenue to the West (Including 6084 Collins
Avenue, 6300 Collins Avenue, and 6574 to 6650 Collins Avenue), and the
Erosion Control Line of the Atlantic Ocean on the East (Excluding 6605 Collins
Avenue), as More Particularly Described Herein; Providing That the City's
Zoning Map Shall Be Amended to Include the North Beach Resort 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.
THE REQUEST
The purpose of today's public hearing is to consider the attached Designation Report and
adopt a recommendation to the City Commission regarding the amending ordinance creating
the proposed North Beach Resort Historic District.
BACKGROUND
On May 4, 1998, the Historic Preservation Board directed staff to proceed with research and
prepare a preliminary evaluation and recommendation relative to identifying and proposing
historic designation protection to areas, sites, and structures along the Collins Avenue corridor
north of the National Register Historic District. The Planning Department has intensively
researched the areas along the Collins Avenue corridor, including Indian Creek Drive, Harding
Avenue, and the cross streets from 22nd Street to 87th Terrace, as well as the Lake Pancoast
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 2 of 20
multi-family residential neighborhood due west of the lake; staff developed six volumes of
historical documentation.
..
On January 31, 2001, the City Commission unanimously approved the designation (7 to 0)
of the Collins Waterfront Historic District. A major portion of the Collins Avenue corridor is
included in this historic district, which extends from 22nd Street to the new relocated
centerline of 44th Street.
In October and December of 2001, the Planning Department received three separate letters
of request from Randall Robinson, member of the Historic Preservation Board; Michael Kinerk,
Chairman of the Miami Design Preservation League; and Leonard Wien, Chairman of the Urban
Arts Committee to place an item on the agenda of the Historic Preservation Board at their next
available meeting. This item of request was for the Historic Preservation Board to consider
directing Planning Department staff to prepare a preliminary evaluation and recommendation
report relative to the possible designation of a portion of Collins Avenue, generally from 6084
Collins Avenue to the centerline of 72nd Street, as a local historic district.
On December 11, 2001, the Historic Preservation Board unanimously approved a motion (7
to 0) to direct Planning Department staff to proceed with research and prepare a preliminary
evaluation report with recommendations regarding the possible designation of this new historic
district. Further, the Board modified the boundaries of the proposed historic district because
it was believed that preservation protection in North Beach might best be conducted in a
series of phases. These phases would be prioritized according to those areas which contain
significant concentrations of historic buildings and possess a threat of demolition. The
proposed historic district is the second phase of the expanded preservation protection process
along the Collins Avenue corridor and the first phase in North Beach.
Following the December 11, 2001, meeting, staff identified that the Harding Hotel, located
at 21 0-63rd Street (also known as 6077 Indian Creek Drive), was inadvertently omitted from
the boundaries of the proposed historic district in the notice of public hearing. A revised
public notice was then distributed which clearly showed the possible inclusion of the Harding
Hotel within the boundaries of the proposed historic district. At its February 12, 2002,
meeting, the Historic Preservation Board approved a motion (6 to 1) to include the Harding
Hotel within the boundaries of the proposed historic district.
The proposed historic district (as represented in the preliminary evaluation and
recommendation report) is generally bounded by the southern lot lines of 6084 Collins Avenue,
6261 Collins Avenue, and 210-63rd Street to the south, the centerline of 71st Street to the
north, the centerline of Collins Avenue and the western lot lines of certain properties fronting
on Collins Avenue to the west (including 6084 Collins Avenue, 6300 Collins Avenue, 6490
to 6498 Collins Avenue, and 6574 to 6650 Collins Avenue), and the erosion control line of
the Atlantic Ocean to the east.
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 3 of 20
On February 12, 2002, the Historic Preservation Board reviewed the preliminary evaluation
and recommendation report prepared by the staff of the Planning Department regarding the
designatjon of the proposed North Shore Resort Historic District, and they found the structures
and sites located within the boundaries of the proposed historic district to be in compliance
with the criteria for designation listed in Sections 118-591 through 118-593 in the Land
Development Regulations of the City Code. The Board unanimously approved a motion (7 to
0) to direct staff to prepare a designation report and schedule a public hearing relative to the
designation of this new historic district. At the same meeting, the Board approved a motion
(7 to 0) to change the name of the proposed district from the North Shore Resort Historic
District to the North Beach Resort Historic District. This amendment was made in response
to the North Beach Development Corporation, who requested that the district name be revised
in order for it to be consistent with their strategic plan of neighborhood identities in North
Beach.
On April 17, 2002, the Planning Department hosted a courtesy public workshop at the Shane
Watersports Center at 6500 Indian Creek Drive. The focus of the community workshop was
to discuss the possible historic designation of the proposed North Beach Resort Historic
District. Approximately 40 persons were in attendance at the meeting. A City Commissioner
and two members of the Historic Preservation Board were also present to observe the public
workshop. A presentation was made by the Planning Department staff, which included: a
description of the boundaries of the proposed historic district, an overview of the historic
designation process, the historical and architectural background of the proposed historic
district, the effects of historic designation on the individual property owner, and an overview
of the role of historic preservation in the economic and architectural revitalization of North
Beach.
Following the presentation, staff conducted a public question and answer discussion session
in order for local citizens to express their views and relay their concerns prior to the historic
designation hearing of the Historic Preservation Board on April 24, 2002. Serious concerns
were raised by local citizens about the pending designation of the North Beach Resort Historic
District. Several issues expressed at the public workshop included the following: the current
conditions and general quality of the architecture of the buildings within the proposed historic
district; whether much of the existing construction has exceeded its functional usefulness and
should be replaced with modern structures that meet today's Florida Building Code and
programmatic requirements; the inclusion of the 63rd Street flyover as a contributing mid-20th
century engineering structure in the proposed historic district; more regulatory flexibility in
addressing modern business and technical needs; and the potential development of a
companion ordinance to address special conditions in this area, such as the need for on-site
and off-site parking, the introduction of oceanfront balconies, and the construction of rooftop
additions more than one story in height. Additional comments and concerns expressed at the
public workshop that were not specifically related to the historic designation evaluation criteria
included: the removal of the 63rd Street flyover and the reconstruction of the 63rd Street and
Collins Avenue intersection; traffic congestion and the limited availability of parking in the
area; a desire for a decrease in hotel and entertainment uses in the area and an increase in
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 4 of 20
residential uses; the possible hindrance of economic development in the area due to historic
designation; and the need for the development of a master plan for North Beach that includes
an analysis relative to the possible historic designation of the area.
On April 24, 2002, the Historic Preservation Board discussed the possible designation of the
North Beach Resort Historic District with staff, individual property owners, and other
interested members of the public. In light of the significant concerns expressed at the April
17,2002, courtesy public workshop, the Board approved a motion to continue the designation
public hearing of the proposed North Beach Resort Historic District until a later date.
On February 11, 2003, the Historic Preservation Board approved a motion to extend by six
months the time frame for the Planning Department to continue its research and complete the
designation report for the proposed North Beach Resort Historic District. Under advice from
legal counsel, this extension of time was formally ratified by the Board at its March 11, 2003,
meeting following a courtesy notice of public hearing.
On August 4, 2003, the Planning Department hosted a second courtesy public workshop in
the First Floor Conference Room at City Hall. There were approximately 28 persons in
attendance at the meeting, including property owners, staff, and other interested parties.
Following the presentation of the proposed historic district by staff, there was a public
question and answer discussion.
The following comments and concerns were expressed at the second courtesy public
workshop: the amount of available FAR and the development potential for the contributing
property sites in the proposed historic district; the possible negative effects from potential and
previously approved development projects in the area on concurrency management,
emergency evacuation procedures, and the general quality of life; the impact on the availability
of affordable housing with the recent trend toward demolition of older buildings and
construction of new upscale, less affordable condominium buildings; the potential removal of
the 63rd Street flyover and reconstruction of a 63rd Street and Collins Avenue grade-level
intersection; traffic congestion and the limited availability of parking in the area; the inclusion
of certain buildings in the proposed historic district, such as the Monte Carlo and Carillon
Hotels, may prolong their current poor conditions; the amount of flexibility for alterations to
contributing buildings on their elevations facing the street versus the oceanfront; and a
request for the designation of additional historic districts in North Beach to preserve the area's
special architectural character. Overall, there appeared to be a consensus of general support
for the designation of the proposed North Beach Resort Historic District at this second
courtesy public workshop. No strong objections were presented against designation.
On August 12, 2003, the Historic Preservation Board approved a motion (6 to 11 to
recommend approval of the North Beach Resort Historic District with two modifications. First,
the district boundaries were modified to exclude the Forde Ocean Apartments at 6605 Collins
Avenue and the Broadwater Beach Apartments at 6490-6498 Collins Avenue. Second, the
contributing properties located on the west side of Collins Avenue from the Rowe Motel at
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 5 of 20
6574-6600 Collins Avenue north to the centerline of 67th Street were reclassified. These
properties retained contributing status for the first (easternmost) 20 feet of their respective
sites; however, the rema,ining portions of the properties to the west were changed to
noncontributing. (See attached Map 1A for historic district boundaries as recommended by
the Historic Preservation Board on August 12, 2003.)
DESIGNATION PROCESS
The designation report for a proposed historic district is required to be presented to the
Historic Preservation Board and the Planning Board at separate public hearings. Following
public input, the Historic Preservation Board votes on whether or not the proposed historic
district meets the criteria listed in the Land Development Regulations of the City Code and
transmits a recommendation on historic designation to the Planning Board and City
Commission. If the Historic Preservation Board votes against the designation, no further
action is required. If the Historic Preservation Board votes in favor of designation, the
Planning Board reviews the designation report and formulates its own recommendation. The
recommendations of both Boards, along with the designation report, are presented to the City
Commission. Because in this instance the proposed ordinance involves an area of ten (10) or
more contiguous acres, the City Commission must hold two (2) public hearings on the
designation. Upon conclusion of the second hearing, the City Commission can immediately
adopt the ordinance with a 5/7 majority vote.
RELATION TO ORDINANCE CRITERIA
1 . In accordance with Section 118-592 in the Land Development Regulations of the City
Code, eligibility for designation is determined on the basis of compliance with the listed
criteria set forth below.
(a) The Historic Preservation Board shall have the authority to recommend that
properties be designated as Historic Buildings, Historic Structures, Historic
Improvements, Historic Landscape Features, Historic Interiors (architecturally
significant public portions only), Historic Sites or Historic Districts if they are
significant in the historical, architectural, cultural, aesthetic or archeological
heritage of the City of Miami Beach, 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 Miami Beach, the county, state or nation;
(2) Association with the lives of Persons significant in our past history;
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 6 of 20
(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) 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 Beach Resort Historic District is eligible for designation as it
complies with the criteria as specified in Section 118-592 in the Land Development
Regulations of the City Code outlined above.
(a) 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 sianificant contribution to the
historv of Miami Beach, the county, state or nation;
Following World War II, there were large tracts of land in this area of
North Beach that still remained undeveloped; they were the perfect sites
for new, glamorous resort hotels that were now in popular demand. The
booming post war economy as well as the retooling of America's war
plants to peacetime industries gave a growing middle class more leisure
time, expendable income, and affordable automobiles; these factors
brought a flood of tourists to Miami Beach. Other new technologies
(such as air conditioning, advanced structural systems, highly developed
glass and glass framing components, and the increasingly sophisticated
use of aluminum as a building material) gave rise to a new type of
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 7 of 20
architecture, known today as Post War Modern or more recently dubbed
locally Miami Modern (UMiMo"). A great majority of the structures
located within the proppsed North Beach Resort Historic District were
constructed following World War II in this style of architecture.
The large, Post War Modern resort hotels fronting on the Atlantic Ocean
were designed to accommodate a dramatically increased volume of
guests and provide luxury services in an exotic style. These resort
hotels usually featured grand lobbies, cocktail lounges, supper clubs, a
variety of thematic restaurants, ballrooms, banquet halls, meeting
rooms, retail shops, enormous swimming pools, extensive sundecks,
solariums, and a sweeping array of highly popular private beach
cabanas. The new American plan, resort hotel filled the large tracts of
undeveloped oceanfront land to provide everything for a total guest
experience without the need to leave the hotel for the duration of the
visitor's stay.
Several of these resort hotels sought to play a significant role in the
booming entertainment industry. They offered the finest in live
entertainment to draw their guests as well as local residents and the
guests of other hotels. The new Deauville Hotel, in particular, became
a magnet for major entertainment artists and events. On February 16,
1964, Ed Sullivan hosted the Beatles in a live telecast via satellite from
the Napoleon Room of the Deauville Hotel on his widely watched
evening television show. This show broadcast was the second
appearance of the Beatles on the Ed Sullivan Show, and it provided
abundant free publicity of Miami Beach as a major tourism and
entertainment destination. (The Beatles made their American debut on
the Ed Sullivan Show in the CBS television studio in New York City on
February 9, 1964.) The new Deauville Hotel was a favored venue for
many notable entertainers of the 1950s and 1960s, including Frank
Sinatra, Sammy Davis, Jr., Dean Martin, Joey Bishop, Tony Bennett,
Bing Crosby, Judy Garland, Sophie Tucker, Henny Youngman, Milton
Berle, and Jerry Lewis. Other post war resort hotels that provided a
meaningful role in the entertainment history of Miami Beach were the
Carillon, Casablanca, Sherry Frontenac, and Monte Carlo Hotels (all
located within the proposed historic district) as well as the famous
Fontainebleau and Eden Roc Hotels to the south.
(2) Association with the lives of Persons sianificant in our past historv;
The proposed historic district is associated with several of the more
important real estate developers in the history of Miami Beach, including
Frank Osborn, Henri Levy, and Carl Fisher.
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page B of 20
Frank Osborn accompanied his father Ezra to Miami Beach to participate
in the coconut planting project of 1882. New Jersey investors Ezra
Osborn, Elnathan Field, and Henry Lum purchased approximately 60
miles of oceanfront land from Key Biscayne to Jupiter, Florida. A mobile
work crew planted this land with over 300,000 coconuts imported from
the Caribbean. The first camp site for the coconut planting operations
was located in the area of today's Lummus Park; subsequent camp sites
were positioned at the Biscayne House of Refuge (near present day
72nd Street in North Beach) and then the Ft. Lauderdale House of
Refuge (about nine miles south of the Hillsboro Inlet). Frank Osborn was
a member of the coconut planting crew. Although the project did not
succeed commercially, it was the first attempt at development of the
beach and it led to other more successful endeavors aimed at the
popularization of tourism on what would become the "Million Dollar
Sandbar."
Nearly 40 years later, Frank Osborn developed the Atlantic Heights
Subdivision in 1919. (A portion of this subdivision is included within the
proposed historic district.) This 671-foot-wide tract extended from the
Atlantic Ocean to Indian Creek and was centered at present-day 69th
Street.
Henri Levv (1883-1938) was a Jewish immigrant from France who
created a successful chain of movie theaters in Cincinnati. He moved
his family to Miami Beach in 1922. Levy filed the Normandy Beach
South Subdivision in 1925. (A portion of this subdivision is included
within the proposed historic district.) It lay between Osborn's Atlantic
Heights Subdivision at 69th Street and the Government Tract north of
72nd Street. Levy was also the developer of the Normandy Beach
Subdivision in Surfside (between 87th Terrace and 90th Street).
Normandy Isle, and the Isle of Biscaya. In addition, Levy was
instrumental in the construction of the 79th Street Causeway in 1929
to link Miami and the popular Hialeah Race Track to his developments.
Carl Fisher (1874-1939) was a high-living industrialist from Indiana who
made a fortune with Prest-O-Lite automobile head lamps and built the
Indianapolis Speedway. Fisher was also instrumental in the construction
of the Coast-to-Coast Rock Highway (today's Lincoln Highway) as well
as the Dixie Highway (a major north to south roadway across the United
States) .
Fisher was one of the principal developers and promoters of Miami
Beach. In a short amount of time, Fisher transformed the barrier island
east of Miami into a playground for millionaires based on a genius for
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 9 of 20
marketing that eclipsed his colleagues in land sales and development of
Miami Beach. One of his many accomplishments in Miami Beach was
the filing of the Second Ocean Front S4bdivision in 1924. (A large
portion of this subdivision is included within the proposed historic
district.) It extended from 5650 Collins Avenue up to Osborn's Atlantic
Heights Subdivision at 69th Street.
(3) Embodv the distinctive characteristics of an historical oeriod.
architectural or desiqn style or method of construction;
Exemplary buildings of three distinct Miami Beach architectural
movements have been identified in the proposed North Beach Resort
Historic District. (Refer to Section IX in the Designation Report for more
detailed architectural descriptions.) They include the following:
Art Deco/Streamline Moderne: The now-classic Decorative and
Streamline styles of the 1 930s were made world-famous by the historic
designation in the National Register of the Miami Beach Architectural
District, largely south of 15th Street, in 1979. Equally fine examples of
this style exist in the proposed North Beach Resort Historic District,
including the Normandy Plaza Hotel at 6979 Collins Avenue and the
original Hotel Rowe at 6600 Collins Avenue.
Neoclassical Revival: Buildings of this style in Miami Beach were
typically inspired from the second phase of this architectural movement
(1925 to 1950). They commonly featured Classically-inspired design
elements as the entry focal points of their otherwise simple architectural
designs. Excellent examples of the Neoclassical Revival style within the
proposed historic district are the Mt. Vernon Hotel at 6084 Collins
Avenue, the Harding Hotel (originally the Monticello) at 210 63rd Street,
and the Stephen Foster Apartment Hotel (today's Lombardy Inn) at 6300
Collins Avenue.
Post War Modern: The Post War Modern style, generally dating from
1945 to 1965, has come of age as a contributing historical style in
Miami Beach. It is now enjoying a greatly expanded appreciation both
here as well as in other cities across the nation, including New York, Los
Angeles, and Miami. Strong evidence of this phenomenon was the
exhibit in New York City (March 13 - May 8, 2002) entitled, "Beyond
the Box: Mid-Century Modern Architecture in Miami and New York."
This dynamic exhibit was located in the galleries of the Municipal Art
Society of New York (who is credited with saving New York's Grand
Central Terminal from demolition in the 1960s as well as dozens of
other historic structures since 1897).
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 10 of 20
After a hiatus in construction due to World War II, Post War Modern
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 redesigned automobile, and a feeling
of national optimism. The local expression of this style has recently been
dubbed Miami Modern or "MiMo" by the Greater Metropolitan Miami
area's Urban Arts Committee (who also co-presented the New York
exhibit with the Municipal Art Society of New York). Prime examples of
this style in the proposed historic district are the Casablanca Hotel at
6345 Collins Avenue, the Monte Carlo Hotel at 6551 Collins Avenue,
the Sherry Frontenac Hotel at 6565 Collins Avenue, the expanded Rowe
Motel at 6600 Collins Avenue, the Deauville Hotel (today's Radisson
Deauville) at 6701 Collins Avenue, the Carillon Hotel at 6801 Collins
Avenue; and commercial buildings such as 6616-6638 Collins Avenue
and 6644-6650 Collins Avenue.
(4) Possesses hiah artistic values;
Attesting to the quality of design and high artistic values in this historic
district is the recognition of several of its buildings in noteworthy
architectural journals and promotional literature of the time. Florida
Architecture featured the Sherry Frontenac Hotel, designed by Henry
Hohauser at 6565 Collins Avenue, in its 1949 issue as well as the new
Deauville Hotel, designed by Melvin Grossman at 6701 Collins Avenue,
in its 1958-1959 publication.
(5) Represent the work of a master; serve as an outstandina or
representative work of a master desianer, architect or builder who
contributed to our historical. aesthetic or architectural heritaae;
Many of the more prominent Miami Beach architects are represented in
the proposed North Beach Resort Historic District, as indicated below.
For a complete listing of addresses and architects, refer to the Properties
List in Appendix I of the Designation Report.
Albert Anis was a master local architect who designed numerous
buildings in Miami Beach. Outstanding examples of his work include the
Leslie, Winterhaven, Sagamore, and Arlington (today's Savoy) Hotels as
well as the commercial building at 420 Lincoln Road. In the proposed
historic district, Anis designed the major southern addition to the Monte
Carlo Hotel in 1951 and the Brazil Hotel in 1953.
Lester Averv was the architect of the store building at 6616-6638
Collins Avenue in 1948, located within the proposed historic district.
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 11 of 20
Examples of his work elsewhere in Miami Beach include the Flora, Razel,
and Abbott Apartments.
Joseoh J. De Brita and A. Kononoff designed the Mount V~rnon Hotel
and the Harding Hotel (originally the Monticello) in 1946; both structures
are located within the proposed historic district. De Brita is also noted
for designing the Coral Reef, Walburne (now Villa Luisa), and Dorset
Hotels, all contributing buildings in other Miami Beach historic districts.
L. Murrav Dixon was one of Miami Beach's most prolific architects,
whose works include the Tiffany, Tudor, Marlin, Ritz Plaza, and Raleigh
Hotels. Dixon designed two buildings in the proposed historic district:
the Normandy Plaza Hotel in 1936 and the store building at 6644-6650
Collins Avenue in 1949.
David T. Ellis is noted for designing the Maxine, Drake, and Meridian
Hotels as well as the Golden Arms Apartments. Within the proposed
historic district, Ellis designed the original Hotel Rowe in 1939.
Rov France was a prolific architect in the Art Deco/Streamline Moderne
and Post War Modern styles. Notable examples of his work include the
National, St. Moritz, Sans Souci (with Morris Lapidus), Saxony, Sea Isle
(now Palm Resort), and Cadillac Hotels. ~ithin the proposed historic
district, France designed the original northern portion of the Monte Carlo
Hotel in 1948 and the Casablanca Hotel in 1950.
Norman Giller, who contributed so much to Miami Beach's Post War
Modern architecture, has two buildings in the proposed historic district:
the Bombay Hotel (now the Golden Sands) in 1 951 and the Carillon
Hotel in 1957. He also designed the Giller Building on 41 st Street, the
band shell in North Shore Park, and numerous motels in Sunny Isles.
Melvin Grossman, a prolific architect in the Post War Modern style,
designed the Richmond, Di Lido (with Morris Lapidus), Seville, Doral
(now Westin), and Barcelona (today's Sheraton Four Points) Hotels.
Within the proposed historic district, Grossman was the architect of the
new Deauville Hotel in 1958 and the associate architect of the major
southern addition to the Monte Carlo Hotel in 1951. (The principal
architect of the 1951 addition to the Monte Carlo Hotel was Albert
Anis.)
Henrv Hohauser was a master local architect who designed many
notable structures from the 1930s to the 1950s. Outstanding examples
of his work include the Century, Congress, Colony, Edison, Park Central,
and Cardozo Hotels as well as Hoffman's Cafeteria. Within the
proposed historic district, Hohauser designed the Sherry Frontenac Hotel
in 1 947.
A. Herbert Mathes was the architect of the Allison Hotel (now the
Comfort Inn) in 1951, located within the proposed historic district.
Other examples of his work in Miami Beach include the Geneva, Parisian,
and Continental Hotels as well as the Golden Gate Apartments.
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 12 of 20
Harry O. Nelson designed the Broadmoor (now the Days Inn at 7450
Ocean Terrace), Beacon, Henrosa, and Baltic Hotels as well as numerous
apartment buildings in Miami Beach. Within the proposed historic
district, Nelson was the architect of the store building at 6606-6610
Collins Ayenue in 1949.
J. Richard Oaden designed the Stephen Foster Apartment Hotel (today's
Lombardy Inn) in 1947, located within the proposed historic district.
Examples of his work outside the historic district include Temple Ner
Tamid and several fine residences on Pinetree Drive.
Carlos B. Schoeool, "master builder of Florida's Gold Coast," has two
buildings within the proposed historic district: the expanded Rowe
Motel in 1956 and the store building at 6640 Collins Avenue in 1945.
Schoeppl also designed the Lucerne Hotel and numerous single family
residences throughout Miami Beach.
(6) Have vielded, or are likely to vield, information imoortant in ore-history
or history;
The proposed North Beach Resort Historic District is significant for its
built environment and its association with the architectural and cultural
history of Miami Beach. It possesses an array of architectural styles that
collectively trace the historical progression of architectural design and
construction in North Beach from the 1930s until the present. In
particular, the Post War Modern style ("MiMo") reflects the spirit of the
post-World War II era. This neighborhood, which was a largely
uninhabited area with only a few prominent structures and a handful of
bungalows, developed into a major tourist and entertainment attraction
with large, luxurious resort hotels fronting the Atlantic Ocean.
(7) Listed in the National Reoister of Historic Places:
Although this area is not presently listed in the National Register of
Historic Places, it clearly appears eligible for registration.
(8) Consist of a aeoaraohically definable area that oossesses a sianificant
concentration of Sites. Buildinas or Structures united by historically
sianificant oast events or aesthetically bv olan or ohysical develooment.
whose comoonents mav lack individual distinction.
The proposed North Beach Resort Historic District is a clearly-delineated
geographic entity that is united by its oceanfront resort architecture and
setting. While there are three distinct architectural styles represented
in the proposed historic district, the Post War Modern style defines and
dominates the overriding architectural character of the area and creates
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 13 of 20
its own uniqueness in Miami Beach, especially with its grand hotels.
The low-scale structures (including smaller hotels and commercial
buildings) make their own intimate design contribution to the special
character of the proposed historic district.
Historically, the area was annexed into the City of Miami Beach in 1924,
and it is comprised of portions of Frank Osborn's Atlantic Heights
Subdivision (platted in 1919), Carl Fisher's Second Ocean Front
Subdivision (platted in 1924), and Henri Levy's Normandy Beach South
Subdivision (platted in 1925). Collins Avenue, the very spinal cord of
the City, runs through the center of the proposed historic district. It
was named for Miami Beach's earliest and most illustrious pioneer, John
Collins. The Atlantic Ocean defines the eastern border of the proposed
historic district.
The proposed historic district consists of mostly hotels with a small
number of commercial structures. Construction dates for the 26
buildings range from 1935 to the present, with a vast majority post-
World War II. Distributed by decade of construction, they number:
1930s
1940s
1950s
1 960s
1970s
post-1979
2
9
8
2
1
4
Total Buildings 26
Staff has determined that 18 of these buildings, or 69 percent, are
"contributing" on the basis of the established criteria for historic district
designation.
(b) A Building, Structure (including the public portions of the interior), Improvement
or Landscape Feature may be designated historic even if it has been altered if
the alteration is reversible and the most significant architectural elements are
intact and repairable.
Although a few of the buildings within the proposed North Beach Resort
Historic District have been altered to various extents over the years, these
structures retain a major amount of their original architectural design integrity
and contribute to the special character of the neighborhood in a variety of
scales and uses. Exterior restoration could be successfully completed by
following original architectural plans and available historical photographs and/or
documentation. Despite existing alterations to these structures, they continue
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 14 of 20
to be highly representative of the rich architectural and cultural history of Miami
Beach.
ANALYSIS OF THE AMENDING ORDINANCE
In reviewing a request for an amendment to the Land Development Regulations of the City
Code or a change in land use, the Planning Board shall consider the following:
1 . Whether the proposed change is consistent and compatible with the
Comprehensive Plan and any applicable neighborhood or Redevelopment Plans;
Consistent - The proposed designation is consistent with the Comprehensive
Plan, specifically with the Historic Preservation Element of the
Comprehensive Plan's Objective No. 1 which, in part, states:
.. ...increase the total number of structures designated as
historically significant from that number of structures designated
in 1988, either individually or as a contributing structure within
a National Register Historic Preservation District or a local
Historic Preservation District."
2. Whether the proposed change would create an isolated district unrelated to
adjacent or nearby districts;
Consistent - The amendment would not change the underlying zoning district
for any areas within the City.
3. Whether the change suggested is out of scale with the needs of the
neighborhood or the City;
Consistent - The designation of the area as a local historic district would help
to encourage redevelopment and rehabilitation that is compatible
with the scale, characteristics, and needs of the surrounding
neighborhood and help to preserve the special architectural
character of the historic resort environment.
4. Whether the proposed change would tax the existing load on public facilities
and infrastructure;
Consistent - The LOS for the area public facilities and infrastructure should
not be negatively affected, if at all, by the proposed amending
ordinance.
5. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change;
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 15 of 20
Consistent - The proposed North Beach Resort Historic District is a c1early-
delineated geographic entity that is united by its oceanfront
resort architecture and setting. While there are three distinct
architectural styles represented in the proposed historic district,
the Post War Modern style defines and dominates the overriding
architectural character of the area and creates its own
uniqueness in Miami Beach, especially with its grand hotels. The
low-scale structures (including smaller hotels and commercial
buildings) make their own intimate design contribution to the
special character of the proposed historic district.
Historically, the area was annexed into the City of Miami Beach
in 1924, and it is comprised of portions of Frank Osborn's
Atlantic Heights Subdivision (platted in 1919), Carl Fisher's
Second Ocean Front Subdivision (platted in 1924), and Henri
Levy's Normandy Beach South Subdivision (platted in 1925).
Collins Avenue, the very spinal cord of the City, runs through the
center of the proposed historic district. It was named for Miami
Beach's earliest and most illustrious pioneer, John Collins. The
Atlantic Ocean defines the natural eastern border of the proposed
historic district. A detailed description of the proposed
boundaries is delineated within the Designation Report and the
attached amending Ordinance.
6. Whether changed or changing conditions make the passage of the proposed
change necessary;
Consistent - The success of historic preservation in the ongoing revitalization
of Miami Beach supports the protection of the proposed historic
district. Past demolition of historic structures demonstrates the
necessity of this amendment to maintain the historical integrity
of the area.
7. Whether the proposed change will adversely influence living conditions in the
neighborhood;
Consistent - The proposed change should not negatively affect living
conditions or the Quality of Life for the surrounding properties.
Indeed, the quality of living conditions in designated historic
areas has significantly improved since the City started
designating historic sites and districts. The thousands of Design
Review approvals (both substantial rehabilitation and minor
improvements) within the existing historic districts demonstrate
this principle.
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 16 of 20
8. Whether the proposed change will create or excessively increase traffic
congestion beyond the Level Of Service as set forth in the Comprehensive Plan
or otherwise affect publjc safety;
Consistent - As designation does not change the permitted land uses, the
levels of service set forth in the Comprehensive Plan will not be
affected by designation. Likewise, public safety will not be
affected.
9. Whether the proposed change will seriously reduce light and air to adjacent
properties;
Consistent - If designation results in the retention of existing structures, there
should be no reduction in light and air either on site or to
adjacent properties.
10. Whether the proposed change will adversely affect property values in the
adjacent area;
Consistent - As property values and value of construction have historically
increased in the existing designated historic sites and districts,
there is no evidence to suggest that designation would adversely
affect property values in the area surrounding the proposed
designation. To the contrary, the designation of the historic
district should help to reinforce and promote continuous quality
enhancement of the area.
11 . Whether the proposed change will be a deterrent to the improvement or
development of adjacent property in accordance with existing regulations;
Consistent - The proposed amendment will not change the development
regulations for adjacent sites which must comply with their own
site specific development regulations. Furthermore, the proposed
ordinance should not affect the ability for an adjacent property
to be developed in accordance with said regulations.
12. Whether there are substantial reasons why the property cannot be used in
accordance with existing zoning;
Consistent - The permitted land uses are not affected since the proposed
amendment does not change the underlying zoning district for
any property.
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 17 of 20
13. Whether it is impossible to find other adequate Sites in the City for the
proposed Use in a district already permitting such Use;
Not Applicable -
This review criteria is not applicable to this Zoning
Ordinance amendment.
PLANNING DEPARTMENT STAFF RECOMMENDATION
POSSIBLE MODIFICATIONS TO THE BOUNDARIES OF THE PROPOSED NORTH BEACH
RESORT HISTORIC DISTRICT.
The modified proposed historic district, as recommended by Planning Department staff, has
slightly different boundaries than recommended by the Historic Preservation Board. It is
generally bounded by the southern lot lines of 6084 Collins Avenue, 6261 Collins Avenue, and
210-63'd Street to the south, the northern lot line of 6901 Collins Avenue to the north, the
centerline of Collins Avenue and the western lot lines of certain properties fronting on Collins
Avenue and 63'd Street to the west (including 6084 Collins Avenue and 210 63'd Street), and
the erosion control line of the Atlantic Ocean to the east (excluding 6605 Collins Avenue).
(Refer to attached Map 1 B for modified historic district boundaries as recommended by the
Planning Department.)
RATIONALE FOR CHANGES TO THE PROPOSED NORTH BEACH RESORT HISTORIC DISTRICT
AND ITS BOUNDARIES.
Following the Courtesy Public Workshop on April 17, 2002, and the discussion with the
Historic Preservation Board on April 24, 2002, the Planning Department staff set out to
accomplish three (3) primary objectives before finalizing possible modifications to the proposed
North Beach Resort Historic District and its proposed boundaries. The three objectives are as
follows:
1. Consideration of Possible Modifications to the Proposed North Beach Resort Historic
District in Light of Significant Issues Raised at the April 17, 2002, Courtesy Public
Workshop.
These considerations include, but are not limited to, the following:
a. reviewing the proposed boundaries of the historic district relative to whether
they most accurately reflect the prime area and structures to be protected;
b. further researching and analyzing the specific historical period of significance
to be preserved, successfully interpreted, promoted, and protected for the
benefit of generations of North Beach residents, guests, and users to come.
c. further studying the specifiC nature, types, use, dates, and styles of structures
and sites to be identified as contributing to the special historic character and
future success of the proposed historic district.
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 18 of 20
d. ensuring the cohesive visual recognition of this collective body of historic
structures and sites relative to their critical role and importance in defining and
building once again upon one of the most delightful, remarkable, and
economically successful development periods in Miami Beach history.
To this end, the Planning Department staff is recommending a reduction in the size of
the proposed historic district boundaries (recommended by the Historic Preservation
Board on August 12, 2003) as well as an adjustment to the total number of
contributing buildings, in accordance with the following conclusions:
The focus in the designation of this unique historic district should be primarily on the
oceanfront hotel structures that defined, activated, and perpetuated the acknowledged
mystique and ongoing economic success of this ocean resort and entertainment island
oasis built in North Beach shortly after World War II. This focus must include physical
restoration, preservation, and adaptive reuse (if proposed) of these structures to make
them economically competitive and further define and bring recognition to this special
era in the history of North Beach. Doing so and promoting this should result in
substantial city and regional benefits of historical education presented in a fun manner,
quality of life improvements in and surrounding the historic district, expanded
oceanfront recreational opportunities, and a significantly accelerated return of
economic revitalization and stability to North Beach. This task will require careful
attention to the historic structures and sites as well as to their upgrading and potential
reasonable expansion to meet modern operational needs and uses.
The post World War II development period saw the rapid rise of a new magnitude and
character of oceanside resorts and an entertainment style in Miami Beach that garnered
international acclaim and participation in a small but clearly defined area of the City.
Although closely associated with the development of the grand Fontainebleau and Eden
Roc Hotels in Mid Beach during this same era, the North Beach Resort Historic District
occupies a place in time, physical eminence (when further restored), and a high level
of urban oceanfront amenity. The proposed district and surrounding areas are
complete with retail, commercial, restaurant, entertainment, and cultural avenues and
fascinating historical sites to visit.
The Planning Department staff has subsequently concluded that the principal focus of
this district should be specific to the post World War II hotel structures and sites along
the ocean and the east end of 63 rd Street that created, defined and perpetuated a
unique social/economic phenomenon in North Beach during and beyond the mid-20th
century. Hence, the boundaries, contributing structures, and sites within the modified
district boundaries as recommended by Planning Department staff have been adjusted
accordingly.
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 19 of 20
2. To Realistically and Appropriately Address Important Issues Which Will Impact Upon
the Long Range Preservation Success and Economic Health of the Proposed North
Beach Resort Historic District.
The Planning Department staff has carefully evaluated each contributing structure and
site to be located within the modified proposed historic district boundaries. This
evaluation included:
a. the design, size, architectural configuration, and general condition of each
structure;
b. its operational limitations with regard to on-site parking;
c. potential unit key count as established by an evaluation of approximate
remaining floor area for future development on each subject contributing site;
d. the physical ability to add and/or enhance on-site parking as well as egress to
that parking;
e. the ability to add a new addition to the subject property in an appropriate
manner which would not adversely impact upon the overall historic integrity and
significance of the subject structure; to enable the historic structure to meet
modern operational needs as well as to be viable in future hotel/residential
competition in North Beach;
f. the ability to add new oceanview balconies on contributing structures, including
expanded window/door accessibility to the balconies;
g. the creation of appropriate raised pool deck levels with parking or other
common functions beneath which would benefit both the properties as well as
the views of these properties from the beach;
h. the potential for rooftop additions in excess of one story on certain structures,
dependent upon certain conditions that would have to be established and met;
i. the potential for minimal or no adverse impact upon historic lobby and
significant public interior spaces as well as the primary and character defining
street fac;ade and side elevations of these structures as seen from the public
rights-of-way.
As a result of this analysis, the Planning Department staff has prepared Special Review
Guidelines for the North Beach Resort Historic District, which are incorporated in
Section XI in the Designation Report.
Staff has also developed an ordinance amendment to Section 142-1161 (d) in the Land
Development Regulations of the City Code by modifying the prohibition of rooftop
additions of more than one story in height in the proposed North Beach Resort Historic
District. The companion ordinance amendment may permit certain existing buildings
of six or more stories to have a two story rooftop addition. Existing buildings of five
stories or less may not have more than a one story rooftop addition. The companion
ordinance amendment would provide an enhanced level of flexibility to renovate and
adapt certain existing buildings in the historic district.
Planning Board File No. 1642
Ordinance - Designation of the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 20 of 20
3. To Identify Strategies for Increasing the Supply of Off-Site Parking Available to Serve
Historic Buildings.
Construction of new off-site parking within 1200 feet of the subject property should
be encouraged by City policies and Land Development Regulations to serve historic
structures in the proposed North Beach Resort Historic District.
Under the current City Code, designation of an historic district would make existing
buildings exempt from parking requirements resulting from a change of use or
renovation exceeding the 50% Rule. However, the addition of new floor area would
require parking or payment into the Parking Impact Fund. Also, designation of an
historic district would extend the maximum walking distance for off-site parking from
500 feet to 1200 feet, thereby providing more options for off-site parking locations.
In addition to these benefits in the existing City Code, the City should continue to
actively explore the following policies:
a. Utilize municipal parking revenue bonds and funds collected through parking
impact fees to provide public off-street parking. Consider City-ownership and
joint-development opportunities. The City has identified several potential sites
within 1200 feet of the proposed North Beach Resort Historic District that are
being studied by Walker Parking Consultants as part of Phase 2 of a citywide
parking study.
b. Encourage shared parking by adjacent owners in the historic district.
CONCLUSION.
The proposed designation of the North Beach Resort Historic District is appropriate to protect
the aesthetic, architectural, and historical importance of the neighborhood. The positive social
and economic impact that preservation has had on the revitalization of Miami Beach, as well
as the worldwide media recognition of Miami Beach, is well known. Local residents, as well
as visitors from around the world, are seeking the very special urban character of Miami Beach
that the Planning Department seeks to preserve. Further, alterations are permitted to historic
structures provided that the changes are found to be appropriate by the Historic Preservation
Board.
Therefore, the Administration recommends adoption of the Designation Report and approval
of the attached amending Ordinance designating the proposed North Beach Resort Historic
District with the proposed modifications to the district boundaries as suggested by staff.
JGG:WHC:SMA
c: Gary M. Held, First Assistant City Attorney
MAP 1A: PROPOSED NORTH BEACH RESORT HISTORIC DISTRICT
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ORDINANCE NO.
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(EI.(2), "HISTORIC PRESERVATION DISTRICTS (HPD) BY
DESIGNATING THE NORTH BEACH RESORT HISTORIC DISTRICT,
CONSISTING OF A CERTAIN AREA WHICH IS GENERALLY BOUNDED BY
THE SOUTHERN LOT LINES OF 6084 COLLINS AVENUE, 6261 COLLINS
AVENUE, AND 210-63RD STREET TO THE SOUTH, THE CENTERLINE OF
715T STREET TO THE NORTH, THE CENTERLINE OF COLLINS AVENUE AND
THE WESTERN LOT LINES OF CERTAIN PROPERTIES FRONTING ON
COLLINS AVENUE TO THE WEST (INCLUDING 6084 COLLINS AVENUE,
6300 COLLINS AVENUE, AND 6574 TO 6650 COLLINS AVENUE), AND THE
EROSION CONTROL LINE OF THE ATLANTIC OCEAN ON THE EAST
(EXCLUDING 6605 COLLINS AVENUE). AS MORE PARTICULARLY
DESCRIBED HEREIN; PROVIDING THAT THE CITY'S ZONING MAP SHALL
BE AMENDED TO INCLUDE THE NORTH BEACH RESORT 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 August 12, 2003, the City of Miami Beach Historic Preservation
Board held a public hearing and voted (6 to 1) in favor of recommending that the Mayor
and City Commission designate the North Beach Resort Historic District; and
WHEREAS, on December 2, 2003, the City of Miami Beach Planning Board held a
public hearing and voted (-- to --I in of the proposed designation of said
historic district; and
WHEREAS, the City of Miami Beach Planning Department has recommended this
amendment to the Land Development Regulations of the City Code; and
WHEREAS, these recommendations of approval for the designation of the North
Beach Resort 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 THE NORTH BEACH RESORT HISTORIC DISTRICT.
Those certain areas which are generally bounded by the southern lot lines of 6084
Collins Avenue, 6261 Collins Avenue, and 210-63'd Street to the south, the centerline of
7151 Street to the north, the centerline of Collins Avenue and the western lot lines of
certain properties fronting on Collins Avenue to the west (including 6084 Collins Avenue,
6300 Collins Avenue, and 6574 to 6650 Collins Avenue). and the erosion control line of
the Atlantic Ocean on the east (excluding 6605 Collins Avenue); 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 Beach Resort Historic District." That the
Designation Report attached hereto as Appendix "A" is hereby adopted.
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).
*
*
*
1. RM-2. RM-3, CD-2, GU/HPD-10: The boundaries of the North Beach Resort Historic
District commence at the intersection of the centerlines of Collins Avenue and 7151
Street. Said intersection beino the Point of Beoinnino of the tract of land herein
described. Thence run easterly from the Point of Beoinnino to the point of
intersection with the Erosion Control Line of the Atlantic Ocean. Thence run
southerly alono the Erosion Control Line of the Atlantic Ocean to the point of
intersection with the southern lot line of Lot 44, Block 1, of the Amended Plat of
the Second Ocean Front Subdivision, recorded in Plat Book 28. at Paoe 28, Public
Records of Miami-Dade County. Florida. Thence run westerly alono said lot line to
the point of intersection with the eastern rioht-of-way line of Collins Avenue.
Thence run southerly alono the eastern rioht-of-way line of Collins Avenue for a
distance of 75.25 feet to the point of intersection with the northern lot line of Lot
2
42. Block 1. of the above mentioned Amended Plat of the Second Ocean Front
Subdivision. Thence run easterly alonQ said lot line to the point of intersection with
the Erosion Control Line of the Atlantic Ocean. Thence run southerly alonQ the
Erosion Control Line of the Atlantic Ocean to the point of intersection with the
southern lot line of Lot 21-K. Block 1, of the above mentioned Amended Plat of the
Second Ocean Front Subdivision. Thence run westerly alonQ said lot line and its
westerly extension to the point of intersection with the centerline of Collins Avenue.
Thence run northerly alonQ the centerline of Collins Avenue for a distance of 50.00
feet to the point of intersection with the southern lot line of Lot 1, of the Lyle G.
Hall Subdivision, recorded in Plat Book 40, at PaQe 5, Public Records of Miami-Dade
County. Florida, and its easterly extension. Thence run westerly alonQ said lot line
to the point of intersection with the eastern lot line of Lot 25 of the same
subdivision. Thence run southerly alonQ the eastern lot lines of Lots 25 and 24 of
the above mentioned Lyle G. Hall Subdivision to the point of intersection with the
southern lot line of said Lot 24. Thence run westerly alonQ said lot line and its
westerly extension to the point of intersection with the centerline of Indian Creek
Drive. Thence run northeasterly alonQ the centerline of Indian Creek Drive to the
point of intersection with the centerline of 63'd Street. Thence run easterly alonQ
the centerline of 63'd Street to the point of intersection with the western lot line of
Lot 1. Block 7, of the above mentioned Amended Plat of the Second Ocean Front
Subdivision and its southerly extension. Thence run northeasterly alono the
western lot line of said lot for a distance of 183.40 feet to the point of intersection
with the northern lot line of the same lot. Thence run easterly alonQ the northern
lot line of said Lot 1 and its easterly extension to the point of intersection with the
centerline of Collins Avenue. Thence run northerly alonQ the centerline of Collins
3
Avenue to the point of intersection with the southern lot line of Lot 25. Block 7, of
the above mentioned Amended Plat of the Second Ocean Front Subdivision and its
easterly extension. Thence run alonQ the southern lot lines of Lots 25 and 40 of
the same block and subdivision to a point of intersection with the western lot line of
said Lot 40. Thence run northerly alonQ the western lot lines of Lots 40 throuQh 37
of the same block and subdivision to a point of intersection with the northern lot
line of said Lot 37. Thence run easterly alonQ said lot line to a point of intersection
with the western lot line of Lot 29 of the same block and subdivision. Thence run
northerly alonQ the western lot lines of Lots 29 throuQh 32 of the same block and
subdivision to the point of intersection with the northerly extension of the western
lot line of Lot 32 and the centerline of 67th Street. Thence run easterly alono the
centerline of 67th Street to the point of intersection with the centerline of Collins
Avenue. Thence run northerly alono the centerline of Collins Avenue to the point of
intersection with the Point of BeQinninQ. Said lands located lyinQ and beinQ in the
City of Miami Beach, County of Miami-Dade, 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-1 0, Historic Preservation District Ten.
4
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 Orc;jinance is held invalid, the
remainder shall not be affected by such invalidity.
SECTION 7. EFFECTIVE DATE.
This Ordinance shall take effect ten days following adoption.
PASSED and ADOPTED this
day of
,2003.
MAYOR
ATTEST:
CITY CLERK
APPROVED AS TO FORM & LANGUAGE
& FOR EXECUTION:
CITY ATTORNEY
DATE
First Reading:
Second Reading:
Verified By:
Jorge G. Gomez, AICP
Planning Director
Underscore denotes new language.
Strike through denotes deleted language.
F:IPLANI$HPBINBRESORTlordhistdesg.doc (December 2, 2003)
5
ATTACHMENT I
ALTERNATE BOUNDARIES FOR THE NORTH BEACH RESORT HISTORIC DISTRICT
AS RECOMMENDED BY THE PLANNING DEPARTMENT
The boundaries of the North Beach Resort Historic District commence at the point of
intersection with the centerline of Collins Avenue and the northern lot line of Lot 5, Block
A, of the Corrected Plat of the Atlantic Heights Subdivision, recorded in Plat Book 9, at
Page 14, Public Records of Miami-Dade County Florida, and its westerly extension. Said
intersection being the Point of Beginning of the tract of land herein described. Thence run
easterly along said lot line from the Point of Beginning to the point of intersection with the
Erosion Control Line of the Atlantic Ocean. Thence run southerly along the Erosion Control
Line of the Atlantic Ocean to the point of intersection with the southern lot line of Lot 44,
Block 1, of the Amended Plat of the Second Ocean Front Subdivision, recorded in Plat
Book 28, at Page 28, Public Records of Miami-Dade County, Florida. Thence run westerly
along said lot line to the point of intersection with the eastern right-of-way line of Collins
Avenue. Thence run southerly along the eastern right-of-way line of Collins Avenue for a
distance of 75.25 feet to the point of intersection with the northern lot line of Lot 42,
Block 1, of the above mentioned Amended Plat of the Second Ocean Front Subdivision.
Thence run easterly along said lot line to the point of intersection with the Erosion Control
Line of the Atlantic Ocean. Thence run southerly along the Erosion Control Line of the
Atlantic Ocean to the point of intersection with the southern lot line of Lot 21-K, Block 1,
of the above mentioned Amended Plat of the Second Ocean Front Subdivision. Thence run
westerly along said lot line and its westerly extension to the point of intersection with the
centerline of Collins Avenue. Thence run northerly along the centerline of Collins Avenue
for a distance of 50.00 feet to the point of intersection with the southern lot line of Lot 1,
of the Lyle G. Hall Subdivision, recorded in Plat Book 40, at Page 5, Public Records of
6
Miami-Dade County, Florida, and its easterly extension. Thence run westerly along said lot
line to the point of intersection with the eastern lot line of Lot 25 of the same subdivision.
Thence run southerly along the eastern lot lines of Lots 25 and 24 of the above mentioned
Lyle G. Hall Subdivision to the point of intersection with the southern lot line of said Lot
24. Thence run westerly along said lot line and its westerly extension to the point of
intersection with the centerline of Indian Creek Drive. Thence run northeasterly along the
centerline of Indian Creek Drive to the point of intersection with the centerline of 63'd
Street. Thence run easterly along the centerline of 63'd Street to a point of intersection
with the centerline of Collins Avenue. Thence run northerly along the centerline of Collins
Avenue to the point of intersection with the Point of Beginning. Said lands located lying
and being in the City of Miami Beach, County of Miami-Dade, Florida.
7
I
NORTH BEACH RESORT
HISTORIC DISTRICT
DESIGNATION REPORT
Figure 1 This 1958 postcard shows the proposed North Beach Resort Historic District along the
oceanfront during the its heyday. It was taken looking towards the northeast from just south of
63rd Street and Allison Island in Indian Creek.
PREPARED BY
CITY OF MIAMI BEACH PLANNING DEPARTMENT
DESIGN, PRESERVATION & NEIGHBORHOOD PLANNING DIVISION
AUGUST 12, 2003
Revised December 2, 2003
--
CITY OF MIAMI BEACH
HISTORIC DISTRICT DESIGNATION REPORT
NORTH BEACH RESORT HISTORIC DISTRICT
Prepared By
CITY OF MIAMI BEACH PLANNING DEPARTMENT
DESIGN, PRESERVATION & NEIGHBORHOOD PLANNING DIVISION
) .,-
: / "--
'...a.-..
:~\~:~':
~.
-~-, ~..<~.I."
. .;. _A<,~.~ :~:~ . ...."f.
Figure 2 This exuberant diving platform
(now demolished) was designed in the Post
War Modern style by Igor Polevitzky for the
old Oeauville Hotel about 1946.
MIAMI BEACH CITY COMMISSION
David Dermer, Mayor
Jose Smith, Vice Mayor
Commissioners:
Matti Herrera Bower
Simon Cruz
Luis R. Garcia, Jr.
Saul Gross
Richard L. Steinberg
Jorge M. Gonzalez, City Manager
2
Figure 3 Part of the vacation experience in Miami Beach during the 1950s was
dressing up for cocktails in your resort hotel's own lounge.
CITY OF MIAMI BEACH HISTORIC PRESERVATION BOARD
Mitch Novick, Chair
Beth Dunlop, Vice Chair
Judith Berson-Levinson
Raul Garcia
Colleen Martin
Randall Robinson
William Taylor
CITY OF MIAMI BEACH PLANNING BOARD
Melvyn Schlesser, Chair
Roberto Datorre, Vice Chair
Carlos Capote
Pablo Cejas
Victor Diaz
Jean-Francois Lejeune
Jerry Libbin
3
CITY OF MIAMI BEACH
PLANNING DEPARTMENT
Jorge G. Gomez, AICP, Director, Planning Department
William H. Cary, Director, Design, Preservation & Neighborhood Planning Division
Thomas R. Mooney, AICP, Design and Preservation Manager
PRINCIPAL AUTHORS
William H. Cary, Division Oirector
Shannon M. Anderton, Senior Planner
Carolyn Klepser, Historic Research Consultant
CONTRIBUTING AUTHORS
Joyce Meyers, North Beach Planning Coordinator
Katia Hirsh, Planner
PRINCIPAL HISTORIC RESEARCHERS
Carolyn Klepser, Historic Research Consultant
Shannon M. Anderton, Senior Planner
MAP AND MEDIA PRODUCTION
Juan Diaz, Planning Technician
Susana Alonso, Planning Technician
Special thanks to Larry Wiggins and Martin Hyman for their generosity in sharing
their private collections of Miami Beach historic postcards, photos, and brochures.
Figure 4 This sweeping porte-cochere of the Monte Carlo Hotel (now
altered) was typical of the dramatic. entrance features that greeted the
arriving guests at the Post War Modern resort hotels.
4
NORTH BEACH RESORT HISTORIC DISTRICT
CITY OF MIAMI BEACH
HISTORIC DISTRICT DESIGNATION REPORT
TABLE OF CONTENTS
I. REQU EST. . . . .. .. . . . .... .. .. .. . .. . .. . .. . . . . .. . .. . . . .. . '" . . . ... . . . .. . . . . . . . . .. . . ... . . . . .. .. . . . .. ..... 6
II. DESIGNATION PROCESS......... ..... ............ ......... .................................. 10
III. RELATION TO ORDINANCE CRITERIA.................................................... 11
IV. DESCRIPTION OF BOUNDARIES............................................................ 20
V. PRESENT OWNERS.............................................................................. 20
VI. PRESENT USE..................................................................................... 20
VII. PRESENT ZONING DiSTRiCTS............................................................... 21
VIII. HISTORICAL BACKGROUND................................................................. 22
IX. ARCHITECTURAL STYLES REPRESENTED.............................................. 54
X. PLANNING DEPARTMENT RECOMMENDATIONS.................................... 68
XI. SPECIAL REVIEW GUiDELINES............................................................. 71
XII. FIGURE INDEX.................................. ............ ........ .......... ......... ............ 74
XIII. BIBlIOG RAPHY. . .. .... ... .. .... . ...... ...... .. .. .... .... . ... . ....... .. ..... ... .. ..... .. . ... . .. . . ... 77
APPENDIX I - PROPERTIES lISI..................................................................... 78
5
I. REQUEST
On May 4, 1998, the Historic Preservation Board directed staff to proceed with
research and prepare a preliminary evaluation and recommendation relative to
identifying and proposing historic designation protection to areas, sites, and structures
along the Collins Avenue corridor north of the National Register Historic District. The
Planning Department has intensively researched the areas along the Collins Avenue
cor.r:idor, including Indian Creek Drive, Harding Avenue, and the cr-oss streets from
22nd Street to 87th Terrace, as well as the Lake Pancoast multi-family residential
neighborhood due west of the lake; staff developed six volumes of historical
documentation.
On January 31, 2001, the City Commission unanimously approved the
designation (7 to 0) of the Collins Waterfront Historic District. A major portion of the
Collins Avenue corridor is included in this historic district, which extends from 22nd
Street to the new relocated centerline of 44th Street.
In October and December of 2001, the Planning Department received three
separate letters of request from Randall Robinson, member of the Historic Preservation
Board; Michael Kinerk, Chairman of the Miami Design Preservation League; and
Leonard Wien, Chairman of the Urban Arts Committee to place an item on the agenda
of the Historic Preservation Board at their next available meeting. This item of request
was for the Historic Preservation Board to consider directing Planning Department staff
to prepare a preliminary evaluation and recommendation report relative to the possible
designation of a portion of Collins Avenue, generally from 6084 Collins Avenue to the
centerline of 72nd Street, as a local historic district.
On December 11,2001, the Historic Preservation Board unanimously approved
a motion (7 to 0) to direct Planning Department staff to proceed with research and
prepare a preliminary evaluation report with recommendations regarding the possible
designation of this new historic district. Further, the Board modified the boundaries
of the proposed historic district because it was believed that preservation protection
in North Beach might best be conducted in a series of phases. These phases would be
prioritized according to those areas which contain significant concentrations of historic
buildings and possess a threat of demolition. The proposed historic district is the
second phase of the expanded preservation protection process along the Collins
Avenue corridor and the first phase in North Beach.
Following the December 11, 2001, meeting, staff identified that the Harding
Hotel, located at 210-63rd Street (also known as 6077 Indian Creek Drive), was
inadvertently omitted from the boundaries of the proposed historic district in the notice
of public hearing. A revised public notice was then distributed which clearly showed
the possible inclusion of the Harding Hotel within the boundaries of the proposed
historic district. At its February 12, 2002, meeting, the Historic Preservation Board
6
approved a motion (6 to 1) to include the Harding Hotel within the boundaries of the
proposed historic district.
The proposed historic district (as represented in the preliminary evaluation and
recommendation report) is generally bounded by the southern lot lines of 6084 Collins
Avenue, 6261 Collins Avenue, and 210-63rd Street to the south, the centerline of
71 st Street to the north, the centerline of Collins Avenue and the western lot lines of
certain properties fronting on Collins Avenue to the west (including 6084 Collins
Avenue, 6300 Collins Avenue, 6490 to 6498 Collins Avenue, and 6574 to 6650
Collins Avenue), and the erosion control line of the Atlantic Ocean to the east.
On February 12, 2002, the Historic Preservation Board reviewed the preliminary
evaluation and recommendation report prepared by the staff of the Planning
Department regarding the designation of the proposed North Shore Resort Historic
District, and they found the structures and sites located within the boundaries of the
proposed historic district to be in compliance with the criteria for designation listed in
Sections 118-591 through 118-593 in the Land Development Regulations of the City
Code. The Board unanimously approved a motion (7 to 0) to direct staff to prepare
a designation report and schedule a public hearing relative to the designation of this
new historic district. At the same meeting, the Board approved a motion (7 to 0) to
change the name of the proposed district from the North Shore Resort Historic District
to the North Beach Resort Historic District. This amendment was made in response
to the North Beach Development Corporation, who requested that the district name
be revised in order for it to be consistent with their strategic plan of neighborhood
identities in North Beach.
On April 17 , 2002, the Planning Department hosted a courtesy public workshop
at the Shane Watersports Center at 6500 Indian Creek Drive. The focus of the
community workshop was to discuss the possible historic designation of the proposed
North Beach Resort Historic District. Approximately 40 persons were in attendance
at the meeting. A City Commissioner and two members of the Historic Preservation
Board were also present to observe the public workshop. A presentation was made
by the Planning Department staff, which included: a description of the boundaries of
the proposed historic district, an overview of the historic designation process, the
historical and architectural background of the proposed historic district, the effects of
historic designation on the individual property owner, and an overview of the role of
historic preservation in the economic and architectural revitalization of North Beach.
Following the presentation, staff conducted a public question and answer
discussion session in order for local citizens to express their views and relay their
concerns prior to the historic designation hearing of the Historic Preservation Board on
April 24, 2002. Serious concerns were raised by local citizens about the pending
designation of the North Beach Resort Historic District. Several issues expressed at
the public workshop included the following: the current conditions and general quality
of the architecture of the buildings within the proposed historic district; whether much
7
of the existing construction has exceeded its functional usefulness and should be
replaced with modern structures that meet today's Florida Building Code and
programmatic requirements; the inclusion of the 63rd Street flyover as a contributing
mid-20th century engineering structure in the proposed historic district; more
regulatory flexibility in addressing modern business and technical needs; and the
potential development of a companion ordinance to address special conditions in this
area, such as the need for on-site and off-site parking, the introduction of oceanfront
balconies, and the construction of rooftop additions more than one story in height..
Additional comments and concerns expressed at the public workshop that were not
specifically related to the historic designation evaluation criteria included: the removal
of the 63rd Street flyover and the reconstruction of the 63rd Street and Collins
Avenue intersection; traffic congestion and the limited availability of parking in the
area; a desire for a decrease in hotel and entertainment uses in the area and an
increase in residential uses; the possible hindrance of economic development in the
area due to historic designation; and the need for the development of a master plan
for North Beach that includes an analysis relative to the possible historic designation
of the area.
On April 24, 2002, the Historic Preservation Board discussed the possible
designation of the North Beach Resort Historic District with staff, individual property
owners, and other interested members of the public. In light of the significant concerns
expressed at the April 17, 2002, courtesy public workshop, the Board approved a
motion to continue the designation public hearing of the proposed North Beach Resort
Historic District until a later date.
On February 11, 2003, the Historic Preservation Board approved a motion to
extend by six months the time frame for the Planning Department to continue its
research and complete the designation report for the proposed North Beach Resort
Historic District. Under advice from legal counsel, this extension of time was formally
ratified by the Board at its March 11, 2003, meeting following a courtesy notice of
public hearing.
On August 4, 2003, the Planning Department hosted a second courtesy public
workshop in the First Floor Conference Room at City Hall. There were approximately
28 persons in attendance at the meeting, including property owners, staff, and other
interested parties. Following the presentation of the proposed historic district by staff,
there was a public question and answer discussion.
The following comments and concerns were expressed at the second courtesy
public workshop: the amount of available FAR and the development potential for the
contributing property sites in the proposed historic district; the possible negative
effects from potential and previously approved development projects in the area on
concurrency management, emergency evacuation procedures, and the general quality
of life; the impact on the availability of affordable housing with the recent trend
toward demolition of older buildings and construction of new upscale, less affordable
8
condominium buildings; the potential removal of the 63rd Street flyover and
reconstruction of a 63rd Street and Collins Avenue grade-level intersection; traffic
congestion and the limited availability of parking in the area; the inclusion of certain
buildings in the proposed historic district, such as the Monte Carlo and Carillon Hotels,
may prolong their current poor conditions; the amount of flexibility for alterations to
contributing buildings on their elevations facing the street versus the oceanfront; and
a request for the designation of additional historic districts in North Beach to preserve
the area's special architectural character. Overall, there appeared to be a consensus
of general support for the designation of the proposed North Beach Resort Historic
District at this second courtesy public workshop. No strong objections were presented
against designation.
On August 12, 2003, the Historic Preservation Board approved a motion (6 to
1) to recommend approval of the North Beach Resort Historic District with two
modifications. First, the district boundaries were modified to exclude the Forde Ocean
Apartments at 6605 Collins Avenue and the Broadwater Beach Apartments at 6490-
6498 Collins Avenue. Second, the contributing properties located on the west side
of Collins Avenue from the Rowe Motel at 6574-6600 Collins Avenue north to the
centerline of 67th Street were reclassified. These properties retained contributing
status for the first (easternmost) 20 feet of their respective sites; however,. the
remaining portions of the properties to the west were changed to noncontributing.
9
II. DESIGNATION PROCESS
The process of historic designation is delineated in Sections 118-591 through
118-593 in the Land Development Regulations of the City Code. An outline of this
process is provided 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 designation report is presented to the 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 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
10
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 which 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 of Miami Beach, 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 Miami Beach, the county, state or nation;
(2) Association with the lives of Persons significant in our 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) 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
1 1
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 Beach Resort Historic District is eligible for designation as
it complies with the criteria as specified in Section 118-592 in the Land
Development Regulations of the City Code outlined above.
(a) 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 siqnificant contribution
to the history of Miami Beach. the countv. state or nation;
Following World War II, there were large tracts of land in this area
of North Beach that still remained undeveloped; they were the
perfect sites for new, glamorous resort hotels that were now in
popular demand. The booming post war economy as well as the
retooling of America's war plants to peacetime industries gave a
growing middle class more leisure time, expendable income, and
affordable automobiles; these factors brought a flood of tourists
to Miami Beach. Other new technologies (such as air conditioning,
advanced structural systems, highly developed glass and glass
framing components, and the increasingly sophisticated use of
aluminum as a building material) gave rise to a new type of
architecture, known today as Post War Modern or more recently
dubbed locally Miami Modern ("MiMo"). A great majority of the
structures located within the proposed North Beach Resort Historic
District were constructed following World War II in this style of
architecture.
The large, Post War Modern resort hotels fronting on the Atlantic
Ocean were designed to accommodate a dramatically increased
volume of guests and provide luxury services in an exotic style.
These resort hotels usually featured grand lobbies, cocktail
lounges, supper clubs, a variety of thematic restaurants,
ballrooms, banquet halls, meeting rooms, retail shops, enormous
swimming pools, extensive sundecks, solariums, and a sweeping
array of highly popular private beach cabanas. The new American
plan, resort hotel filled the large tracts of undeveloped oceanfront
12
land to provide everything for a total guest experience without the
need to leave the hotel for the duration of the visitor's stay.
Several of these resort hotels sought to playa significant role in
the booming entertainment industry. They offered the finest in
live entertainment to draw their guests as well as local residents
and the guests of other hotels. The new Deauville Hotel, in
particular, became a magnet for major entertainment artists and
events. On February 16, 1964, Ed Sullivan hosted the Beatles in
a live telecast via satellite from the Napoleon Room of the
Deauville Hotel on his widely watched evening television show.
This show broadcast was the second appearance of the Beatles on
the Ed Sullivan Show, and it provided abundant free publicity of
Miami Beach as a major tourism and entertainment destination.
(The Beatles made their American debut on the Ed Sullivan Show
in the CBS television studio in New York City on February 9,
1964.) The new Deauville Hotel was a favored venue for many
notable entertainers of the 1 950s and 1960s, including Frank
Sinatra, Sammy Davis, Jr., Dean Martin, Joey Bishop, Tony
Bennett, Bing Crosby, Judy Garland, Sophie Tucker, Henny
Youngman, Milton Berle, and Jerry Lewis. Other post war resort
hotels that provided a meaningful role in the entertainment history
of Miami Beach were the Carillon, Casablanca, Sherry Frontenac,
and Monte Carlo Hotels (all located within the proposed historic
district) as well as the famous Fontainebleau and Eden Roc Hotels
to the south.
(2) Association with the lives of Persons siqnificant in our past
history:
The proposed historic district is associated with several of the
more important real estate developers in the history of Miami
Beach, including Frank Osborn, Henri Levy, and Carl Fisher.
Frank Osborn accompanied his father Ezra to Miami Beach to
participate in the coconut planting project of 1882. New Jersey
investors Ezra Osborn, Elnathan Field, and Henry Lum purchased
approximately 60 miles of oceanfront land from Key Biscayne to
Jupiter, Florida. A mobile work crew planted this land with over
300,000 coconuts imported from the Caribbean. The first camp
site for the coconut planting operations was located in the area of
today's Lummus Park; subsequent camp sites were positioned at
the Biscayne House of Refuge (near present day 72nd Street in
North Beach) and then the Ft. Lauderdale House of Refuge (about
nine miles south of the Hillsboro Inlet). Frank Osborn was a
13
member of the coconut planting crew. Although the project did not
succeed commercially, it was the first attempt at development of
the beach and it led to other more successful endeavors aimed at
the popularization of tourism on what would become the "Million
Dollar Sandbar."
Nearly 40 years later, Frank Osborn developed the Atlantic Heights
Subdivision in 1919. (A portion of this subdivision is included
within the proposed historic district.) This 671-foot-wide tract
extended from the Atlantic Ocean to Indian Creek and was
centered at present-day 69th Street.
Henri LeVY (1883-1938) was a Jewish immigrant from France who
created a successful chain of movie theaters in Cincinnati. He
moved his family to Miami Beach in 1922. Levy filed the
Normandy Beach South Subdivision in 1925. (A portion of this
subdivision is included within the proposed historic district.) It lay
between Osborn's Atlantic Heights Subdivision at 69th Street and
the Government Tract north of 72nd Street. Levy was also the
developer of the Normandy Beach Subdivision in Surfside
(between 87th Terrace and 90th Street), Normandy Isle, and the
Isle of Biscaya. In addition, Levy was instrumental in the
construction of the 79th Street Cau'seway in 1929 to link Miami
and the popular Hialeah Race Track to his developments.
Carl Fisher (1874-1939) was a high-living industrialist from Indiana
who made a fortune with Prest-O-Lite automobile head lamps and
built the Indianapolis Speedway. Fisher was also instrumental in
the construction of the Coast-to-Coast Rock Highway (today's
Lincoln Highway) as well as the Dixie Highway (a major north to
south roadway across the United States).
Fisher was one of the principal developers and promoters of Miami
Beach. In a short amount of time, Fisher transformed the barrier
island east of Miami into a playground for millionaires based on a
genius for marketing that eclipsed his colleagues in land sales and
development of Miami Beach. One of his many accomplishments
in Miami Beach was the filing of the Second Ocean Front
Subdivision in 1924. (A large portion of this subdivision is
included within the proposed historic district.) It extended from
5650 Collins Avenue up to Osborn's Atlantic Heights Subdivision
at 69th Street.
14
(3) Embody the distinctive characteristics of an historical period,
architectural or desiqn style or method of construction;
Exemplary buildings of three distinct Miami Beach architectural
movements have been identified in the proposed North Beach
Resort Historic District. (Refer to Section IX for more detailed
architectural descriptions; see Appendix I for a complete listing of
properties.) They include the following:
Art Deco/Streamline Moderne: The now-classic Decorative and
Streamline styles of the 1930s were made world-famous by the
historic designation in the National Register of the Miami Beach
Architectural District, largely south of 15th Street, in 1979.
Equally fine examples of this style exist in the proposed North
Beach Resort Historic District, including the Normandy Plaza Hotel
at 6979 Collins Avenue and the original Hotel Rowe at 6600
Collins Avenue.
Neoclassical Revival: Buildings of this style in Miami Beach were
typically inspired from the second phase of this architectural
movement (1925 to 1950). They commonly featured Classically-
inspired design elements as the entry focal points of their
otherwise simple architectural designs. Excellent examples of the
Neoclassical Revival style within the proposed historic district are
the Mt. Vernon Hotel at 6084 Collins Avenue, the Harding Hotel
(originally the Monticello) at 210 63rd Street, and the Stephen
Foster Apartment Hotel (today's Lombardy Inn) at 6300 Collins
Avenue.
Post War Modern: The Post War Modern style, generally dating
from 1945 to 1965, has come of age as a contributing historical
style in Miami Beach. It is now enjoying a greatly expanded
appreciation both here as well as in other cities across the nation,
including New York, Los Angeles, and Miami. Strong evidence of
this phenomenon was the exhibit in New York City (March 13 -
May 8, 2002) entitled, "Beyond the Box: Mid-Century Modern
Architecture in Miami and New York." This dynamic exhibit was
located in the galleries of the Municipal Art Society of New York
(who is credited with saving New York's Grand Central Terminal
from demolition in the 1960s as well as dozens of other historic
structures since 1897).
After a hiatus in construction due to World War II, Post War
Modern picked up where Art Deco left off with the added
influences of a booming post war economy, new technologies
15
(such as air conditioning), the prevalence of the redesigned
automobile, and a feeling of national optimism. The local
expression of this style has recently been dubbed Miami Modern
or "MiMo" by the Greater Metropolitan Miami area's Urban Arts
Committee (who also co-presented the New York exhibit with the
Municipal Art Society of New York). Prime examples of this style
in the proposed historic district are the Casablanca Hotel at 6345
Collins Avenue, the Monte Carlo Hotel at 6551 Collins Avenue, .,
the Sherry Frontenac Hotel at 6565 Collins Avenue, the expanded
Rowe Motel at 6600 Collins Avenue, the Deauville Hotel (today's
Radisson Deauville) at 6701 Collins Avenue, the Carillon Hotel at
6801 Collins Avenue; and commercial buildings such as 6616-
6638 Collins Avenue and 6644-6650 Collins Avenue.
(4) Possesses hiah artistic values;
Attesting to the quality of design and high artistic values in this
historic district is the recognition of several of its buildings in
noteworthy architectural journals and promotional literature of the
time. Florida Architecture featured the Sherry Frontenac Hotel,
designed by Henry Hohauser at 6565 Collins Avenue, in its 1949
issue as well as the new Deauville Hotel, designed by Melvin
Grossman at 6701 Collins Avenue, in its 1958-1959 publication.
(5) Represent the work of a master; serve as an outstandina or
representative work of a master desianer, architect or builder who
contributed to our historical. aesthetic or architectural heritaae;
Many of the more prominent Miami Beach architects are
represented in the proposed North Beach Resort Historic District,
as indicated below. For a complete listing of addresses and
architects, refer to the Properties List in Appendix I.
Albert Anis was a master local architect who designed numerous
buildings in Miami Beach. Outstanding examples of his work
include the Leslie, Winterhaven, Sagamore, and Arlington (today's
Savoy) Hotels as well as the commercial building at 420 Lincoln
Road. In the proposed historic district, Anis designed the major
southern addition to the Monte Carlo Hotel in 1951 and the Brazil
Hotel in 1953.
Lester Avery was the architect of the store building at 6616-6638
Collins Avenue in 1948, located within the proposed historic
district. Examples of his work elsewhere in Miami Beach include
the Flora, Razel, and Abbott Apartments.
16
Joseph J. De Brita and A. Kononoff designed the Mount Vernon
Hotel and the Harding Hotel (originally the Monticello) in 1946;
both structures are located within the proposed historic district.
DeBrita is also noted for designing the Coral Reef, Walburne (now
Villa Luisa). and Dorset Hotels, all contributing buildings in other
Miami Beach historic districts.
L. Murrav Dixon was one of Miami Beach's most prolific
architects, whose works include the Tiffany, Tudor, Marlin, Ritz
Plaza, and Raleigh Hotels. Dixon designed two buildings in the
proposed historic district: the Normandy Plaza Hotel in 1936 and
the store building at 6644-6650 Collins Avenue in 1949.
David T. Ellis is noted for designing the Maxine, Drake, and
Meridian Hotels as well as the Golden Arms Apartments. Within
the proposed historic district, Ellis designed the original Hotel
Rowe in 1939.
Roy France was a prolific architect in the Art Deco/Streamline
Moderne and Post War Modern styles. Notable examples of his
work include the National, St. Moritz, Sans Souci (with Morris
Lapidus). Saxony, Sea Isle (now Palm Resort). and Cadillac Hotels.
Within the proposed historic district, France designed the original
northern portion of the Monte Carlo Hotel in 1948 and the
Casablanca Hotel in 1950.
Norman Giller, who contributed so much to Miami Beach's Post
War Modern architecture, has two buildings in the proposed
historic district: the Bombay Hotel (now the Golden Sands) in
1951 and the Carillon Hotel in 1957. He also designed the Giller
Building on 41 st Street, the band shell in North Shore Park, and
numerous motels in Sunny Isles.
Melvin Grossman, a prolific architect in the Post War Modern
style, designed the Richmond, Oi Lido (with Morris Lapidus),
Seville, Doral (now Westin). and Barcelona (today's Sheraton Four
Points) Hotels. Within the proposed historic district, Grossman
was the architect of the new Deauville Hotel in 1958 and the
associate architect of the major southern addition to the Monte
Carlo Hotel in 1951. (The principal architect of the 1951 addition
to the Monte Carlo Hotel was Albert Anis.)
Henrv Hohauser was a master local architect who designed many
notable structures from the 1930s to the 1950s. Outstanding
examples of his work include the Century, Congress, Colony,
Edison, Park Central, and Cardozo Hotels as well as Hoffman's
Cafeteria. Within the proposed historic district, Hohauser designed
the Sherry Frontenac Hotel in 1 947.
A. Herbert Mathes was the architect of the Allison Hotel (now the
Comfort Inn) in 1951, located within the proposed historic district.
Other examples of his work in Miami Beach include the Geneva,
17
Parisian, and Continental Hotels as well as the Golden Gate
Apartments.
Harry O. Nelson designed the Broadmoor (now the Days Inn at
7450 Ocean Terrace), Beacon, Henrosa, and Baltic Hotels as well
as numerous apartment buildings in Miami Beach. Within the
proposed historic district, Nelson was the architect of the store
building at 6606-6610 Collins Avenue in 1949.
J. Richard Oqden designed the Stephen Foster Apartment Hotel
(today's Lombardy Inn) in 1947, located within the proposed
historic district. Examples of his work outside the historic district
include Temple Ner Tamid and several fine residences on Pinetree
Drive.
Carlos B. Schoeppl, "master builder of Florida's Gold Coast," has
two buildings within the proposed historic district: the expanded
Rowe Motel in 1956 and the store building at 6640 Collins
Avenue in 1945. Schoeppl also designed the Lucerne Hotel and
numerous single family residences throughout Miami Beach.
(6) Have yielded. or are likely to yield. information important in pre-
history or history;
The proposed North Beach Resort Historic District is significant for
its built environment and its association with the architectural and
cultural history of Miami Beach. It possesses an array of
architectural styles that collectively trace the historical progression
of architectural design and construction in North Beach from the
1930s until the present. In particular, the Post War Modern style
("MiMo") reflects the spirit of the post-World War II era. This
neighborhood, which was a largely uninhabited area with only a
few prominent structures and a handful of bungalows, developed
into a major tourist and entertainment attraction with large,
luxurious resort hotels fronting the Atlantic Ocean.
(7) Listed in the National Reqister of Historic Places;
Although this area is not presently listed in the National Register
of Historic Places, it clearly appears eligible for registration.
(8) Consist of a qeoqraphically definable area that possesses a
significant concentration of Sites, Buildinqs or Structures united by
historicallY siqnificant past events or aesthetically by plan or
physical development, whose components may lack individual
distinction.
18
The proposed North Beach Resort Historic District is a clearly-
delineated geographic entity that is united by its oceanfront resort
architecture and setting. While there are three distinct
architectural styles represented in the proposed historic district,
the Post War Modern style defines and dominates the overriding
architectural character of the area and creates its own uniqueness
in Miami Beach, especially with its grand hotels. The low-scale
structures (including smaller hotels and commercial buildings)
make their own intimate design contribution to the special
character of the proposed historic district.
Historically, the area was annexed into the City of Miami Beach in
1924, and it is comprised of portions of Frank Osborn's Atlantic
Heights Subdivision (platted in 1919), Carl Fisher's Second Ocean
Front Subdivision (platted in 1924), and Henri Levy's Normandy
Beach South Subdivision (platted in 1925). Collins Avenue, the
very spinal cord of the City, runs through the center of the
proposed historic district. It was named for Miami Beach's earliest
and most illustrious pioneer, John Collins. The Atlantic Ocean
defines the eastern border of the proposed historic district.
The proposed historic district consists of mostly hotels with a
small number of commercial structures. Construction dates for
the 26 buildings range from 1935 to the present, with a vast
majority post-World War II. Distributed by decade of construction,
they number:
1 930s
1 940s
1950s
1 960s
1970s
post-1979
2
9
8
2
1
4
Total Buildings 26
Staff has determined that 18 of these buildings, or 69 percent, are
"contributing" on the basis of the established criteria for historic
district designation.
(b) A Building, Structure (including the public portions of the interior),
Improvement or Landscape Feature may be designated historic even if it
has been altered if the alteration is reversible and the most significant
architectural elements are intact and repairable.
Although a few of the buildings within the proposed North Beach Resort
Historic District have been altered to various extents over the years,
19
these structures retain a major amount of their original architectural
design integrity and contribute to the special character of the
neighborhood in a variety of scales and uses. Exterior restoration could
be successfully completed by following original architectural plans and
available historical photographs and/or documentation. Despite existing
alterations to these structures, they continue to be highly representative
of the rich architectural and cultural history of Miami Beach.
IV. DESCRIPTION OF BOUNDARIES
The proposed historic district is generally bounded by the southern lot lines of
6084 Collins Avenue, 6261 Collins Avenue, and 210-63rd Street to the south, the
centerline of 71 st Street to the north, the centerline of Collins Avenue and the western
lot lines of certain properties fronting on Collins Avenue to the west (including 6084
Collins Avenue, 6300 Collins Avenue, and 6574 to 6650 Collins Avenue), and the
erosion control line of the Atlantic Ocean to the east (excluding 6605 Collins Avenue).
These boundaries were modified by the Historic Preservation Board at the designation
public hearing for the proposed historic district on August 12, 2003 (see Map 1A).
The location of these boundaries has been determined through careful
investigation and research of building records and historical documentation. They
define a geographic area which possesses a significant concentration of historic
buildings and sites.
V. PRESENT OWNERS
The property located within the boundaries of the proposed North Beach Resort
Historic District is held by multiple owners.
VI. PRESENT USE
The current uses within the boundaries of the proposed historic district includes
multi-family with apartment buildings, condominiums, and hotels as well as
commercial.
20
VII. PRESENT ZONING DISTRICTS
The established zoning districts within the boundaries of the proposed North
Beach Resort Historic District are as follows:
CD-2
RM-2
RM-3
GU
Commercial, Medium Intensity
Residential Multifamily, Medium Intensity
Residential Multifamily, High-Intensity
Government Use
Please refer to the zoning map (Map 2) for more detailed information.
21
MAP 1A: PROPOSED NORTH BEACH RESORT HISTORIC DISTRICT
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VIII. HISTORICAL BACKGROUND
In order to better understand the historical development of the proposed North
Beach Resort Historic District, it is important to trace the early development history
of northern Miami Beach.
It is widely believed
that the first formal
structure erected on the
barrier island now known
as Miami Beach was the
Biscayne House of Refuge
(see Figure 5). It was one
of five stations constructed
by the United States
Lifesaving Service (a
precursor to the Coast
Guard) along Florida's
southeast coast in 1876
through an Executive Order
issued by President Ulysses S. Grant the previous year. These stations usually housed
a keeper and his family, and they offered shelter, bedding, food, water, and rowboat
transportation to the mainland for shipwrecked mariners.
Figure 5 This undated photo shows the Biscayne House of Refuge Icenterl
with its lookout tower (right) and boat sheds (Ieftl. It was built in 1876 just
south of present day 72nd Street and moved a short distance to the north
onto the United States government-owned tract of land around 1922.
The Biscayne House of Refuge, which consisted of the main building, a
boathouse, and an observation tower, was originally constructed on the beach slightly
south of what is now 72nd Street. In 1922, a survey was conducted to settle a
property tax dispute, and it was revealed that the house of refuge had mistakenly been
built a short distance south of the parcel of land the United States government had
claimed for its site. I Consequently, it was moved northward onto the government-
owned tract of land, which lay between what are now 72nd and 73rd Streets. The
Biscayne House of Refuge, situated on this property, remained in use until September
of 1926 when it was heavily damaged in the great hurricane and subsequently
demolished.
While the House of Refuge still stood at its original location south of today's
72nd Street, it was the birthplace of Richard Peacock, son of the keeper at that time.
Born on November 4, 1886, he is reputedly the first person born in what would later
become Miami Beach.
I "Harding Tale Tragic," Miami Herald. 21 April 1940; "The Story of Miami Beach." Beach Beacon, 7 July
1927, p. 4; and City of Miami Beach. Public Works Department. United States Department of Interior Survey. Plat
of the Townsite of Hardin9. 1922.
22
The House of Refuge also played a part in the coconut plantation project of
1882 when New Jersey entrepreneurs Elnathan Field, Ezra Osborn, and Henry Lum
purchased about 60 miles of oceanfront land extending from Key Biscayne to Jupiter,
Florida. A mobile work crew planted this land with over 300,000 coconuts that were
brought by boat from the Caribbean. The first camp site for the coconut planting
operations was located in the area of today's Lummus Park; subsequent camp sites
were positioned at the Biscayne House of Refuge and then the Ft. Lauderdale House
of Refuge (about nine miles south of the Hillsboro Inlet). 2 The importation of the
coconuts was overseen by Hamilton Pierce, keeper of the Biscayne House of Refuge
at that time. His son Charles helped with the planting, as did Ezra Osborn's 26-year-
old son Frank. Frank Osborn would reappear later in the history of this area. Although
the project did not succeed commercially, it was the first attempt at development of
the beach and it led to other, more successful endeavors aimed at tourism.
For a number of reasons, the Town of Miami Beach had its development origins
at the southern tip of the island, where the Government Cut had opened in 1905 and
where ferry service brought Miamians on day trips to the uninhabited "Ocean Beach."
The Lummus brothers first platted land at the south end of the beach in 1912. Soon
bathing casinos sprang up, then a few bungalows, and finally the first hotel in 1915
at 1 st Street and Ocean Drive (Brown's Hotel, which has recently been restored). The
south end of Miami Beach was closest in proximity to the growing City of Miami with
its seaport and railroad. When Johri Collins' wooden bridge opened in 1913 at 17th
Street and Dade Boulevard (the site of the present day Venetian Causeway), it was
the only link with the mainland until the County (now MacArthur) Causeway opened
in 1920. The first City Hall, Fire Station, Post Office, and Chamber of Commerce were
all located on or near 5th Street in southern Miami Beach.
On March 26, 1915, Miami Beach was incorporated as a Town. This required
the consensus of 30 registered voters (i.e. adult men), all of whom at that time lived
south of present day 41 st Street.3 Consequently, the northern boundary of the town
was set at the midline of Section 22 of the State Survey, which angled between
today's 46th and 47th Streets.4 Miami Beach was re-incorporated as a City on May
1, 1917, with the same boundaries. Later, as a result of a lengthy debate over County
ownership of the beachfront road, the City limits were extended three miles northward
to their present location at 87th Terrace on July 1, 1924.5
2 Ruby Leach Carson, "Forty Years of Miami Beach," Teouesta. Historical Association of Southern Florida,
volume XV, 1955, pp. 6-7.
3 J.N. Lummus, The Miracle of Miami Beach (pamphlet). 1952, p.15.
4 "Vote Tonight on Incorporating Miami Beach," Miami Metropolis, 26 March 1915, p.1 .
5 "Miami Beach News," Miami Dailv News-Metropolis, 2 July 1924.
23
In the meantime, the
area north of Miami Beach was
not neglected even though it
was unincorporated land and
largely uninhabited. In 1919
Frank Osborn, who had earlier
helped with the coconut
planting, and his wife Viola
filed the Atlantic Heights
Subdivision. This 671-foot-
wide tract extended from the
Atlantic Ocean to Indian Creek
and was centered at present
day 69th Street {called
Atlantic Drive on the original
plat).6 (A portion of the
Atlantic Heights Subdivision is
included within the proposed
historic district.)
Figure 6 During the early 19205, the Jungle Inn was one of the most
notorious buildings in what is now northern Miami Beach. The two-
story log structure was a reputed speakeasy and gambling joint. It was
situated at the southeast corner of 69th Street and Abbott Avenue in
the Atlantic Heights Subdivision. The Jungle Inn's remote location in
the wilderness outside the then city limits made it difficult for Dade
County to enforce Prohibition.
One of the most notorious buildings during the early 1920s was located in the
Atlantic Heights Subdivision at the southeast corner of 69th Street and Abbott
Avenue. The Jungle Inn was a reputed speakeasy and gambling joint (see Figure 6).
The two-story log structure's remote location in the wilderness outside the then city
limits made it difficult for Dade County to enforce Prohibition. Its seclusion of about
six or seven years was destroyed with the land clearing of the Atlantic Heights and
Normandy Beach South Subdivisions.7 Another early building in the Atlantic Heights
Subdivision (and within the proposed historic district) was a roadside restaurant and
gas station called The Boardwalk. The structure was built by Miami Beach realtor
William Burbridge at 6925 Collins Avenue in 1926, a few months before the great
hurricane. The Boardwalk was demolished in 1936 after only ten years.8
Another early developer to enter the North Beach scene was Henri Levi. Born
in Hochfelden (Alsace) in 1883, Levy immigrated to America in 1900 and settled in
Cincinnati where he created a successful chain of movie theaters. He moved his family
to Miami Beach in 1922 for his young daughter's health. In 1924, Levy built the coral
6 City of Miami Beach, Public Works Department, Biscayne Engineering Company, "Plat of Atlantic
Heights," Frank and Viola Osborn, February 1919.
7 "The Story of Miami Beach," Beach Beacon, 7 July 1927, p. 4.
8 City of Miami Beach Building Department, Building Permit Records.
24
rock house at 1030 Washington
Avenue (which is still standing
today); the family lived there until
1 940.9
Levy was responsible for
three land development projects in
the North Beach area during the
1920s. They were financed by
Levy's thriving business In
Cincinnati and all named for his
homeland. The first land
development project was the
Normandy Beach Subdivision in
what is now the Town of
Surfside; it was filed on February
9, 1924. This subdivision extended from the Atlantic Ocean to Indian Creek between
what are now 87th Terrace and 90th Street. It was located in unincorporated Dade
County at that time; in fact, it was the south fine of Normandy Beach that defined
Miami Beach's northern boundary in 1924 and where the city limits remain today. (The
Town of Surfside was not incorporated until 1935.)
Figure 7 In 1924, Carl Fisher's realty companies owned the
oceanfront land from 49th Street to 69th Street. Here an
information booth for the sale of his oceanfront lots stands on
Collins Avenue on the shore of Indian Creek.
Levy's second development was the tract of land that lay between the Osborns'
Atlantic Heights Subdivision at 69th Street and the Government Tract north of 72nd
Street. Henri and Rose Levy, together with Reuben and Ethel Gryzmich of Boston, filed
this subdivision on October 7, 1925, and named it Normandy Beach South. It lay
within the newly annexed territory of the City of Miami Beach, and 71 st Street ran
down its center. (The proposed historic district includes a section of Normandy Beach
South.)
The following year, 1926, Levy began his third land development project,
Normandy Isle. The natural (though swampy) land mass was located in Biscayne Bay
directly west of Normandy Beach South. 71 st Street connected the two areas and, at
one point, was graced with a grand archway announcing the development. Huge
dredges that operated 24 hours a day for over two years pumped up the bay bottom
to create Normandy Isle. Levy was also instrumental in the construction of the 79th
Street Causeway in 1929 to connect his new developments directly to Miami (and
particularly to the racetrack at Hialeah).
Meanwhile, Carl Fisher's land development companies had acquired all the
oceanfront land south of Atlantic Heights to about 49th Street in then unincorporated
Dade County. A photograph from about 1924 (see Figure 7) shows an information
booth for Fisher's oceanfront lots somewhere along this stretch of empty land. In
9 Interview with June Newbauer (Daughter of Henri Levy) by Philippe Bardo, 3 September 2000.
25
March of 1920, the Miami
Ocean View Company (formed
by Fisher and the Lummus
brothers in 1916) filed the
First Ocean Front Subdivision;
it extended from 4900 Collins
Avenue to 5650 Collins
Avenue. In April of 1924, the
Miami Beach Bay Shore
Company (established by
Fisher and the Collins family in
1919) filed the Second Ocean
Front Subdivision; it spanned
from 5650 Collins Avenue to
Atlantic Heights at 69th
Street. (A portion of the
Second Ocean Front
Subdivision is included in the proposed historic district.) Both the First and Second
Ocean Front Subdivisions lay in unincorporated Dade County at the time of their
filing.'o
Figure 8 This 1926 photo was taken just south of 67th Street looking
towards the north. It shows the old Deauville Casino (background) and
the disputed beachfront road called Ocean Drive (center).
This leads to the very interesting issue of the expansion of the Miami Beach city
limits. In 1917, the Dade County Commission had granted right-of-way to the Tatum
brothers, land developers, for an oceanfront road to extend from the Miami Beach city
limits at 46th Street (site of the present Fontainebleau Hotel) northward to the new
Tatum developments of Altos Del Mar. (now part of northern Miami Beach and
Surfside) and Fulford (a small community at 163rd Street later renamed the Town of
North Miami Beach in 1931) in order for their clients to have access to the property.' 1
This road, called Ocean Drive, extended twelve miles along the deserted surf line and
became "one of the most popular of the numerous pleasure drives around the city'"2
(see Figures 8 and 9). The road, however, cut off Carl Fisher's First and Second Ocean
Front Subdivisions from the oceanfront. Because he could not offer exclusive rights
to the beach, he was unable to sell the lots for the mansions that he envisioned on
Millionaires' Row. A long legal wrangle ensued, and the road was even dynamited and
barricaded in an effort to make it unusable 13 before the problem was resolved by
10 City of Miami Beach, Public Works Department, Biscayne Engineering Company, "First Ocean Front
Subdivision," Miami Ocean View Company, March 1920; and "Second Ocean Front Subdivision," Miami Beach
Bay Shore Company, April 1924.
11 "Position of the Developers and Owners of the Ocean Road is Outlined by Kohlhepp," Miami Daily
News-Metropolis, 11 July 1924.
12 Historical Museum of Southern Florida, Miami the Beautiful (Miami, Florida: Foster & Reynolds,
circa 1920).
13 "Women Would Tear Down Barriers on Ocean Road," Miami Daily News-Metropolis, 9 July 1924.
26
extending the northern boundary of Miami Beach. Fisher could then have his way and
eliminate the road. An injunction by the residents of Harding Townsite (between 73rd
Street and 75th Street), who feared increased taxation, held up the boundary
expansion for weeks.14 (Ocean Terrace in that section today is probably a remnant of
the disputed Ocean Drive.)
The extension of Miami Beach to 87th Terrace increased the City's territory by
75 percent, but it received only incidental mention in the newspapers. This is the
extent of the news coverage published in the Miami Herald on July 2, 1924:
Contingent upon further court action to stop extension of Miami Beach
city limits, the limits were considered extended yesterday three miles
north of the former line, which was near the [James] Snowden estate.
The limit line now extends east and west across the territory north of the
house of refuge, and includes Altos Del Mar and other subdivisions.
About the only noticeable change in the status of affairs was that the
building inspector's office prepared to supervise any building that might
be attempted in that locality, and the street and alley department as well
as the engineering force became cognizant of additional area under their
jurisdiction. 15
In the meantime, Carl Fisher was busy developing the area west of his Second
Ocean Front Subdivision near 63rd Street. From 1923 to 1924, Fisher dredged and
filled land to create two islands at the mouth of Indian Creek, La Gorce Island and
Allison Island. Some forty years earlier, this location was a favorite spot of the early
settlers who sailed their vessels down Indian Creek to visit the place known as the
Crocodile Hole (about two miles south of the Biscayne House of Refuge). Fisher
planned and built single family residences on La Gorce Island. It was named for his
friend John Oliver La Gorce, who was the associate editor and later editor of National
Geographic Magazine.16
Just east of La Gorce Island, Fisher built an island 500 feet wide and 3,500 feet
long in Indian Creek. He named it Allison Island for his friend and partner in the Prest-
O-Lite automobile headlight company, James H. Allison. A drawbridge, traversing the
island at 63rd Street and connecting the "mainland" (Pinetree Drive) with the
oceanfront, was constructed in 1924.17 (The original east and west bridges were later
replaced with the existing bridges and overpass around 1952.)
14 "Judge Denies Stay Against Beach Growth," Miami Daily News-Metropolis, 1 July 1924.
15 "The News at Miami Beach," Miami Herald, 2 July 1924.
16 Howard Kleinberg, Miami Beach: A History (Miami, Florida: Centennial Press, 1994), pp. 7 and 109.
17 "Allison Island Nearly Finished," Miami Daily News-Metropolis, 10 July 1924.
27
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Figure 9 This realty map from January of 1924 promoting Golden Beach shows other subdivisions at that time.
The original Miami Beach city limits are marked at the James Snowden property around 46th Street (later the
Firestone Estate and now the site of the Fontainebleau Hotel). Carl Fisher's First and Second Ocean Front
Subdivisions extend from the Snowden property northward to Frank Osborn's Atlantic Heights Subdivision at
69th Street. Henri Levy's Normandy Beach South does not yet appear in this map. Warner-Meade Island would
become Levy's Normandy Isle in 1926. The United States Government tract of land for the Biscayne House
of Refuge is marked "U.S.A." Beyond the government-owned tract are the Tatum brothers' Altos Del Mar
developments as well as Levy's Normandy Beach. The south line of the Normandy Beach Subdivision (today's
87th Terrace) became the new Miami Beach city limits on July 1, 1924, where it remains today.
28
Fisher planned for
single family residences on
the northern end of Allison
Island. The southern part
of the island was donated
to his friend Jim Allison for
the construction of Miami
Beach's first hospital and
sanitarium (see Figure 10).
Allison Hospital opened on
January 1, 1926, as a sort
of resort for the ill that
offered the finest in
accommodations and
dining. 18 Its remote
location when it was first
built was touted as a
benefit to patients,19 but
also kept it from marring
the carefree atmosphere Fisher was trying to create in Miami Beach. (Fisher also
discouraged cemeteries here.) Allison Hospital was unsuccessful, however, partly
because the land development boom was over. By the end of 1927, the hospital was.
taken over by a nursing order of nuns. The Franciscans purchased it and renamed it
St. Francis Hospital in 1928. Later, the hospital became a part of the Miami Heart
Institute. It was demolished in 2001 for a new residential development, Aqua.
Figure 10 This aerial photo was taken looking towards the southeast over
Allison Island in March of 1926. It shows Allison Hospital (later St. Francis
Hospital) at the southern end of the island about two months after its
opening {rightl. The Gulf Stream Apartments, built in 1925, is visible at
6039 Collins Avenue on the ocean (upper left). Both structures are now
demolished.
Built close by the new Allison Hospital in 1925 was the Gulf Stream Apartments
(now demolished) (see Figure 10). It was located on the ocean at 6039 Collins
Avenue, just south of the proposed historic district. The Gulf Stream Apartments was
a luxurious seven-story co-operative apartment house. 20 It was designed in the
Mediterranean Revival style by Martin L. Hampton and E.A. Ehmann. By the time it
was constructed, the beach road issue had been resolved, and the Gulf Stream
Apartments could offer its residents 420 feet of private beach.21
The legendary five-story, 142-room Deauville Casino and Hotel was also
constructed in 1925. It was located at 6701 Collins Avenue, a short distance north
of the Gulf Stream Apartments and within the proposed historic district. The Deauville
Casino was built by Joseph Elsener, a former salesman for Carl Fisher.
18 Kleinberg, pp.1 09-11 O.
19 "Allison Island Nearly Finished," Miami Daily News-Metropolis, 10 July 1924.
20 Advertisement, Miami Herald, 6 January 1926.
21 Historical Museum of Southern Florida, "Gulf Stream Apartments and Cottages," (brochure) no date.
29
Elsener built what was proclaimed as the largest swimming pool in
Florida as part of the Deauville Casino, which opened at 67th Street and
the ocean in early 1926. The pool was 165 feet long and 100 feet wide
and located on the second floor behind the hotel rooms. Planned as an
entertainment capital, the Deauville provided dining rooms, ballroom
dancing, entertainers, exhibitions by champion swimmers and divers and
state-of-the-art bathing facilities. 22
On opening night, the Deauville was a gaudy, resplendent showcase of
high society -- even though darkness and wild swamplands encircled the
patch of beauty. In an upstairs room, gaming tables clicked with dice and
spinning roulette wheels as bejeweled ladies placed their bets. A string
orchestra played far into the night for gay, festive socialites. Elegant
limousines lined the unpaver;! road outside, waiting to cart their
passengers back to the realm of civilization far south of the wilderness
swallowing up the Deauville.23
In a recent interview, Elsener's daughter, Dorothea Elsner Ritter, related thather
parents had traveled to France for the 1925 Paris Exposition. During their visit, they
especially enjoyed the town of Deauville. The Elseners later named their new casino
and hotel to commemorate their sojourn in Deauville. Mrs. Ritter also recalled that a
local teenager, Dale Miller, miraculously survived being sucked through the Deauville's
pool drainage pipe into the ocean in those early days.24
By the mid 1920s, the Deauville Casino and the Gulf Stream Apartments were
almost completely alone in this area on the oceanfront (see Figure 12). Apparently the
seclusion appealed to some in the social set, especially during Prohibition. Within a
few years, two private clubs also appeared in these nether regions of the beach: the
Bath Club at 5937 Collins Avenue in 1927 (now an individually designated Miami
Beach Historic Site) and the Surf Club at 9011 Collins Avenue in 1930 in what is now
the Town of Surfside.
The 1925 Deauville Casino, with its concept of a grand hotel and entertainment
center on a large oceanfront site, seems to have set the precedent for the glamorous
resort hotels that appeared in the proposed historic district after World War II. The
Deauville Casino, however, was built ahead of its time. The isolation of this area
ultimately doomed its attempts to attract a large socialite crowd. Adding to its
problems, the Deauville Casino was severely damaged by the hurricane of 1926 just
a few months after its opening. Elsener, who was heavily mortgaged, sold out. The
22 Kleinberg, pp. 104 and 223.
23 Historical Museum of Southern Florida, Pat Murphy, "From a Lipstick X Grew a Fabulous Hotel,"
Miami Herald, circa 1955.
24 Personal Interview with Dorothea Elsener Ritter by Carolyn Klepser, 26 August 2003.
30
Deauville Casino was eventually purchased for $200,000 in 1934 by colorful and
many-times-married former Broadway showgirl Lucy Cotton Thomas Magraw {later to
become Princess Eristavi-Tchicherine}.
Mrs. McGraw [sic] and her husband ran the Deauville for a couple of
seasons, then leased it in 1936 to Bernarr Macfadden, a physical
culturist, food faddist, and publisher of True Confessions and a host of
other similar magazines. Macfadden, nationally known, kept himself and
his Macfadden-Deauville Health Hotel in the limelight by running
unsuccessfully for the U.S. Senate in 1940, and by doing a parachute
jump, successfully, when he was 80. He married a third time when he
was in his upper 70s and brought his 3D-year-old bride to his Macfadden
Deauville.25 {See Figure 11.}
During World War II, the old Deauville was used by the Coast Guard for anti-
invasion beach patrol, and it served briefly as quarters for Army officers. It was later
condemned, however, because the roof leaked. Only 30 years old and never
recovering to its former glory, the original Deauville Casino was demolished in 1956
to make way for the new Deauville Hotel, designed by Melvin Grossman.
The (former) Deauville (was) a white elephant since it opened with f1ash-in-the-
pan opulence in February 1926, height of the Florida real estate craze. But perhaps
inelegant failure and fantasy are what makes the Deauville's"history memorable. 26
Figure 11 In 1936, Bernarr
MacFadden leased the
Deauville Casino and ran it as
a celebrated health resort
called the MacFadden-
Deauville Hotel (foreground).
It featured a medical staff for
X-rays, EKGs, and
hydrotherapy as well as a
solarium for nude sunbathing,
private cabanas, a formal
dining room, and a cocktail
lounge. The huge ocean-fed
swimming pool had seating for
2,000 spectators. Notice that
. the Gulf Stream Apartments is
, located on the beach in the
top-far left corner.
25 Nixon Smiley, "I Get Pains Thinking of Old Deauville," Miami Herald, 18 April 1965, p. 28A.
26 Historical Museum of Southern Florida, Pat Murphy, "From a Lipstick X Grew a Fabulous Hotel,"
Miami Herald, circa 1955.
31
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In the years leading up to World War II, development progressed in North Beach
with the construction of a modest number of hotels and apartment houses. They were
designed in the Art Deco or Streamline Moderne styles by the same architects who
practiced in South Beach. There are two surviving buildings in the proposed historic
district that predate World War II. The Hotel Rowe, located at 6600 Collins Avenue,
was designed by British architect David T. Ellis in 1939 with two stories (see Figure
13). A third story by the same architect was added in 1940 making the building a
three-story Streamline Moderne cube (see Figure 14). The older building can still be
discerned in the midst of its 1956 Post War Modern motel addition, designed by Carlos
Schoeppl and architecturally significant in its own right. This uncommon grafting of
two very different styles of architecture into one building is an interesting example of
preserving the past while embracing the future.
The second pre-World War II building in the proposed historic district is the
Normandy Plaza Hotel. It is located at 6979 Collins Avenue in Henri Levy's Normandy
Beach South Subdivision (see Figure 15). The Normandy Plaza was designed in 1936
by L. Murray Dixon with as fine an Art Deco facade as any hotel of its size in South
Beach. Both the Normandy Plaza and the original Hotel Rowe served as military
quarters during World War II. Less to its credit, the Normandy Plaza also served as a
refuge for Andrew Cunanan, killer of Gianni Versace, in 1997.
In addition to these hotels, there were a few retail stores and colonies of
beachfront bungalows built in the proposed historic district prior to World War II. One
of the largest bungalow colonies built in this area was the Archway Ocean Villas. It
was located north of the Deauville Casino between 6789 and 6875 Collins Avenue on
the beach. The bungalows of the Archway Ocean Villas were designed by Robert M.
Little and constructed between 1934 and 1937. They were later demolished in 1957
to make way for the Carillon Hotel.
As early as 1938, City officials foresaw the rapid growth of this area and its
future need for an oceanfront park and parking. The City gradually acquired land for
Allison Park from different property owners in 1938, 1943, and 1949.27 A comfort
station (now demolished) was erected in the park at 6475 Collins Avenue. It was
designed by Harry O. Nelson and built by the Zaret Construction Company in 1949.
Today Allison Park represents an early formal step by the City in planning for the
anticipated development of North Beach.
It was not until after World War II that this neighborhood began to come into
its heyday. Louis Levy, a well known hotelier, was one of the first developers in the
proposed historic district following the war. He built three hotels at the intersection
of Collins Avenue and 63rd Street for a cost of $500,000 (exclusive of the land); they
included the Mount Vernon, the Monticello (now the Harding Hotel), and the Stephen
27 City of Miami Beach, City Clerk's Office, Allison Park, File Nos. WD-25, WD-57, and WD 134, Warranty
Deeds Recorded on 24 March 1938, 30 November 1949, and 19 March 1943 (respectively).
33
Foster (now the Lombardy Inn). Levy also owned and managed for a period of time the
Drake Hotel at 1460 Ocean Drive, the Milburn Hotel (originally the Van Ness) at 1390
Ocean Drive, and the Stanton Hotel (now the Marriott) at 161 Ocean Drive.28
In 1946, Levy selected architects Joseph J. DeBrita and A. Kononoff to design
together the Mount Vernon and Monticello Hotels, located next to each other on the
south side of 63rd Street (see Figures 17 and 18). They were designed in the then
fashionable Neoclassical Revival style. In 1947, Levy hired architect J. Richard Ogden
to design his third and largest hotel in the same Neoclassical Revival style across 63rd
Street at 6300 Collins Avenue (see Figure 16). The Stephen Foster Apartment Hotel
completed an enclave of three architecturally similar buildings. It had a building plan
in the form of the letter "F," which gave many of the guest rooms a view of the
ocean. The Stephen Foster Apartment Hotel was probably named in honor of Stephen
Foster, a famous songwriter who immortalized the Suwannee River by his song, "The
Old Folks at Home." This popular song was written by Foster in 1851 and was later
adopted as the State song of Florida in 1935. Both the architectural style and the
naming of these three hotels reflect a burst of enthusiasm for early-Americana that
occurred during and immediately after World War II (seen also in the Betsy Ross, White
House and Jefferson Hotels on Ocean Drive, the latter two of which have been
demolished). This retro-fashion was soon replaced by an interest in exoticism, with
hotels named for foreign locales and with architecture that grew strikingly out of the
ordinary.
28 "Three New Hotels Will Open December 1," Miami Dailv News, 23 November 1947; and "Three Hotels
Go Up at Cost of $500,000," Miami Herald, 18 January 1948.
34
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Figure 13 In 1939, British architect David T. Ellis designed the two.story Hotel Rowe, located
at 6600 Collins Avenue, in the Streamline Modeme style of architecture. The hotel was
organized with a full.width lobby at the front of the building and an interior double loaded
corridor of guest rooms on the first and second floors.
Figure 14 In 1940. a third story was added to the Hotel Rowe by the original architect, David
T. Ellis, about a year after its construction. The building's original columns on the south
facade probably still exist within the 1956 motel addition by Carlos Schoepp!.
35
Figure 15 In 1936, L. Murray Dixon designed the Normandy Plaza Hotel at
6979 Collins Avenue in the Art Deco style. Both the Normandy Plaza and the
original Hotel Rowe lsee Figure 14) served as military quarters for the U.S.
Army-Air Forces during World War II.
~_.,,.<
~." ,,",;r
~r~~J).~, _~;;.'
Figure 16 In 1947, J. Richard Ogden designed the Stephen Foster Apartment
Hotel (now the Lombardy Inn) at 6300 Collins Avenue in the Neoclassical
Revival style (top). This 1950 photo shows the apartment hotel's original,
Classically-inspired front portico before it was replaced just weeks later. Both
the Lombardy Hotel (lower left), now demolished, and the Casablanca Hotel
(lower right! are under construction.
36
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Figure 17 Louis Levy built three hotels at the intersection of 63rd Street and Collins Avenue after
World War II; they were the Mount Vernon (above), the Monticello (now the Hardingllsee Figure
18, below), and the Stephen Foster (now the Lombardy Inn) (see Figure 16). The Mount Vernon
Hotel was the first of the three buildings to open in December of 1947 with 32 units. The
Monticello Hotel was the second to open in January of 1948 with 49 units. The Stephen Foster
Apartment Hotel, the third and largest of the three, opened in February of 1948 with 70 units.
These Neoclassical Revival style hotels create a unique enclave of architecturally similar buildings.
~he MOHticeIIo oiIoieI, Mia.m.i BeGdt, q/oJuda.
Figure 18 In 1946, architects Joseph J. DeBrita and A. Kononoff designed together the
Monticello Hotel (now the Harding) and the Mount Vernon Hotel in the Neoclassical Revival style.
The hotels were built next to each other at 210-63rd Street and 6084 Collins Avenue,
respectively. The reverse side of these 1950 postcards (Figures 17 and 18) advertises that the
Monticello and Mount Vernon Hotels are .'ocated in the most exclusive North Beach section. "
37
In the north end of Miami
Beach during the 1940s, there were
still large tracts of oceanfront land
that remained undeveloped. They
were the perfect sites for the new,
glamorous resort hotels that came
into popular demand after World War
II. The booming post war economy,
as well as the retooling of America's
war plants to peacetime industries,
gave a growing middle class more
leisure time, expendable income, and
affordable, stylish automobiles
resulting in a flood of tourists in
Miami Beach. Many veterans who
had trained here as recruits
remembered their beautiful "boot
camp" and returned to enjoy it in
better times, often with their brides.
Figure 19 Architect Roy France came to Miami Beach from
Chicago in the early 19305 and designed numerous
oceanfront hotels south of 44th Street. In 1946, France's
Martinique Hotel, located at 6423 Collins Avenue, was one of
the first great post war hotels in North Beach. The Martinique
Hotel has since been demolished, but its design elements are
still seen in France's Saxony, Sans Souci, Casablanca, and
other hotels.
New technologies (such as air conditioning), building materials, and social trends
gave rise to a new type of architecture. The sheer volume of hotel guests now arriving
in their own private vehicles required that hotels now be built on a larger scale. They
featured grand driveway entrances sheltered by elaborate carport structures as well
as large interior lounges and ballrooms. Facades were emblazoned with neon signs and
logos in order to catch the eye of passing motorists. Buildings of all types took on
exotic or futuristic forms, using architecture as advertising in an effort to outdo one
another in competing for business. Some Post War Modern architectural forms were
derived directly from wartime technology, particularly the delta wing, the rocket motif,
and the parabolic arch.
The first of the great post war oceanfront hotels to be built within the proposed
historic district was architect Roy F. France's Martinique Hotel at 6423 Collins Avenue
with 1 37 rooms (now demolished) (see Figure 19). It was the largest of the six hotels
built in Miami Beach in 1946, and the first hotel in the city to be fully air-conditioned.
The front facade of the 11-story Martinique Hotel already displayed stacked rows of
strong horizontal window bands that would foretell a principal theme of the architect's
Post War Modern style. Shortly thereafter, France's spectacular Saxony and stunning
Sans Souci Hotels arose further south on Collins Avenue (built respectively in 1948
and 1949) with their sweeping bands of windows as the dominant theme of the
architecture.
38
In 1947, architect Henry Hohauser's Sherry Frontenac Hotel appeared at 6565
Collins Avenue, "the first postwar multi-million dollar glamour hostelry, ,,29 with 250
rooms (see Figure 22). Its interiors and distinctive signage on the front facade were
designed by Paul Silverthorne. This resort hotel was featured in the 1949 issue of
Florida Architecture:
The Sherry Frontenac, one of the largest and newest hotels on the
fabulous Gold Coast of Miami Beach; is typical of elaborate tourist
accommodations. The unusual plan has twin towers nine stories high on
each side of a three-story lobby and gallery and is designed for guests
who want a deluxe vacation where sun, sand, and surf claim most of
their time. Its saw-tooth shaped plan permits each of the 330 rooms a
corner location with maximum light and ocean view... A view from the
entrance across the lobby and pool to the ocean, is enveloped as a
natural part of the design of the hotel. 30
The twin towers of the Sherry Frontenac give the illusion of two graceful ocean
liners, complete with smoke stacks, afloat side by side at the edge of the Atlantic
Ocean. A metal "gangplank" or sky bridge originally linked them at the top floor until
it was removed in 1980 (see Figure 23).
hi 1948, the original northern portion of the Monte Carlo Hotel was constructed
at 6551 Collins Avenue, just south of the Sherry Frontenac (see Figure 24). The 100-
room hotel was designed by Roy France in the Post War Modern style. The front
elevation featured continuous, corner eyebrows that rise up the tower and a projecting
lobby with a glass curtain wall. Three years later, a major addition was built on the
south side of the original hotel (see Figures 25 and 26 ). It was designed by the
principal architect Albert Anis and the associate architect Melvin Grossman in the Post
War Modern style. The 44-room, southern addition incorporated a porte-cochere (now
altered) that floated over the entrance and a commanding motif of decorative square
vents at its crescendo.
An unfortunate loss to this area was the demolition of the Bel Aire Hotel at
6515 Collins Avenue in August of 1999 (see Figure 20, following page). This small,
exquisite Post War Modern structure was designed by Albert Anis in 1949. The Bel
Aire Hotel's alluring wave-shaped "eyebrow" on the front facade and its delightful
patterned brise-soleil block wall captured the playful spirit of the low-scale, oceanside
hotels in North Beach.
29 Carson, pp. 23-24.
30 "Deluxe Hotel on the Beach," Florida Architecture, 1949, pp. 27-29.
39
In 1950, four years after his
Martinique Hotel and two years after
his Monte Carlo Hotel, Roy France
designed the 268-room Casablanca
Hotel (see Figures 27 and 28). It was
built on the ocean at 63rd Street,
setting a record when it was
completed in only five months and ten
days.31 France had designed many
oceanfront hotels in the mid beach area
(now the Collins Waterfront Historic
District) over the previous two
decades. The Casablanca, a landmark
of exotic fantasy, was adapted to the
post war automotive age with huge
neon signage and a carport supported
by four turbaned figures (telamons)
with a highly spirited facade (see
Figure 29).
Figure 20 The Post War Modern style Bel Aire Hotel,
designed by Albert Anis in 1949, featured an alluring wave-
shaped eyebrow and other whimsical design elements. It
stood as a landmark on the beach at 65th Street until it was
demolished in August of 1999. This photo captures historic
preservation protesters in front of the Bel Aire Hotel under
demolition.
The following year, 1951, saw the construction of A. Herbert Mathes' Allison
Hotel (now the Comfort Inn) across from Allison Island at 6261 Collins Avenue, and
Norman Giller's Bombay Hotel (now the Golden Sands!' at 6901 Collins Avenue (see
Figures 30 and 31). Giller, a local architect and banker, was a new breed of architect
who designed, financed, and built many of his projects. He created many of the Post
War Modern style motels in Sunny Isles and was instrumental in the construction of
the William Lehman Causeway.
In 1953, Albert Anis designed the smaller-scale Brazil Hotel on the ocean at
6525 Collins Avenue. On the west side of Collins Avenue, Carlos Schoepp I created the
great gabled addition that wedged itself into the old Hotel Rowe in 1956 and
transformed it into the Post War Modern style Rowe Motel - motels themselves being
a new creature of the automotive age (see Figures 32 and 33).
In the mid-1950s, the concept of the all-inclusive resort hotel began to appear
in Miami Beach. These resort hotels contained their own entertainment, sports, and
shopping facilities as well as dining rooms, cocktail lounges, and supper clubs. It was
enticingly convenient for guests not to have to leave the hotel for the duration of their
stay, but the intention was clearly for the hotel to capture all the guests' vacation
spending. An unfortunate consequence was that smaller outdated hotels as well as
local commercial and entertainment districts, such as Lincoln Road and Washington
Avenue, suffered severely. Farther south, the Fontainebleau and Seville Hotels were
among the first such self-contained resorts. The Carillon Hotel and the new Deauville
31 Nixon Smiley, "Game of Golf Changed Miami Beach's Skyline," Miami Herald, 16 September 1968.
40
Hotel are prime examples of the all-inclusive resort hotels within the proposed historic
district. The Casablanca, Sherry Frontenac, and Monte Carlo Hotels also took
advantage of the post war entertainment industry further nurturing it with chic
facilities.
In 1957, architect Norman Giller designed the Carillon Hotel at 6801 Collins
Avenue in the Post War Modern style (see Figures 34 and 35). The 14-story hotel may
.. have been named after developer Alfred Kaskel's niece Carol;32 andlor it was a
reference to the never-completed bell carillon that the architect originally intended for
the top front facade of the building. Its four great circular openings nevertheless
remain a powerful feature of the architecture. The design of the hotel tower
incorporated a new reinforced concrete floor slab construction that Giller developed.
It required no beams to support the floor slabs; thus, the hotel gained an additional
two floors without added height, as well as its slender and elegant glass curtain walls.
A new Oeauville Hotel (now the Radisson Deauville Resort) opened in 1958 on
the site of the old Oeauville Casino at 6701 Collins Avenue (see Figures 36 and 37).
It was designed by Melvin Grossman in the Post War Modern style. The new Oeauville
Hotel was featured in Florida Architecture for 1958-1959:
The once world-famous hostelry, the MacFadden Deauville, is now a
thing of the past and in its place stands the majestic new Deauville --
striking addition to the ever-changing Miami Beach skyline. The new
building has a sweeping frontage of five hundred feet and the room
section stands twelve stories -- a full one hundred and fifty feet -- above
the extensive three-story public area. Accenting the height of the tower
section, and contrasting with the horizontal eyebrows shading the guest
rooms, a sheer, vertical panel of blue porcelain enamel rises the full
height of the building on the street side... A t the street level, a shopping
arcade is accessible to shoppers from the street and guests from the
interior of the hotel. An attractive coffee shop and an intimate cocktail
lounge face the arcade and pool deck -- and an ice skating rink is
available to guests and the public alike... The elegant central motif [of the
lobby] is a sparkling pedestal candelabra viewed from the entrance
against a background of Italian rose marble... Facing directly on the blue
Atlantic, the main dining room takes full advantage of the magnificent
view with the east wall glassed from floor to ceiling. The night club is a
column-free room with a high ceiling, terraced to provide clear sight lines
to the entertainment platform. A portion of the floor ahead of the
proscenium is used alternately as a stage or dance floor, being
hydraulically raised or 10 wered to suit the purpose... Ano ther outstanding
feature of this well-equipped hotel is the solarium with its sundecks,
32 William R. Linneman and Harriet Fether, "Miami Beach Hotel Names,. American Speech. October
1964, volume XXXIX, no. 3, p. 197.
41
massage rooms and steam
baths located high atop the
lower section... Guest
rooms are located in the
tower, occupying an area
much like a huge 'T' so
that all but a few of the
five hundred and fifty-two
rooms have a clear view of
the ocean... Framing the
unusually large pool are
colorful tile patio areas,
tropical plantings and gay
umbrella tables where
service from the coffee
shop or bar adds the final
touch to this elegant
vacation setting. 33
Figure 21 This photo shows John Lennon, Paul McCartney, Ringo Starr,
and George Harrison of the Beatles frolicking in the ocean for
photographers behind the Deauville Hotel. The Beatles' second appearance
in America was on the Ed Sullivan Show on February 16, 1964. The
television program was broadcast live from the Deauville Hotel. The
performance spun the talented British rock group into the hearts of
America's teenagers and provided much publicity of Miami Beach.
The new Deauville Hotel became a landmark for more than just its architecture;
it was also the site of the Beatles' second performance in the United States for the Ed
Sullivan Show on February 16, 1964. (The Beatles made their American debut on the
Ed Sullivan Show in the CBS television studio in New York City on February 9, 1964.)
The television program was broadcast live via satellite from the Napoleon Room of the
Deauville Hotel. The Fab Four stayed on the 11 th floor and frolicked in the pool and
ocean for photographers who captured their hotel jaunts for publications around the
world (see Figure 21). The performance spun the talented British rock group into the
hearts of America's teenagers. There were many other notable entertainers of the
1950s and 1960s that performed at the Deauville Hotel, including Frank Sinatra,
Sammy Davis Jr., Dean Martin, Joey Bishop, Tony Bennett, Bing Crosby, Judy
Garland, Sophie Tucker, Henny Youngman, Milton Berle, and Jerry Lewis.34
Certain retail structures on the west side of Collins Avenue matched the hotels'
enthusiasm for the next generation of Post War Modern architecture. This trend is
particularly seen in the retail building at 6616-6638 Collins Avenue with its exuberant
parabolic arch (see Figures 38 and 45). While it is not documented in building records,
vintage photographs indicate that this arch was added sometime between 1957 and
1958 to the store building that was designed in 1947 by Lester Avery. Perhaps it was
meant to mirror the arched porte-cochere on the new Deauville Hotel across the street.
Even without the arch, this building is interesting for its covered passageway to an
33 "The Deauville," Florida Architecture, 1958-1959, pp. 164-168.
34 "The History," Promotional Brochure of the Radisson Deauville Resort, 2002.
42
open courtyard of storefronts in the rear, resembling Igor Polevitzky's 1937 Lincoln
Center Building at 630 Lincoln Road.
Miami Beach's defining identity has, throughout its history, been as a tourist
resort. This abiding identity, with its many variations adapted to changing times,
remains manifest in the City's architecture. Just as the buildings of South Beach
illustrate Miami Beach as a 1930s resort, this stretch of upper Collins Avenue, more
than any other part of the City, embodies the second generation of Miami Beach's
great and powerfully enthusiastic oceanfront resort hotels built after World War II.
43
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Figure 22 The fabulous Sherry
Frontenac Hotel, located at
6565 Collins Avenue, was
designed by Henry Hohauser in
the Post War Modern style in
1947. The hotel featured twin
nine-story towers that were
connected by a central three-
story lobby. The saw-tooth
shaped plan of the twin towers
provided many of the hotel
rooms with views of the ocean
and allowed for maximum
sunlight. The Sherry Frontenac
Hotel offered their guests
many amenities, including an
r expansive lobby that
overlooked the ocean, a dining
room with a mezzanine level
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Olympic-sized pool, and private
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Figure 23 This 1952 postcard
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Sherry Frontenac Hotel. The
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ocean liners, complete with
smoke stacks. afloat side by
side at the edge of the Atlantic
Ocean. A metal "gangplank"
or sky bridge originally linked
them at the top floor until it
was removed in 1980.
44
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Figure 25 In 1951, a major addition was built on
the south side (right) of the Monte Carlo Hotel.
It was designed by the principal architect Albert
Anis and the associate architect Melvin
Grossman in the Post War Modern style. The
44-room, southern addition incorporated a pDrte-
cochere that floated over the entrance (now
altered, see also Figure 4). stone-faced wall
panels and ribbon windows on the ground floor,
corner windows on the upper floors, and a
commanding group of decorative square vents at
its crescendo.
''1nont~ Cme,
HOYf:L . POOL. CABANA CLUB
ON THE OCEAN AT 651h STREET
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Figure 26 A 1952 promotional brochure for the
Monte Carlo Hotel advertises: hbeautiful
appointments and decor for a sense of complete
luxury and relaxation - superb dining, never-
ending programs of entertainment, dancing,
cocktail parties, aI/-star shows - incomparable
facilities, from lobby to the rooftop solaria,
steam rooms and health club and the barber
shop and beauty salon - and guest rooms...
complete with comfortable air conditioning. h
The hotel also provided their guests with a
swimming pool, two expansive sundecks, and
private cabanas. It was typical of an all-
inclusive resort hotel to provide everything for a
total guest experience without the need to leave
the hotel for the duration of the visitor's stay.
46
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Figure 28 Roy France's magnificent Casablanca Hotel at 6345 Collins
Avenue was built in 1950. It set a record when it was constructed in only
five months and ten days. The Post War Modern style hotel featured a two-
level lobby area with an L-shaped tower of guest rooms above. Guest
amenities offered on the first floor of the lobby included a cocktail lounge,
a dining room, and a supper club. The lower level of the lobby featured
retail shops, a beauty salon, a barber shop, a coffee shop, and a
convention room. The oceanfront hotel also provided their guests with a
swimming pool, sundecks, and cabanas on the east side of the site. As
seen in this circa 1950 photo, there were "corrugated" glass windows
(now removed I that extended the full-height between the floor slabs in the
stair towers at the interior edges of the front facade's "bookend" massing.
Figure 29 The Casablanca
Hotel was a landmark in exotic
fantasy. It was adapted to the
post war automotive age with
huge neon signage and a
porte-cochere supported by
four turbaned figures
Itelamons). The hotel's front
elevation also featured ribbon
windows with continuous
eyebrows in the recessed
central section as well as
corner windows with
wrapping eyebrows in the
projecting side "bookends" of
the building.
48
Figure 30 The Allison Hotel Inow the
Comfort Inn) was constructed at 6261
Collins Avenue in 1951. It was
designed by A. Herbert Mathes in the
Post War Modern style. The front
elevation of the hotel featured a
fabulous projecting concave wall with a
fluted stucco finish and boxed ribbon
windows. This curved wall was
supported by columns.. with floating
planes. The hotel's front elevation also
maintained a dramatic porte-cochere
and neon signage in the spirit of the
post war automotive age.
Figure 311n 1951, Norman Giller designed
the Post War Modern style Bombay Hotel
(now the Golden Sands) at 6901 Collins
Avenue. The hotel's front elevation
featured a dramatic fin wall for neon
signage and a rounded corner wall with a
scalloped surface between two continuous
eyebrows. A framed wall with vertical
concrete fins was located above five
storefronts facing Collins Avenue. A
carport entry accessed an on-site parking
lot tucked behind the building Ilater
converted into a parking deck in 1967).
The amenities of the Bombay Hotel
included a curvilinear-shaped lobby, a
cocktail lounge, a dining room, a coffee
shop, and a swimming pool with cabanas.
49
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i~
Figure 32 In 1956, Carlos Schoeppl designed the great gabled addition that wedged itself in the old Hotel
Rowe at 6600 Collins Avenue and transformed it into the Post War Modern style Rowe Motel (right). The
gabled motel addition featured a large lobby and a cantilevered concrete canopy on the south elevation
wall. The original lobby of the Hotel Rowe was converted into retail stores. Schoeppl also designed in
1 956 the motel's north guest wing and swimming pool, located to the west of the original Hotel Rowe
{upper leftl. The motel's south guest wing was designed by Robert Swartburg in 1964 (lower left). As
seen in this artistic rendering from about 1964, the original Hotel Rowe can still be discerned in the midst
of the motel addition (upper right, see also Figure 14). This grafting of two different styles of architecture,
Streamline MDderne and Post War Modern, is an interesting example of preserving the past while
embracing the future.
Figure 33 This circa 1964 photo of the Post War Modern style Rowe Motel was taken from the
rear motel addition looking towards the northeast at the original hotel structure (upper right).
Guest amenities offered at the Rowe Motel at that time included a coffee shop, a card room,
retail stores, a kidney-shaped swimming pool, an expansive sundeck, shuffleboard courts, and
air conditioned guest rooms with television sets.
50
Figure 34 Norman Giller's 1957 Carillon Hotel, located on the ocean at
68th Street, was one of the first all-inclusive resort hotels in North Beach.
It contained retail shops and entertainment facilities as well as luxurious
guest rooms. The architect repeated the original folded-plate or accordion
design detail on the roof of the porte-cochere as well as the front facade
of the ballroom wing. A diamond pattern Inow removed) decorated the
lower roof levels of the hotel. The top of the building featured wonderful
neon signage and four great circular openings (originally intended as a bell
carillon but never completed).
-.....
.....""'-
,
Figure 35 Architect Norman Giller devised a new reinforced concrete floor
slab construction for the 14-story Carillon Hotel that required no beams to
support the floor slabs. Thus, the hotel gained an additional two floors
without added height as well as its slender and elegant glass curtain walls.
This circa 1957 photo was taken from the ocean looking towards the
northwest. It shows the rear elevation of the hotel and ballroom wing, the
swimming pool, a two-level sundeck, and private cabanas.
51
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Figure 36 Melvin Grossman's exuberant new Deauville Hotel opened in 1958
on the site of the old Deauville Casino at 6701 Collins Avenue. The all-inclusive
resort hotel featured a sumptuous two.level lobby, plush guest rooms, a
magnificent dining room, an attractive coffee shop, an intimate cocktail lounge,
a night club, a shopping arcade, an area for conventions or banquets, an ice
skating rink, a swimming pool, expansive sundecks, private cabanas, and a
solarium with massage rooms and steam baths.
Figure 37 Many notable entertainers of the 19505 and 19605 performed at the
new Deauville Hotel, including the Beatles, Frank Sinatra, Sammy Davis, Jr.,
Dean Martin, Joey Bishop, Tony Bennett, Bing Crosby, Judy Garland, Sophie
Tucker, Henny Youngman, Milton Berle, and Jerry Lewis.
52
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IX. ARCHITECTURAL STYLES REPRESENTED
Exemplary buildings of three (3) distinct Miami Beach architectural movements
have been identified in the proposed North Beach Resort Historic District. The
architectural styles represented in this area include Art OecolStreamline Moderne,
Neoclassical Revival, and Post War Modern. A detailed description of each
architectural style is provided below.
Art Deco/Streamline Modeme
Although Art Deco is the "mother" style, Streamline Moderne rapidly evolved
and ran concurrently with Art Deco as the dominant design branches. Consequently,
the examples of these styles in Miami Beach typically embody characteristics of both
styles as summarized below.
Art Deco (circa late 1920s to 1930s). The style now commonly referred to as
Art Deco is considered one of the first 20th century architectural styles in America to
break with traditional revival forms. It emanated largely from the impact of the
Exposition des Arts Decoratifs et Industriels Modernes, a design fair held in Paris in
1925 which celebrated the reconciliation between the decorative arts and
advancements in technology and industry.35 Architects searching for design "purity"
became eager to explore new possibilities afforded by the rapidly evolving Machine
Age.36 An architectural style unfolded which looked to both the past and the future for
its design inspiration.
Building forms in the Art Deco style were typically angular and clean, with
stepped back facades, symmetrical or asymmetrical massing, and strong vertical
accenting. The preferred decorative language included geometric patterns, abstracted
natural forms, modern industrial symbols, and ancient cultural motifs employing
Mayan, Egyptian, and indigenous American themes.
In Miami Beach, a unique form of Art Deco employed nautical themes as well
as tropical floral and fauna motifs. Ocean liners, palm trees, flamingos, and numerous
related elements graced the exteriors and interiors of the new local architecture. The
favored materials for executing this distinctive "art" decor included bas-relief stucco,
keystone, etched glass, a variety of metals, cast concrete, patterned terrazzo, and
others. Today this distinctive design vocabulary, which further incorporated glass
block, Vitrolite, and stunning painted wall murals, has become the hallmark of Miami
Beach's internationally recognized Art Deco gems.
35 Metropolitan Dade County, From Wilderness to Metropolis, Second Edition (Metropolitan
Dade County, Office of Community Development, Historic Preservation Division, 1992), p. 187.
36 Barbara Capitman, Michael D. Kinerk, and Dennis W. Wilhelm, Rediscoverino Art Deco
U.S.A.; A Nationwide Tour of Architectural Deliohts (New York: Viking Studio Books, 1994), p. 2.
54
Streamline Moderne (circa 1930s to 1940s). As Art Deco evolved in Miami
Beach in the 1930s, modern transportation and industrial design began to have an
even greater impact upon new construction. The "streamlined" character of
automobiles, airplanes, trains, buses, ocean liners, and even home appliances inspired
powerful horizontal design compositions, accentuated by striking vertical features and
punctuated by icons of the technological era. Continuous eyebrows, racing stripe
banding, radio tower-like spires, portholes, and deck railings like those found on grand
ocean liners, were among the unique features to set this architecture apart from
anything before it. The creative incorporation of nautical themes showed this
advancing form of Art Deco to be true to its origins in Miami Beach.
Smooth, rounded corners often replaced sharp ones on Streamline Moderne
buildings, especially on corner lots. Eyebrows swept around the corners as did other
details. Street corners became inviting architectural focal points, whether the special
treatment employed was based upon curves or angles.
Like earlier Art Deco buildings, the Streamline Moderne style incorporated
smooth and articulated stucco, architectural glass block, keystone, and a variety of
metals used in detailing. Predominating surfaces became smooth, planar, and
aerodynamic in character.
Examoles of Contributino Structures in the orooosed North Beach Resort Historic
District desioned in the Art Deco or Streamline Moderne stvles include the folio wino:
Hotel Rowe (now the Super 8 Motel), 6574-6604 Collins Avenue - Streamline
Moderne (original 1939 building) (see Figure 39); and
Normandy Plaza Hotel, 6979 Collins Avenue - Art Deco (see Figure 40).
55
..
.
Figure 39 The original northern portion of the Hotel Rowe is clearly visible in
this current photo (rightl. David T. Ellis designed the original building in 1939
and a third-story rooftop addition a year later in the Streamline Moderne style
(see Figures 13 and 14). In 1956, Carlos Schoeppl's gabled addition was
erected on the south side (left) of the original building. It transformed the Hotel
Rowe into the Post War Modern style Rowe Motel.
~I::
.
Figure 40 The Normandy
Plaza Hotel was designed
by L. Murray Dixon in the
Art Deco style in 1936.
Notice the beautiful bas
relief in the central vertical
panels on the building's
front elevation as well as
the pierced masonry grilles
of the roof parapet wall.
56
Neoclassical Revival Stvle (1895 to 1950)
Along with the Art Deco and Streamline Moderne styles described previously
in this section, it is also important to understand the origins of the Classical Revival
style of architecture as an important component to the Neoclassical Revival style. The
Classical Revival style was popular in America from about 1780 to 1830. This
remarkably brazen style borrowed the highest artistic values and direct architectural
features of the Greeks and Romans as found in the Five Ancient Orders of
architecture: Tuscan, Doric, Ionic, Corinthian, and Corinthian Composite" These high
artistic values were intentionally transferred to modern architecture from 1780 to
1830 to create a powerful public and domestic image (requite with the associations
of history, stability, and grandeur) in the building of the new American nation. Notable
examples of the Classical Revival style displaying these high artistic values include:
the United States Capitol, designed by William Thornton in 1795 (with the new dome
and north and south wings added by Thomas Walter in 1855), the White House, the
Lincoln Memorial, the Jefferson Memorial, and many fine domestic residences among
a large host of others in the early architecture of the District of Columbia and the
nation.
The Neoclassical Revival style of architecture followed the Classical Revival
movement as Europe and America progressed further into the new machine age at the
turn of the 20th century. It similarly received wide acceptance by the public due to its
close association with the artistic values and principals of the Ancient architecture of
the Greeks and Romans. The World's Columbian Exposition, held in Chicago in 1893,
played an important part in reviving interest in Classical architecture. The planners of
the exposition mandated a Classical theme. The exposition was widely photographed,
reported, and attended. The Neoclassical Revival style soon became the latest fashion
across the country. The central buildings of the exposition were of monumental scale
and inspired numerous public and commercial buildings in the following decades.37
Due to the overwhelming success of the 1893 Columbian Exposition, the
Neoclassical Revival style enjoyed wide popularity in the United States during the first
half of the 20th century. This architectural movement had two principal waves. The
first phase, from about 1900 to 1920, commonly featured hipped roofs and elaborate,
Classically-correct columns. The later phase, from about 1925 to 1950, emphasized
flat or side-gable roofs and simple, slender columns.38
In Miami Beach, the buildings in the Neoclassical Revival style were typically
inspired from the second phase of this architectural movement. These later buildings
were usually more modest in their overall design. However, they commonly featured
37 Virginia and Lee McAlester, A Field Guide to American Houses (New York: Alfred A. Knopf, 1984),
pp. 342-345.
38 Ibid.
57
Classically-inspired design elements as the entry focal points of their otherwise simple
architectural designs. These Classically-influenced compositions were usually
dominated by a full-height, two-story entry porch or portico of grand proportions. The
central entry porch generally extended three or five column bays in width or
sometimes the full-facade width. The full-facade width porch was usually covered by
a flat or shallow-pitched roof extension from the main roof, while the three or five
column bay width porch often had a flat or gabled roof. (The flat roof of the three or
five column bay width porch was sometimes curved or'semi-circular.) The entry
porches in this style were usually supported by full-height, two-story columns (round
or square) that were very slender and unfluted. The columns commonly lacked
elaborate capitals or bases.
The building facades in the Neoclassical Revival style were generally celebrated
by symmetrically balanced windows and a central door. The main entrance doors
frequently had elaborate surrounds with a broken pediment. The windows in this style
were usually single or grouped in pairs and triples. They were commonl'y multi-lited
sash or casement windows. The windows were sometimes framed with full shutters
or highlighted with a broken pediment. The roofs were usually flat, side-gabled, or
hipped. Other frequently used design elements or materials in this style included
chimneys, a roofline balustrade, portico pendant lanterns, and brick finishes on the
building walls or landscape planters.
Examoles of Contributino Structures in the orooosed North Beach Resort Historic
District desioned in the Neoclassical Revival stvle include the folio wino:
Mount Vernon Hotel, 6084 Collins Avenue (see Figure 41);
Monticello Hotel (now the Harding Hotel), 210-63rd Street (see Figure 42); and
Stephen Foster Apartment Hotel (now the Lombardy Inn), 6300 Collins Avenue.
58
\
At: fj5 1(}/Y!J K
.....
'...i..;.
.... .._J
~
Figure 41 The Mount Vernon Hotel is a fine example of the Neoclassical Revival
style. The hotel was designed by Joseph J. De Brita and A. Kononoff in 1946.
Notice the building's Classically-inspired front portico displaying full height columns
and suspended lantern pendants.
I II it,.
"'."".~r
It o"j "IR
.: ,r''''''I'' '.., ,. _ II i 0'.; I
, II~' 'Ir TT: II i '.1'
'1",';}7 ... '-
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,.
Figure 42 Originally known as the Monticello Hotel, the Harding Hotel (centerl was
designed together with the Mount Vernon Hotel (far left; and above photo) by thE!
same architects, Joseph J. DeBrita and A. KDnonoff. Built in 1946, theSE!
Neoclassical Revival style structures reflect a burst of enthusiasm for early
Americana after World War II.
59
Post War Modern or Miami Modern (MiMo) (about 1945 to 1965)
Historical Context. 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 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 Waf II. After
years of deprivation during the Great Depression and wartime, everyone dreamed of
a carefree, better world for themselves and their children. The Baby Boom was the
result of the eagerness to get this new generation underway, while the legislation of
the G.1. Bill helped to provide education and prosperity for war veterans.
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.39 After
the war, many veterans who had trained as recruits in Miami Beach returned here to
vacation or to make their home, often with their brides.
America redirected its enormous industrial capacity back to the domestic
economy following the war. There was no longer a perceived need for rationing,
conserving, and recycling. It was the age of exuberanc"e and abundance. The
disposable society was born. The McCarthy Era and the beginning of the Cold War
fostered the championing of capitalism and the celebration of the American way. The
economy was thriving and gave rise to the growing middle class. Suddenly, luxury
items were flooding the market and becoming affordable to the masses for the first
time.
New electric appliances and gadgets with push buttons began to appear in many
households. Air conditioning was introduced as a novel 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. But the technological
advance that had perhaps the greatest impact on America was the television. It
forever changed mass communications and entertainment. The television came into
every household with programs portraying harmonious, happy families living perfect
lives in beautiful homes. These TV show characters became society icons. Rock-and-
roll emerged as mainstream pop music for carefree, fun-loving American teenagers,
brought directly into their homes on the radio or television. It was the age of
innocence.
The automobile increased its role as the main mode of transportation as a result
of highly efficient, rapid mass production systems and the development of new
39 "Army Life on Beach in Second Year," Miami Herald, 19 February 1943.
60
technologies. Radical new car designs responded to this age of exuberance. Together
these factors produced highly desirable and dependable automobiles that were
affordable to much of America's rapidly expanding middle class. Gasoline was plentiful
and affordable. As a result, people became more mobile. They were better able to
afford a home and fulfill the American dream.
Residential developments sprouted in the outskirts of cities. The interstate
highway system commenced construction, making it easier for people to live in
suburbia and commute to work as well as to travel great distances across the nation
conveniently and comfortably. Leisure became a reality for more people. Automobile
manufacturers very successfully promoted the sales of these truly new personal
vehicles with slogans like "See the World Today in Your Chevrolet." The advent of the
jet passenger plane in 1 957 made air travel tremendously faster, more comfortable,
and eventually within the financial reach of the upper-middle class. Gradually, the
burgeoning seaside resort of Miami Beach became the ultimate high-status vacation
destination, synonymous with glitz and glamour.
The Cuban Revolution in 1959 prompted an unprecedented mass immigration
of Cubans to the United States, and specifically to Miami. This event added to the
American-Soviet animosity and the fear of nuclear war. At the same time, Miami
Beach became more popular as a retirement community with its warm, tropical climate
and beautiful beaches. The need for housing, retail, and services to accommodate the
different growing segments of the population increased. During the 1950s and 1960s,
the typical postcards of Miami Beach showed large, fanciful resort hotels against a
backdrop of sun, sea, and palm trees. They conveyed a whimsical world of fantasy
that appealed to visitors, retirees, and transplants from the north.
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
(terms the famous post war architect Morris Lapidus chose to define his style) began
to appear in architecture everywhere in Miami Beach, especially in North Beach. But
the parabolic arch was an icon of its time:
The parabolic curve...has a design history of its own. It is a curve that
expresses fundamental relationships in mathematics and physics, and it
can be seen in the path of a projectile and other commonplace
manifestations of gravitation... The parabolic arch came closer to the
mainstream when it appeared in Bauhaus and other modernist European
graphics during the 1920s and 1930s... Parabolic arches were used in
aircraft hangars and other industrial buildings during World War II, both
in Europe and in America.... The culmination of the parabolic arch motif,
however, was Eero Saarinen's competition-winning design lor a
61
monument in St. Louis to celebrate the westward expansion of the
United States. It was not completed until 1966, after the architect's
death, but it was designed in 1948 and construction began during the
Populuxe period. The influential design very economically fused the
period's fascination with motion and dynamism with its preoccupation
with the settlement of the frontier... And even before the [St. Louis] arch
had been completed, its parabola had been repeated on a small scale in
fast-food restaurants, gasoline stations, motels and other buildings that
served the denizens of roadside America. 40
Architectural DescriDtion. 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 redesigned automobile, and a feeling of national optimism. The local
expression of this style has recently been dubbed Miami Modern or MiMo by the
Greater Metropolitan Miami area's Urban Arts Committee (much as the term Art Deco
was first applied about 1965 when the style actually first appeared in the 1920s).
The Post War Modern style in Miami Beach established a path of its own in
terms of modern functional simplicity with a new vocabulary of pizzazz. Essentially the
strong design personality of Art Deco, as it evolved over two decades in Miami Beach,
significantly gave way to the changing dictates of use and function in the era of post
war seaside resort and residential architecture. .
From about 1945 to 1965, the widely popular Post War Modern style was
frequently applied to hotels, commercial buildings, apartment houses, and single family
homes throughout Miami Beach, especially in North 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 fluted stucco surfaces). The style featured such
dramatic elements as accordion-like folded plate walls, acute angles, dynamic
parabolas, delta wings, sweeping curved walls, and soaring pylons. 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, brick or stone faced feature areas, and cast concrete
decorative panels with geometric patterns. Architect Morris Lapidus further expanded
the architectural language of this style when he made popular cheese holes, woggles,
boomerangs, and beanpoles.
The large 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 driveway entrances sheltered
by elaborate carport structures. Facades were emblazoned with neon signs and logos
in order to catch the eye of passing motorists. The fenestration was often highlighted
40 Thomas Hine, Populuxe {New York: MJF Books, 19861. pp.115-116.
62
with boxed, corner, or ribbon windows and continuous 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. This new architecture celebrated the
satisfaction of having made it and proudly announced that you had arrived.
Some of the large, Post War Modern hotels in Miami Beach were also resorts
that fronted the Atlantic Ocean. These hotels were designed to accommodate a
dramatically increased volume of guests and provide luxury service in an 43xotic style.
The resort hotels usually featured grand lobbies, cocktail lounges, supper clubs,
themed restaurants, ballrooms, banquet halls, retail shops, meeting rooms, spa
facilities, enormous swimming pools, expansive outdoor sun tanning decks, and a
sweeping array of private beach cabanas. The new American plan, resort hotel filled
the large tracts of undeveloped oceanfront land to provide everything for a total guest
experience without the need to leave the hotel for the duration of the visitor's stay.
Following World War II, hundreds of low-scale apartment houses were built in
the Post War Modern style throughout Miami Beach, and particularly in North Beach.
These apartment buildings commonly featured floor plans that were reorganized from
interior double-loaded corridors (a central corridor with rooms on each side) to open
air corridors or catwalks on one side or more. Single-block massing remained a
dominant characteristic, but new functional exterior elements profoundly impacted on
the design. Overhanging roof plates and projecting floor slabs became typical of the
new'style along with paired or clustered pipe columns. Roofs were generally flat;
however, low-pitched roofs with flat tile or barrel tile also were utilized. Rounded
eaves were often incorporated into both roof types. Varied roof angles and delta wings
added visual interest to the apartment buildings in this style.
Low-scale apartment houses in the Post War Modern style typically featured
casement, jalousie, or awning windows. Drama was added to the fenestration with
flush or projecting boxed windows, wrapping corner windows, and eyebrows. Jalousie
doors were commonly installed along the open air corridors to enter individual
apartment units. Symmetrical open staircases with decorative railings became
significant exterior design features. The railings served as the jewelry of the building;
they highlighted the open air corridors, balconies, and staircases. Wrought iron railing
designs commonly used in this style included ribbon, diamond, geometric:, floral, and
swag patterns. Other typical railing materials were metal mesh panels and cast
concrete breeze block in elaborate patterns. Additional design elements of the Post
War Modern style frequently incorporated into low-scale apartment houses included:
brick or stone faced wall panels and landscape planters as well as applied masonry
sculptural elements denoting marine and nautical themes (such as sea horses,
mermaids, and anchors).
The Post War Modern style was frequently applied to low-scale commercial
buildings in Miami Beach after World War II. While the commercial buildings
incorporated many of the typical design elements of the architectural movement, they
63
were also custom tailored to address their retail function. The low-scale commercial
buildings in the Post War Modern style can be defined by their modern functional
simplicity; they often featured large plate glass storefronts, deeply recessed angled
entrances, glass doors, uniform or varied kneewall heights, and pipe columns. Other
commonly occurring design elements and materials of the commercial buildings in this
style were stone or brick faced panels, kneewalls, fin walls, and landscape planter
boxes. A continuous eyebrow typically separated the storefronts from thE! facade wall
above. This upper facade wall was usually framed with bold stucco bands and finished
with interior panels of smooth, fluted, or scored stucco in checkerboard or vertical
striped patterns. The expansive upper facade walls were ideal for large neon signage
to attract the potential customer. Corner commercial buildings in the Post War Modern
style often incorporated sweeping curved walls at the street intersection to address
their unique location. Some commercial structures even depicted exuberant parabolic
arches, an icon of the Post War Modern movement. Terrazzo floors were commonly
introduced into the public interior spaces and vestibule areas of the commercial
buildings in this style. The terrazzo floors usually had a simple pattern and a limited
number of colors; they occasionally incorporated the business name, logo, or street
number.
The Post War Modern style has come of age as a contributing historical style
in Miami Beach. It is now enjoying a greatly expanded appreciation as an architectural
movement of historical importance both here as well as in other cities across the
nation, including New York, Los Angeles, and Miami. Strong evidence of this
phenomenon was the exhibit in New York City (March 13 - May 8, 20(2) entitled,
"Beyond the Box: Mid-Century Modern Architecture in Miami and New York."41 It was
co-presented by the Urban Arts Committee of Miami Beach and the Municipal Arts
Society of New York City (the latter is credited with saving New York's Grand Central
Terminal from demolition in the 1960s as well as dozens of other historic structures
since 1897). This fabulous exhibit attracted much publicity and helped to raise
awareness of the special qualities of Post War Modern architecture in South Florida,
in particular Miami Beach, and in New York City.
Beth Dunlop, a columnist for the Miami Herald and a member of the City of
Miami Beach Historic Preservation Board, captures the essence of the Post War
Modern architectural movement when she writes:
In the decades after World War II, these were the buildings that
expressed our ebullience, our energy, our faith in the future. They were
catchy, kitschy, eccentric, engaging, with loads of curbside appeal - our
first auto age buildings, really, not to mention space age. We were going
places then - to the suburbs, to the moon - and our buildings told us so.
You could see it in roofs that cantilevered daringly, in facades that
swooped saucily, in towers that took off like a Buck Rogers rocket ship,
41 Urban Arts Committee of Miami Beach and the Municipal Art Society of New York, "Beyond the
Box: Mid-Century Modern Architecture in Miami Beach and New York," 2002, p. 4.
64
in aerodynamic fins and prows that seemed to lift otherwise mundane
buildings right off the ground. 42
South Florida's Post War Modern architecture has been compared to the 000
Wop style of resort hotels in several Atlantic coastal towns in New Jersey as well as
the Googie style reflected in coffee shops, drive-ins, and motels in Southern California
and the American Southwest. Unfortunately, these fabulous Post War Modern style
buildings are being demolished at.,an alarmingly rapid rate in South Florida and
elsewhere in the country. Whatever spirited label the style may be given (Post War
Modern, MiMo, 000 Wop, Googie, or simply Mid-Century Modern Architecture), the
architecture of this unique period must be afforded protection in Miami Beach. There
was indeed much to be celebrated in the years following the victory in World War II.
If we do not protect these mid-century structures, we would surrender the physical
memory of much of the spirit of optimism and sense of fun and joy, which played such
a major role in our City's spectacular recovery after the war. Future generations of
Miami Beach residents and its visitors must also be able to see, feel, and directly
participate in this architecture, not just read about it.
Examoles of Contributino Structures in the orooosed North Beach Resort Historic
District desioned in the Post War Modern / Miami Modern (MiMo) stvle include the
folio wino:
Allison Hotel (now the Comfort Inn), 6261 Collins Avenue;
Casablanca Hotel, 6345 Collins Avenue;
Brazil Hotel, 6525 Collins Avenue;
Monte Carlo Hotel, 6551 Collins Avenue;
Sherry Frontenac Hotel, 6565 Collins Avenue (see Figure 44);
Rowe Motel (now the Super 8 Motel), 6574-6604 Collins Avenue (1956 Additions)
(see Figure 39);
Store Buildings at 6606-6610,6616-6638 (see Figure 45), 6640, and 6644-6650
Collins Avenue;
Oeauville Hotel (now the Radisson Oeauville Hotel), 6701 Collins Avenue (see Figure
43);
Carillon Hotel, 6801 Collins Avenue; and
Bombay Hotel (now the Golden Sands Hotel), 6901 Collins Avenue.
42 Beth Dunlop, "The Mod Squad," Miami Herald, 30 September 2001.
65
Figure 43 The new
Oeauville Hotel is an
exemplary example of the
Post War Modern style. It
was designed by Melvin
Grossman in 1958. The
resort hotel appeared in
the 1958-1959 issue of
Florida Architecture.
. !
. !
. ,I
. !
Figure 44 The Post War
Modern style Sherry
Frontenac Hotel was
designed by Henry
Hohauser in 1947. Its
spectacular twin ocean
liner-like design was
featured in the 1949 issue
of Florida Architecture.
66
Figure 45 This retail building at 6616-6638 Collins Avenue was designed
by Lester Avery in the Post War Modern style in 1948. The exuberant
parabolic arch was added to the building sometime between 1957 and
1958. Although it is not original to the structure, the arch responds to the
evolution of Post War Modern designs and has acquired an architectural
significance of its own over time.
Figure 46 Although not located within the boundaries of the proposed
historic district, the nearby Broadwater Beach is a grouping of three
complementary garden-apartment buildings at 6490-6498 Collins Avenue.
Designed by August Swarz in 1950, these buildings are excellent examples
of the Post War Modern style as applied to low-scale residential structures.
Notice the lovely mermaid who is being chased by three dolphins on the
brick faced, raised parapet wall (upper left corner).
67
X. PLANNING DEPARTMENT RECOMMENDATIONS
1. Criteria for Desianation: The Planning Department finds the proposed North
Beach Resort 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: On August 12, 2003, the Historic Preservation Board
approved a motion (6 to 1) to recommend approval of the North Beach Resort
Historic District with two modifications. First, the district boundaries were
modified to exclude the Forde Ocean Apartments at 6605 Collins Avenue and
the Broadwater Beach Apartments at 6490-6498 Collins Avenue. Second, the
contributing properties located on the west side of Collins Avenue from the
Rowe Motel at 6574-6600 Collins Avenue north to the centerline of 67th Street
were reclassified. These properties retained contributing status for the first
(easternmost) 20 feet of their respective sites; however, the remaining portions
of the properties to the west were changed to noncontributing. (Refer to
Section IV, Description of Boundaries, and Map 1 A for historic district
boundaries as recommended by the Historic Preservation Board on August 12,
2003.)
In light of issues raised at the Courtesy Public Workshops held on April 17,
2002, and August 4,2003, the Planning Department has carefully reviewed the
boundaries of the proposed North Beach Resort Historic District (as
recommended by the Historic Preservation Board on August 12, 2(03) as well
as the individual structures that would be included within the district. Pursuant
to this analysis, staff has concluded that the overriding purpose in the creation
of the North Beach Resort Historic District is to protect, revitalize, and preserve
the legendary and magnificent resort hotels constructed in North Beach
following World War II. These remarkable structures define and symbolize a
unique and distinctive era in Miami Beach's twentieth century development as
a national and international resort hotel and entertainment destination.
To this end, staff recommends that the boundaries of the proposed North Beach
Resort Historic District be refined and reduced in extent to include the
significant Post War Modern (or MiMo) period hotels along the oceanfront on
the east side of Collins Avenue between the 6000 block of Collins Avenue and
the north side of 69th Street. This area would include the following historic
hotel structures: the Allison Hotel (now the Comfort Inn) at 6261 Collins
Avenue; the Casablanca Hotel at 6345 Collins Avenue; the Brazil Hotel at 6525
Collins Avenue; the Monte Carlo Hotel at 6551 Collins Avenue; the Sherry
Frontenac Hotel at 6565 Collins Avenue; the Deauville Hotel (now the Radisson
Deauville) at 6701 Collins Avenue; the Carillon Hotel at 6801 Collins Avenue;
and the Bombay Hotel (now the Golden Sands) at 6901 Collins Avenue.
68
Additionally, staff recommends the inclusion of the two historic hotels located
next to each other at the intersection of Collins Avenue and 63rd Street within
the boundaries of the proposed historic district. They are the Mount Vernon
Hotel at 6084 Collins Avenue and the Monticello Hotel (now the Harding Hotel)
at 210 63rd Street. Both of these structures were built at the same time for
Louis Levy. In 1946, Levy commissioned architects Joseph DeBrita and A.
Kononoff to design them in the then fashionable Neoclassical Revival style.
Together they represent a memorable landmark composition "flt 63rd Street.
(See Map 1 B for modified historic district boundaries as recommended by the
Planning Department.)
3. Areas Subiect 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 space and public right-of-way,
and all vacant lots included within the boundaries of the proposed North Beach
Resort 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 Rehabilitatinq Historic Buildinos, as revised from time to time.
b, Special guidelineslpolicieslplans adopted or approved by resolution or
ordinance by the City Commission (see Section XI, North Beach Resort
Historic District Special Review Guidelines).
c. All additional criteria as listed under Sections 118-564 (2) and 118-564
(3) in the Land Development Regulations of the City Code.
d. City of Miami Beach Design Guidelines as adopted by the Joint Design
ReviewlHistoric Preservation Board on October 12, 1993, amended June
7, 1994, as may be revised from time to time.
e. In the event of a conflict between the above mentioned design guidelines
or rehabilitation standards, the Special Review Guidelines for the North
Beach Resort Historic District shall take precedence.
5. Companion Ordinance Amendment for Rooftop Additions: The Planning
Department recommends approval of an ordinance amendment to Section 142-
69
1161 (d) in the Land Development Regulations of the City Code by modifying the
prohibition of rooftop additions of more than one story in height in the North
Beach Resort Historic District. The proposed ordinance amendment may permit
certain existing buildings of six or more stories to have a two story rooftop
addition. Existing buildings of five stories or less may not have more than a one
story rooftop addition. The proposed ordinance amendment would provide an
enhanced level of flexibility to renovate and adapt certain existing buildings in
the historic district.
70
XI. NORTH BEACH RESORT HISTORIC DISTRICT SPECIAL REVIEW GUIDELINES.
The intent of these Special Review Guidelines is to promote preservation of the
highly significant landmark hotels and other historic structures in the North Beach
Resort Historic District while providing a suitable level of flexibility to renovate and
adapt these signature buildings to meet current operational, social, and economic
needs. To that end, the following guidelines shall be applied when reviewing
applications for Certificates of Appropriateness for alterations, demolition, and"
additions to contributing structures in the North Beach Resort Historic District:
a. In order to improve views and expand outdoor living space for hotel and
residential units along the oceanfront, new balconies that are architecturally
compatible with the original window and door locations may be introduced into
the oceanfront (rear) or side building elevations, provided that the design of the
proposed balconies does not remove significant original architectural features
or have an adverse impact upon the design of the building elevations.
b. New building additions (up to the maximum floor area permitted in the Land
Development Regulations) may be permitted based upon the following review
criteria:
1) The design of the new addition shall be architecturally co~patible with
the historic character of the original building. New design is encouraged
to draw inspiration from the organization of details, materials, and forms
as well as building scale relationships of the original architecture.
2) The new addition shall be clearly distinguishable from the original
architecture, and it should reflect the social spirit and construction
technology of its own time. Literal interpretation of past architectural
styles is strongly discouraged.
3) The overall configuration of the new addition should be compatible with
the original building in terms of scale, form, and massing. The height,
width, and depth of the new addition should not overwhelm or
architecturally compete with the historic structure nor obscure or block
important views to other historic structures in the district.
4) The new addition should be placed at a location where it will not have an
adverse impact upon the special scale and character of the historic
district.
5) Where structurally and architecturally feasible and permitted, a new
rooftop addition may be considered if designed and located in an
appropriate manner where it is set back largely out of view as seen from
Collins Avenue or adjacent vehicular public rights-of-way.
71
6) A new rooftop addition shall not remove or alter significant architectural
features from the original building, such as crests, special parapet
features, cupolas, historic signage, portholes, or similar types of
architecturally significant elements. The loss of these design elements
could seriously diminish or destroy the architectural integrity of the
original building.
7) Ail rooftop mechanical equipment, both existing and proposed, shall be
screened from view in an appropriate manner, which is consistent with
the architectural design of the building.
8) Additions to the front facade of an historic structure are strongly
discouraged, unless it is the reconstruction of an original design feature
that has been removed. Minor alterations to the ground level front
elevation of an historic structure may be considered where there is no
other alternative means of providing access to significant new on-site
parking or to meet ADA requirements. Special consideration may be
given to minor alterations to the ground level front elevation if they
would enhance pedestrian activities on Collins Avenue.
9) All new additions should be designed and constructed so that there is the
least possible loss of materials from the existing original structure or
significant site features.
10) In order to sustain economic viability, historic buildings may be adapted
to provide on-site parking where structurally and architecturally feasible
and appropriate. The modifications may include converting the lower
level(s) of the building, utilizing space under the pool deck, andlor raising
the elevation of the pool deck. In reviewing such applications, the
following guidelines shall apply:
a) Alterations to historically or architecturally significant lobby
spaces, meeting rooms, ballrooms and other public interior spaces
should be avoided to the greatest extent possible.
b) If feasible, access to new parking areas should be located on the
side(s) of the building.
c) The width of driveways and the size of the openings in the
building wall should be minimized when providing access to on-site
parking.
d) The location of vehicular driveways and entrances should minimize
alterations to significant architectural features of the building and
the site (such as walls and porte cocheres).
72
e) If existing useable space within a building is converted to parking,
an equivalent amount of useable space will be permitted to be
replaced on the site to the extent permitted under the Land
Development Regulations of the City Code.
73
XII. FIGURE INDEX
Curt Teich Postcard Archives, Wauconda, Illinois. "On Miami Beach,"
postcard, 1958, no. 8CKZ684.
Florida Architecture. "Diving Tower, MacFadden-Deauville Hotel, Miami
Beach, Florida," photo, 1947, p. 30.
Curt Teich Postcard Archives, Wauconda, Illinois. "Monte Carlo Hotel,"
brochure, 1952, no. 2CH 1 048.
Curt Teich Postcard Archives, Wauconda, Illinois. "Monte Carlo Hotel,"
brochure, 1952, no. 2CH 1 048.
Historical Museum of Southern Florida. Miami Beach General Photo
Collection. "Biscayne House of Refuge," photo, no date, no. 1996-697-
11.
Figure 6: Florida State Archives, Florida Photographic Collection. Reference
Collection. "Jungle Inn: Miami Beach, Florida," photo, 1921, no.
Rc01823.
Figure 7: Historical Museum of Southern Florida. Matlack Collection. "Miami
Beach," photo, circa 1924, no. 151-14.
Figure 8: Historical Museum of Southern Florida. Matlack Collection. "Ocean
Drive, Looking Northward Toward the Deauville Casino," photo, 27 April
1926, no. 180-14.
Figure 9: Historical Museum of Southern Florida. Map Collection. Golden Beach
Corporation, P.L. Watson-M.B. Garris, Engineers. "Map of Miami and
Miami Beach, Florida," January 1924.
Figure 10: Historical Museum of Southern Florida. General Photo Collection. "Aerial
View of Miami Beach," photo, 20 March 1926, no. 4-1352.
Figure 11: Photo: Florida State Archives, Florida Photographic Collection. Wendler
Collection. "Aerial View of MacFadden-Deauville Hotel," photo, 1936, no.
WE226.
Text: Miami Public Library, Florida Room. More, Lorenz. Florida Hotel and
Travel Guide. "Miami Beach: MacFadden-Deauville Hotel," 1942, pp.
332-333.
Figure 12: City of Miami Beach, Public Works Department. Hoit, Richard B. Aerial
Survey of Miami Beach, Florida. Miami, Florida: Richard B. Hoit, 12
February 1927, sheets 91A, 92A, and 93A.
Figure 13: City of Miami Beach, City Clerk's Office. Miami Beach Archives. "Hotel
Rowe, 6600 Collins Avenue," photo, 1939.
Figure 14: Miami Public Library, Florida Room. Romer Collection. "Hotel Rowe," 19
July 1940, photo, no. A435h.
Figure 15: Miami Public Library, Florida Room. Album of Florida and West Indies
Hotels. "Normandy Plaza Hotel," photo, 1939, p. 36.
Figure 16: City of Miami Beach, Planning Department. John Farrey Collection,
"Hotel Casa Blanca (sic), Gaines Construction Company," photo, 5 August
1950.
Figure 1 :
Figure 2:
Figure 3:
Figure 4:
Figure 5:
74
Figure 17: Larry Wiggins Private Collection, Homestead, Florida. "The Mount Vernon
Hotel, Miami Beach, Florida," postcard, postmarked 23 January 1950.
Figure 18: Larry Wiggins Private Collection, Homestead, Florida. "The Monticello
Hotel, Miami Beach, Florida," postcard, postmarked 23 January 1950.
Figure 19: Florida Architecture. "Roy F. France, Martinique Hotel," photo, 1947, p.
51.
Figure 20: City of Miami Beach, Planning Department. "Demolition of the Bel Aire
Hotel, 6515 Collins Avenue," photo, August 1999.
Figure 21: Cohen, Howard. Miami Herald. "All You Need is Film," 26 May 2002, p.
3m.
Figure 22: Photo: Florida State Archives, Florida Photographic Collection. Reference
Collection. "Sherry Frontenac: Miami Beach, Florida," photo, 1950s, no.
Rc21376.
Text: Florida Architecture. "Deluxe Hotel on the Beach (Sherry
Frontenac)," 1949, pp. 26-28.
Figure 23: Curt Teich Postcard Archives, Wauconda, Illinois. "Sherry Frontenac
Hotel," postcard, 1954, no. 4CK2088.
Figure 24: Larry Wiggins Private Collection, Homestead, Florida. "Monte Carlo and
Sherry Frontenac Hotels, Miami Beach, Florida," postcard, dated between
1948 and 1951.
Figure 25: Curt Teich Postcard Archives, Wauconda, Illinois. "Monte Carlo Hotel,"
brochure, 1952, no. 2CH 1048.
Figure 26: Curt Teich Postcard Archives, Wauconda, Illinois. "Monte Carlo Hotel,"
brochure, 1952, no. 2CH1048.
Figure 27: City of Miami Beach, Planning Department. John Farrey Collection.
"Hotel Casa Blanca (sic), Gaines Construction Company," photo, 23 July
1950.
Figure 28: Photo: Florida State Archives, Florida Photographic Collection. Reference
Collection. "The Casablanca Hotel: Miami Beach, Florida," photo, 1950s,
no. Rc21127.
Text: City of Miami Beach, Building Department. Building Permit Records.
"Casablanca Hotel, 6345 Collins Avenue," card no. 21017, permit no.
33044, 12 July 1950.
Figure 29: City of Miami Beach, Planning Department. "Casablanca Hotel, 6345
Collins Avenue," photo, 20 November 2001.
Figure 30: Curt Teich Postcard Archives, Wauconda, Illinois. "Allison Hotel,"
postcard, 1955, no. 5CK 1651.
Figure 31: Photo: Ricky Flanagan Private Collection, Orlando, Florida. "Bombay
Hotel," postcard, no date.
Text: City of Miami Beach, Building Department. Building Permit
Records. "Golden Sands Hotel, 6901 Collins Avenue," card no. 23000.A,
permit no. 37003, 28 September 1951.
Figure 32: Photo: Martin Hyman Private Collection, Miami Beach, Florida. "The
Rowe, a Resort Motel," brochure, no date.
75
Text: City of Miami Beach, Building Department. Building Permit
Records. "Hotel Rowe, 6600 Collins Avenue," card no. 21120, permit
no. 13350, 25 November 1939; and permit no. 51085, 27 July 1956.
Figure 33: Text: Martin Hyman Private Collection, Miami Beach, Florida. "The Rowe
Motel," photo, no date.
Photo: Martin Hyman Private Collection, Miami Beach, Florida. "The
Rowe, a Resort Motel," brochure, no date.
Figure 34: Curt Teich Postcard Archives, Wauconda, Illinois. "Carillon Hotel,"
postcard, 1958, no. 8CK2988.
Figure 35: Florida State Archives, Florida Photographic Collection. Reference
Collection. "The Carillon Hotel: Miami Beach, Florida," photo, circa
1957, no. Rc21126.
Figure 36: Florida Architecture. "The Deauville," photo and text, 1958-1959, pp.
164-168.
Figure 37: Curt Teich Postcard Archives, Wauconda, Illinois. "Fabulous New
Deauville Hotel, Miami Beach, Florida," postcard, 1958, no. 8CK138.
Figure 38: City of Miami Beach, City Clerk's Office. Miami Beach Archives. "Aerial
View of North Beach," photo, circa 1961.
Figure 39: City of Miami Beach, Planning Department. "Rowe Motel, 6600 Collins
Avenue," photo, 22 May 2003.
Figure 40: City of Miami Beach, Planning Department. "Normandy Plaza Hotel, 6979
Collins Avenue," photo, December 1997.
Figure 41: City of Miami Beach; Planning Department. "Mount Vernon Hotel, 6084
Collins Avenue," photo, 1997.
Figure 42: City of Miami Beach, Planning Department. "Harding Hotel, 210-63rd
Street," photo, 1997.
Figure 43: City of Miami Beach, Planning Department. "Deauville Hotel, 6701 Collins
Avenue," photo, 4 October 1998.
Figure 44: City of Miami Beach, Planning Department. "Sherry Frontenac Hotel,
6565 Collins Avenue," photo, 20 November 2001.
Figure 45: City of Miami Beach, Planning Department. "6616-6638 Collins Avenue,"
photo, December 1997.
Figure 46: City of Miami Beach, Planning Department. "Broadwater Beach
Apartments, 6490-6498 Collins Avenue," photo, 20 November 2001.
76
.
XIII. BIBLIOGRAPHY
Capitman, Barbara, Michael D. Kinerk, and Dennis W. Wilhelm. Rediscoverino Art Deco
U.S.A.; A Nationwide Tour of Architectural Deliqhts. New York: Viking Studio
Books, 1994.
Carson, Ruby Leach. "Forty Years of Miami Beach," Tequesta. Miami, Florida:
Journal of the Historical Associatron of Southern Florida, volume XV, 1955.
Kleinberg, Howard. Miami Beach: A History. Miami, Florida: Centennial Press, 1994.
Lummus, J.N. "The Miracle of Miami Beach." (Pamphlet) Miami, Florida: Miami Post
Publishing Company, 1952.
McAlester, Virginia and Lee. A Field Guide to American Houses. New York: Alfred A.
Knopf, 1984.
Metropolitan Dade County. From Wilderness to Metropolis. Second Edition,
Metropolitan Dade County, Florida, Office of Community Development,
Historic Preservation Division, 1992.
77
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CITY OF
MIAMI BEACH
PLANNING DEPARTMENT
FILE NO: 1642
DATE:
MeR NO.
AMOUNT:
(For Staff Use Only)
m
STANDARD APPLICATION FORM
DEVELOPMENT REVIEW BOARD HEARING
1. The below listed applicant wishes to appear before the following City Development Review Board for a
scheduled public hearing. NOTE: This application form must be completed separately for ~ach applicable Board
hearing matter.
( ) BOARD OF ADJUSTMENT ( ) HISTORIC PRESERVATION BOARD
( ) DESIGN REVIEW BOARD (X) PLANNING BOARD
( ) FLOOD PLAIN MANAGEMENT BOARD
NOTE: Applications to the Board of Adjustment will not be heard until such time as the Design Review Board, Historic
Preservation Board and/or the Planning Board have rendered decisions on the subject project.
2. THIS REQUEST IS FOR:
a. ( ) A VARIANCE TO A PROVISION(S) OF THE LAND DEVELOPMENT REGULATIONS
(ZONING) OF THE CODE
b. ( ) AN APPEAL FROM AN ADMINISTRATIVE DECISION
c. ( ) DESIGN REVIEW APPROVAL
d. ( ) A CERTIFICATE OF APPROPRIATENESS FOR DESIGN
e. ( ) A CERTIFICATE OF APPROPRIATENESS TO DEMOLISH A STRUCTURE
f. ( ) A CONDmONAL USE PERMIT
g. ( ) A LOT SPLIT APPROVAL
h. (X) A HISTORIC DISTRICT/SITE DESIGNATION
i. ( ) AN AMENDMENT TO THE ZONING ORDINANCE OR ZONING MAP
j. ( ) AN AMENDMENT TO THE COMPREHENSIVE PLAN OR FUTURE LAND USE MAP
k. ( ) OTHER:
PUBLIC RECORDS NOTICE: ALL DOCUMENTATION, APPLICATION FORMS, MAPS, DRAWINGS, PHOTOGRAPHS, LElTERS AND EXHIBITS
WILL BECOME A PERMANENT PART OF THE PUBLIC RECORD MAINTAINED BY THE CITY OF MIAMI BEACH PLANNING DEPARTMENT AND
MAY, UNDER THE FLORIDA SUNSHINE LAWS, BE DISCLOSED UPON PROPER REQUEST TO ANY PERSON OR ENTITY.
4. NAME OF APPLICANT City of Miami Beach Historic Preservation Board
Note: If applicant is a corporation, partnership, limited partnership or trustee, a separate Disclosure of
Interest Form (Pages 6/7) must be completed as part of this application.
1700 Convention Center Driye, Miami Beach, Florida 33139
ADDRESS OF APPLICANT
BUSINESS PHONE # 305-673-7550 RESIDENCE PHONE #
CITY STATE ZIP
FAX # 305-673-7559
CELL PHONE #
e-mail address:
,.
5. Multiple Property Owners
NAME OF PROPERTY OWNER (IF DIFFERENT FROM #4, OTHERWISE, WRITE "SAME")
If the owner of the property is not the applicant and will not be present at the hearing,1the Owner/Power of
Attorney Affidavit (Page 4) must be filled out and signed by the property owner. In addition, if the property
owner is a corporation, partnership, limited partnership or trustee, a separate Disclosure of Interest Form
(Pages 6 and 7) must be completed.
CITY
STATE
ZIP
ADDRESS OF PROPERTY OWNER
BUSINESS PHONE #
CELL PHONE #
RESIDENCE PHONE #
FAX #
e-mail address:
6.
NAME OF ARCHITECT, LANDSCAPE ARCHITECT, ENGINEER, CONTRACTOR OR OTHER PERSON RESPONSIBLE
FOR PROJECT DESIGN
ADDRESS (please circle one of the above)
CITY
STATE
ZIP
BUSINESS PHONE #
CELL PHONE #
RESIDENCE PHONE #
FAX #
e-mail address:
7. NAME OF AUTHORIZED REPRESENTATIVE(S), ATTORNEY(S), OR AGENT(S) AND/OR CONTACT PERSON:
a.
ADDRESS
CITY
STATE
ZIP
NAME
BUSINESS PHONE #
CELL PHONE #
b.
RESIDENCE PHONE #
FAX #
e-mail address:
ADDRESS
CITY
STATE
ZIP
NAME
BUSINESS PHONE #
CELL PHONE #
FAX #
e-mail address:
c.
ADDRESS
CITY
STATE
ZIP
NAME
BUSINESS PHONE #
CELL PHONE #
FAX #
e-mail address:
NOTE: ALL ARCHITECTS, LANDSCAPE ARCHITECTS, ENGINEERS, CONTRACTORS OR OTHER PERSONS
RESPONSIBLE FOR PROJECT DESIGN, AS WELL AS AUTHORIZED REPRESENTATIVE(S),
ATTORNEY(S), OR AGENT(S) AND/OR CONTACT PERSONS, WHO ARE REPRESENTING OR APPEARING
ON BEHALF OF A THIRD PARTY ARE REQUIRED TO REGISTER AS A LOBBYIST 'WITH THE CLERK,
PRIOR TO THE SUBMISSION OF AN APPLICATION.
2
8. DESCRIBE PROPOSAL IN FULL: A request by the Historic Preservation Board to amend the Land
Development Reaulations of the City Code bv desianatina the North Beach Resort Historic
District.
9. TOTAL FLOOR AREA OF NEW BUILDING:
(excluding required parking, unenclosed stairways and balconies)
SQ. FT.
10. PRESENT ZONING CLASSIFICATION OF PROJECT SITE: RM-2, Residential Multifamilv Medium Intensitv:
RM-3, Residential Multifamily High Intensitv: CD-2, Commercial Medium Intensity: and GU, Government
Use.
11. IF APPLICANT IS OWNER, INDICATE DATE ACQUIRED:
12. IF APPLICANT IS LESSEE, INDICATE DATE LEASED:
13. HAS A HEARING BEEN HELD BEFORE ANY OF THE BOARDS LISTED IN 1. ABOVE OR BEFORE THE CITY
COMMISSION ON THIS PROPERTY WITHIN THE LAST FIVE YEARS? [X] YES [ ] NO [ ] DON'T KNOW. IF YES,
PROVIDE DATE(S), REASON AND OUTCOME OF HEARING(S): The Historic Preservation Board approved a
motion (6 to 1) to recommend approval of the desianation of the North Beach Resort Historic District on
Auaust 12, 2003 (HPB File 1660).
14. IS THERE AN EXISTING BUILDING ON THE SITE? YES (X) NO ( ). IF YES, RESPOND TO QUESTIONS 15 AND 16 BELOW.
15. DESCRIBE ANY BUILDINGS EXISTING ON THE SITE AT PRESENT: There are 26 existing buildings located
in the North Beach Resort Historic District, of which 22 buildinas or 69 percent are determined to be
contnbutma properties.
16. WILL ALL OR ANY PORTION OFTHE BUILDING(S) INTERIORAND/OR EXTERIOR, BE DEMOLISHED? [ ] YES
[X] NO
PLEASE EXPLAIN:
17, IS THERE A CONTRACT OR OPTION TO PURCHASE OR LEASE THE SUBJECT PROPERTY? r ] YES r 1 NO. IF
YES, IDENTIFY THE CONTRACT PURCHASER OR LESSEE AT THE BOTTOM OF PAGE 5 AND PR09'Il>E THE
APPROPRIATE DISCLOSURE REQUIRED IN THE "DISCLOSURE OF INTEREST" FORM ON'PAGE 6.
18. TOTAL FEE: (to be computed by staff) NI A
NOTE: APPLICATIONS FOR BOARD HEARINGS CANNOT BE ACCEPTED WITHOUT PAYf.olENT OF THE REQUIRED
FEE. ALL CHECKS ARE TO BE MADE PAYABLE TO: "CITYOFMIAMIBEACH".
WHEN THE APPLICABLE BOARD REACHES A DECISION REGARDING THIS REQUEST, A FINAL ORDER WILL BE ISSUED
STATING THE BOARD'S DECISION AND ANY CONDITIONS IMPOSED THEREIN. FINAL ORDERS ISSUED BY THE BOARD OF
ADJUSTMENT, THE HISTORIC PRESERVATION BOARD AND THE PLANNING BOARD MUST BE RECORDED IN THE OFFICE OF
THE RECORDER, MIAMI-DADE COUNTY AND THE ORIGINAL RETURNED TO THE BOARD SECRETARY. FINAL ORDERS
FROM OTHER BOARDS WILL BE MAILED TO THE APPLICANT, THE ARCHITECf AND/OR THE CONTACf PERSON. IN NO
CIRCUMSTANCES WILL A BUILDING PERMIT BE ISSUED BY THE CI1Y OF MIAMI BEACH WITHOUT A COPY OF THE
PERTINENT FINAL ORDER BEING TENDERED ALONG WITH THE CONSTRUCfION PLANS.
In accordance with the Americans With Disabilities Act of 1990, persons needing special accommodation to participate in any proceedings should contact the
Board's Administrator no later than four days prior to the proceeding at 305-673-7550 (voice). If hearing impaired, for sign language interpreters, five days or
information on access for persons with disabilities call 305-673-7219 (TDD).
3
HISTORIC PRESERVATION BOARD AFFIDAVIT
I, Mitch Novick, being duly sworn, depose and say that I am the Chairoerson of the City of
Miami Beach Historic Preservation Board and as such, haye been authorized by the City to file this
application for public hearing; and that all answers to the questions in said application and all sketches,
data and other supplementary matter attached to and made a part of the application are honest and true
to the best of my knowledge and belief. I understand this application must be determined to be
complete and accurate before a hearing can be advertised.
----
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
Sworn to and subscribed before me this I J.1'1/ day of #6 v'o~t1FA, 2003. The foregoing instrument
was acknowledged before me by ~ r 1'-"1 ,...va v1 CJC.. , who has produced
as identification and/or is personally knr"AAl to me and who did/did not take an oath.
.i) aw.-A T8lt
\; ~.i "'Cam..~nt\-.
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--, 17, 2007
C-1fM, M:.J ~, i>t~r
PRINT NAME
MY COMMISSION EXPIRES:
F: \PLAN\$HPB\NBRESORT\planbrdapp.dDC
4
MAP 1A: PROPOSED NORTH BEACH RESORT HISTORIC DISTRICT
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AS RECOMMENDED BY THE HISTORIC
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City of Miami Beach
Planning Board
Staff Report and Recommendations
TO:
Chairperson and Members
Planning Board
Jorge G. Gomez, Director-14.J.-
Planning Department Wi
December 2, 2003
FROM:
SUBJECT:
Ordinance - Rooftop Additions in the Proposed North Beach Resort Historic
District (File No.16431.
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 Chapter 142, "Zoning Districts and Regulations"; Amending
Section 142-1161,. "Height Regulation Exceptions"; Amending Section 142-
1161 (dl. "Rooftop Additions" by Modifying the Prohibition of Rooftop Additions
of More than One Story in the North Beach Resort Historic Distriict; Providing
for Codification, Repealer, Severability, and an Effective Date.
THE REQUEST
This proposed amendment to the Land Development Regulations of the City Code, which
would modify the restrictions on rooftop additions in the North Beach Resort Historic District,
was initiated by the Historic Preservation Board at the designation public hearing for the
district on August 12, 2003.
BACKGROUND
On August 12, 2003, the Historic Preservation Board reviewed a proposal for the designation
of the North Beach Resort Historic District, which would create an historic district along the
Collins Avenue corridor (roughly from the 6000 block of Collins Avenue to the centerline of
7151 Street). During the discussion on the issue, the Historic Preservation Board expressed its
agreement that significant flexibility be retained in the development regulations for the
proposed district in order to permit the type of quality redevelopment necessary to stimulate
the economic growth of the area.
One area identified for possible action was the existing rooftop addition regulations in historic
districts. The existing regulations would only permit a one story rooftop addition in the
proposed North Beach Resort Historic District. The Board noted that historic districts within
the City could vary as to the essential character and building typology present, therefore
necessitating flexibility in the development regulations for different districts. The Board
further noted that when the Collins Waterfront Historic District was adopted by the City
Commission on January 31, 2001, the Commission also adopted a companion ordinance
,
Planning Board File No. 1643
Ordinance - Rooftop Additions in the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 2 of 5
amendment to enable existing buildings within the district to have a rooftop addition of greater
than one story in height based upon the height, configuration, and design of the existing
building.
On August 12, 2003, the Historic Preservation Board approved the preparation of a
companion ordinance amendment for rooftop additions in the proposed North Beach Resort
Historic District for presentation to the Planning Board and City Commission allong with the
Designation Report. The Planning Department staff prepared the proposed ordinance and
presented it to the Historic Preservation Board for discussion purposes on November 12,
2003. The Board expressed no concerns. The proposed ordinance is scheduled to be formally
reviewed by the Historic Preservation Board at its December 9, 2003, meeting.
ANALYSIS
Currently, the Land Development Regulations of the City Code restrict rooftop additions to one
story in all the City's historic districts except for the Collins Waterfront Historic District. The
proposed amendment would permit rooftop additions in the North Beach R€!sort Historic
District of up to two stories based upon the following formula. Existing buildings of five (5) or
less stories may not have more than a one story rooftop addition. For those structures
determined to be eligible by the Historic Preservation Board for rooftop additions greater than
one story in height (refer to the Design and Appropriateness Guidelines in Section 142-
1161 (d}(3)(c)), existing buildings of six (6) or more stories may have a two (2) story addition.
The proposed amendment would provide a suitable level of flexibility to renovate and adapt
certain existing buildings in the district to better meet current operation, social, and economic
needs.
In reviewing a request for an amendment to the Land Development Regulations of the City
Code or a change in land use, the Planning Board shall consider the following:
1. Whether the proposed change is consistent and compatible with the comprehensive
plan and any applicable neighborhood or redevelopment plans.
Consistent - The proposed amendment is consistent with the comprehensive plan,
and it would be consistent with the designation of the area as the North
Beach Resort Historic District.
2. Whether the proposed change would create an isolated district unrelated to adjacent or
nearby districts.
Not applicable
3. Whether the change suggested is out of scale with the needs of the neighborhood or
the city.
Planning Board File No. 1643
Ordinance - Rooftop Additions in the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 3 of 5
Consistent - The proposed ordinance seeks to allow development that is more in
keeping with the existing neighborhood character of the proposed North
Beach Resort Historic District along the east side of Collins Avenue. It
should be noted that any new development under the provisions of this
ordinance is subject to the approval of the Historic Preservation Board.
Rooftop additions may not be permitted if they would negatively impact
the design of an existing structure and its significant architectural
features or detract from the special character of the surrounding historic
district.
4. Whether the proposed change would tax the existing load on public facilities and
infrastructure.
Consistent - The proposed change could slightly increase the allowable development
in the area of the proposed historic district; however, the amount of new
development that would be permitted under the provisions of the
proposed ordinance is nominal.
5. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
Consistent - Not applicable
6. Whether changed or changing conditions make the passage of the proposed change
necessary.
Consistent - Currently, rooftop additions in the area of the proposed historic district
are regulated solely by the development regulations for the applicable
zoning district. If the proposed historic designation is adopted,
additional regulations applicable only to historic districts will apply. The
proposed change designating this area as an historic district makes
passage of this ordinance important in order to provide the necessary
flexibility to the Historic Preservation Board to review proposed new
developments.
7. Whether the proposed change will adversely influence living conditions in the
neighborhood.
Consistent - The proposed amendment should not adversely influence living
conditions in the neighborhood.
8. Whether the proposed change will create or excessively increase traffic congestion
beyond the levels of service as set forth in the comprehensive plan or otherwise affect
public safety.
Planning Board File No. 1643
Ordinance - Rooftop Additions in the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 4 of 5
Consistent - The proposed change could have a very minor impact upon traffic
circulation which may affect levels of service (LOS); however, as stated
above, any development project proposed for construction which
involves a rooftop addition as envisioned under this provision will be
required to mitigate these impacts within the context of the City's
Concurrency Management System.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
Consistent - The proposed change may slightly reduce access to light and air if
development projects are undertaken utilizing this provision. However,
as noted above, the ordinance requires careful Historic Preservation
Board review of any proposed rooftop additions under this provision,
which should protect against significant reduction of light and air
corridors.
10. Whether the proposed change will adversely affect property values in the adjacent area.
Consistent - Staff is of the opinion that property values in the subject area would
actually be favorably affected by the proposed amendment because it
provides the ability to add a reasonable amount of additional space to
certain existing buildings.
11 . Whether the proposed change will be a deterrent to the improvement or development
of adjacent property in accordance with existing regulations.
Consistent - The proposed amendment will provide additional flexibility and help to
facilitate development throughout the proposed North Beach Resort
Historic District.
12. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
Not Applicable
13. Whether it is impossible to find other adequate sites in the city for the proposed use in
a district already permitting such use.
Not Applicable
Planning Board File No. 1643
Ordinance - Rooftop Additions in the Proposed North Beach Resort Historic District
Meeting Date: December 2, 2003
Page 5 of 5
STAFF RECOMMENDATION
Based on the analysis above, the Planning Department staff recommends that the Planning
Board recommend approval of the proposed amendment, as the ordinance is necessary to
insure adequate flexibility in the proposed North Beach Resort Historic District.
JGG:WHC:SMA
c: Gary Held, First Assistant City Attorney
F :\PLAN\ $ HPBINBRESORTlplb 1 643roofadd .doc
ORDINANCE NO.
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 CHAPTER
142, "ZONING DISTRICTS AND REGULATIONS"; AMENDING SECTION 142-
1161. "HEIGHT REGULATION EXCEPTIONS"; AMENDING SECTION 142-
1161(DI. "ROOFTOP ADDITIONS" BY MODIFYING THE PROHIBITION OF
ROOFTOP ADDITIONS OF MORE THAN ONE STORY IN THE NORTH BEACH
RESORT HISTORIC DISTRICT; PROVIDING FOR CODIFICATION, REPEALER.
SEVERABILITY, AND AN EFFECTIVE DATE.
WHEREAS, the Historic Preservation Board of the City of Miami Beach, Florida, has
recommended approval of the North Beach Resort Historic District in that general area of
Collins Avenue between the 6000 block of Collins Avenue and 7151 Strl3et, and the
Planning Board and City Commission are currently considering the historic designation of
said district; and
WHEREAS, the Mayor and City Commission deem that it is in the best interest of
historic preservation within Miami Beach to amend the Land Development Regulations of
the City Code to address concerns related to future rooftop additions in the North Beach
Resort Historic District;
NOW THEREFORE. BE IT DULY ORDAINED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH. FLORIDA:
SECTION 1. AMENDMENT OF SECTION 142-1161 OF THE CITY CODE.
That Chapter 142, Section 142-1161 entitled "Height Regulation Exceptions" of the
Land Development Regulations of the City Code of Miami Beach, Florida, is hereby
amended to read as follows:
*
*
*
(d) Rooftop additions.
*
*
*
ill North Beach Resort Historic District. NotwithstandinQ the foreQoinQ provisions of
Section 142-1161 (d)(2). existinQ structures located within the North Beach Resort
Historic District may be permitted to have habitable rooftop additions (whether
attached or detached) accordinQ to the followinQ requirements:
~ HeiQht of rooftop additions.
1.:. ExistinQ buildinQs of five (5) or less stories may not have more than a
one story rooftop addition, in accordance with the [lrovisions of
subsection 142-1161 (d)(21.
L. For those structures determined to be eliQible by the historic
preservation board for rooftop additions of Qreater than one story in
heiqht. accordinQ to the provisions of subsection 142-1161 (d)(3)(c).
existinq buildinQs of six (6) or more stories may have a two (2) story
rooftop addition with a maximum floor to floor heiQht of 12 feet, and
a maximum floor to roof deck heiQht of 12 feet at the hiQhest new
story. The additional stories shall only be placed on the underlyinQ
structure creatinQ the eliQibility for an addition.
.!h The placement and manner of attachment of additions lincludinQ those which
are adiacent to existinQ structures) are subiect to the historic preservation
board qrantinQ a Certificate of Appropriateness for any demolitiion that may
be required as well as for the new construction.
~ The entire structure shall be substantially rehabilitated.
~ NotwithstandinQ the foreQoinQ. the overall heiQht of any structure located in
the North Beach Resort Historic District may not exceed the heiQht
limitations of the underlyinQ zoninQ district. No additional stories may be
added under this section throuQh heiQht variances from the underlyinQ zoninq
district reQulations.
!h No variance from this provision shall be Qranted.
*
*
*
SECTION 2. REPEALER.
All ordinances or parts of ordinances in conflict herewith be and the same are
hereby repealed.
SECTION 3. SEVERABILITY.
If any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
SECTION 4. CODIFICATION.
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 a 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.
2
SECTION 5. EFFECTIVE DATE.
This Ordinance shall take effect ten days following adoption.
PASSED and ADOPTED this
ATTEST:
CITY CLERK
APPROVED AS TO FORM & lANGUAGE
& FOR EXECUTION:
day of
,2003.
CITY ATTORNEY
DATE
Verified By:
Jorge G. Gomez, AICP
Planning Director
Underscore denotes new language.
Strike through denotes deleted language.
F: IPLANI $ HPBINBRESO RTlrooftopord .doc
November 12, 2003
3
MAYOR
THE FOLLOWING TEXT FROM THE MIAMI BEACH CITY CODE IS FOR REFERENCE ONL Y
Section 142-1161 Height regulation exceptions.
*
*
*
(d) Rooftop additions.
*
*
*
(3) Collins Waterfront Historic District.
*
*
*
c. Design and appropriateness guidelines. In determining if existing structures
are eligible for rooftop additions, the historic preservation board, in addition
to any and all other applicable criteria and guidelines contained in these Land
Development Regulations, shall consider whether;
1. The design of an existing structure (or part thereof) to which a new
rooftop addition is to be attached is of such nature or style that it
does not contain any significant original architectural crown
element(s) or other designed composition of significant architectural
features, nor does the overall profile of the structure including its
rooftop design features have a distinctive quality that contributes to
the special character of the historic district, as determined by the
historic preservation board. Significant rooftop or upper facade
elements or features may include but shall not be limited to towers,
domes, crowns, ziggurats, masts, crests, cornices, friezes, finials,
clocks, lanterns, original signage and other original architectural
features as may be discovered.
2. The proposed rooftop addition shall be designed, placed and attached
to an existing structure in a manner that;
i. Does not obscure, detract from, or otherwise adversely impact
upon other significant architectural features of the existing
structure, inclusive of significant features that are to be, or
should be, restored or reconstructed in the future;
ii. Maintains the architectural contextual balance of the
surrounding area and does not adversely impact upon or
detract from the surrounding historic district;
iii. Is appropriate to the scale and architecture of the existing
building;
4
iv. Maintains the architectural character of the existing building in
an appropriate manner;
v. Does not require major demolition and alterations to existing
structural systems in such manner as would compromise the
architectural character and integrity of the existing structure;
and
vi. Minimizes the impact of existing mechanical equipment or
other rooftop elements.
5
.~
CITY OF
MIAMI BEACH
PLANNING DEPARTMENT
FILE NO: 1 643
DATE: _
MeR NO. - ,-
AMOUNT:
(For Staff Use Only)
m
STANDARD APPLICATION FORM
DEVELOPMENT REVIEW BOARD HEARING
1. The below listed applicant wishes to appear before the fOllowing City Development Review Board for a
scheduled public hearing. NOTE: This application form must be completed separately for gach applicable Board
hearing matter.
( ) BOARD OF ADJUSTMENT ( ) HISTORIC PRESERVATION BOARD
( ) DESIGN REVIEW BOARD (X) PLANNING BOARD
( ) FLOOD PLAIN MANAGEMENT BOARD
NOTE: Applications to the Board of Adjustment will not be heard until such time as the Design Review Board, Historic
Preservation Board and/or the Planning Board have rendered decisions on the subject project.
2. THIS REQUEST IS FOR:
a. ( ) A VARIANCE TO A PROVISION(S) OF THE LAND DEVELOPMENT REGULATIONS
(ZONING) OF THE CODE
b. ( ) AN APPEAL FROM AN ADMINISTRATIVE DECISION
c. ( ) DESIGN REVIEW APPROVAL
d. ( ) A CERTIFICATE OF APPROPRIATENESS FOR DESIGN
e. ( ) A CERTIFICATE OF APPROPRIATENESS TO DEMOLISH A STRUCTURE
f. ( ) A CONDITIONAL USE PERMIT
g. ( ) A LOT SPLIT APPROVAL
h. ( ) A HISTORIC DISTRICT/SITE DESIGNATION
i. (X) AN AMENDMENT TO THE ZONING ORDINANCE OR ZONING MAP
j. ( ) AN AMENDMENT TO THE COMPREHENSIVE PLAN OR FUTURE LAND USE MAP
k. ( ) OTHER:
PUBLIC RECORDS NOTICE: ALL DOCUMENTATION, APPLICATION FORMS, MAPS, DRAWINGS, PHOTOGRAPHS, LETTERS AND EXHIBITS
WILL BECOME A PERMANENT PART OF THE PUBLIC RECORD MAINTAINED BY THE CITY OF MIAMI BEACH PLANNING DEPARTMENT AND
MAY, UNDER THE FLORIDA SUNSHINE LAWS, BE DISCLOSED UPON PROPER REQUEST TO ANY PERSON OR ENTITY.
LEGAL DESCRIPTION:
4. NAME OF APPLICANT City of Miami Beach Historic Preservation Board
Note: If applicant is a corporation, partnership, limited partnership or trustee, a separate Disclosure of
Interest Form (Pages 6/7) must be completed as part of this application.
1700 Convention Center Drive, Miami Beach. Florida 33139
ADDRESS OF APPLICANT
BUSINESS PHONE # 305-673-7550 RESIDENCE PHONE #
CITY STATE ZIP
FAX # 305-673-7559
CELL PHONE #
e-mail address:
--
/
5.
NAME OF PROPERTY OWNER (IF DIFFERENT FROM #4, OTHERWISE, WRITE "SAME")
If the owner of the property is not the applicant and will not be present at the hearing, Ithe Owner/Power of
Attorney Affidavit (Page 4) must be filled out and signed by the property owner. In addition, if the property
owner is a corporation, partnership, limited partnership or trustee, a separate Disclosure of Interest Form
(Pages 6 and 7) must be completed.
ADDRESS OF PROPERTY OWNER
BUSINESS PHONE #
CELL PHONE #
CITY
STATE
ZIP
RESIDENCE PHONE #
FAX #
e-mail address:
6.
NAME OF ARCHITECT, LANDSCAPE ARCHITECT, ENGINEER, CONTRACTOR OR OTHER PERSON RESPONSIBLE
FOR PROJECT DESIGN
ADDRESS (please circle one of the above)
CITY
STATE
ZIP
BUSINESS PHONE #
CELL PHONE #
RESIDENCE PHONE #
FAX #
e-mail address:
7. NAME OF AUTHORIZED REPRESENTATIVE(S), ATTORNEY(S), OR AGENT(S) AND/OR CONTACT PERSON:
a.
NAME
BUSINESS PHONE #
CELL PHONE #
b.
ADDRESS
CITY
STATE
ZIP
RESIDENCE PHONE #
FAX #
e-mail address:
NAME
BUSINESS PHONE #
CELL PHONE #
ADDRESS
CITY
STATE
ZIP
FAX #
e-mail address:
c.
NAME
BUSINESS PHONE #
CELL PHONE #
ADDRESS
CITY
STATE
ZIP
FAX #
e-mail address:
NOTE: ALL ARCHITECTS, LANDSCAPE ARCHITECTS, ENGINEERS, CONTRACTORS OR OTHER PERSONS
RESPONSIBLE FOR PROJECT DESIGN, AS WELL AS AUTHORIZED REPRESENTATIVE(S),
ATTORNEY(S), OR AGENT(S) AND/OR CONTACT PERSONS, WHO ARE REPRESENTING OR APPEARING
ON BEHALF OF A THIRD PARTY ARE REQUIRED TO REGISTER AS A LOBBYIST WITH THE CLERK,
PRIOR TO THE SUBMISSION OF AN APPLICATION.
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8. DESCRIBE PROPOSAL IN FULL: An Ordinance of the Mayor and City Commission of the City of Miami
Beach, Florida, Amendinq the Land Development Requlations of the Miami Beach City Code: Amendinq
Chapter 142, "Zoninq Districts and Regulations": Amendinq Section 142-1161. "'Height Requlation
Exceptions"; Amending Section 142-1161(d). "Rooftop Additions" by Modifvinq the Prohibition of Rooftop
Additions of More than One StOry in the North Beach Resort Historic District: Providinq for Codification.
Repealer, Severability, and an Effective Date.
9. TOTAL FLOOR AREA OF NEW BUILDING:
(excluding required parking, unenclosed stairways and balconies) SQ. FT.
10. PRESENT ZONING CLASSIFICATION OF PROJECT SITE: RM-2. Residential Multifamilv Medium Intensity:
RM-3, Residential Multifamily Hiqh Intensity: CD-2. Commercial Medium Intensity: and GU, Government
Use.
11. IF APPLICANT IS OWNER, INDICATE DATE ACQUIRED:
12. IF APPLICANT IS LESSEE, INDICATE DATE LEASED:
13. HAS A HEARING BEEN HELD BEFORE ANY OF THE BOARDS LISTED IN 1. ABOVE OR BEFORE THE CITY
COMMISSION ON THIS PROPERTY WITHIN THE LAST FIVE YEARS? [ l YES [ l NO [Xl DON'T KNOW. IF YES,
PROVIDE DATE(S), REASON AND OUTCOME OF HEARING(S):
14. IS THERE AN EXISTING BUILDING ON THE SITE? YES (X) NO ( ). IF YES, RESPOND TO QUESTIONS 15 AND 16 BELOW.
lS. DESCRIBE ANY BUILDINGS EXISTING ON THE SITE AT PRESENT: There are 26 existing buildings located
in the North Beach Resort Historic District, of which 22 buildings or 69 percent are determined to be
contnbutlnq properties.
16. WILL ALL OR ANY PORTION OF THE BUILDING(S) INTERIOR AND/OR EXTERIOR, BE DEMOLISHED? [ l YES
[Xl NO
PLEASE EXPLAIN:
17. IS THERE A CONTRACT OR OPTION TO PURCHASE OR LEASE THE SUBJECT PROPERTY? r l YES r 1 NO. IF
YES IDENTIFY THE CONTRACT PURCHASER OR LESSEE AT THE BOTTOM OF PAGE 5, AND PR09IDE THE
APPROPRIATE DISCLOSURE REQUIRED IN THE "DISCLOSURE OF INTEREST" FORM ON IPAGE 6.
18. TOTAL FEE: (to be computed by staff) N/A
NOTE: APPLICATIONS FOR BOARD HEARINGS CANNOT BE ACCEPTED WITHOUT PAYMENT OF THE REQUIRED
FEE. ALL CHECKS ARE TO BE MADE PAYABLE TO: "CITYOFMIAMIBEACH".
WHEN THE APPLICABLE BOARD REACHES A DECISION REGARDING THIS REQUEST, A FINAL ORDER WILL BE ISSUED
STATING THE BOARD'S DECISION AND ANY CONDmONS IMPOSED THEREIN. FINAL ORDERS ISSUED BY THE BOARD OF
ADJUSTMENT, THE HISTORIC PRESERVATION BOARD AND THE PLANNING BOARD MUST BE RECORDED IN THE OFFICE OF
THE RECORDER, MIAMI-DADE COUNTY AND THE ORIGINAL RETURNED TO THE BOARD SECRETARY. FINAL ORDERS
FROM OTHER BOARDS WILL BE MAILED TO THE APPLICANT, THE ARCHITECT AND/OR THE COI\ITACT PERSON. IN NO
CIRCUMSTANCES WILL A BUILDING PERMIT BE ISSUED BY THE CITY OF MIAMI BEACH WITHOUT A COPY OF THE
PERTINENT FINAL ORDER BEING TENDERED ALONG WITH THE CONSTRUCTION PLANS.
In accordance with the Americans With Disabilities Act of 1990, persons needing special accommodation to participate in any proceedings should contact the
Board's Administrator no later than four days prior to the proceeding at 305-673-7550 (voice). If hearing impaired, for sign language interpreters, five days or
information on access for persons with disabilities call 305-673-7219 (TOO).
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.'
HISTORIC PRESERVATION BOARD AFFIDAVIT
I, Mitch Novick , being duly sworn, depose and say that I am the Chairperson of the City of
Miami Beach Historic Preservation Board and as such, have been authorized by the City to file this
application for public hearing; and that all answers to the questions in said application and all sketches,
data and other supplementary matter attached to and made a part of the application are honest and true
to the best of my knowledge and belief. I understand this application must be determined to be
complete and accurate before a hearing can be advertised.
~-
CHAIRPERSON'S SIGNATURE
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
Sworn to and subscribed before me this /2 IN day of tV ~ V'c-W A ~d 2003. The foregoing instrument
was acknowledged before me by M, ""H #tJYJ C A , who has produced
as identification and/or is personally known to me and who did/did not take an oat
~
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\; ~; MyCom.~""1lOIIIIf74
, &pires July 17, 2007
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PRINT NAME
MY COMMISSION EXPIRES:
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