LTC 180-2025 Historic Preservation Board Review of a Preliminary Evaluation and Recommendation Report - Fillmore Miami Beach at the Jackie Gleason TheaterMIAMI BEACH
OFFICE OF THE CITY MANAGER
LTC# LETTER TO COMMISSION
TO:
FROM
DATE:
SUBJECT:
Honorable Mayor Steven Meiner and Members of the City Commission
Eric Carpenter, City Manager��
April 29, 2025
Historic Preservation Board Review of a Preliminary Evaluation and
Recommendation Report - Fillmore Miami Beach at the Jackie Gleason
Theater
The purpose of this Letter to Commission (L TC) is to provide an update regarding the presentation
of a preliminary evaluation and recommendation report relative to the possible designation of the
Fillmore Miami Beach at the Jackie Gleason Theater located at 1700 Washington Avenue as a
historic site.
On November 20, 2024, the Mayor and City Commission adopted Resolution No. 2024-33392,
directing the Planning Department to prepare a preliminary evaluation and recommendation report
relative to the possible historic designation of the Fillmore Miami Beach at the Jackie Gleason
Theater as an individual historic site.
Pursuant to Section 2.13.9 of the Land Development Regulations of the City Code (LDRs ), on April
22, 2025, the Historic Preservation Board (HPB) held a meeting to consider the preliminary
evaluation and recommendation report. At this meeting, the HPB determined that proceeding with
the designation process was not warranted and passed a motion (5-0) directing the Planning
Department not to proceed with the preparation of a formal historic designation report for the
property.
Attached, please find a copy of the Preliminary Evaluation and Recommendation Report, prepared
by the Planning Department, which outlines the initial evaluation relative to the possible
designation of Fillmore Miami Beach at the Jackie Gleason Theater as a historic site.
If you have any questions regarding this evaluation, please feel free to contact Debbie Tackett,
Historic Preservation and Architecture Officer, at extension 26467.
EC/�RM/DT
C: Rafael Granado, City Clerk
Ricardo Dopico, City Attorney
Joseph Centorino, Inspector General
180-2025
MIAMI BEACH
PLANNING DEPARTMENT
• Staff Report & Recommendation Historic Preservation Board
TO :
FR O M :
SU BJECT :
Chairperson and Members
Historic Preservation Board
DATE : April22 ,2025
Thomas R. Mooney , AICP ._.D) /
Planning Director ~h Th
HPB25-0648 , 1700 Washington Avenue, Jackie Gleason Theater -Possible
Designation of an Historic Site .
A presentation by the City of Miami Beach Planning Department to the Historic
Preservation Board of a Preliminary Evaluation and Recommendation Report
relative to the possible designation of the Jackie Gleason Theater located at 1700
Washington Avenue , as a local historic site.
RECOMMENDATION
Staff recommends that the Historic Preservation Board not direct the Planning Department to
prepare a formal historic designation report for the possible designation of the Jackie Gleason
Theater as a local historic site , and that no further action be taken.
BACKGROUND
On November 20 , 2024, the Mayor and City Commission adopted Resolution No. 2024-33392 ,
directing the Planning Department to prepare a Preliminary Evaluation and Recommendation
Report relative to the possible historic designation of the Fillmore Miami Beach at Jackie Gleason
Theater as an individual historic site .
DESIGNATION PROCESS
The process for historic designation is specified in Section 2.13.9 of the Land Development
Regulations of the City Code. An outline of this process is delineated below.
Step One: A request for designation is made either by the City Commission , the Historic
Preservation Board, other agencies and organizations as listed in the Land
Development Regulations of the City Code , or the property owners involved .
Proposals for designation shall include a completed application form available from
the Planning Department.
Step Two: The Planning Department prepares a preliminary evaluation report with
recommendations for consideration by the Board.
Step Three : The Historic Preservation Board considers the preliminary evaluation to determine
if proceeding with a designation report is warranted .
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Step Four:
Step Five:
Step Six :
The designation report is an historical and architectural analysis of the proposed
district or site. The report :
1. Describes the historic, architectural , and/or archeological significance of
the property or subject area proposed for Historical Site or District
designation.
2. Recommends Evaluation Guidelines to be used by the Board to evaluate
the appropriateness and compatibility of the proposed Developments
affecting the designated Site or District.
3. Will serve as an attachment to the Land Development Regulations of the
City Code .
The designation report is presented to the Historic Preservation Board at a public
hearing . If the Historic Preservation Board determines that the proposed site or
district satisfies the requirements for designation as set forth in the Land
Development Regulations of the City Code , the Historic Preservation Board
transmits a recommendation in favor of designation to the Plann ing Board and City
Commission.
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 .
The City Commission may adopt an amendment to the Land Development
Regulations of the City Code which thereby designates the Historic Preservation
Site or Historic District after ( 1) public hearing for a parcel of land less than ten ( 10)
contiguous acres or after (2) public hearings for a parcel of land which is more than
ten ( 10) contiguous acres.
PRELIMINARY EVALUATION
Historical Context
The development of Miami Beach as an urban environment began in July of 1912 w ith the first
platting of land by the Ocean Beach Realty Company . Ocean Beach 's first plat included the area
south of 5th Street and subsequent plats in 1913 and 1914 included nearly all of current day South
Beach, south of 14th Street. John Collins , a hort iculturalist from New Jersey , owned the land north
of 14th Street to just south of 69th Street between the Atlantic Ocean and Biscayne Bay . His
company , the Miami Beach Improvement Company , platted some of their land hold ings for sale
in 1912 , and also planned two other ambitious projects : a canal linking Indian Creek to Biscayne
Bay and a 2.5-mile-long wooden bridge across the bay. The canal was completed in 1912 , and
in 1913, the bridge was finished w ith the financial aid of Carl Fisher-in exchange for 200 acres
of land. Carl Fisher was a highly successful Indiana industrialist who acquired a fortune by
developing the Prest-O-Lite automobile headlamp ; he is also credited for building the Indianapolis
Speedway , the Lincoln Highway from California to the east coast , and the Dixie Highway from
Chicago and Upper Michigan to Miami. The area that Fisher acquired was located approximately
between current day 14th and 19 th Streets , from the Atlantic Ocean to Biscayne Bay . His newly
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formed company , the Alton Beach Realty Company , platted its first subdivision along the ocean
in 1914 along the ocean and continued to plat property toward the bay with Lincoln Road running
down the middle.
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1925 city map, Miami Beach Golf Course highlighted in green, Lincoln Road highlighted in blue
Fisher subsequently acquired additional property and began the process of filling land ,
constructing roads and planting trees in order to sell the newly created lots. He also introduced a
number of recreational amenities throughout his properties including, indoor tennis courts, polo
fields and notably , several golf courses . It is believed that planning for the first golf course , started
in 1914. This course would eventually become known as the Miami Beach Golf and Country Club
(later the Miami Beach Golf Course or the Miami Beach Municipal Golf Course) and was first
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opened to the public in 1916. The 18-hole golf course spanned from Lincoln Road on the south,
across the Coll ins Canal and Dade Boulevard , north to present day 28 th Street, in the area that
currently includes Soundscape Park , the Miami Beach Convention Center campus , Miami Beach
City Hall , Pride Park , the Holocaust Memorial , the Miami Beach Botanical Garden , M iami Beach
Senior High School and Bayshore Park . As part of the golf course , a club house was constructed
in 1916 at the intersection of Dade Boulevard and Washington Avenue and is the oldest remaining
City owned build ing . Shortly after, in January of 1917 , Fisher opened the second hotel within the
c ity (the first hotel was the Brown 's Hotel located at 112 Ocean Drive , constructed in 1915), the
Lincoln Hotel (demolished in 1940 and replaced by the 420 Lincoln Road office building), which
fronted onto the south side of the golf course. Fisher continued to develop hote ls in Miami Beach
including the Flamingo Hotel (1920), the Nautilus Hotel (1924), the King Cole Hotel (1925) and
the Boulevard Hotel ( 1926).
1920 photograph of the Lincoln Hotel viewed from the Miami Beach Golf Course
Ca . 1925 photograph of the Miami Beach Golf Course viewed from the Lincoln Hotel
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In 1927 , the Miami Beach Golf Course was leased to the City of Miami Beach and became a
municipal course . Three years later, in 1930 , the golf course was purchased by the city for
$900 ,000 . The golf course remained in operation until 1942 , when it was leased to the U.S.
government for the training of soldiers during World War II. It appears that once the golf course
was turned back over to the city in 1946 , operations did not continue.
Miami Beach Auditorium
In 1945 , the city held a spec ial election to issue bonds for the construction of an auditorium , a
hospital , ocean front parks and parking areas. The bond issues were approved but were ultimately
invalidated by the Flor ida Supreme Court due to a lack a participation of the minimum voters
required . In 1947 , the city held another special election for the issuance of bonds including
$750 ,000 for the construction of an auditorium. The bond measures passed , and the city hired an
arch itectural board consisting of L . Murray Dixon , Henry Hohauser and Russell Pancoast to
prepare preliminary plans for the construction of an auditorium within a portion of the former Miam i
Beach Golf Course site.
On August 27 , 1948 , an article entitled "Beach Busy On Plan For Auditorium " (including the
illustration above), was published in the Miami Herald which gives an overview of the project:
"Work will be started "the first of the year" on a $750,000 municipal auditorium for
Miami Beach , Ass istant City Manager Kenneth Thompson said Thursday.
Bids for the building will be advertised soon and final specifications are now being
drawn up . To be built on the eastern fringe of the Miami Beach Municipal Golf
course at 11h St. and Washington Ave., the auditorium will seat 3,700 persons.
Though this is not financially covered by the first construction phase, the structure
eventually will be air-conditioned. Someday it may be augmented by a 500-
capacity theater building to the north and a giant stage nine stories high and 150
feet wide .
Of contemporary design , the building will make use of Florida materials wherever
possible . The architects are Russell Pancoast, Henry Hohauser and Murray Dixon.
There will be no major stair-ways in the building . Access to balconies will be by
ramps on either side leading up from the lobby ... "
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Construction commenced in 1949 , and the auditorium (with air conditioning) was completed in
1950 . Concurrently , plans for the stage were developed by the same architects , and construction
of the Miami Beach Auditorium was fully completed in 1951 .
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1951 photograph , Miami Beach Auditorium
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1951 as-built floor plan , Miami Beach Auditorium
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Ca . 1950s photograph, Miami Beach Auditorium arena
Ca. 1950s photograph , Miami Beach Auditorium lobby
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The original Miami Beach Auditorium was designed in the Post-War Modern style of architecture
and can be described in three parts:
• The front double-height lobby flanked on each side by 1-story administration areas and
sweeping ramps that accessed the balcony level
• The ma in arena volume ; and
• The stage volume and anc illary back-of-house spaces.
The auditorium hosted many types of events including symphony concerts , musical
performances , operas , school performances , conventions , pageants and boxing matches . In
1958 , construction was completed on the adjacent 108 ,000 sq . ft . Miami Beach Exhibition Hall,
positioning the city to host much larger events .
Ca. 1960s postcard, Miami Beach Auditorium
In 1964 , it was announced that the Jackie Gleason Show was moving to the Miami Beach
Auditorium . An article entitled "How Sweet It Is! It's Definite ; Gleason Moving Show to Beach "
appeared in the February 18 , 1964 issue of the Miami Herald:
"The CBS Jackie Gleason Show will move definitely to Miami Beach next fall to
make this area the only one outside of Hollywood and New York from which a
weekly TV series has ever originated.
Announcement of the moved was made jointly Monday by CBS and Miami Beach
Publicist Hank Meyer. It followed a week of negotiations in New York between
Gleason 's staff and Miami Beach officials .
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Meyer said the comedian will do 38 consecutive shows from Miami Beach
Auditorium, beginning in September, with eight of the best of them to be repeated
in the summer of 1965 .
The television show will have the use of the auditorium two days a week-one for
rehearsal and the other for taping the actual performance. Gleason 's staff originally
wanted three days but settled for two during the recent conference in New York .
All of the shows will be done on tape to avoid the high cost of live transmission.
WTVJ, the CBS station here , will be the technical subcontractor, providing the
show with technicians and completely new camera , sound and taping equipment.
The Miami Beach City Council two weeks ago appropriated $250 ,000 for the
installation in the auditorium of technical facilities to bring the 3, 500-seat building
up to network studio standards ... "
The Jackie Gleason Show was filmed from the auditorium beg inning in the 1964 season and each
show would open with a fly-over of Miami Beach and the announcer exclaiming : "From the sun
and fun cap ital of the world , Miami Beach!". The show continued to be filmed in the auditorium
until its cancellation in 1970. In 1987 , shortly after Gleason 's death , the city renamed the
auditorium the Jackie Gleason Theater of the Performing Arts in his honor.
In 1970 the voters of the city approved a $4 ,000 ,000 bond (ultimately costing over $6 ,000 ,000)
for the conversion of the auditorium into a theater of the performing arts . In 1973 , the city hired
architect Morris Lapidus and theater designer Ralph Alswang to design the new interior .
Rendering of the Lapidus/Alswang theater design
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Lapidus had just completed designs for the Gusman Hall at the University of Miami and
renovations to the Olympia Theater in downtown Miami. Lapidus ' proposal transformed the
original open arena style auditorium into a performance theater. The interior of the theater was
gutted , and a new design was introduced which incorporated proper theater seating , mezzanine
and balcony levels and a grid of futuristic shaped acoustical panels and lighting dropped below
the exposed ceiling structure . Ramped aisles were introduced along the north and south sides of
the theater volume , composed of a complex network of columns and beams , to access the upper
levels . Although the transformation of the theater space was dramatic , the lobby and exterior
remained relatively unchanged except for new stair towers along the north and south sides of the
building .
Ca . 1976 photograph , renovated Theater of the Performing Arts (new stair tower visible)
The renovated auditorium officially re-opened as the 2900-seat Miami Beach Theater of the
Performing Arts in 1976 . The design of the theater interior was described in an article in the
January 18 , 1976 issue of the Miami Herald:
"Inside the finished theater, the main floor is two-thirds orchestra seats (each about
18 inches wide) and one-third a slightly raised mezzanine . To the rear over the
mezzanine is the balcony, curving forward like a suspended half circle , to complete
the effect of intimacy.
The spacious interior soaks you in a sea of rich, subdued colors. The seats are
covered with soft velour, in a color the designers call apricot, a sort of cross
between rust and gold. The walls along each side are giant dark mahogany panels
grooved for better sound wave bounce; while overhead a grid of white acoustic
"clouds " criss-crosses, leaving space for enormous air conditioning ducts. Carpet
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the color of claret will run up and down the aisles and all across the rear wall when
installed ... "
Ca . 1976 photograph, view to stage
Ca. 1976 photograph, view from stage Ca . 1976 photograph , view of aisle
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Notwithstanding the design , the theater suffered from poor acoustics . After several attempts to
tweak the sound , the city sued Lapidus . The matter was sent to arbitration and Lapidus prevailed ;
however, the acoustical issues remained. In 1983 , the city hired a new architectural firm to
redesign the theater. After flaws were found in this design , in 1986 the city hired the firm of Borrelli ,
Frankel , Blitstein , Sasaki Associates to redesign both the interior and exterior of the theater. The
original sweeping exterior ramps of the 1950 design were demolished , and the front fa9ade was
renovated and decorated with exaggerated art deco elements . Further , in 1999, the exist ing
overhang that was introduced as part of the 1986 renovation was extended east for a new porte-
cochere .
Unfortunately, the alterations that took place in 1986 included the demolition of nearly all
significant exterior and interior architectural elements of the building and new inappropriate
elements were introduced. Based upon the physical observations and substantial historical
documentation , staff strongly believes that the alterations have irreparably destroyed the
architectural integrity of the building and that these alterations cannot be reversed.
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1986 renovation, east elevation drawing
Current photograph
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RELATION TO ORDINANCE CRITERIA -Preliminary Evaluation
Sec. 2.13.9 Historic Designation
b. Criteria for designation
1. The historic preservation board shall have the authority to recommend that properties be
designated as historic buildings , historic structures , historic improvements , historic landscape
features , historic interiors (architecturally significant public portions only), historic sites , or
historic districts if they are significant in the historical , architectural , cultural , aesthetic or
archeological heritage of the city , the county , state or nation . Such properties shall possess
an integrity of location , design , setting , materials , workmanship , feeling or association and
meet at least one of the following criteria :
A. Association with events that have made a sign ificant contribution to the history of the city ,
the county , state or nation.
B. Association with the lives of persons sign ificant in the city's past history.
C. Embody the distinctive characteristics of a historical period , architectural or design style
or method of construction .
D. Possess high artistic values .
E. Represent the work of a master, serve as an outstanding or representative work of a
master designer , architect or builder who contributed to our historica l, aesthetic or
architectural heritage.
F. Have yielded or are likely to yield information important in pre-history or history .
G. Be listed in the National Register of Historic Places .
H. Cons ist of a geograph ically definable area that possesses a significant concentration of
sites , buildings or structures united by historically sign ificant past events or aesthetically
by plan or physical development , whose components may lack individual distinction .
2. A building , structure (including the publ ic 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 .
3. The historic preservation board shall consider if the historic buildings , historic structures ,
historic improvements , historic landscape features , historic interiors (architecturally significant
public portions only), historic sites , or historic districts comply with the sea level rise and
resiliency review criteria in chapter 7, article I , as applicable.
Below are staff's preliminary findings:
1. The historic preservation board shall have the authority to recommend that properties be
designated as historic buildings , historic structures , historic improvements , historic landscape
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features, historic interiors (architecturally significant public portions only), historic sites, or
historic districts if they are significant in the historical, architectural , cultura l, aesthetic or
archeological heritage of the city , the county , state or nation . Such properties shall possess
an integrity of location , design , setting , materials , workmanship , feeling or association and
meet at least one of the following criteria :
B. Association with the lives of persons significant in the city's past history .
Satisfied; the theater is associated with Jackie Gleason (1916-1987), an actor and
comedian who was referred to as ''The Great One ". His eponymously named variety
show-The Jackie Gleason Show-was filmed in the Miami Beach Auditorium from 1964
to 1970. Gleason often ended his show exclaiming "Miami Beach audiences are the
greatest audiences in the world!" In 1987, shortly after Gleason 's death , the City of Miami
Beach renamed the Miami Beach Auditorium the Jackie Gleason Theater of the
Performing Arts in his honor.
2 . 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 .
Not Satisfied; the Jackie Gleason Theater retains little to none of its architectural integrity.
Virtually nothing remains of the original 1950 design with the exception of the general
volume of the building. The alterations that took place as part of the 1986 renovation
removed nearly all of the significant architectural elements of the building and new
inappropriate elements were introduced. The design of the building is routinely referred to
as Art Deco, confusing an important Miami Beach architectural style with 1980s pastiche .
Based upon the physical observations and substantial historical documentation , virtually
all significant interior and exterior architectural elements have been removed. These
alterations have irreparably destroyed the architectural integrity of the building cannot be
reversed.
3. The historic preservation board shall consider if the historic buildings , historic structures ,
historic improvements , historic landscape features , historic interiors (architecturally significant
public portions only), historic sites , or historic districts comply with the sea level rise and
resiliency review criteria in chapter 7, article I, as applicable .
Criteria for ordinances , resolutions , or recommendat ions :
A. Whether the proposal affects an area that is vulnerable to the impacts of sea level rise ,
pursuant to adopted projections . •
The unified sea level rise projection for Southeast Florida updated in 2019 projects the
anticipated range of sea level rise from 2000 to 2120 . The projection highlights three
planning horizons :
• Short term: by 2040 , sea level is projected to rise 10 to 17 inches above 2000
mean sea level.
• Medium term : by 2070 , sea level is projected to rise 21 to 54 inches above
2000 mean sea level.
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• Long term : by 2120 , sea level is projected to rise 40 to 136 inches above 2000
mean sea level.
[ESTIMATED from LIDAR] The structure is located on a site that is at an elevation
of approximately 7.0' NGVD . The ground floor elevation has not been determined.
B. Whether the proposal will increase the resiliency of the city with respect to sea level
rise .
The proposal may be in conflict with near, mid-term and long-term efforts to increase
the resiliency of the city with respect to sea-level rise. Modifications to the building ,
including building elevation will be likely necessary to further the City 's resiliency
initiatives .
C. Whether the proposal is compatible with the city 's sea level rise mitigation and
resiliency efforts.
The proposal may be in conflict with near, mid-term and long-term efforts to increase
the resiliency of the city with respect to sea-level rise . Modifications to the building ,
including building elevation will be likely necessary to further the City's resiliency
initiatives .
RECOMMENDATION
Based upon the research and evidence presented herein , the historical and architectural
significance of the proposed historic structure based upon the applicable designation criteria
noted herein , and in accordance with Section 2 .13.9 of the Land Development Regulations of the
City Code , the staff of the City of Miami Beach Planning Department does not recommend that
the Historic Preservation Board direct staff to prepare a formal historic designation report for the
proposed Jackie Gleason Theater Historic Site.
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CURRENT SITE PHOTOGRAPHS
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