R5I-Historic Designation - 42 Star Island DriveCOMMISSION ITEM SUMMARY
Condensed Title: I First Reading -Proposed Ordinance designating 42 Star Island as a Local Historic Site
Key Intended Outcome Supported:
Designation and retention of historically significant properties.
Supporting Data (Surveys, Environmental Scan, etc.): In the 2009 Survey, all respondents were
~sked to indicate if they felt the effort put forth by the City of Miami Beach on historic preservation was
oo little, too much or about the right amount. 77.1% of respondents reported that the effort put forth
py the City of Miami Beach on historic preservation is "about the right amount."
Issue:
The Miami Design Preservation League is requesting that the Mayor and City Commission consider the
proposed designation of 42 Star Island as a Local Historic Site.
Item Summary/Recommendation:
FIRST READING
The Administration recommends that the proposed Ordinance NOT be approved and that the property at
42 Star Island NOT be designated as an individual local historic site.
In the event that the subject Ordinance is approved at First Reading, a 30 day mail notice requirement
must be effectuated prior to Second Reading
Advisory Board Recommendation:
On September 10, 2013, the Historic Preservation Board reviewed a Designation Report relative to the
proposed historic designation of 42 Star Island as a local historic site and approved a motion (7 to 0) to
recommend approval of the designation to the City Commission.
On November 19, 2013, the Planning Board reviewed a Designation Report relative to the proposed
historic designation of 42 Star Island as a local historic site and approved a motion (4 to 1, Jean-Francais
Lejeune opposed} to NOT recommend approval of the designation to the City Commission.
Financial Information:
Source of Amount
Funds: 1
D 2
3
OBPI Total
Financial Impact Summary:
Clerk's Office Le islative Trackin :
Richard Lorber, Thomas Mooney or Debbie Tackett
Si n-Offs:
Department Director Assistant City Manager
T:IAGENDA\2014\.January\42 Star Historic Designation SUM 1st Only.docx
MIAMI BEACH 487
Account
AGENDA ITEM ---'R....:......:.::~~I-:-7"_
DATE t-IS""-1~
lD MIAMI BEACH
City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
TO:
FROM:
DATE:
COMMISSION MEMORANDUM
Mayor Phillip Levine and Members f the City/ommission
Jimmy L. Morales, City Manager__,.__ ~
January 15, 2014
SUBJECT: FIRST READING-HISTORIC DES GNATION
AN ORDINANCE OF THE MAYOR A D CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT
REGULATIONS OF THE MIAMI BEACH CITY CODE; BY AMENDING
SECTION 118-593(E), ENTITLED "DELINEATION ON ZONING MAP" BY
DESIGNATING 42 STAR ISLAND DRIVE AS A LOCAL HISTORIC SITE TO
BE KNOWN AS "42 STAR ISLAND LOCAL HISTORIC SITE," LOCATED
ON STAR ISLAND, AS MORE PARTICULARLY DESCRIBED IN THE
ORDINANCE; PROVIDING THAT THE CITY'S ZONING MAP SHALL BE
AMENDED TO INCLUDE 42 STAR ISLAND AS A LOCAL HISTORIC SITE;
ADOPTING THE DESIGNATION REPORT ATTACHED TO THE STAFF
REPORT AS APPENDIX "A"; PROVIDING FOR INCLUSION IN THE LAND
DEVELOPMENT REGULATIONS OF THE CITY CODE; REPEALER;
SEVERABILITY; AND AN EFFECTIVE DATE.
ADMINISTRATION RECOMMENDATION
The Administration recommends that the proposed Ordinance NOT be approved and
that the property at 42 Star Island NOT be designated as an individual local historic site.
HISTORY/BACKGROUND
Design Review Board Summary:
• On October 9, 2012, an application was filed for the December 4, 2012 Design
Review Board meeting, requesting Design Review Approval for the construction of a
new 2-story home, to replace an existing pre-1942 architecturally significant home, to
be demolished (ORB File No. 22936).
• On December 4, 2012, the application was presented to the Design Review Board,
and after approximately 1.5 hours of discussion, was continued to the February 5,
2013 meeting.
• On February 5, 2013, due to a short board, the applicant for the ORB application, Dr.
Leonard Hochstein, requested a continuance to the March 5, 2013 meeting.
• On March 5, 2013, after approximately 2 hours of discussion, the ORB application
was approved, subject to the conditions enumerated in the Final Order for the project
(attached).
488
Commission Memorandum
42 Star Island-Proposed Historic Site Designation
January 15, 2014
Historic Preservation Board Summary:
Page 2 of 9
• On December 19, 2012, the Miami Design Preservation League submitted an
application to the Historic Preservation Board requesting that the Board consider
initiating the process for the historic designation of the single family home located at
42 Star Island Drive as a local individual historic site. It has been determined by the
City Attorney that under Sec. 118-591 (a)(1) of the City Code, any organization
whose purpose is to promote the preservation of historic sites has standing to
request the initiation of the historic preservation process.
• On February 12, 2013, the Historic Preservation Board discussed the proposed
designation of 42 Star Island Drive as an individual local historic site. At this
meeting, the Board directed staff to prepare a preliminary evaluation and
recommendation report for the structure located at 42 Star Island Drive.
• On April 9, 2013, the Historic Preservation Board reviewed a Preliminary Evaluation
and Recommendation Report relative to the possible historic designation of 42 Star
Island Drive, as an individual local historic site (HPB File 7351 ). At this meeting the
Board voted to proceed with the historic designation process and the preparation of a
historic designation report for the Board's consideration at a later meeting.
• On April 10, 2013, a Letter to Commission was sent to the Mayor and
Commissioners. The Commission did not deny or modify the proposed request for
designation.
• On September 10, 2013 the Historic Preservation Board reviewed the completed
Designation Report and recommend in favor of the Historic Site Designation of 42
Star Island Drive as an individual local historic site.
Planning Board Summary:
On November 19, 2013, the Planning Board reviewed a Designation Report relative to
the historic designation of 42 Star Island as a local historic site and approved a motion (4
to 1) to NOT recommend approval of the designation to the City Commission.
DESIGNATION PROCESS
The process of historic designation is delineated in Sections 118-591 through 118-593 in
Subpart B of the Land Development Regulations of the City Code (Chapter 118, Article
X, Division 4). An outline of this process is delineated below.
Step One:
A request for designation is made either by the City Commission, the Historic
Preservation Board, other agencies and organizations as listed in the Land Development
Regulations of the City Code, or the property owners involved. Proposals for designation
shall include a completed application form available from the Planning Department.
Satisfied; On December 19, 2012, the Miami Design PreseJVation League submitted an
application to the Historic PreseJVation Board requesting that the Board consider
initiating the process for the historic designation of the single family home located at 42
Star Island Drive as a local individual historic site.
489
Commission Memorandum
42 Star Island-Proposed Historic Site Designation
January 15, 2014
Step Two:
Page 3 of 9
The Planning Department prepares a preliminary evaluation report with
recommendations for consideration by the Board.
Satisfied; Planning Department staff prepared a preliminary evaluation and
recommendation report which was presented to the Board on April 9, 2013.
Step Three:
The Historic Preservation Board considers the preliminary evaluation to determine if
proceeding with a designation report is warranted.
Satisfied; On April 9, 2013, the Historic Preservation Board approved a motion to direct
staff to have a designation report prepared and to schedule a public hearing to consider
the proposed designation. The designation report is an historical and architectural
analysis of the proposed district or site that:
a. describes the historic, architectural and/or archeological significance of the
property or subject area proposed for Historical Site or District designation;
b. 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
c. serves as an attachment to the Land Development Regulations of the City
Code.
Step Four:
The City Commission is notified of the Board's decision and the initial boundaries
proposed for designation. Within 60 days of the vote of the Historic Preservation Board
to direct the Planning Department to prepare a designation report, the City Commission
may, by a five-sevenths vote, deny or modify the proposed request for designation.
Satisfied; On April 10, 2013, a Letter to Commission was sent to the Mayor and
Commissioners. The Commission did not deny or modify the proposed request for
designation.
Step Five:
The designation report is presented to the Historic Preservation Board at a public
hearing. If the Board determines that the proposed site or district satisfies the
requirements for designation as set forth in the Land Development Regulations of the
City Code, the Board transmits a recommendation in favor of designation to the Planning
Board and City Commission.
Satisfied; On September 10, 2013 the Historic Preservation Board reviewed the
completed Designation Report prepared by the Miami Design and Preservation League,
determined that it met the requirements for designation and recommend that the City
Commission APPROVE the designation of 42 Star Island Drive as an individual local
historic site.
Step Six:
The Planning Board holds a public hearing on the proposed designation, and considers
the proposed historic designation as an amendment to the Land Development
Regulations of the City Code and, subsequently, transmits its recommendation to the
City Commission.
Satisfied; On November 19, 2013 the Planning Board reviewed the completed
Designation Report prepared by the Miami Design and Preservation League, and
recommend that the City Commission NOT designate 42 Star Island Drive as an
individual local historic site.
490
Commission Memorandum
42 Star Island-Proposed Historic Site Designation
January 15, 2014
Step Seven:
Page 4of 9
The City Commission may adopt an amendment to the Land Development Regulations
of the City Code by a five-sevenths majority vote, which would designate the Historic
Preservation Site. When there is a request for a zoning map change initiated by an
applicant other than the City, the following procedures apply:
a. A proposed ordinance may be read by title or in full on at least two separate
days and shall, at least ten days prior to adoption, be noticed once in a
newspaper of general circulation in the city. The notice of proposed enactment
shall state the date, time and place of the meeting; the title or titles of proposed
ordinances; and the place or places within the city where such proposed
ordinances may be inspected by the public. The notice shall also advise that
interested parties may appear at the meeting and be heard with respect to the
proposed ordinance.
b. Immediately following the public hearing at the second reading, the city
commission may adopt the ordinance. The adoption of the Ordinance by the City
Commission requires a 5/7 majority vote.
Additionally, the property owner and all owners of record of land within 375 feet of the
proposed site must be noticed by mail at least 30 days prior to the date set for the
second reading public hearing.
RELATION TO DESIGNATION CRITERIA
In accordance with Section 118-592 in the Land Development Regulations of the City
Code, the Historic Preservation Board shall have the authority to recommend that a
property be designated as an historic site if it is significant in the historical, architectural,
cultural, aesthetic or archeological heritage of the City, the County, State or Nation. Such
properties shall possess integrity of location, design, setting, materials, workmanship,
feeling or association and meet at least one of the following criteria:
(1) Association with events that have made a significant contribution to the history of
the city, the county, state or nation;
(2) Association with the lives of persons significant in the city's past history;
(3) Embody the distinctive characteristics of an historical period, architectural or
design style or method of construction;
(4) Possesses high artistic values;
(5) Represent the work of a master, serve as an outstanding or representative work
of a master designer, architect or builder who contributed to our historical,
aesthetic or architectural heritage;
(6) Have yielded, or are likely to yield information important in pre-history or history;
(7) Be listed in the National Register of Historic Places;
491
Commission Memorandum
42 Star Island-Proposed Historic Site Designation
January 15, 2014 Page 5of 9
(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.
A building, structure (including the public portions of the interior), improvement or
landscape feature may be designated historic even if it has been altered if the alteration
is reversible and the most significant architectural elements are intact and repairable.
The Historic Preservation Board concluded that the property located at 42 Star Island is
eligible for historic site designation as it complies with the criteria as specified in Section
118-592 in the Land Development Regulations of the City Code outlined above.
Specifically, the Historic Preservation Board determined the following:
The proposed 42 Star Island Historic Site possesses integrity of location. design,
setting, materials. workmanship, feeling, or association for the following reasons:
Satisfied; The construction of 42 Star Island Residence in 1925, following the 1919 start
of the dredge and fill operation by the Miami Ocean View Company, which enabled the
residential development of Star Island, was clearly significant in the successful
development history of Star Islands, as well as in the history of the City of Miami Beach.
The design and construction of the 42 Star Island Residence brought an architectural
style of Mediterranean Revival of high aesthetic appeal and stature to the islands, as
well as prominent local architects, such as Walter C. DeGarmo, who were qualified to
execute it. The proposed historic site at 42 Star Island still possesses the integrity of its
original location on Star Island, despite more than eighty years of hurricanes, storms,
and economic crises. Further, the original building retains many of its historic materials,
details, and workmanship as well as the feeling of its 1920s period of construction in
Miami Beach.
(a) The proposed historic site is eligible for historic designation and in conformance
with the designation criteria for the following reasons:
(1) Association with events that have made a significant contribution to
the history of the citv. the county, state or nation;
Satisfied; The 42 Star Island Residence was the culmination of Boom
Time development on the island, causing a major turning point in Miami
Beach history. The period of Boom Time development followed World
War I. The construction of this structure also signified the climax of the
use of classical and revivalist styles in architecture. It was further
associated with the early successful creation of "man-made" islands in
Biscayne Bay by dredging up the Bay bottom which yielded land fill for
new islands as well as created deep channels for navigation.
(2) Association with the lives of persons significant in the city's past
history;
Satisfied; The proposed historic site is associated with Carl Fisher, L T.
Highleyman, John H. Levi, and Walter C. DeGarmo. Carl Fisher, known to
be the creator of Miami Beach and the surrounding islands, was the
original owner of Star Island. Mr. L. T Highleyman, the President of the
Biscayne Islands Company that created and developed Palm and
492
Commission Memorandum
42 Star Island-Proposed Historic Site Designation
January 15, 2014 Page 6 of 9
Hibiscus Islands, was the influence for the tactic used to create Star
Island; the pioneered tactic was dredging soil. The Miami Ocean View
Company, which was led by John H. Levi, adopted these development
methods. Levi was the principal figure who notified Carl Fisher of the
grand potential of Miami. John Levi was first elected to the Miami Beach
Council in 1918, serving more than 20 years. Levi was a/so President of
Miami Beach First National Bank. Later, John H. Levi was elected Mayor
of Miami Beach. Walter C. DeGarmo, who came to Miami in 1906, was
the first registered Florida architect. DeGarmo was a prominent architect
of his time who contributed to the City of Miami Beach's historical,
aesthetic and architectural heritage. Star Island represents the
culmination of these architectural, promotional and development efforts
by Fisher, Levi, Highleyman and DeGarmo at the end of the first great
Miami Beach boom in real estate development.
(3) Embody the distinctive characteristics of an historical period,
architectural or design style or method of construction:
Satisfied; The original 1925 structure on the proposed historic site
embodies the distinctive characteristics of the Mediterranean Revival
Style of architecture, the style of choice used by successful developers
and architects, such as Walter C. DeGarmo in the mid-1920s period in
Miami Beach as well as other areas of South Florida such as Coral
Gables, Coconut Grove, Ft. Lauderdale, Homestead, and Key Largo.
The structure, incorporates inter-tile construction with a smooth stucco
finish, typical of the historical period, multi-lite windows with rounded
archway openings, loggias with colonnades used as primary entryways,
wrought iron balustrades on balconies, stone balustrade in the back of the
property, fixtures and ornament with influences from Italian, Moorish,
North Africa, and Southern Spanish themes.
{4) Possess high artistic values;
Satisfied; The 1925 Mediterranean Revival building with its entrance
loggia and colonnade, rounded archway windows and wrought iron
balconies possess high artistic value. The building card does not list any
significant modifications to the structure since its construction
emphasizing its high artistic value. This value could be greatly enhanced
by sensitive restoration.
(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;
Satisfied; Walter C. DeGarmo and George A. Varney designed the 42
Star Island Residence, constructed in 1925. Walter DeGarmo is one of
the most significant figures in South Florida's architectural history
designing buildings such as: the Douglas Entrance of Coral Gables, the
Coral Gables Bank and Post Office, the boathouse, bathing pavilion and
swimming pool of the J. C. Penney Residence on Belle Isle, the McAllister
Hotel, the Miami Beach Community Church, the Highleyman Residence
and the Ogden Residence, among many others. Walter C. DeGarmo
prepared plans for at least 32 structures on Miami Beach from 1914
493
Commission Memorandum
42 Star Island-Proposed Historic Site Designation
January 15, 2014 Page 7of 9
through 1927, including a home for himself and several for other clients
on Star Island.
(6) Have yielded, or are likely to yield information important in pre-
history or history;
Satisfied; The proposed 42 Star Island historic site yields important
information in the history of development in Miami Beach and Star Island
by preserving one of the earliest structures to be built on the newly
created man-made island. The Miami Ocean View Company had fully
begun the dredge and fill operation by 1919, enabling the residential
development of Star Island and the residence at 42 Star Island was built
in 1925, making it one of the earliest structures on the island. 42 Star
Island exemplifies all of the many prominent qualities of this historically
significant Boom Time era, and it also embodies why Miami Beach
quickly became the focus of national and international eyes, as the Island
succeeded in being attractive, glamorous and exemplifying desirable
qualities helped attract visitors and residents to Miami Beach. Thus, this
structure yields essential information of the historically critical time that is
not readily available from other sources and structures. Indeed, it appears
that only one other Walter DeGarmo structure remains on Star Island,
from a total of four that were originally built and since demolished.
(7) Be listed in the National Register of Historic Places;
Partially satisfied; The original 1925 structure would be eligible for listing
on 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:
Satisfied; Star Island is zoned as RS-1, Residential Single Family. Many
of the structures on the island are large single-family residences
compatible in size, scale, form and physical development.
(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.
Satisfied; Many of the original significant architectural features of the 1925
residence at 42 Star Island appear to remain substantially intact today. Features
that have been altered could be accurately reconstructed based on historical
drawings and photographs.
PLANNING BOARD REVIEW OF THE AMENDING ORDINANCE
Pursuant to the requirements of Section 118-163 of the City Code, the Planning Board
reviewed the proposed request for the designation of 42 Star Island as an amendment to
the Land Development Regulations of the City Code, in accordance with the following:
1. Whether the proposed change is consistent and compatible with the
comprehensive plan and any applicable neighborhood or redevelopment plans.
494
Commission Memorandum
42 Star fsfand-Proposed Historic Site Designation
January 15, 2014 Page Bof 9
2. Whether the proposed change would create an isolated district unrelated to
adjacent or nearby districts.
3. Whether the change suggested is out of scale with the needs of the
neighborhood or the city.
4. Whether the proposed change would tax the existing load on public facilities and
infrastructure.
5. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
6. Whether changed or changing conditions make the passage of the proposed
change necessary.
7. Whether the proposed change will 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.
9. Whether the proposed change will seriously reduce light and air to adjacent
areas.
10. Whether the proposed change will adversely affect property values in the
adjacent area.
11. Whether the proposed change will be a deterrent to the improvement or
development of adjacent property in accordance with existing regulations.
12. Whether there are substantial reasons why the property cannot be used in
accordance with existing zoning.
13. Whether it is impossible to find other adequate sites in the city for the proposed
use in a district already permitting such use.
On November 19, 2013, the Planning Board recommended to the City Commission that
the proposed Ordinance NOT be approved.
STAFF ANALYSIS
As noted in the attached Designation Report, the proposed designation of 42 Star Island
Drive as a local historic site was found to be in compliance with the designation criteria
in Section 118-592 of the City Code. Only one of the eight evaluation criteria is required
to be satisfied for the Historic Preservation Board to recommend designation.
The Planning Board, on November 19, 2013, reached a different conclusion regarding
the proposed designation ordinance, and recommended that the City Commission NOT
designate the property at 42 Star Island as a local historic site. Additionally, Planning
Department staff has expressed concern with the manner in which the designation
process was initiated for this particular property. In this regard, a process for the review
495
Commission Memorandum
42 Star Island-Proposed Historic Site Designation
January 15, 2014 Page 9 of 9
of demolition requests for single family homes constructed prior to 1942 has been in
place for almost a decade. This process, which was adhered to fully by the owner of 42
Star Island, has worked well in terms of ensuring appropriate compatibility for
replacement homes.
The Administration believes that it is important to retain some flexibility to designate
those single family properties that may rise to an extraordinary degree of historic and
architectural significance; the City Code provides this flexibility in terms of how the
designation process is initiated. However, it does not appear that the necessary high
level of historic and architectural significance has been reached in this particular
instance.
Specifically, although the Historic Preservation Board has determined that the
designation criteria in the Code has been met, and has recommended designation, the
final decision on the request is at the discretion of the City Commission. In addition to
the recommendation of the Historic Preservation Board, the City Commission should
also give equal weight to the recommendation of its Local Planning Agency (the
Planning Board), which recommended against designating the property at 42 Star Island
as an historic site. In this regard, the Planning Board looked at the proposal in a more
holistic manner, taking into consideration the actual site in relation to its larger
surroundings (Star Island), the rights and expectations of the property owner, and
whether the adoption of the Ordinance creating one special site within a larger expanse
of similar properties furthered the Planning and development goals of the City.
Finally, given the accelerated policy discussions pertaining to sea level rise, and the
need for residential properties to begin to look forward with regard to new construction,
the Administration has very serious concerns with regard to the finished floor elevation of
the existing home at 42 Star Island. To this end, as the existing home is almost four (4')
feet below minimum flood elevation, we are hard pressed to justify forcing a home owner
to retain and preserve a home that does not meet minimum flood standards. While a
number of homes on Miami Beach are below minimum flood elevation, they have been
retained on a voluntary basis by those owners.
In summary, based upon the action of the Planning Board, the significant concerns
raised by Planning Department staff and the likely impact that the designation of the
property as an historic site would have on the ability of the property owner to develop the
site, the Administration recommends that the property at 42 Star Island NOT be
designated as a local historic site.
CONCLUSION
Based upon the foregoing, the Administration recommends that the proposed Ordinance
NOT be approved and that the property at 42 Star Island NOT be designated as an
individual local historic site.
In the event that the subject Ordinance is approved at First Reading, the 30 day mail
notice requirement must be effectuated, prior to a Second Reading.
JLM\JMJ\RGL:TRM\DJT
T:\AGENDA\2014\.January\42 Star Historic Designation MEM 1st Only.docx
496
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;
BY AMENDING SECTION 118-593(E), ENTITLED "DELINEATION ON
ZONING MAP" BY DESIGNATING 42 STAR ISLAND DRIVE AS A
LOCAL HISTORIC SITE TO BE KNOWN AS "42 STAR ISLAND LOCAL
HISTORIC SITE," LOCATED ON STAR ISLAND, AS MORE
PARTICULARLY DESCRIBED IN THE ORDINANCE; PROVIDING
THAT THE CITY'S ZONING MAP SHALL BE AMENDED TO INCLUDE
42 STAR ISLAND AS A LOCAL HISTORIC SITE; ADOPTING THE
DESIGNATION REPORT ATTACHED TO THE STAFF REPORT AS
APPENDIX "A"; PROVIDING FOR INCLUSION IN THE LAND
DEVELOPMENT REGULATIONS OF THE CITY CODE; REPEALER;
SEVERABILITY; AND AN EFFECTIVE DATE.
WHEREAS, On December 19, 2012, the Miami Design Preservation
League submitted an application to the Historic Preservation Board requesting
that the Board consider initiating the process for the historic designation of the
single family home located at 42 Star Island Drive as a local individual historic
site. Under Sec. 118-591(a)(1) of the City Code, any organization whose
purpose is to promote the preservation of historic sites has standing to request
the initiation of the historic preservation process; and
WHEREAS, On February 12, 2013, the Historic Preservation Board
discussed the proposed designation of 42 Star Island Drive as an individual local
historic site. At this meeting, the Board directed staff to prepare a preliminary
evaluation and recommendation report for the structure located at 42 Star Island
Drive; and
WHEREAS, On April 9, 2013, the Historic Preservation Board reviewed a
Preliminary Evaluation and Recommendation Report relative to the possible
historic designation of 42 Star Island Drive, as an individual local historic site
(HPB File 7351). At this meeting the Board voted to proceed with the historic
designation process and the preparation of a historic designation report for the
Board's consideration at a later meeting; and
WHEREAS, on September 10, 2013, the City's Historic Preservation
Board held a public hearing and voted unanimously (7 -0) in favor of
recommending that the City Commission designate 42 Star Island Drive, as an
Historic Site; and
497
WHEREAS, on November 19, 2013, the City's Planning Board held a
public hearing and voted 4-1 recommending that the City Commission NOT
designate 42 Star Island Drive as an Historic Site; and
WHEREAS, the aforementioned recommendations regarding the
designation of 42 Star Island Drive as an Historic Site 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, AS
FOLLOWS:
Section 1. DESIGNATION OF 42 STAR ISLAND DRIVE AS AN HISTORIC
SITE.
That the certain area located on Lot 42, of Corrected Plat of Star Island,
According to the Plat Thereof, as Recorded in Plat Book 31, Page 60, of the
Public Records of Miami-Dade County, Florida; and having the legal description
as described herein, is hereby designated as an Historic Site of the City of Miami
Beach and shall be known as "42 Star Island Drive." That the Designation
Report attached hereto as Appendix "A" is hereby adopted.
SECTION 2. AMENDMENT OF SUBSECTION 118-593(E).
That Subsection (e), entitled "Delineation on Zoning Map," of Section 118-
593, entitled "Historic Preservation Designation," of Division 4, entitled
"Designation," of Article X, entitled "Historic Preservation," of Chapter 118,
entitled "Administration and Review Procedures," of Subpart B of the Land
Development Regulations of the City Code is hereby amended to read as
follows:
* * *
Subpart B. Land Development Regulations
* * *
Chapter 118. Administration and Review Procedures
* * *
Article X. Historic Preservation
* * *
Division 4. Designation
* * *
2
498
Section 118-593. Historic Preservation Designation.
* * *
(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:
* * *
(1) n. RS-1/HPS-14: 42 Star Island Drive. more particularly described
as Lot 42. of Corrected Plat of Star Island. according to the plat
thereof. as recorded in Plat Book 31. Page 60, of the Public
Records of Miami-Dade County, Florida.
SECTION 3. Inclusion in the Land Development Regulations of the City
Code.
It is the intention of the 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 Code of the City of Miami Beach as amended;
and that the sections of this Ordinance may be renumbered or relettered to
accomplish such intention.
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 HPS-14, Historic
Preservation Site 14.
Section 5. Repealer.
All ordinances or parts of ordinances and all sections and parts of sections
in conflict herewith be and the same are hereby repealed.
Section 6. Codification.
It is the intention of the City Commission, and it is hereby ordained that the
provisions of this ordinance shall become and be made part of the Code of the
City of Miami Beach as amended; that the sections of this ordinance may be
renumbered or relettered to accomplish such intention, and that the word
"ordinance" may be changed to "section" or other appropriate word.
Section 7. Severability.
If any section, subsection, clause or provision of this Ordinance is held
invalid, the remainder shall not be affected by such invalidity.
Section 8. Effective Date.
This Ordinance shall take effect ten days following adoption.
3
499
PASSED and ADOPTED this __ day of _________ , 2014.
ATTEST:
CITY CLERK
MAYOR
APPROVED AS TO
FORM AND LANGUAGE
& FOR EXECUTION
ycity Attorney ?IJ.-
First and Only Reading: January 15, 2014
r-3-14-
Date
Verified by: ________ _
Richard Lorber, AICP
Acting Planning Director
Underscore denotes new language.
Strikethrough denotes deleted language.
T:IAGENDA\2014\January\42 Star Historic Designation ORO 1st Only.docx
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42 STAR ISLAND
(42 E STAR ISLAND DRIVE)
HISTORIC SITE
DESIGNATION REPORT
Photo Credit: Ronny Lorist
PREPARED BY
MIAMI DESIGN PRESERVATION LEAGUE
FEBRUARY 2013
Revised July 16, 2013
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CITY OF MIAMI BEACH
HISTORIC SITE DESIGNATION REPORT
FOR
42 STAR ISLAND
PREPARED BY
MIAMI DESIGN PRESERVATION LEAGUE
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Architectural Drawings courtesy of Historical Museum of Southern Florida
MIAMI BEACH CITY COMMISSION
Matti Herrera Bower, Mayor
Ed Tobin, Vice Mayor
Commissioners:
Jorge Exposito
Michael Gongora
Jerry Libbin
Oeede Weithorn
Jonah Wolfson
Jimmy Morales, City Manager
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CITY OF MIAMI BEACH HISTORIC PRESERVATION BOARD
Herb Sosa, Chair
David Wieder
Dominique Bailleul
Henry Lares
Ira Giller
Jane Gross
Josephine Manning
CITY OF MIAMI BEACH PLANNING BOARD
Charles Urstadt, Chair
Frank Kruszewski
Henry Stolar
Jack Johnson
Jean-Francais Lejeune
Jonathan Beloff
Robert Wolfarth
CITY OF MIAMI BEACH PLANNING DEPARTMENT
Richard G. Lorber, AICP, LEED AP, Acting Planning Director
William H. Cary, Assistant Planning Director
Thomas R. Mooney, AICP, Design and Preservation Manager
AUTHORS
Natalia Kwiatkowska
Kamilah Moorehead
Hillary Stark
EDITORS
William H. Cary, Assistant Planning Director
RESEARCHERS
Daniel Giraldo and Jeff Donnelly, Miami Design Preservation League
MAP PRODUCTION
Kamilah Moorehead
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CITY OF MIAMI BEACH ·
42 STAR ISLAND HISTORIC SITE
DESIGNATION REPORT
TABLE OF CONTENTS
I. REQUEST ............................................................................................................ 5
II. DESIGNATION PROCESS .................................................................................... 5
Ill. RELATION TO ORDINANCE CRITERIA .............................................................. 7
IV. DESCRIPTION OF BOUNDARIES ....................................................................... 11
V. PRESENT OWNERS ............................................................................................ 11
VI. PRESENT USE ..................................................................................................... 11
VII. PRESENT ZONING ........................................................................................... 11
MAP 1 -Proposed Historic Site Boundaries ............................................ 12
MAP 2-Zoning Districts within Area ..................................................... 13
VIII. HISTORICAL BACKGROUND .............................................................................. 14
IX. ARCHITECTURAL STYLE ................................................................................ 1 9
X. GENERAL DESCRIPTION OF SITE IN ITS CURRENT
CONDITION ........................................................................................... 1 9
XI. PLANNING DEPARTMENT RECOMMENDATIONS ......................................... 21
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I. REQUEST
On December 19, 2012, the Miami Design Preservation League submitted an
application to the Historic Preservation Board requesting that the Board consider
initiating the process for the historic designation of the single family home located at
42 Star Island Drive as a local individual historic site. It has been determined by the
City Attorney that under Sec. 118-591(a)(1) of the City Code, any organization
whose purpose is to promote the preservation of historic sites has standing to
request the initiation of the historic preservation process.
On February 12, 2013, the Historic Preservation Board discussed the proposed
designation of 42 Star Island Drive as an individual local historic site. At this
meeting, the Board directed staff to prepare a preliminary evaluation and
recommendation report for the structure located at 42 Star Island Drive.
On April 9, 2013, the Historic Preservation Board reviewed a Preliminary Evaluation
and Recommendation Report relative to the possible historic designation of 42 Star
Island Drive, as an individual local historic site (HPB File 7351 ). At this meeting the
Board voted to proceed with the historic designation process and the preparation of
a historic designation report for the Board's consideration at a later meeting.
II. DESIGNATION PROCESS
The process of historic designation is delineated in Sections 118-591 through 118-593 in
Subpart B of the Land Development Regulations of the City Code (Chapter 118, Article X,
Division 4). An outline of this process is delineated below.
Step One: A request for designation is made either by the City Commission, the Historic
Preservation Board, other agencies and organizations as listed in the Land
Development Regulations of the City Code, or the property owners involved.
Proposals for designation shall include a completed application form
available from the Planning Department.
Satisfied; On December 19, 2012, the Miami Design Preservation League
submitted an application to the Historic Preservation Board requesting that
the Board consider initiating the process for the historic designation of the
single family home located at 42 Star Island Drive as a local individual
historic site.
Step Two: The Planning Department prepares a preliminary evaluation report with
recommendations for consideration by the Board.
Satisfied; Planning Department staff prepared a preliminary evaluation and
recommendation report which was presented to the Board on Apri/9, 2013.
Step Three: The Historic Preservation Board considers the preliminary evaluation to
determine if proceeding with a designation report is warranted.
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Satisfied; On April 9, 2013, the Historic PreseJVation Board approved a
motion to direct staff to prepare a designation report and schedule a public
hearing to consider the proposed designation.
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) serves as an attachment to the Land Development Regulations of the
City Code.
Step Four: The City Commission is notified of the Board's decision and the initial
boundaries proposed for designation. Within 60 days of the vote of the
Historic Preservation Board to direct the Planning Department to prepare a
designation report, the City Commission may, by a five-sevenths vote, deny
or modify the proposed request for designation.
Satisfied; On Apri/1 0, 2013, a Letter to Commission was sent to the Mayor
and Commissioners. The Commission did not deny or modify the proposed
request for designation.
Step Five: The designation report is presented to the Historic Preservation Board at a
public hearing. If the Board determines that the proposed site or district
satisfies the requirements for designation as set forth in the Land
Development Regulations of the City Code, the Board transmits a
recommendation in favor of designation to the Planning Board and City
Commission.
The Designation Report is scheduled to be presented to the Historic
Preservation Board on September 13, 2013
Step Six: The Planning Board will hold a public hearing on the proposed designation,
and shall consider the proposed historic designation as an amendment to the
Land Development Regulations of the City Code and, subsequently, transmit
its recommendation to the City Commission.
Step Seven: The City Commission may adopt an amendment to the Land Development
Regulations of the City Code by a five-sevenths majority vote, which thereby
designates the Historic Preservation Site or Historic District after one (1)
public hearing for a parcel of land less than ten (1 0) contiguous acres or after
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two (2) public hearings for a parcel of land that is more than ten (1 0)
contiguous acres.
Ill. RELATION TO ORDINANCE CRITERIA
1. In accordance with Section 118-592 in the Land Development Regulations of the
City Code, eligibility for designation is determined on the basis of compliance with
the listed criteria set forth below.
(a) The Historic Preservation Board shall have the authority to recommend that
properties be designated as historic buildings, historic structures, historic
improvements, historic landscape features, historic interiors (architecturally
significant public portions only), historic sites or historic districts if they are
significant in the historical, architectural, cultural, aesthetic or archeological
heritage of the city, the county, state or nation. Such properties shall possess
integrity of location, design, setting, materials, workmanship, feeling or
association and meet at least one (1) of the following criteria:
(1) Association with events that have made a significant contribution to
the history of the city, the county, state or nation;
(2) Association with the lives of persons significant in the city's past
history;
(3) Embody the distinctive characteristics of an historical period,
architectural or design style or method of construction;
(4) Possesses high artistic values;
(5) Represent the work of a master, serve as an outstanding or
representative work of a master designer, architect or builder who
contributed to our historical, aesthetic or architectural heritage;
(6) Have yielded, or are likely to yield information important in pre-history
or history;
(7) Be listed in the National Register of Historic Places;
(8) Consist of a geographically definable area that possesses a
significant concentration of sites, buildings or structures united by
historically significant past events or aesthetically by plan or physical
development, whose components may lack individual distinction.
(b) A building, structure (including the public portions of the interior),
improvement or landscape feature may be designated historic even if it has
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been altered if the alteration is reversible and the most significant
architectural elements are intact and repairable.
2. The proposed 42 Star Island Historic Site is eligible for historic designation as it
complies with the criteria as specified in Section 118-592 in the Land Development
Regulations of the City Code outlined above.
The proposed 42 Star Island Historic Site possesses integrity of location,
design, setting, materials. workmanship, feeling. or association for the
following reasons:
Satisfied; The construction of42 Starts/and Residence in 1925, following the 1919
start of the dredge and fill operation by the Miami Ocean View Company, which
enabled the residential development of Star Island, was clearly significant in the
successful development history of Star Islands, as well as in the history of the City
of Miami Beach. The design and construction of the 42 Star Island Residence
brought an architectural style of Mediterranean Revival of high aesthetic appeal and
stature to the islands, as well as prominent local architects, such as Walter C.
DeGarmo, who were qualified to execute it. The proposed historic site at 42 Star
Island still possesses the integrity of its original location on Star Island, despite more
than eighty years of hurricanes, storms, and economic crises. Further, the original
building retains many of its historic materials, details, and workmanship as well as
the feeling of its 1920s period of construction in Miami Beach.
(a) The proposed historic site is eligible for historic designation and in
conformance with the designation criteria for the following reasons:
(1) Association with events that have made a significant
contribution to the history of the city, the county, state or nation;
Satisfied; The 42 Star Island Residence was the culmination of
Boom Time development on the island, causing a major turning point
in Miami Beach history. The period of Boom Time development
followed World War I. The construction of this structure also signified
the climax of the use of classical and revivalist styles in architecture. It
was further associated with the early successful creation of "man-
made" islands in Biscayne Bay by dredging up the Bay bottom which
yielded land fill for new islands as well as created deep channels for
navigation.
(2) Association with the lives of persons significant in the city's past
history;
Satisfied; The proposed historic site is associated with Carl Fisher, L.
T. Highleyman, John H. Levi, and Walter C. DeGarmo. Carl Fisher,
known to be the creator of Miami Beach and the surrounding islands,
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was the original owner of Star Island. Mr. L. T. Highleyman, the
President of the Biscayne Islands Company that created and
developed Palm and Hibiscus Islands, was the influence for the tactic
used to create Star Island; the pioneered tactic was dredging soil. The
Miami Ocean View Company, which was led by John H. Levi, adopted
these development methods. Levi was the principal figure who
notified Carl Fisher of the grand potential of Miami. John Levi was first
elected to the Miami Beach Council in 1918, serving more than 20
years. Levi was also President of Miami Beach First National Bank.
Later, John H. Levi was elected Mayor of Miami Beach. Walter C.
DeGarmo, who came to Miami in 1906, was the first registered Florida
architect. DeGarmo was a prominent architect of his time who
contributed to the City of Miami Beach's historical, aesthetic and
architectural heritage. Star Island represents the culmination of these
architectural, promotional and development efforts by Fisher, Levi,
Highleyman and DeGarmo at the end of the first great Miami Beach
boom in real estate development.
(3) Embody the distinctive characteristics of an historical period.
architectural or design stvle or method of construction;
Satisfied; The original 1925 structure on the proposed historic site
embodies the distinctive characteristics of the Mediterranean Revival
Style of architecture, the style of choice used by successful
developers and architects, such as Walter C. DeGarmo in the mid-
1920s period in Miami Beach as well as other areas of South Florida
such as Coral Gables, Coconut Grove, Ft. Lauderdale, Homestead,
and Key Largo. The structure, incorporates inter-tile construction with
a smooth stucco finish, typical of the historical period, multi-lite
windows with rounded archway openings, loggias with colonnades
used as primary entryways, wrought iron balustrades on balconies,
stone balustrade in the back of the property, fixtures and ornament
with influences from Italian, Moorish, North Africa, and Southern
Spanish themes.
(4) Possess high artistic values;
Satisfied; The 1925 Mediterranean Revival building with its entrance
loggia and colonnade, rounded archway windows and wrought iron
balconies possess high artistic value. The building card does not list
any significant modifications to the structure since its construction
emphasizing its high artistic value. This value could be greatly
enhanced by sensitive restoration.
(5) Represent the work of a master, serve as an outstanding or
representative work of a master designer, architect or builder
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who contributed to our historical, aesthetic or architectural
heritage;
Satisfied; Walter C. DeGarmo and George A. Varney designed the
42 Star Island Residence, constructed in 1925. Walter DeGarmo is
one of the most significant figures in South Florida's architectural
history designing buildings such as: the Douglas Entrance of Coral
Gables, the Coral Gables Bank and Post Office, the boathouse,
bathing pavilion and swimming pool of the J. C. Penney Residence on
Belle Isle, the McAllister Hotel, the Miami Beach Community Church,
the High/eyman Residence and the Ogden Residence, among many
others. Walter C. DeGarmo prepared plans for at least 32 structures
on Miami Beach from 1914 through 1927, including a home for
himself and several for other clients on Star Island.
(6) Have yielded, or are likely to yield information important in pre-
history or history;
Satisfied; The proposed 42 Star Island historic site yields important
information in the history of development in Miami Beach and Star
Island by preserving one of the earliest structures to be built on the
newly created man-made island. The Miami Ocean View Company
had fully begun the dredge and fill operation by 1919, enabling the
residential development of Star Island and the residence at 42 Star
Island was built in 1925, making it one of the earliest structures on the
island. 42 Star Island exemplifies all of the many prominent qualities
of this historically significant Boom Time era, and it also embodies
why Miami Beach quickly became the focus of national and
international eyes, as the Island succeeded in being attractive,
glamorous and exemplifying desirable qualities helped attract visitors
and residents to Miami Beach. Thus, this structure yields essential
information of the historically critical time that is not readily available
from other sources and structures. Indeed, it appears that only one
other Walter DeGarmo structure remains on Star Island, from a total
of four that were originally built and since demolished.
(7) Be listed in the National Register of Historic Places;
Partially satisfied; The original1925 structure would be eligible for
listing on 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;
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Satisfied; Star Island is zoned as RS-1, Residential Single Family.
Many of the structures on the island are large single-family residences
compatible in size, scale, form and physical development.
(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.
Satisfied; Many of the original significant architectural features of the 1925
residence at 42 Star Island appear to remain substantially intact today.
Features that have been altered could be accurately reconstructed based on
historical drawings and photographs.
IV. DESCRIPTION OF BOUNDARIES
The proposed 42 Star Island Historic Site is located on the southeast corner of Star Island.
The southeast end of the property is bounded by Biscayne Bay and on the northwest by
the right-of way line of E. Star Island Drive. The right side of the property is bounded by 43
Star Island (Lot 43) and on the left by 40 Star Island (Lots 40 & 41). (Map 1).
LEGAL DESCRIPTION
Lot 42, of Corrected Plat of Star Island, According to the Plat Thereof, as Recorded
in Plat Book 31, Page 60, of the Public Records of Miami-Dade County, Florida.
V. PRESENT OWNERS
The property located 42 E. Star Island Drive is owned by Leonard M Hochstein.
VI. PRESENT USE
The property located within the proposed boundaries of 42 Star Island site has ceased use
as a residence. The building is now unoccupied and the permitted use associated with the
property is RS-1, Residential Single Family:
VII. PRESENT ZONING
RS-1, Residential Single Family
Please refer to the zoning map for more detailed information (Map 2).
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MAP 1: Boundaries for the Proposed 42 Star Island Historic Site
42 STAR ISLAND
t42' E STAR ISLAND ORI'.'£:•
PROPOSED L OCA.L
HISTORIC SITE
STAR ISlAND
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MAP 2: Zoning Districts within the Boundaries of the Proposed 42 Star Island
Historic Site and Surrounding Areas
42 STAR ISLAND
PROPOSED LOCAL
HISTORIC SITE
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STAR ISLAND
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VIII. HISTORICAL BACKGROUND
History of Star Island
Star Island itself was created purely by accident, as the Army Corps of Engineers dredged
a channel on the bay side of Miami Beach (Kleinberg 55). This left a spoil island to the
West, and Star Island as we know it was formed. The island was originally owned by Carl
Fisher, who essentially created Miami Beach and the surrounding islands. The tactic used
to create the island, of dredging soil, was pioneered in Miami by L.T. Highleyman; the Star
Island project added a new, off-shore, dimension to this process. These development
methods were adopted by the Miami Ocean View Company, which was led by John H.
Levi, and Levi was the principal figure who notified Carl Fisher of the grand potential of
Miami. The recruitment of the Pophams (original owners of the 42 Island Drive estate) to
buy and build in such a prominent public location on Star Island represents the culmination
of these promotional and development efforts by Fisher, Levi, and Highleyman at the end
of the first great Miami Beach boom in real estate development. Understanding this history
is crucial in understanding the history of the 42 Star Drive property, the subject matter of
this designation report. Creating luxury from a swamp was the hallmark of the early to mid
1920's, and 42 Star Island remains as an accessible and critical piece of historical
evidence of the audacity and perseverance of the "Boom Time", 1920's, developers.
Miami.
Miami Ocean View Company building
State of Florida Archives, undated
photo credited to Fishbaugh, W. A.
(William A.)
Levi had piloted Carl Fisher's
boat around the southern end
of the Florida peninsula,
intending to meet Fisher in
Jacksonville when, fatefully, he
urged Fisher to join him in
Levi was first elected to the Miami Beach Council in 1918, serving more than 20 years.
Levi was also President of Miami Beach First National Bank. Later, John H. Levi, as
Mayor of Miami Beach, appeared on the cover of Time Magazine (1940.02.19).
The creator of Star Island, John H. Levi, is remembered today in the co-naming of Fifth
Street on Miami Beach, again demonstrating the importance of the man himself and the
structures on the ocean. The 42 Star Island Drive property was built at the end of the
first great boom, and along with the island itself, I was the culmination of Levi's realized
vision.
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TIME
John H. Levi-February 19, 1940
By 1919, the Miami Ocean View Company had
fully begun the dredge and fill operation, enabling
the residential development of Star Island. The
county Causeway, whose construction had been
delayed by WWI, was finally completed in 1920,
establishing a permanent and easy link between
the cities of Miami and Miami Beach (Lavender
29). Development of Star Island thus proceeded
quickly, and the Star Island Yacht Club officially
opened in 1923. The 42 Island Drive property
itself was constructed in 1925, facing the eastern
terminus of the County Causeway, just as the
land speculation boom on Miami Beach was
reaching its height (Kleinberg, 93-98). The new
magnificent home could be clearly seen by those
driving both directions on the Causeway.
Undated Photo credited to Bramson, Sun Post, April21, 2010
History of 42 Star Island Drive
The 1925 structure at the 42 Star Island Drive was the culmination of Boom Time
development on the Island, causing a major turning point in Miami Beach history. The
construction of this edifice also signified the climax of the use of classical and revivalist
styles in architecture. The structure at 42 Star Island Drive exuded distinctive
characteristics of an historical period, allowing it to be one of the primary structures that
defined the architectural style of the period of the 1920's.
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The original owner of today's 42 Star Island Drive was J.W. Popham. From the
beginning, 42 Star Island was recognized as distinctly representative of its period. In the
winter of 1933, the Popham estate was one of six in Greater Miami listed as
destinations for a popular house and garden tour program. The New York Times
described the tours "to the gardens of notable estates within the Greater Miami area.
(January 22, 1933)." 42 Star Island was the first of three Miami Beach homes on the
tour and the second overall, after Villa Serena, a now-landmarked property in Coconut
Grove.
Again, considering the Miami Beach Boom Time of the 1920's, it is clear that this period
continues to serve a lasting and significant impact on the history of the entire Miami
Beach area. The property located at 42 Star Island exemplifies all of the many
prominent qualities of this historically significant Boom Time era, and it also embodies
why Miami Beach quickly became the focus of national and international eyes, as the
Island succeeded in all fashionable, glamorous, and desirable qualities. Thus, this
structure yields essential information of the historically critical time that is not readily
available from other sources and structures.
The Architects
George A. Varney & Walter C. DeGarmo
As the City of Miami Beach Planning Department staff has noted, "The existing house
was constructed in 1925 and designed by architects Degarmo & Varney (Design
Review File No. 22936). Walter DeGarmo prepared plans for at least 32 structures on
Miami Beach from 1914 through 1927, including a home for himself and several for
other clients on Star Island.
32 structures-Walter DeGarmo Collection, History Miami
Source: Kenneth DeGarmo, the architect's son
http://historymiamiarchives.org/guides/index.php?p=collections/findingaid&id=111 O&g=
walter+degarmo&rootcontentid=217 42
While one of DeGarmo's most prominent works, the Miami Beach Community Church,
survives, 42 Star Island Drive's demolition would be a tragic loss of a property which
has been described by Planning Department Staff as being worthy of Landmark Status.
Walter De Garmo was a prominent architect of his time who contributed to the City of
Miami Beach's historical, aesthetic and architectural heritage. He is one of the most
significant figures in South Florida's architectural history.
The J.W. Popham residence on Star Island is marked on the drawings held at History
Miami as Walter C. DeGarmo's 2381h Commission. It is one of several that he prepared
for properties on Star Island and one of at least 32 he prepared for structures on Miami
Beach. DeGarmo was a significant part of an architectural era.
DeGarmo, who came to Miami by 1906, was the first registered Florida architect in the
Miami Beach area.
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Among other significant buildings, DeGarmo is responsible for: Coral Gables Bank and
Post Office, J.C. Penney Residence, McAllister Hotel, Hugh Matheson Residence,
Miami Beach Community Church, Highleyman Residence, Coral Gables Administration
Building, Ogden Residence, and his collaborations on the Douglas Entrance and
Colonnade Building.
Of the era, architectural writer and editor Beth Dunlop writes: "No era before or since
offered up so many romantic possibilities for Florida. Though the finished products
often reflected the spontaneous whims of the architects and the improvisational
impulses of the craftsmen, they were persuasively old and excessively elegant"
("Inventing Antiquity: The Art and Craft of Mediterranean Revival Architecture," Journal
of Decorative and Propaganda Arts, 23, 190-207). The J.W. Popham residence is more
restrained and neo-classical than other revivalist structures of the era, but it participates
in that spirit of "excessively elegant."
The Owners
James William Popham (1861 Hardin County,
Kentucky -1951 Miami, Florida).
JW Popham was a successful insurance broker who
worked his way from humble beginnings in Kentucky to
become a successful life insurance broker and an
influential member of Atlanta Society. He was also one
of the early owners of Miami Beach real estate, selling
his original home on Palm Island to AI Capone before
moving on to his final home of his own commission at
42 Star Island. In 1886 he married Modesta Popham in
Hopkinsville, Kentucky.
Popham's affinity for Miami Beach was widely known
and press about his travels helped build awareness for
Miami Beach in its earliest years of development. "Mr.
Popham left Atlanta last week to spend the winter at his
magnificent Florida home on Palm Island, off Miami, the
place being one of the show spots of that city and abounding in excellent year-round
fishing" (Atlanta Constitution, Oct 19, 1924).
At the age of 64, Popham commissioned Walter DeGarmo to build 42 Star Island,
which would be his most elegant and final home in Miami Beach. It would serve as his
Florida base until his death in Miami in 1951, at the age of 90.
In the 1930 census, JW Popham's home was valued at $70,000. Popham, 69 years old
at the time, was listed as still working as an insurance broker. He lived at the home with
his wife, daughter Delphine, and the family cook and gardener.
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Modesta Popham (1860-1957)
Modesta Popham was a well-regarded socialite of Atlanta and Miami Beach. Born the
year before James W Popham in a nearby town in Kentucky, Mrs. Popham married
James in 1886. They would spend 65 years together before James's death in Miami in
1951. One incident demonstrates that Mrs. Popham believed that land use decisions
deserved public participation and that women should be part of the process.
In 1909, Mrs. Popham joined her Atlanta neighbors in opposing the construction of what
they believed to be an out-of-place hospital near her home. The objection was
published in the Atlanta Constitution:
"The section is exclusively a residence section and has been built up with
splendid homes, much of the property being purchased subject to building
restrictions, and improved in the faith that no objectionable buildings or
institutions would be erected in the community. While the proposed institution is
a notable charity with which we sympathize, we feel that it would succeed as well
located elsewhere; that its location at said site would be decidedly unpleasant to
us and would be a very great disadvantage to our property, and if located at this
particular place, a very great disadvantage to our community.
We earnestly request that you abandon this location and seek another."
(Atlanta Constitution, Oct 7, 1909, page 6, "Objection is Made to Hospital Site")
Mrs. Popham's social outings were documented in both the Atlanta Constitution and the
Miami News, (Atlanta Constitution, March 26 1923, Miami News, March 24 1927). Mrs.
Popham died in Miami in 1957 at the age of 97.
The Popham family, typical and yet distinctive among the newly rich families recruited
by Fisher and his partners to bring wealth and social prominence to Miami Beach in the
1920s, played, by their presence, a significant role in the history and development of
Miami Beach.
Coptic Church Controversy
The residence at 42 Star Island can be recognized historically for past events in social
history such as the epic battle with its next door neighbor at 43 Star Island in the 1970s.
The issues rose quickly when the religious organization with roots in Jamaican
Rastafarianism moved in next door to set up their Miami headquarters. The self
proclaimed "luxury community with about 40 members" bought the property in 1975 for
$270,000 cash and began their ritual practices which included marijuana smoking and
hymn chanting amongst others. The group allegedly ran a marijuana smuggling ring in
the property and disturbed its next door neighbors at 42 Star Island with constant
clouds of marijuana smoke and chanting. The owners of 42 Star Island were not scared
of voicing their concerns against the group and the epic battle between the neighbors
included such acts as the 42 Star Island owners buying a 5 gallon can of tar and taking
it on an airboat to blow smoke at the Coptics to aggravate them. Much media attention
was given to this battle between the owner of the 42 Star Island Residence at the time
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and the owners of 42 Star Island, the Ethiopian Zion Coptic Church
(http ://vimeo .com/396627 48).
IX. ARCHITECTURAL STYLE
The building at 42 E Star Island Drive in Miami Beach is distinctly representative of its
period in time and style of Mediterranean Revival architecture practiced by Miami's
architect Walter C. DeGarmo and George A. Varney. 42 Star Island is a significant
example of Mediterranean Revival architecture featuring rounded archway openings,
colonnades, wrought iron balustrades, fixtures and ornament with influences from
Italian, Moorish, North African, and Southern Spanish themes. Other common features
of the style include bell towers, clay barrel tile roofs, rough stucco walls, balconies and
awnings. Mediterranean Revival was practiced in the Miami area from about the 191 Os
to early 1930s. The style was commonly used on single-family residences, hotels,
apartments and commercial buildings. The structure is an iconic example of
Mediterranean Revival style, which was prominent at the time in the area and practiced
widely by many architects.
X. GENERAL DESCRIPTION OF SITE IN ITS CURRENT CONDITION
The building was designed as a single-family residence in 1925 on the prestigious man-
made Star Island. 42 Star Island is a three-story structure facing Star Island Drive with a
view of the ocean. The single-family residence is an inter-tile and stucco construction
with a pile and concrete foundation. The roof system is a combination of hip roofs made
out of tile. This stucco building is faced with a white paint finish. The residence is two
stories in height with a central tower reaching a third floor. The front facade of the
building facing Star Island Drive is overall symmetrical in elevation with a covered car
entrance featuring a colonnade with rounded archways. The primary entryway is
located behind the colonnade leading inside the building. The fenestration on the
building is arranged horizontally featuring rectangular and rounded archway openings.
The back facade of the building facing the ocean features a stone ornamented
balustrade with an open brick tile porch and balconies with wrought iron balustrades.
The original owner of today's 42 Star Island Drive was J.W. Popham. C.R. Justi was
the general contractor for the structure and Permit #1463 was pulled in September
1925. Plumbing and electrical permits followed in December 1925. The CMB building
card lists the dimensions as: front 126 feet, depth 24 feet, height 29 feet, stories 2 for a
13 room residence and garage. The CMB building card lists the cost at $35,000.
Miami Design Preservation League was not allowed access to the site but the building
card does not show any significant modifications to the structure since its construction.
Small scale alterations include: repair of the sea wall in 1938; repair and reface sea wall
& concrete deck bulkhead in 1959; clean and paint roof in 1966; cement tile on roof in
1966; exterior and interior painting, partitions, refinish patio, slab and gunite in 1979;
and various electric and plumbing permits.
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HistoryMiami (formerly History Museum of South Florida) holds drawings and plans for
"Residence for J.W. Popham, Miami Beach." There are 31 numbered drawings and
several unnumbered. The first numbered drawing held there is dated August 10, 1925
and signed by Walter C. DeGarmo; this drawing is marked "void." The second drawing
is dated August 25, 1925 and is signed by Walter C. DeGarmo AlA and George A.
Varney. The unnumbered drawings dated in 1926 include plans for decorative ceilings
with their assigned colors.
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XI. RECOMMENDATION
The Planning Department finds the proposed 42 Star Island Drive Historic Site to be
in compliance with the Criteria for Designation, numbers 1, 2, 3, 4, 5, and 6 listed in
Section 118-592 in the Land Development Regulations of the City Code. Only one
of the eight evaluation criteria is required to be satisfied.
In staff's opinion, there is no doubt that the existing residence at 42 Star Island
Drive possess an integrity of location, design, setting, materials, workmanship,
feeling and association and satisfies the evaluation criteria for local historic
designation on several levels, including association with events contributing to the
City's history; embodying the characteristics of a historical/architectural period;
possessing of high artistic values; representing the work of a master architect(s),
and; yielding information important in history.
Notwithstanding the above, however, the Planning Department is unable to
recommend in favor of the individual local historic site designation for 42 Star Island
Drive. This serious reluctance is entirely due to the date for initiating the
designation process, at which time the owner of the property was already properly
before the Design Review Board seeking approval of a new residence on the site.
Design Review Board approval for the design of the proposed new residence was
granted on March 5, 2013, following three appearances before the Design Review
Board (the Design Review Board reviewed and continued the application at their
December 12, 2012 and February 5, 2013 meetings).
While staff wishes very much that this rare early and highly significant residence in
Miami Beach, designed by prominent architects DeGarmo and Varney, could be
retained, restored, and even added onto in an appropriate manner, staff does not
believe that local historic site designation of this property would be appropriate at
this time due to the unique circumstances of the property owner having already
received Design Review Board approval for a new residence on the subject
property).
In consideration of the above Analysis of the Request, staff recommends that the
Board not recommend in favor of the Historic Site Designation of 42 Star Island
Drive as an individual local historic site.
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