R5H-36 Ocean Drive - Historic Site Designation -Grieco-COMMISSION ITEM SUMMARY
Condensed Title:
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 the property at 36 Ocean Drive as an Historic Site
to be known as "36 Ocean Drive Historic Site"
Clerk's Office Trackin
-Offs:
T:\AGENDAr201 5\June\36 Ocean - Historic Site Designation - SUM 2nd Read.docx
AGENDA ITEii RS H
Protect Historic Building Stock
Supporting Data (Surveys, Environmental Scan, etc
ln the 2014 Survey, 74% of residents and 77% of business owners maintained that the City was
Item Summary/Recommendation :
SECOND READING - PUBLIC HEARING
The proposed Ordinance would designate the property located at 36 Ocean Drive as a Local Historic
Site.
On May 6, 2015 the City Commission approved the Ordinance at First Reading and set a Second
Reading Public Hearing for June 10,2015.
The Administration recommends that the City Commission adopt the Ordinance.
Advisory Board Recommendation:
On February 10, 2015, the Historic Preservation Board reviewed a Designation Report relative to the
historic designation of 36 Ocean Drive as a Local Historic Site and approved a motion to recommend
approval of the designation of the proposed 36 Ocean Drive Historic Site to the Planning Board and
the City Commission by a vote of (7-0).
On March 24, 2015, the Planning Board reviewed a Designation Report relative to the historic
designation of 36 Ocean Drive as a local historic site and approved a motion to recommend approval
of the designation to the City Commission by a vote of (5-0, 1 absent).
Financial I nformation :
Source of
Funds:
Amount Account
1
2
3
OBPI Total
Financial lmpact Summary:
N/A
Thomas Mooney
MIAMIBEACH BATE 6-(0 -lt375
MIAMIBEACH
Mayor Philip Levine and Mem
Jimmy L. Morales, City Manager.
City of Miomi Beoch, ,l700 Convention Center Drive, Miomi Beoch. Florido 33,l39, www.miomibeochfl.gov
coMMrssrpN MEMORANDUM
TO:
FROM:
DATE:June 10,2015 SECOND READING
SUBJECT: 36 Ocean Drive - Local Hi Designation
AN ORDINANGE OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAM! BEACH, FLORIDA, AMENDING THE LAND
DEVELOPMENT REGULATIONS OF THE MIAM! BEAGH GITY CODE;
BY AMENDING SECTTON 118-593(E), ENTITLED "DELINEATION ON
ZONING MAP'' BY DESIGNATING ONE OR MORE BUILDINGS AT 36
OCEAN DRIVE AS AN HISTORIC SITE TO BE KNOWN AS "36
OCEAN DRIVE HISTORIC SITE,'' AS MORE PARTICULARLY
DESCRIBED lN THE ORDINANCE; PROVIDING THAT THE CITY'S
ZONING MAP SHALL BE AMENDED TO INCLUDE 36 OCEAN DRIVE
AS AN HISTORIG SITE; ADOPTING THE DESIGNATION REPORT
ATTACHED TO THE STAFF REPORT AS APPENDIX "A"; PROVIDING
FOR INCLUSION !N THE LAND DEVELOPMENT REGULATIONS OF
THE CITY CODE; REPEALER; SEVERABILITY; AND AN EFFECTIVE
DATE.
ADMINISTRATION RECOMMEN DATION
The Administration recommends that the City Commission adopt the Ordinance.
BACKGROUND
On January 13,2015, at the request of the applicant, 36 Ocean Drive Holdings, LLC the
Historic Preservation Board, reviewed a Preliminary Evaluation and Recommendation
Report relative to the possible historic designation of the existing property located at 36
Ocean Drive as an individual local historic site. At this meeting, the Board directed staff
and the applicant to prepare a formal historic designation report.
On February 10, 2015, the Historic Preservation Board reviewed a Designation Report
relative to the historic designation of 36 Ocean Drive as a Local Historic Site and
approved a motion to recommend approval of the designation of the proposed 36 Ocean
Drive Historic Site to the Planning Board and the City Commission (HPB File No. 7502).
On March 24, 2015, the Planning Board reviewed a Designation Report relative to the
historic designation of 36 Ocean Drive as a local historic site and approved a motion to
recommend approval of the designation to the City Commission.
DESIGNATION PROCESS
The designation report for a proposed historic district is required to be presented to the
Historic Preservation Board and the Planning Board at separate public hearings.
Following public input, the Historic Preservation Board votes on whether or not the
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Commission Memorandum
Local Historic Site Designation -36 Ocean Drive
June 10,2015 Page 2 of 7
proposed historic district meets the criteria listed in the Land Development Regulations
of the City Code and transmits a recommendation on historic designation to the Planning
Board and City Commission. lf the Historic Preservation Board votes against the
designation, no further action is required. lf the Historic Preservation Board votes in
favor of designation, the Planning Board reviews the designation report and formulates
its own recommendation. The recommendations of both Boards, along with the
designation report, are presented to the City Commission. Because in this instance the
proposed ordinance involves an area less than ten (10) contiguous acres, the City
Commission must hold one public hearing on the designation. Upon conclusion of the
hearing, the City Commission can immediately adopt the ordinance with a 5/7 majority
vote.
RELATION TO ORDINANCE CRITERIA1. In accordance with Section 118-592 in the Land Development Regulations of the
City Code, eligibility for designation is determined on the basis of compliance
with the listed criteria set forth below.
(a) The Historic Preservation Board shall have the authority to recommend
that properties be designated as historic buildings, historic structures,
historic improvements, historic landscape features, historic interiors
(architecturally significant public portions only), historic sites or historic
districts if they are significant in the historical, architectural, cultural,
aesthetic or archeological heritage of the city, the county, state or nation.
Such properties shall possess integrity of location, design, setting,
materials, workmanship, feeling or association and meet at least one of
the following criteria:
(1) Association with events that have made a significant contribution
to the history of the city, the county, state or nation;
(2) Association with the lives of persons significant in the city's past
history;
(3) Embody the distinctive characteristics of an historical period,
architectural or design style or method of construction;
(4) Possesses high artistic values;
(5) Represent the work of a master, serve as an outstanding or
representative work of a master designer, architect or builder who
contributed to our historical, aesthetic or architectural heritage;
(6) Have yielded, or are likely to yield information important in pre-
history or history;
(7) Be listed in the National Register of Historic Places;
(8) Consist of a geographically definable area that possesses a
significant concentration of sites, buildings or structures united by
historically significant past events or aesthetically by plan or
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Commission Memorandum
Local Historic Site Designation -36 Ocean Drive
June 10, 2015 Page 3 o'f 7
(b)
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 proposed 36 Ocean Drive 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 Property is eligible for historic designation and in
conformance with the designation criteria for the following
reasons:
Association with events that have made a sionificant
contribution to the historv of the citv. the Countv. state or
nation;
The property is located in the first recorded sub-division in
Miami Beach. Designed in the Spanrsh / Mediterranean
architectural style, this one story commercial building was
par to the original building stock of the city and is now the
last remaining original building on its block of Ocean Drive.
By the mid 1920's this stretch of Ocean Drive and Collins
Avenue constituted one of several nodes of commercial
activity within the City of Miami Beach.
This neighborhood contained up to five bathing Casrnos
catering to many day-trippers from the mainland. Small
one story commercial buildings were developed on Collins
to cater to the immense pedestrian traffic in the area
serving the Casinos and Dog Track /f is interesting to
note that the Building Card sfafes that the building was to
provide "sfores and living quarters."
The demographic area south of Sixth Sfreef which possess
a significant concentration of buildings and srtes that are
unified by the historical development Ocean Beach as a
vibrant but modesf seasrde resort, abundant with enticing
recreational amenities for the working c/ass, and unusually
welcoming fo persons of Jewish heritage. "The Property is
located in the first subdivision created solely for
commercial uses in Miami Beach in February 1920. Retail
goods and services were needed in order to support the
increasing number of residents and visifors during the
1920s and 1930s. The creation of this commercial
subdivision has had a major impact in the development of
the City as reflected along Alton Road, which remains one
of Miami Beach's major commercial corridors today.
Among other tenants, the building housed a Food Market
2.
(a)
(1)
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Commission Memorandum
Local Historic Site Designation -36 Ocean Drive
June 10,2015 Page 4 of 7
(2)
for over 50 years and a bar that began in 1941 as the
Knotty Pine Bar and is today known as the Abbey Brewing
Company. These and other unique commercial uses have
provided an invaluable seruice to the local residents for
over 70 years.
Association with the lives of persons sionificant in the citv's
past historv:
ln 1912 two Miami bankers, John N. Lummus and James
E. Lummus, formed the Ocean Beach Realty Company
and platted a small ocean-facing portion of their land at
the southern tip of Miami Beach.ln South Beach the Ocean Beach Realty Company
assembled the traditional elements of a seasrde resoft city:an 'oceanfront' boardwalk' as the setting for an
architectural promenade;' bathing casrnos' built along the
ocean; an entertainment pier and a mix of homes, hotels
and boarding houses."
Embodv the distinctive characteristics of an historical
period. architectural or desion stvle or method of
construction;
This commercial building is an outstanding example of the
Spanrsh Mediterranean style of architecture popular in the
1920's. lt's simple materials and detailing are balanced in a
symmetrically simple one story structure utilizing the
structure and the masonry downspouts as the decoration.
The desire to transform Miami Beach into a Mediterraneancity corresponded with the ascendancy of the
Mediterranean revival style in Florida. lt's appearance in
Florida was contemporary with the Spanish Colonial style
popular in the early twentieth century Spanish
Mediterranean architecture was the "style of choice" for the
first major boom period in Ocean Beach. lts connotation of
Mediterranean resort architecture, combining expressions
of ltalian, Moorish, North African and Southern Spanish
themes, was found to be an appropriate and commercially
appealing image for the new Floridian seasrde resoft.
During the mid 191 0s through the early 1930s the style was
applied to hotels, apartment buildings, commercial
structures, and even modest resrdences. lts architectural
vocabulary was characterized by stucco walls, low pitched
terra cotta and historic Cuban tile roofs, arches, scrolled or
tile capped parapet walls and articulated door surroLtnds,
sometimes utilizing Spanish Baroque decorative motifs and
C/assica/ elements. Featured detailing u/as occasionally
executed in keystone.
Spanish Mediterranean architecture flourished in Florida in
(3)
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Commission Memorandum
Local Historic Site Designation -36 Ocean Drive
June 10,2015 Page 5 ol 7
(4)
a compressed time period, starting in 1917 when Pittsburgh
architect Richard Kiehnel (1870-1944) began
designing...Kiehnel was working on El Jardin in Miami
(Coconut Grove) the architect Addison Mizner (1872-1933)
was designing the Everglades Club in Palm Beach. A
decade and a half later most architects had turned their
eyes to what we now call Ari Deco.
Possess hiqh artistic values:
By its nature as a modest commercial structure, this one
story building is not grandiose, but admirably reflects the
aftistic values and design influences of its time - with a
dash of charm.
This commercial building is an outstanding example of the
Spanrsh Mediterranean style of architecture popular in the
1920's.
Represent the work of a master. serve as an outstandino or
reoresentative work of a master desioner. architect or
builder who contributed to our historical, aesthetic or
arch itectu ral heritaqe;
The Architect for this building - Fred Koepfler is a little
known architect who practiced in Miami Beach in the
1920's. His buildings were designed in the Spanish
Mediterranean architectural style popular in the 1920's. His
animated desrgns for the multi-family apartment
buildings still existing at 1611 Michigan Avenue and the
Fenimore Apartments at 1200 Euclid Avenue are most
typical of that period and feature a rich anay of decorative
elements.
Have vielded, or are likelv to vield information important in
pre-historv or history;
This building plays an imporlant role in defining the
commercial and residential development of this area in
the early years of Miami Beach. The property is located in
the first recorded subdivision in Miami Beach. Having
been constructed in 1928 the building has served ifs
neighborhood for almost 90 years.
Historic designation of the property and preservation of the
building will ensure that the historical record remains intact.
Be listed in the National Reqister of Historic Places:
Although this structure is not presently listed in the
National Register of Historic Places, it appears to have
clear potential to be determined to be eligible for inclusion
within the adjacent Miami Beach National Register
(5)
(6)
(7)
380
Commission Memorandum
Local Historic Site Designation -36 Ocean Drive
June 10,2015 Page 6 of 7
(8)
Arch itectu ral D i strict.
Consist of a qeoqraphicallv definable area that possesses
a sionificant concentration of sites. buildinos or structures
united bv historicallv sionificant past events or aestheticallv
bv plan or phvsical development. whose components mav
lack individual distinction ;
Not applicable to an individual historic site designation.
(b) A buildinq. structure (includinq the public' portions of the interior).
improvement or landscape feature mav be desionated historic even if it
has been altered if the alteration is reversible and the most sionificant
architectural elements are intact and repairable.
While some alteration had been made over the years through
examination of historic photos, the building retains many of its significant
architectural elements. ln many of the historic photographs the front
facade is boarded over with various sr,gns hung in front of the architectural
elements - thus ironically in most cases protecting the historic
arch ite ctu ral e lem ents beh i n d.
PLANNING BOARD REVIEW
On March 24, 2015, the Planning Board by a vote of (5-0, 1 absent) transmitted the
proposed designation Ordinance to the City Commission with a favorable
recommendation.
ANALYSIS
ln accordance with responses to all the review criteria listed in previous sections of this
report, it is apparent that the building is consistent with the applicable historic
designation and Planning Board review criteria. The Designation Report (Attached as
Appendix "A") describes the significance of the building and of the neighborhood in
which it is located.
The proposed designation of the 36 Ocean Drive Historic Site will not create any
negative impacts for the surrounding areas and is appropriate to protect the aesthetic,
architectural, and historical importance of the South of Fifth Neighborhood. The positive
social and economic impact that preservation has had on the revitalization of Miami
Beach is well known. Local residents, as well as visitors from around the world, are
seeking the very special urban character of Miami Beach that the Planning Department
seeks to preserve. Further, alterations are permitted to historic structures provided that
the changes are found to be appropriate by the Historic Preservation Board.
SUMMARY
On May 6,2015, the City Commission approved the Ordinance at First Reading and set
a Second Reading Public Hearing for June 10,2015.
CONCLUS!ON
The Administration recommends that the City Commission adopt the Ordinance.
JLM/JMJ/TRM/DJT
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381
Commission Memorandum
Local Historic Site Designation -36 Ocean Drive
June 10,2015 Page 7 of 7
Exhibit A
36 Ocean Drive
Location:
36 Ocean Drive
Legal Description:
Lot 4, Block 1 of Ocean Beach Fla Subdivision.
according to the Plat thereof, as recorded in
Plat Book 2, Page 38, of the Public Records of
lvliam i-Dade County, Florida
N,+'
s
75 150
382
36 OCEAN DRIVE. HISTORIC SITE DESIGNATION
ORDINANCE NO.
AN ORDINANCE OF THE MAYOR AND CIry COMMISSION OF THE CIryOF MIAMI BEACH, FLORIDA, AMENDING THE GITY'S LAND
DEVELOPMENT REGULATIONS BY AMENDING SECTION 118-593(e),
ENTITLED "DELINEATION ON ZONING MAP" BY DESIGNATING ONE OR
MORE BUILDINGS AT 36 OGEAN DRIVE AS AN HISTORIC SITE TO BE
KNOWN AS "36 OCEAN DRIVE HISTORIC SITE"; AND AMENDING THE
CITY'S ZONING MAP TO INCLUDE 36 OCEAN DRIVE AS AN HISTORIG
SITE; ADOPTING THE DESIGNATION REPORT ATTACHED TO THE STAFF
REPORT AS APPENDIX "A"; PROVIDING FOR INCLUSION lN THE LAND
DEVELOPMENT REGULATIONS OF THE GITY GODE; REPEALER;
SEVERABILIW; AND AN EFFECTIVE DATE.
WHEREAS, on February 10, 2015, the City's Historic Preservation Board held a public
hearing and voted unanimously (7-0) in favor of recommending that the City Commission
designate 36 Ocean Drive, as an Historic Site; and
WHEREAS, on March 24, 2015 the City's Planning Board held a public hearing to
consider the proposed designation; and
WHEREAS, the City of Miami Beach Planning Department has recommended this
amendment to the Land Development Regulations of the City Code; and
WHEREAS, these recommendations of approval for the designation of 36 Ocean 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 ORDAINED BY THE MAYOR AND CITY COMMISSION
OF THE GIry OF MIAMI BEACH, FLORIDA:
SECTION 1. DESIGNATION OF 36 OGEAN DRIVE AS AN HISTORIC SITE.
That the certain area located on Lot 4, Block 1 of Ocean Beach Fla Subdivision, According to
the Plat Thereof, as Recorded in Plat Book 2, Page 38, 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 "36 Ocean Drive." That the
Designation Report attached hereto as Appendix'4" 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 1 18, entitled "Administration and Review Procedures," of Subpart B of
the Land Development Regulations of the City Code is hereby amended to read as follows:
***
Chapter 118. Administration and Review Procedures
383
***
Article X. Historic Preservation
***
Division 4. Designation
***
Section 1 18-593. 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) Historic preservation sites (HPS).
***
n. CPS-1/HPS-14: 36 Ocean Drive. as more particularlv described as Lot 4.
Block 1 of Ocean Beach Fla Subdivision, Accordino to the Plat Thereof.
as Recorded in Plat Book 2, Pase 38, of the Public Records of Miami-
Dade Countv, Florida.
SECTION 3. CODIFICATION.
It is the intention of the Mayor and City Commission of the City of Miami Beach, 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, Florida. The sections of this ordinance may be renumbered or re-lettered
to accomplish such intention, and, the word "ordinance" may be changed to "section", "article",
or other appropriate word.
SECTION 4. AMENDMENT OF ZONING MAP.
That the Mayor and City Commission hereby amend the Zoning Map of the City of Miami Beach
as contained in the Land Development Regulations of the City Code by identifying the area
described herein as HPS-14, Historic Preservation Site 14. Attached hereto as Exhlbit A, is the
amended zoning map.
SECTION 5. REPEALER.
All ordinances or parts of ordinances in conflict herewith be and the same are hereby repealed.
SECTION 6. SEVERABILITY.
lf any section, subsection, clause or provision of this Ordinance is held invalid, the remainder
shall not be affected by such invalidity.
384
SECTION 7. EFFECTIVE DATE.
This Ordinance shall take effect ten days following adoption.
PASSED and ADOPTED this _ day of
Philip Levine, Mayor
ATTEST:
Rafael E. Granado, City Clerk
First Reading: May 6, 2015
Second Reading: June 10, 2015
Verified by:
Thomas R. Mooney, AICP
Planning Director
Underscore denotes new language
S+iket+reugh denotes deleted lang uage
2015.
APPROVED AS TO
FORM AND LANGUAGE
& FOR EXECUTION
(-
F:\ATTO\BOUE\Ordinances\2236 - 36 Ocean Drive - PB ORD 3-30-15 [2nd Reading 6-10-1S].docx
385
EXHIBIT ITAII
T o w n Lo-f-S -it-r-f-s-i- il e
CitY Lim..1-!;
87TH TER
oorazo
?m
87TH ST
0 75 150 300 Feet Location:
22687th Terrace
386
APPENDIX "A''
DESIGNATION REPORT
36 OCEAN DRIVE
MIAMI BEACH, FLORIDA
387
36 OCEAN DRIVE DESIGNATION REPORT
f\q*ppggg EAs? ExrERtoR ELEVAIoN -^ /-r''' - -- v \.
\-t t \\--l { ,EfFr A@rq -to.6 )
36 OCEAN DRIVE
MIAMI BEACH, FLORIDA 33139
HISTORIC SITE DESIGNATION
REPORT
PREPARED BY
ARTHUR MARCUS ARCHITECT
18OO NORTH ANDREWS AVENUE #7F
FORT LAUDERDALE, FLORIDA 33311
www.arthurmarcus.com
tele: 305-467-6141
January 2,2015
388
APPENDIX "A''
DESIGNATION REPORT
36 OCEAN DRIVE
MIAMI BEACH, FLORIDA
389
3
HISTOR
36 OCEAN DRIVE DESIGNATION REPORT
6 OCEAN DRIVE
MIAMI BEACH, FLORIDA 33139
IC SITE DESIGNATION
REPORT
PREPARED BY
ARTHUR MARCUS ARCH ITECT
18OO NORTH ANDREWS AVENUE #7F
FORT LAUDERDALE, FLORIDA 33311
www.arthurmarcus.com
tele: 305-467-6141
FOR THE
CITY of MIAMI BEACH HISTORIC PRESERVATION BOARD
CITY of MIAMI BEACH PLANNING BOARD
CITY of MIAMI BEACH COMMISSION
PREPARED FOR:
36 OCEAN DRIVE HOLDINGS LLC
157 COLLINS AVENUE
MIAMI BEACH, FLORIDA 33139
January 2,2015
f I tlf. , I l'l
390
36 OCEAN DRIVE DESIGNATION REPORT
TABLE of CONTENTS
DESIGNATION REQUEST
DESIGNATION PROCESS
RELATION TO ORDINANCE CRITERIA
GENERAL DESCRIPTION OF BOUNDARIES
GENERAL DESCRIPTION OF SITE IN CURRENT CONDITION
PRESENT OWNERS
PRESENT USE
PRESENT ZONING
HISTORICAL BACKGROUND
ARCH ITECTURAL BACKGROU N D
PLANNING CONTEXT
EXHIBIT A. 2Ol4AERIAL NEIGHBORHOOD PHOTOGRAPH
EXHIBIT B - MIAMI BEACH 1932
EXHIBIT C - OCEAN BEACH HISTORIC DISTRICT
EXHIBIT D - HISTORIC PHOTOGRAPHS
EXHIBIT E - HISTORIC PHOTOGRAPHS
EXHIBIT F - HISTORIC PHOTOGRAPHS
EXHIBIT G - 2014 PHOTOGRAPHS
EXHIBIT H - 2014 PHOTOGRAPHS
EXHIBIT J - ARCHITECTURAL DETAIL PHOTOGRAPHS
EXHIBIT K - AERIAL PHOTOGRAPHS
EXHIBIT L - AERIAL PHOTOGRAPHS
EXHIBIT M - BUILDING CARD
EXHIBIT N - BUILDING RENOVATION PLANS
PLAN N I NG DEPARTM ENT RECOMMEN DATIONS
BOARD ACTION
4
4
5
11
12.
13.
12
13
13
13
13
15
17
19
20
21
22
23
24
25
26
27
28
29
30
37
40
40
391
1.
36 OCEAN DRIVE DESIGNATION REPORT
DESIGNATION REQUEST
The applicant 36 OCEAN DRIVE HOLDINGS LLC requests the
designation as an individual historic site of the property containing a one
story commercial building located at 36 Ocean Drive (the "Property") and
amendment of the Land Development Regulations and Zoning Map of
the City of Miami Beach (the "City") to reflect historic designation. See
Exhibit A - Location Map.
DESIGNATION PROCESS
The process of historic designation is delineated in sections 118-591
through 118-593 in sub-part B of the Land development Regulations of
the City Code (Chapter 118, Article X, Division 4) An outline of the
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 for the Planning
Department.
The Planning department prepares a preliminaryStep Two:
evaluation report with recommendations for
consideration by the Board.
Step Three: The Historic Preservation Board considers the
preliminary evaluation to determine if proceeding with a
designation report is warranted.
The designation report is an historical and architectural
analysis of the proposed district or site. The report:
1) describes the historic, architectural and/or
archeological significance of th.e property or
subject area proposed for Historical Site or
District designation.
il.
392
Step Four:
36 OCEAN DRIVE DESIGNATION REPORT
2) recommends Evaluation Guidelines to be used
by the Board to evaluate the appropriateness
and compatibility of the proposed Developments
affecting the designated Site or District, and
3) will serve as an attachment to the Land
Development Regulations of the City Code.
The Designation Report is presented to the Historic
Preservation Board at a public hearing. lf 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
recommendsfion in favor designation to the Planning
Board and City Commission.
The Planning Board will hold a public hearing 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 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 Cig 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 10 contiguous acres or after (2) public
hearings for a parcel of land which is more than (10)
contiguous acres.
Step Five:
Step Five:
Step Six:
ilt RELATION TO ORDINANCE CRITERIA
1. ln 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.
393
(a)
36 OCEAN DRIVE DESIGNATION REPORT
The Historic Preservation Board shall have the authority
to recommend that properties be designated as historic
buildings, historic structures, historic improvements,
historic landscape features, historic interiors
(architecturally significant public portions only), historic
sites or historic districts if they are significant in the
historical, architectural, cultural, aesthetic or
archeological heritage of the city, the county, state or
nation. Such properties shall possess an integrity of
location, design, setting, materials, workmanship,
feeling or association and meet at least one (1)of the
following criteria:
(1) Association with events that have made a
significant contribution to the history of the city,
the county, state or nation;
(2) Association with the lives of persons significant
in the city's past history;
(3) Embody the distinctive characteristics of an
historical period, architectural or design style or
method of construction ;
(4) Possess high artistic values;
(5) Represent the work of a master, serve as an
outstanding or representative work of a master
designer, architect or builder who contributed to
our historical, aesthetic or architectural heritage
(6) Have yielded, or are likely to yield information
important in pre-history or history;
(7) Be listed in the National Register of
Historic Places
(8) Consist of a geographically definable area that
possesses a significant concentration of site,
buildings or structures united by historically
significant past enter or aesthetically by plan or
physical development, whose components may
lack individual distinction.
394
2.
36 OCEAN DRIVE DESIGNATION REPORT
(b) A building, structure (including the public portions of the
interior improvement or landscape feature may be
designated historic even if it has been altered if the
alteration is reversible and the most significant
architectural elements are intact and repairable.
The property is eligible for designation as an historic site as it
complies with the criteria as specified in Section 118-592 in the
Land Development Regulations of the City Code outlined above.
(a) The Property 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.
county. state or nation.
The property is located in the first recorded sub-
division in Miami Beach. Designed int eh
Spanish / Mediterranean architectural style, this
one story commercial building was par to the
original building stock of the city and is now the
last remaining original building on its block of
Ocean Drive.
By the mid 1920's this stretch of Ocean Drive
and Collins Avenue constituted one of several
nodes of commercial activity within the City of
Miami Beach.
This neighborhood contained up to five bathing
Casrnos catering to many day-trippers from eh
mainland. Small one story commercial buildings
were developed on Collins to cater to the
immense pedestrian traffic in the area serving
the Casinos and Dog Track. lt is interesting to
note that the Building Card sfafes that the
building was to provide "sfores and living
quarters."
The demographic ares south of Sixth Sfreef
which possess a significant concentration of
buildings and sifes that are unified by the
historical development Ocean Beach as a vibrant
but modesf seaside resort, abundant with
395
36 OCEAN DRIVE DESIGNATION REPORT
enticing recreational amenities for the working
c/ass, and unusually welcoming to persons of
Jewish heritage."
(2) Association with the lives of persons significant
in the city's past history:
ln 1912 two Miami bankers, John N. Lummus and
James E. Lummus, formed the Ocean Beach Realty
Company and platted a small ocean-facing portion of
their land at the southern tip of Miami Beach.
ln South Beach the Ocean Beach Realty Company
assembled the traditional elements of a seaside resori
city: an 'oceanfront'boardwalk'as the setting for an
architectural promenade ;'bathing casinos' built along
the ocean; an entertainment pier and a mix of homes,
hotels and boarding houses."
(3) Embody the distinctive characteristics of an
historical period. architectural or design style or
method of construction:
This commercial building is an outstanding
example of the Spanish meiterrranean style of
architecture popular in the 1920's. lt's simple
materials and detailing are balanced in a
symmetrically simple one story structure
utilizing the structure and the masonry
downspoufs as fhe decoration.
The desire to transform Miami Beach into a
Mediterranean city corresponded with the ascendancy
of the Mediterranean revival style in Florida. ...lt's
appearance in Florida was contemporary with the
Spanish Colonial style popular in the early twentieth
century
Spanish Mediterranean architecture was the "style of
choice" for the first major boom period in Ocean
Beach. lts connotation of Mediterranean resort
architecture, combining expresslons of ltalian,
Moorish, North African and Southern Spanish themes,
was found to be an appropriate and commercially
appealing image for the new Floridian seasrde resort.
396
36 OCEAN DRIVE DESIGNATION REPORT
During the mid 1910s through the early 1930s the style
was applied to hotels, apartment buildings, commercial
structures, and even modest residences. /fs
architectural vocabulary was characterized by stucco
walls, low pitched terra cotta and historic Cuban tile
roofs, arches, scrolled or tile capped parapet walls and
articulated door surrounds, sometimes utilizing
Spanish Baroque decorative motifs and Classical
elements. Featured detailing r4las occasionally
executed in keystone.
Spanish Mediterranean architecture flourished in
Florida in a compressed time period, starting in 1917
when Pittsburgh architect Richard Kiehnel (1870-1944)
began designing...Kiehnelwas working on El Jardin in
Miami (Coconut Grove) the architect Addison Mizner (
1872-1933) was designing the Everglades Club in
Palm Beach.. A decade and a half later most architects
had turned their eyes to what we now call Art Deco..
Possess high artistic values:
By its nature as a modest commercial structure,
this one story building is not grandiose, but
admirably reflects the artistic values and design
influences of its time - with a dash of charm.
This commercial building is an outstanding
example of the Spanish Mediterranean style of
architecture popular in the 1920's.
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
The Architect for this building - Fred Kloepfler is
a little known architect who practiced in Miami
Beach in the 1920's. His buildings were
designed in the Spanish Mediterranean
architectural style popular in the 1920's. His
animated designs for the multi-family apartment
buildings still existing at 1611 Michigan Avenue
and the Fenimore Apartments at 1200 Euclid
Avenue are most typical of that period and
feature a rich array of decorative elements..
(4)
(5)
397
36 OCEAN DRIVE DESIGNATION REPORT
(6) Have yielded. or are likely to yield information
important in pre-history or history;
This building plays an important role in defining
the commercial and residential development of
this area in the early years of Miami Beach.
The property is located in the first recorded
subdivision in Miami Beach. Having been
constructed in 1928 the building has served ifs
neighborhood for almost 90 years.
Historic designation of the propefty and
preservation of the building will ensure that the
historical record remains intact.
(7) Be listed in the National Register of
Historic Places
Although the structure is not presently listed in
the National Register of Historic Places, it
appears to have clear potential to be determined
to be eligible for historic designation.
The only reason that the building was not
originally included within the boundaries of the
Ocean Beach Historic District were then current
politicalreasons. The edges of the proposed
historic district back in 1995 or so were
gerrymandered in order to satisfy numerous
competing visions and obtain the necessary
votes for the district.
(8) Consist of a geographically definable area that
possesses a significant concentration of site.
buildings or structures united by historically
significant past enter or aesthetically by plan or
physical development. whose components mav
lack individual distinction.
Not applicable to an individual historic site
designation.
10
398
36 OCEAN DRIVE DESIGNATION REPORT
(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.
While sorne alteration had been made over the years through
examination of historic photos, the building retains many of its
significant architectural elements,
ln many of the historic photographs the front facade is boarded
over with various srgrns hung in front of the architectural
elements - thus ironically in most cases protecting the historic
arch itectu ral elements beh ind.
lV. GENERAL DESCRIPTION of BOUNDARIES
The property is a 50'x 150'rectangular lot located mid-block on Collins
Avenue between South Point Drive and 1st Street in the City of Miami
Beach. This property is in the midst of new development on all sides as
can be seen in the included photographs elsewhere in this report.
Folio Number: 02-4203-003-0040
Legal Description: Ocean Beach Fla Sub PB-38; Lot 4 Blk 1
Owner: 36 Ocean Drive Holdings LLC
Sub-Division: Ocean Beach Florida Sub-Division
Lot Size: 5,750 SF
Year Built: 1928
399
V.
36 OCEAN DRIVE DESIGNATION REPORT
GENERAL DESCRIPTION OF THE SITE IN CURRENT CONDITION
The Property contains a one story commercial structure that covers the
front portion of the property facing Ocean Drive. Designed by the
Architect Fred Kloepfler and built in 1928 according to the Building Card,
the original building was a simple rectangle.
'''***=-t=3 "'"i' '' ' :"' - '' -''i" f*m*ff:fI r**r'rm "rn"t& |
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The building facade facing Ocean Drive is split into a tripartite
composition, with two full-height glazed retailwindows with concrete
knee-wall at each side of a central main entrance. The entire design is
very symmetrical and centered upon the masonry arch above the main
entrance.
The roofline is notable for the two rows of continuous spanish tile
interrupted only by the four vertical columns. And even the roof drains
become part of the overall design.
The year 1928 was pivotal for architects of that time. They relied upon
the popular spanish mediterranean style, yet this was by now looking
quite formulaic. At the same time the 1925 Exposition des Arts Decoratifs
had ignited the art deco craze which was to soon transform Miami Beach
during the 1930's.
36 Ocean Drive expresses this duality of vision with the strong structural
statement of the four vertical columns which alludes to the expression of
structure as design - balanced by the more delicate spanish med details
at the central arch and the roofline tile detailing.
12
400
vt.
36 OCEAN DRIVE DESIGNATION REPORT
PRESENT OWNER
The present Owner of the Property is the Applicant:
36 Ocean Drive Holdings LLC
who has owned this property since 12.12.2013
PRESENT USE
The building has served several noted restaurants in past years and the
Owners intend to continue to use the building as a restaurant.
PRESENT ZONING
Zoning Classification for this property is: C-PS1- City of Miami Beach
HISTORICAL BACKGROUND
Mlami Beach was so very different back in 1928 when this simple one
story building fronting on Ocean Drive was constructed.
Designed by the Architect Fred Kloepfler in 1928, this building was actually part
of a larger retail structure noted on the Building Card as being 34, 36, 38 & 40
Ocean Drive. Renovations on the Building Card also attest to all of these
address numbers.
The neighborhood surrounding this building location was once of the city's then
local 'epicenters' of activity...with three Bathing Houses within a three block
walk on Ocean Drive plus the Dog Track and Joe's Stone Crab just around the
corner.
"Situated at the southern tip of present day Miami Beach and surrounded by a
magnificent expanse of tropical blue water and boundless sky, Ocean Beach
became a magnet for pioneer tourists and adventurous residents of fledgling
Miami in the early twentieth century." (1)
"The Ocean Beach Historic District includes parts of the original Ocean Beach
Subdivision platted in 1912 and parts of Ocean Beach Additions 3 and 4 platted
in 1914, as well as part of the Friedman and Cope Subdivision platted in 1917.
The location of these boundaries has been determined through careful
investigation and research of building records. The demographic areas south of
Sixth Street which possess a significant concentration of buildings and sites
that are united by the historical development of Ocean Beach as a vibrant but
modest seaside resort, abundant with enticing recreational amenities for the
working class, and unusually welcoming to persons of Jewish heritage." (2)
vil.
vilt.
tx.
13
401
36 OCEAN DRIVE DESIGNATION REPORT
"By 1912, this idyllic aquatic resort area had begun to attract the interest of a
cast of personalities who would, in their own ways, play important roles in the
development of Miami Beach as a destination in the sun." (3)
"The first planning act occurred in 1912, when two Miami bankers, John N.
Lummus and James E. Lummus, formed the Ocean Beach Realty Company
and platted a small ocean-facing portion of their land at the southern tip of
Miami Beach." (4)
"...as late as 1917, Miami Beach was described as a wilderness. /f was a sub-
tropical barrier island comprising three interrelated ecosystems; a beach along
the Atlantic ocean-front that merged with the dunes and the remnants of earlier
coconut tree plantings; a low scrub forest in the interior; and a belt of
mangroves facing Biscayne Bay on its west side." (5)
"ln South Beach the Ocean Beach Realty Company assembled the traditional
elements of a seaside resort city: an 'oceanfront'boardwalk'as the setting for
an architectural promenade;'bathing casinos'built along the ocean; an
entertainment pier and a mix of homes, hotels and boarding houses." (6)
"During the 1920's and 1930's Ocean Beach south of 6th Street became a
thriving seaside resort and recreational. area. The 1935 Franklin Suruey of
Miami Beach records several substantial recreational facilities" - including: (7)
* Hardie's Beach Casino - on the ocean between 1st and 2nd Streets.* The Biscayne Plaza Theatre at the SW corner Biscayne Street & Collins Ave.* Collins Arcade at SE corner 1st Street & Ocean Drive* Dixie Bath House at SE corner 1st Street and Ocean Drive* The Grandstand and Club house at Collins Ave & Government Cut.* The Mlami Beach kennel Club Racetrack at the foot of ocean Drive on
Biscayne Street.* Cook's Casino SE corner Sth Street and Ocean Drive* Million Dollar Pier on the ocean at the east end of Biscayne Street* MInsky's Burlesque on Million Dollar Pier
"Ocean Beach below Sixth Street was clearly not built for the social elite as
areas further north were. The Lummus brothers development philosophy was to
build a modest resort community by the sea welcoming to the common man.
The small scale and simplicity of the architecture is reflective of this attitude and
is a significant characteristic of the area. The generally modest Art Deco and
Mediterranean Revival hotels on the east side of Ocean Beach were
complemented by simple Bungalow blocks on the west side. Handsome two
and three story aparlment houses reflecting their period of construction filled
the center of Ocean Beach. Some of these were smallArt Deco gems." (8)
402
X.
36 OCEAN DRIVE DESIGNATION REPORT
"Eventually a strong Jewish retail, institutional and residential presence
manifested itself in Ocean Beach, especially along Washington and Collins
Avenues and Ocean Drive. ln the middle decades of the twentieth century,
these streets were dotted with small Jewish businesses and apartments filled
with Jewish tenants.( 9) ln a two block area on Collins Avenue betvveen Third
and Fifth Streets, for example, four Kosher markets and delicatessens later
opened to serue a growing clientele. T.D. Allman, Miami - City of the
Future." (9)
ARCH ITECTURAL BACKGROUND
The structure located at 36 Ocean Drive in Miami Beach was designed by the
architect Fred Kloepfler and built in 1928 and is a good example of mid-1920's
Spanish -Mediterranean commercial architecture.
It is the sole remaining original structure left on its block fronting onto Ocean
Drive. The building itself is a fairly typical representation of a retail / restaurant
structure of that era in the Spanish / Mediterranean style with an elegant
roofline and simple detailing of technical elements like roof spouts..
The building size is noted as being 50'-0" at front and 50'-0" depth. The original
building cost is noted as $9,000.00. Several notable restaurants have lately
occupied this building including Taverna Opa and Phillippe. ln past years this
building has also housed establishments such as the Ocean Drive Restaurant
in 1962, Happy Apple Juice Bar in 1972 and the 'This & That Store' in
1976..according to the Building Card.
The front elevation facing Ocean Drive features large picture windows flanking
a central door entrance. The simple Mediterranean detailing includes selected
use of Spanish roof tiles as well as utilizing the roof downspouts as decorative
elements to match the tiles at the front elevation.
Very little is known or could be researched and discovered about the Architect
Fred Kloepfler. The city of Miami Beach Building Department / Records Desk
did supply the Building Card listing Fred Kloepfler as the architect of this
building along selected renovation drawings over the years by other architects.
I spoke with Miami Beach Historian Carolyn Klepser who did not have any
additional information on this architect, although she stated that in addition to
36 Ocean Drive that the following four properties are attributed to this Architect:
. 1200 Euclid Ave Fenimore Apartments. 900 6th Street Esplanade (demolished). 3958 Chase Avenue Residence 1925. 1611 MichiganAve 1925
15
403
35 OCEAN DRIVE DESIGNATION REPORT
SPANISH / MEDITERRANEAN STYLE ca. mid 1e10s - early 1e30
"The desire to transform Miami Beach into a Mediterranean ciU corresponded
with the ascendancy of the Mediterranean revival style in Florida. ...lt's
appearance in Florida was contemporary with the Spanish Colonial style
popular in the early twentieth century and evoked notably at San Diego's 1915
Panama-Cal ifornia exposition. " (1 8)
"Architects and developers working in Florida were quick to see the value of
imposing the template of a stylistically unified and regionally appropriate civic
art into its growing new cities. The Mediterranean Revival defined the style of
the 1920's in Miami Beach, and because it also embodied new planning
paradigms, set the stage for the modern city of the next decade."(18)
Spanish Mediterranean architecture was the "style of choice" for the first major
boom period in Ocean Beach. lts connotation of Mediterranean resort
architecture, combining expressions of ltalian, Moorish, North African and
Southern Spanish themes, was found to be an appropriate and commercially
appealing image for the new Floridian seaside resort.
During the mid 1910s through the early 1930s the style was applied to hotels,
apartment buildings, commercial structures, and even modest residences. lts
architectural vocabulary was characterized by stucco walls, low pitched terra
cotta and historic Cuban tile roofs, arches, scrolled or tile capped parapet walls
and articulated door surrounds, sometimes utilizing Spanish Baroque
decorative motifs and Classical elements. Featured detailing was occasionally
executed in keystone.
Application of the architectural vocabulary in Ocean Beach ranged from sparing
to modestly exuberant, and building massing varied from simple rectangular
form to stepped massing with recessed wall planes and tower-like comer
features. Wooden casement or double hung windows of several configurations
provided additional detailto the facades.
"lt was intended largely, to look Spanish, but it wasn't Spanish; it was a
composite of Spanish Renaissance, Andalusian Moorish, TtJscan, Venetian,
and Roman architectural elements, with allusions to classical Greece, Baroque
France and virtually any other place or era that seemed to fit." (3)
"Mediterranean Revival architecture flourished in Florida in a compressed time
period, starting in 1917 when Pittsburgh architect Richard Kiehnel (1870-1944)
began designing...Kiehnel was working on ElJardin in Miami (Coconut Grove)
the architect Addison Mizner (1872-1933) was designing the Everglades Club in
Palm Beach.. A decade and a half later most architects had turned their eyes to
what we now callArt Deco.." (4)
'16
404
xt.
36 OCEAN DRIVE DESIGNATION REPORT
PLANNING CONTEXT
Cities evolve and change over time due to an array of circumstances. Historic
Site designation will aid in the achievement of preserving the character and
architectural integrity of historic buildings for future generations, and will help
to protect historic buildings, streetscape and open space for inappropriate or
undesirable alterations. The review and approval of projects for historic sites
under the City's Design Guidelines and the Historic Preservation Ordinance will
ensure smart development which is sensitive to the unique aesthetic character
of the sites and respectful of their early origins.
BIBLIOGRAPHY NOTES
(1) City of Miami Beach Historic District Designation Report for the Ocean Beach Historic
District, Octobel 1995, p. 11(2) lbid., p. 7.(3) Ibid., p. 13.(4) The Making of Miami Beach 1933-1 942 by Allan T. Shulman and Jean Francois LeJeune,
2000, p.8.
(5) rbid.(6) lbid., p.16
(7) City of Miami Beach Historic District Designation Report for the Ocean Beach Historic
District, October, 1995 p.14
(8) lbid., p.17.
(e) rbid.
(10) lbid., pp. 18-19.
(11) lbid., p.1e.
(12) rbid.
(13) Arthur Marcus, "Ocean Beach Historic District: CMB Historical Data Base Expansion
Committee 'Report". p.2.) part of City of Miami Beach Historic District Designation
Report for the Ocean Beach Historic District, October, 1995
(14) City of Miami Beach Historic District Designation Report for the Ocean Beach Historic
District, October, 1995 p.19.
(15) lbid., pp. 18 - 19
(1 6) Progressive Architecture Magazine, "Miami" August'1 980, p.62.
(17) City of Miami Beach Historic District Designation Report for the Ocean Beach Historic
District, October, 1995, p. 13
(18) The Making of Mlami Beach 1933-1942 by Jean Francois LeJeune andAllan t. Shulman
pp.20-21.
(19) "lnventing Antiquity: The Art and Craft of the Mediterranean Revival Architecture" by Beth
Dunlop in the Journal of Decorative and Propaganda Arts 23 (1998): p.191 .(20) lbid., p. 192.
(21) Minsky's Burlesque courtesy of HistoryMiami
(22) Smith's Casino", 1927 courtesy HistoryMiami
XIV.
17
405
36 OCEAN DRIVE DESIGNATION REPORT
EXHIBITS
1B
406
36 OCEAN DRIVE DESIGNATION REPORT
EXHIBITA: 2014 AERIAL PHOTOGRAPH COURTESY GOOGLE EARTH
19
407
36 OCEAN DRIVE DESIGNATION REPORT
LINCOLN ROAD_LUMMUS PARK_FLAMINGO
Frcd J. Robin:on
P,RGrrl-\
O. J. trlul,ord i :du'FISHER BLDG, <ouerc
HOTEL_BELLE
qolr
ISLE AND STAR ISLAND
!E+
Bigelow
Gartoa
,n:-lL.#
Es
VTLLA YENICE
C
@#:.
VAN NESS HOTEL
L J. Lumrmur
CASA C,{SUARIITAL Grolc
A. McSwccney
\tr, Hodgcr
Hr;old F. Klock
C. A. Rcnrbav
SHOREfARK HOTEL
'- Vel Qleary
HEAT},ICOTE APT!.
BETTCH fAnK HOTEL
a
Col. E. H. R. Grecn
$r
F- E- Lcwia ".-.- -t-J. Fleirhmaa--
Mrs- K. Talbot - -
H. Young
-Wcbb Jay
C. P. BcntleY
-J. Metthcws
E. Grar*lli
G. H. Ear! "-'
W. P. Adamc
FLEETWOOD
C. R. Darhiell
J. H. Warc
J, J. CoYlc
"* r)
v
BEACH CARDET{ 4RESTAURANT .;iiiiirho w
0,
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FLORIDTAN
J. A. .Alliron Ert
J. W, Popham
u
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THL PIER
. B. KENNEL CLUI
ki^",
6Oy'
EXHIBIT B: ..MAP OF MIAMI BEACH SOUTH OF LINCOLN ROAD, PUBLISHED BY FRANK F.
STEARNS IN 1932 COURTESY CAROLYN KLEPSER "LOST MIAMI BEACH" P. 47.
'#r5!!'i
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20
408
36 OCEAN DRIVE DESIGNATION REPORT
e(tD
MrD l: . Proporcd (hcln Bcrth ltriclorlc Dbtrlct bolldrrhl g rtcouncudcd by ttc
city of Mhmi Bcerh Flanniag Drcig! &Ili*orlc Pr:ccrvrtba DMdon
md ldoptcd by thc Ciqt of Mlrnl BacX Hlitorlc Drcrcn'lilou Eorrd'
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OCEAN BEACII HI8TOnIC DISTRICT
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EXHIBIT C:OCEAN BEACH HISTORIC DISTRICT
21
409
36 OCEAN DRIVE DESIGNATION REPORT
-----a-)'e t;r.tdll
* u iuuunouer&ffi*
ryh
EXHIBIT D: 1992 PHOTOGRAPH ABOVE AND 1972 PHOTOGRAPH BELOW
COURTESY OF THE MIAMI DADE PROPERTYAPPRAISER'S OFFICE
t r ll\
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410
36 OCEAN DRIVE DESIGNATION REPORT
EXHIBIT E: circa 1972
PHOTOGRAPHS COURTESY OF
THE MIAMI DADE PROPERTY
APPRAISER'S OFFICE
23
411
36 OCEAN DRIVE DESIGNATION REPORT
EXHIBIT F: ABOVE & BELOW:2012 PHOTOGRAPHS
24
412
36 OCEAN DRIVE DESIGNATION REPORT
EXHIBIT G. 2014 PHOTOGRAPHS
413
36 OCEAN DRIVE DESIGNATION REPORT
EXHIBIT H..2014 PHOTOGRAPH LOOKING NORTH ON OCEAN DRIVE
26
414
36 OCEAN DRIVE DESIGNATION REPORT
EXHIBIT J: ARCHITECTURAL DETAILS
ET
415
36 OCEAN DRIVE DESIGNATION REPORT
EXHIBIT K: AERIAL PHOTOGRAPHS -ABOVE: OCEAN BEACH 1932 and
BELOW: OCEAN BEACH circa 1987 POSTCARD COURTESY COLLECTION OFARTHUR MARCUS
2B
416
36 OCEAN DRIVE DESIGNATION REPORT
EXHIBIT L, 2014 GOOGLE EARTH VIEW OF OCEAN BEACH
29
417
36 OCEAN DRIVE DESIGNATION REPORT
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36 OCEAN DRIVE DESIGNATION REPORT
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2012 RENOVATION DRAWNG
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PLANNING DEPARTMENT RECOMMENDATIONS
1. Criteria for Desisnation: The Planning Department finds the structure located at 36
Ocean Drive to be in compliance with the Criteria for Designation listed in Section 118-
592 in the Land Development Regulations of the City Code.
2. Site Boundaries: At its February 10, 2015 meeting, the Historic Preservation Board
reviewed the Historic Designation Report and adopted the site boundary
recommendations of the Planning Department for the proposed designation of 36 Ocean
Drive, as Lot 4 less the easterly 15.00 feet of Block 1 of Ocean Beach Fla Subdivision,
According to the Plat Thereof, as Recorded in Plat Book 2, Page 38, of the Public
Records of Miami-Dade County, Florida.
3. Areas Subiect to Review: The Planning Department recommends that the areas
subject to review shall include all exterior building elevations, public interior spaces, and
site and landscape features located within the proposed site boundaries of 36 Ocean
Drive.
4. Review Guidelines: The Planning Department recommends that a decision on an
application for a Certificate of Appropriateness shall be based upon compatibility of the
physical alteration or improvement with surrounding properties and where deemed
applicable in substantial compliance with the following:
a. The Secretarv of the lnterior's Standards for Rehabilitation and Guidelines for
Rehabilitatinq Historic Buildinqs, as revised from time to time;
b. Other guidelines/policies/plans adopted or approved by resolution or
ordinance by the City Commission;
c. All additional criteria as listed under Section 118-5M (b) in the Land
Development Regulations of the City Code;
d. City of Miami Beach Design Guidelines as adopted by the Joint Design
Review/Historic Preservation Board on October 12, 1993, amended June 7,
1994, as may be revised from time to time.
BOARDACTION
At its January 13, 2015 meeting, the Historic Preservation Board reviewed the preliminary
evaluation report and directed staff to prepare a Designation Report relative to the individual
historic site designation of 36 Ocean Drive.
On February 10, 2015, the Historic Preservation Board reviewed a Designation Report
relative to the historic designation of 36 Ocean Drive as a local historic site and approved a
motion (7 to 0) to recommend approval of the designation of the proposed 36 Ocean Drive
Historic Site to the City Commission.
On March 24,2015, the Planning Board reviewed a Designation Report relative to the historic
designation of 36 Ocean Drive as a local historic site and approved a motion to recommend
approval of the designation to the City Commission.
40
428
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