HomeMy WebLinkAboutResolution 2026-34185RESOLUTION NO. 2026-34185
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, FOLLOWING A DULY NOTICED
PUBLIC HEARING PURSUANT TO CHAPTER 2, ARTICLE XIII OF THE
RESILIENCY CODE, APPROVING A CERTIFICATE OF
APPROPRIATENESS FOR THE TOTAL DEMOLITION OF THE
EXISTING TWO-STORY BUILDING LOCATED AT 833 6TH STREET
(SOUTH SHORE COMMUNITY CENTER), A CITY -OWNED PROPERTY
WITHIN THE FLAMINGO PARK LOCAL HISTORIC DISTRICT, TO
ALLOW FOR THE CONSTRUCTION OF FIRE STATION NO. 1 ON THE
SUBJECT SITE.
WHEREAS, the existing Fire Station No. 1 located at 1051 Jefferson Avenue, was
built in 1967 and serves the areas south of 15th Street including Star Island, Hibiscus
Island, Palm Island, MacArthur Causeway up to Watson Island and Terminal Island; and
WHEREAS, in 1992, the existing Fire Station No. 1 underwent a major renovation
of the existing interior spaces that included upgrades to the mechanical, plumbing and
electrical systems, and addition was also constructed providing additional space for Fire
Rescue which increased the size of the facility to 12,836 square feet; and
WHEREAS, on February 3, 2015, the firm of Borelli & Partners was retained to
provide professional Architectural and Engineering services for a detailed comprehensive
facility assessment report to include conducting a conditions assessment of the existing
Fire Station No. 1, researching current codes and guidelines, as -built documentation and
conducting site inspections, to determine the current overall condition of the facility; and
WHEREAS, subsequently, Borelli and Partners submitted an assessment report
for the facility which concluded that significant maintenance and repairs were required to
continue operations and recommended the demolition and reconstruction of the existing
Fire Station No. 1; and
WHEREAS, the concerns cited in the report include the existing building being
constructed at 5.5' below the current required FEMA Flood elevation, indicating that under
severe storm events, Fire Station No. 1 would become inaccessible and would prevent
emergency assistance to the surrounding Miami Beach community; and
WHEREAS, additionally, the facility does not meet current National Fire Protection
Association (NFPA) standards, which require that the building be able to withstand a
Category 5 hurricane and other natural disasters; and
WHEREAS, although a major renovation would address some issues, the existing
building does not address the operational needs of the Fire Department nor provide the
facilities required to meet the anticipated increase in demands due to the growth and
development of the area; and
WHEREAS, the building does not provide sufficient parking spaces for the
employees of the fire station, negatively impacting the availability of parking in the
neighborhood; and
WHEREAS, in 2016, staff worked with professional architecture and engineering
consultants to analyze several public and private sites for the location of Fire Station No.
1 and the sites identified, including locations within the Flamingo Park, were presented to
the Neighborhood and Community Affairs Committee (NCAC) and the Finance and
Citywide Projects Committees (FCWPC); and
WHEREAS, two design concepts, locating Fire Station No. 1 in a parking lot in
Flamingo Park, were presented to the NCAC, FCWPC and the Flamingo Park
Neighborhood Association, for direction on the location and required project budget; and
WHEREAS, this site was rejected by the community and the project did not move
forward and remained unfunded; and
WHEREAS, On November 6, 2018, the electorate of the City of Miami Beach
approved the issuance of $439,000,000 of general obligation bonds, including
$72,000,000 for police, fire, public safety, and security improvements, including funding
in the amount of $10,000,000 for the development and construction of a new Fire Station
No. 1; and
WHEREAS, on May 8, 2019, the City Commission approved a request to issue a
Request for Qualifications (RFQ) for architectural and engineering design services for the
new Fire Station No. 1 facility; and
WHEREAS, on July 31, 2019, the City Commission adopted Resolution 2019-
30913, and the City retained the firm of Wannemacher Jensen Architects (WJA) for
architectural and engineering design services for the new Fire Station No. 1 facility (the
'Project"); and
WHEREAS, on January 15, 2020, pursuant to Request for Qualifications (RFQ)
No. 2019-370-ND, the City Commission adopted Resolution No. 2020-31112 approving
and authorizing the Mayor and City Clerk to execute an agreement with Kaufman Lynn
Construction, Inc. (Kaufman Lynn) as Construction Manager at Risk (CMR), for the
construction of the new Fire Station No. 1; and
WHEREAS, the Project proposed the new Fire Station No. 1 at the current location
of the South Shore Community Center (SSCC), 833 6th Street, in the Flamingo Park
Neighborhood; and
WHEREAS, the site was selected because of its size, the access to frontages on
three sides, 6th Street, Jefferson Avenue and Meridian Avenue, and its geographic
location, affording the possibility of improved response times, this property also provides
access to the alley, Meridian Court, and public access parking at surface lot P-11; and
WHEREAS, the new 29,309 square feet Fire Station No. 1 facility proposed four
drive -through apparatus bays, living spaces, offices, a kitchen, a gym, support facilities
and 34 parking spaces; and
WHEREAS, the Project was designed to comply with the City's future sea level
rise initiatives, storm water management and resiliency programs, and the requirements
of US Green Building Council's LEED Gold certification; and
WHEREAS, the design elevates the apparatus bays to provide parking below the
building meeting the minimum parking requirement for the Fire Department employees
on site, thereby preserving neighborhood parking availability; and
WHEREAS, access ramps are provided from Meridian Avenue and Jefferson
Avenue to the elevated apparatus bays, meeting the requirements for certification by the
NFPA; and
WHEREAS, vehicular access is maintained to Meridian Court in the proposed
design; and
WHEREAS, during the Historic Preservation Board (HPB) meeting on June 15,
2021, the HPB asked the Planning Department staff to evaluate the current classification
of the South Shore Community Center, for the purpose of possibly modifying its
classification from non-contributing to contributing in the City's Historic Properties
Database; at the September 13, 2021 meeting, the HPB reviewed and discussed the staff
report, and determined that the South Shore Community Center is a noncontributing
building; and
WHEREAS, on September 23, 2021, Wannemacher Jensen and CIP presented
the 30% design documents to the General Obligation Bond Oversight Committee
(GOBOC), the Committee voted unanimously to support the Project as presented, and a
Letter to the Commission was issued indicating GOBOC support and recommendation
for the Project to move forward as quickly as possible; and
WHEREAS, on December 7, 2021, the City received notice of a grant award of
$8,413,860 from the Florida Department of Environmental Protection - Florida Resilient
Grant Program for the Project and, in mid-2023, the City received an additional
$2,500,000 from the Florida Resilient Grant program, resulting in a total FDEP grant
amount of $10,913,860; and
WHEREAS, on December 8, 2021, the City Commission adopted Resolution
2021-21949, confirming the use of the 833 6th Street site by granting waivers of certain
land development regulations required for the construction of the Project; and
WHEREAS, on March 8, 2022, the Historic Preservation Board (HPB)
recommended advisory approval of the Certificate of Appropriateness for the demolition
of the existing building, and approval for the design for the new three story Fire Station
No. 1 building at 833 6th Street, the approved design, as previously requested by HPB,
incorporating design elements from the existing Moms Lapidus building including
retention of several planters along 6th Street, the relocation and reuse of portions of the
entry canopies, use of stacked split face concrete block, and an exposed staircase; and
WHEREAS, on June 22, 2022, the City Commission adopted Resolution 2022-
32201, approving the Certificate of Appropriateness for the complete demolition of the
existing building for construction of the new Fire Station; and
WHEREAS, at the December 13, 2023 meeting of the City Commission, an
agenda item to propose stopping the demolition of the SSCC (item C7 R), was presented
and discussed; and
WHEREAS, the City Commission deferred the item and discussion to the next
meeting on January 31, 2024, to afford Commissioner Rosen Gonzalez the opportunity
to identify alternative locations for the Fire Station; and
WHEREAS, on January 31, 2024, the City Commission adopted Resolution No.
2024-32903, directing the Administration to pursue two parallel paths for the Project: (1)
continue to execute the Project at the SSCC site and (2) continue to explore alternative
sites for the Project; and
WHEREAS on February 21, 2024 the City Commission adopted Resolution No.
2024-32927, directing the City Administration to study the possible relocation of the
Project to a City -owned site located at the western boundary of Flamingo Park at Alton
Road between 11th and 12th Streets (Flamingo Park Site), taking into account response
times, portability of state grant, time and cost impacts of moving the Project to the
Flamingo Park Site and community input, and further, directing the Administration to
determine the requirements for a countywide voter referendum pursuant to Article 7 of
the Miami -Dade County Charter in August 2024, should the City Commission wish to
relocate the Project to the Flamingo Park Site; and
WHEREAS, on February 21, 2024, the City Commission also adopted Resolution
No. 2024-32928 pausing the SSCC's demolition pending the Administration's thorough
analysis and recommendations on the options and viability of alternate sites, to be
presented during the City Commission meeting on May 15, 2024, and further, confirming
consensus and approval of the Flamingo Park Site from the Flamingo Park Neighborhood
Association; and
WHEREAS, on April 3, 2024, the City Commission adopted Resolution No. 2024-
32999, requesting that Miami -Dade County place a county -wide referendum on the
August 20, 2024 Primary Election ballot, regarding construction of the Project at the
western boundary of Flamingo Park, on Alton Road, between 11th and 12th Streets; and
WHEREAS, on May 21, 2024, the Miami -Dade County Board of County
Commissioners adopted Resolution No. R-457-24 approving the inclusion of the county-
wide referendum in the Primary Election; and
WHEREAS, on June 26, 2024, the CityCommission adopted Resolution No. 2024-
33157, directing the Administration to proceed with the relocation of the Project from the
South Shore Community Center to the Flamingo Park site provided the referendum was
approved by a majority of Miami- Dade County voters voting in the County -wide
referendum and construction of the Project at the Flamingo Park site is approved by a
majority of the City of Miami Beach voters in the aggregate voting thereon in the
referendum; and
WHEREAS, when the county -wide referendum was held on August 20, 2024, an
overwhelming majority of Miami -Dade County voters voted in favor of the measure, with
75.71 % voting in favor and 24.29% opposed, placing the Project at the Flamingo Park
site; and
WHEREAS, the results for Miami Beach precincts indicated strong support from
City residents, with every Miami Beach precinct voting in favor of the new location; and
WHEREAS, on September 11, 2024, the City Commission adopted Resolution No.
2024-33259, directing the Administration to collaborate with the design consultant to
explore modifications to the concept plans that could prevent shifting the running track
and field, provided these changes did not significantly affect cost or duration of the Fire
Station construction; and
WHEREAS, on September 11, 2024, the City Commission also adopted
Resolution 2024-33266, repealing Resolution 2022-32201, and abandoning the
Certificate of Appropriateness for the total demolition of the South Shore Community
Center, as well as the Certificate of Appropriateness for the construction of the Project at
this location; and
WHEREAS, on October 30, 2024, a schematic layout of the Project at Flamingo
Park was presented to the City Commission indicating that the design used at the SSCC
site would not fit in Flamingo Park, west of the track, without impacting the track and field,
a redesign of the facility would be required to accommodate the facility at this location.
During the meeting, the City Commission adopted Resolution No. 2024-33345, directing
that the construction of the Project at the Flamingo Park site shall not result in the
relocation of any portion of the running track and field, or extended interruption of its use,
the City Commission also directed the Administration to negotiate additional services with
WJA modifying the design and construction documents for the Project location, ensuring
that the running track and field will remain where currently located. An amendment to the
professional services agreement between the City and WJA was required to incorporate
additional design services; and
WHEREAS, on December 11, 2024, the City Commission adopted Resolution
2024-33411 approving Amendment No. 3 to the agreement with WJA in the amount of
$2,611,752.34, for the additional services for the redesign of the Project at the new
Flamingo Park site, with an allowance for the conceptual design of a 911 Call Center to
be included in the Project; and
WHEREAS, on February 2, 2025, a design kickoff meeting was conducted
between the Fire Department, WJA, and City staff to discuss programming requirements.
After several conceptual design workshops were held, WJA provided the final conceptual
design on May 23, 2025, cost estimates were received by WJA on June 13, 2025, and
Kaufman Lynn on June 26, 2025, cost estimates aligned with the previously established
construction budget, but funding for the 911 Call Center would still be required; and
WHEREAS, on July 23, 2025, the City Commission discussed three agenda items
related to the Project: C7 AF - Save Flamingo Park, sponsored by Commissioner Suarez;
C7 AG - Action Plan to Utilize Existing Location for Fire Station No. 1, sponsored by
Commissioner Rosen Gonzalez and cosponsored by Commissioner Magazine; and C7
AL - Consider Repurposing Flamingo Park Parking Lots into Green Space, sponsored by
Commissioner Bhatt. After a discussion about the Project, the City Commission adopted
After -the -Fad Resolution 2025-33839 directing staff to:
1. Prepare a Request for Letters of Interest (RFLI) to determine if private
property owners are interested in partnering with the City and including a
Fire Station as part of their development process.
2. Exclude Flamingo Park and the South Shore Community Center from further
consideration as potential sites for the Fire Station.
3. Allow 60 days for receiving ideas from the community, elected officials and
the Administration.
4. Following that, City staff will have an additional 60 days to explore and
evaluate the feasibility of those ideas.
5. All viable options, excluding Flamingo Park and South Shore Community
Center, will be brought back to the City Commission for review and a vote.
WHEREAS, on December 17, 2025, during the regularly scheduled meeting of the
City Commission, items R7 AE, Build Fire Station No. 1 at 833 6th Street, and R9 Al,
Discuss Location for Fire Station No. 1, were discussed, and following the discussion, the
City Commission adopted Resolution 2025-34057, rescinding Resolution 2025-33839,
and directing the Administration take all necessary steps to proceed with construction of
the Project at 833 6th Street; and
WHEREAS, building Fire Station No. 1 at this location requires the demolition of
the two story, Moms Lapidus designed community center, which houses a daycare and
offices that provide social services to the community; and
WHEREAS, the City remains committed to finding a safe and adequate new home
for the tenants, South Florida Seniors in Action and the Rainbow Intergenerational
Learning Center (Daycare) so that no community programs or services are lost as a result
of the building demolition; and
WHEREAS, City Staff is working diligently to identify an appropriate location for
South Florida Seniors in Action's programming; and
WHEREAS, the Daycare is currently on a month -to -month lease until the property
needs to be vacated for demolition at which time the Daycare will be relocated, with the
City's assistance, to a new modular structure that will be built in Flamingo Park; and
WHEREAS, the construction documents and permitting for the Project, to be
constructed at the SSCC, were previously completed, and following the City Commission
direction to relocate the Project back to the SSCC site, the original building permits, which
had been previously abandoned, have been reactivated; and
WHEREAS, as Resolution 2024-33266 rescinded the Certificates of
Appropriateness previously approved for the Project, new HPB approvals are required;
and
WHEREAS, on February 10, 2026, City staff and the consultant presented the
Project to the HPB at their regularly scheduled meeting, the HPB heard the item, and
following discussion and public comment, approved the Certificate of Appropriateness for
the construction of the new Fire Station No. 1, voting unanimously, 6-0, however, the HPB
did not come to a majority vote to approve the Certificate of Appropriateness for
demolition of SSCC, voting 3 in favor and 3 opposed; and
WHEREAS, pursuant to Section 2.13.7c.9 of the Miami Beach Resiliency Code
(the "Resiliency Code"), the actions of the HPB regarding Certificates of Appropriateness
for demolition of any building, structure, improvement, or landscape feature located within
a historic district and located on City -owned property, shall be advisory with the right of
approval or disapproval vested with the City Commission; and
WHEREAS, notices of the public hearing associated with this item have been
issued in accordance with the requirements of the Resiliency Code and other applicable
law; and
WHEREAS, the Administration requires the granting of a Certificate of
Appropriateness for the demolition of the South Shore Community Center, by the City
Commission, for the use of this property as the location of the Project.
NOW, THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA that the Mayor and City
Commission of the City of Miami Beach, Florida, fallowing a duly noticed public hearing
pursuant to Chapter 2, Article XIII of the resiliency code, approve a certificate of
appropriateness for the total demolition of the existing two-story building located at 833
6th street (South Shore Community Center), a City -owned property within the Flamingo
Park local historic district, to allow for the construction of Fire Station No. 1 on the subject
site.
PASSED and ADOPTED this /i day of 40"k , 2026
ATTEST:
MAR 2 0 2026
Rafael L Granado, City Clerk
even Meiner, Mayor
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APPROVED AS TO
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Agenda Item 874
Date
MIAMIBEACH
PLANNING DEPARTMENT
Staff Report & Recommendation
TO: Chairperson and Members
Historic Preservation Board
FROM: Thomas R. Mooney, AICP r°�� For TW
Planning Director I �r�
SUBJECT: HPB25-0684, 833 a Street
Historic Preservation Board
DATE: February 10, 2026
An application has been filed requesting a Certificate of Appropriateness for the
design of a new fire station building, site improvements, and for the installation of
the Apollo Mural on the new building. The application also requests an advisory
recommendation by the Historic Preservation Board on the demolition of the
existing building, which will require the approval of the City Commission.
STAFF RECOMMENDATION
Approval of the Certificate of Appropriateness with conditions.
BACKGROUND
In 2018, the voters of the City of Miami Beach approved a $439 million General Obligation Bond
(GOB) Program for the improvement of City parks, recreational and cultural facilities,
infrastructure, and public safety and security. The GOB Program included funding for the
replacement of Fire Station No. 1 to better serve the South Beach area.
In 2019, the Historic Preservation Board (HPB) initiated discussions regarding the potential
construction of a new fire station at the site of the South Shore Community Center, located at 833
6th Street. During meetings held on October 8, 2019, and December 9, 2019, the Board
expressed general support for the construction of a new Fire Station at the site. During these
discussions, the Board also recommended the following:
• That the City continue to work to identify an alternate location for any community services
that may be displaced by the demolition of the existing South Shore Community Center.
• That the City continue to explore options to repurpose the existing Fire Station No. 1
located at 1051 Jefferson Avenue.
• That the City explore incorporating the existing concrete canopy structures of the South
Shore Community Center building into the design of the new fire station.
On June 15, 2021, the HPB directed the Planning Department to prepare a preliminary evaluation
to assess whether the South Shore Community Center should be reclassified from Non -
Contributing to Contributing within the City's Historic Properties Database. On September 13,
2021, following review of the evaluation, the HPB determined that the building did not meet the
criteria for Contributing status and retained its Non-Contribut ng classification.
On March 8, 2022, the HPB approved a Certificate of Appropriateness for the total demolition of
the South Shore Community Center and the construction of a new Fire Station No. 1 at 833 6th
Street, including site improvements (HPB21-0483). On July 11, 2023, the HPB subsequently
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February 10, 2026 Page 2 of 12
approved a Certificate of Appropriateness for the installation of the "Apollo" mosaic mural on the
approved fire station building (HPB22-0550).
Following these approvals, the City Commission elected to abandon the South Shore Community
Center site and pursue an alternative location for Fire Station No. 1 at Flamingo Park. As a result,
the previously approved project at 833 6th Street was not advanced to construction.
On September 11, 2024, the Mayor and City Commission adopted Resolution No. 2024-33274,
directing the Planning Department to prepare a Preliminary Evaluation and Recommendation
Report relative to the possible designation of the South Shore Community Center as an individual
local historic site. The HPB reviewed the preliminary evaluation over multiple meetings, including
continuances on December 17, 2024; April 22, 2025; and May 13, 2025. On July 8, 2025, the
HPB directed staff to proceed with the preparation of a formal historic designation report for the
proposed South Shore Community Center Historic Site.
Separately, in 2025, the City Commission reevaluated the Flamingo Park location and, on July
23, 2025, adopted a resolution removing Flamingo Parkfrom further consideration as a fire station
she. On December 17, 2025, the City Commission adopted a new resolution directing the
administration to proceed with construction of the new Fire Station No. 1 at the South Shore
Community Center site.
Accordingly, the current application has been submitted to reestablish Historic Preservation
Board approvals for the fire station and associated mural that were previously approved in 2022
and 2023, respectively, but not implemented due to the City's interim pursuit of an alternative site.
EXISTING STRUCTURE
Local Historic District:
Classification:
Construction Date:
Architect:
ZONING / SITE DATA
Legal Description:
Zoning:
Future Land Use Designation:
Lot Size (including alley):
Existing FAR:
Proposed FAR:
Existing Height:
Proposed Height:
Existing Use/Condition:
Proposed Use:
THE PROJECT
Flamingo Park
Non -Contributing
1970-1975
Moms Lapidus & Associates
Lots 6-11, Block 73, of the Ocean Beach Addition No. 3,
According to the Plat Thereof, as Recorded in Plat Book 2,
Page 81, of the Public Records of Miami -Dade County,
Florida.
GU, Government use
PF, Public facility, governmental uses
45,000 S.F. / 1.4 Max FAR
13,580 S.F. / 0.30 FAR
19,120 S.F. / 0.42 FAR
—48'-0"
35-0"
Public Facilities
Fire Station
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Historic Preservation Board
HPB25-0684- 833 e^ Street, Fire Station No. 1
February 10, 2026 Page 3 of 12
The applicant has submitted plans entitled "City of Miami Beach, Office of Capital Improvement
Project -Fire Station #1", as prepared by Wannemacher Jensen Architects, Inc., dated December
13, 2021 and revised plans dated February 4, 2022.
COMPLIANCE WITH ZONING CODE
A preliminary review of the project indicates that the application appears to be consistent with the
applicable provisions of the Land Development Regulations of the City Code (LDRs) with the
exception of waivers requested, and pending City Commission review.
This shall not be considered final zoning review or approval. These and all zoning matters shall
require final review and verification by the Zoning Administrator priorto the issuance of a Building
Permit.
CONSISTENCY WITH 2O40 COMPREHENSIVE PLAN
A preliminary review of the project indicates that the proposed fire station use is consistent with
the Future Land Use Map of the Comprehensive Plan.
COMPLIANCE WITH SEA LEVEL RISE AND RESILIENCY REVIEW CRITERIA
Section 7.1.2.4(a)(i) of the Land Development Regulations establishes review criteria for sea level
rise and resiliency that must be considered as part of the review process for board orders. The
following is an analysis of the request based upon these criteria:
(1) A recycling or salvage plan for partial or total demolition shall be provided.
To be satisfied at time of building permit
(2) Windows that are proposed to be replaced shall be hurricane proof impact windows.
Not Applicable
(3) Where feasible and appropriate, passive cooling systems, such as operable windows,
shall be provided.
Satisfied
(4) Resilient landscaping (salt tolerant, highly water -absorbent, native or Florida friendly
plants) shall be provided, in accordance with Chapter 4 of the Land Development
Regulations.
Satisfied
(5) The project applicant shall consider the adopted sea level rise projections in the Southeast
Florida Regional Climate Action Plan, as may be revised from time -to -time by the
Southeast Florida Regional Climate Change Compact. The applicant shall also specifically
study the land elevation of the subject property and the elevation of surrounding
properties.
Satisfied
The first finished floor of the fire station is proposed to be located at 16.25' NGVD,
8'-3" above the minimum base flood elevation.
(6) The ground floor, driveways, and garage ramping for new construction shall be adaptable
to the raising of public rights -of -ways and adjacent land and shall provide sufficient height
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February 10, 2026 Page 4 of 12
and space to ensure that the entry ways and exits can be modified to accommodate a
higher street height of up to three (3) additional feet in height.
Satisfied
(7) In all new projects, all critical mechanical and electrical systems shall be located above
base flood elevation. Due to flooding concerns, all redevelopment projects shall, whenever
practicable, and economically reasonable, move all critical mechanical and electrical
systems to a location above base flood elevation.
Not Applicable
(8) Existing buildings shall be, where reasonably feasible and economically appropriate,
elevated up to base flood elevation, plus City of Miami Beach Freeboard.
Not Applicable
(9) When habitable space is located below the base flood elevation plus City of Miami Beach
Freeboard, wet or dry flood proofing systems will be provided in accordance with Chapter
of 54 in General Ordinances.
Not Applicable
(10) In all new projects, water retention systems shall be provided.
Satisfied
Additional information shall be provided at the time of building permit review.
(11) Cool pavement materials or porous pavement materials shall be utilized.
Satisfied
(12) The project design shall minimize the potential for a project causing a heat island effect
on site.
Satisfied
COMPLIANCE WITH CERTIFICATE OF APPROPRIATENESS CRITERIA
A decision on an application fora Certificate of Appropriateness shall be based upon the following:
Evaluation of the compatibility of the physical alteration or improvement with surrounding
properties and where applicable, compliance with the following criteria pursuant to section
2.13.7(d)(ii)(1) of the Land Development Regulations (it is recommended that the listed
criteria be found Satisfied, Not Satisfied or Not Applicable, as so noted):
a. The Secretary of Interior's Standards for Rehabilitation and Guidelines for
Rehabilitating Historic Buildings may be amended from time to time.
Not Applicable
b. The Secretary of Interiors Standards for Reconstruction as may be amended from
time to time.
Not Applicable
C. Other guidelines/policies/plans adopted or approved by resolution or ordinance by
the city commission.
Satisfied
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February 10, 2026 Page 5 of 12
The Secretary of Interior's Guidelines for Rehabilitation are intended as an aid to assist in
applying the Secretary of Interior's Standards but are not binding on their own and are not
meant to give case -specific advice or to address exceptions of unusual conditions.
2. The examination of architectural drawings for consistency with the criteria pursuant to
section 2.13.7(d)(ii)(2) of the Land Development Regulations and stated below, with
regard to the aesthetics, appearances, compatibility, safety, and function of any new or
existing structure, public interior space and physical attributes of the project in relation to
the site, adjacent structures and properties, and surrounding community. The criteria
referenced above are as follows (it is recommended that the listed criteria be found
Satisfied, Not Satisfied or Not Applicable, as so noted):
a. The location of all existing and proposed buildings, drives, parking spaces,
walkways, means of ingress and egress, drainage facilities, utility services,
landscaping structures, signs, and lighting and screening devices.
Satisfied
b. The dimensions of all buildings, structures, setbacks, parking spaces, Floor area
ratio, height, lot coverage and any other information that may be reasonably
necessary to determine compliance with the requirements of the underlying zoning
district, and any applicable overlays, for a particular application or project.
Satisfied
C. The color, design, surface finishes and selection of landscape materials and
architectural elements of the exterior of all buildings and structures and primary
public interior areas for developments requiring a building permit.
Satisfied
d. The proposed structure, or additions to an existing structure are appropriate to and
compatible with the environment and adjacent structures, and enhance the
appearance of the surrounding properties, or the purposes for which the district
was created.
Satisfied
e. The design and layout of the proposed site plan, as well as all new and existing
buildings and public interior spaces shall be reviewed so as to provide an efficient
arrangement of land uses. Particular attention shall be given to safety, crime
prevention and fire protection, relationship to the surrounding neighborhood,
impact on preserving historic character of the neighborhood and district,
contiguous and adjacent buildings and lands, pedestrian sight lines and view
corridors.
Satisfied
f. Pedestrian and vehicular traffic movement within and adjacent to the site shall be
reviewed to ensure that clearly defined, segregated pedestrian access to the site
and all buildings is provided for and that any driveways and parking spaces are
usable, safely and conveniently arranged and have a minimal impact on pedestrian
circulation throughout the site. Access to the site from adjacent roads shall be
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designed so as to interfere as little as possible with vehicular traffic flow on these
mads and pedestrian movement onto and within the site, as well as permit both
pedestrians and vehicles a safe ingress and egress to the site.
Satisfied
g. Lighting shall be reviewed to ensure safe movement of persons and vehicles and
reflection on public property for security purposes and to minimize glare and
reflection on adjacent properties and consistent with a city master plan, where
applicable.
Satisfied
h. Landscape and paving materials shall be reviewed to ensure an adequate
relationship with and enhancement of the overall site plan design.
Satisfied
I. Buffering materials shall be reviewed to ensure that headlights of vehicles, noise,
and light from structures are adequately shielded from public view, adjacent
properties and pedestrian areas.
Satisfied
j. Any proposed new structure shall have an orientation and massing which is
sensitive to and compatible with the building site and surrounding area and which
creates or maintains important view corridor(s).
Satisfied
k. All buildings shall have, to the greatest extent possible, space in that part of the
ground floor fronting a sidewalk, street or streets which is to be occupied for
residential or commercial uses; likewise, the upper floors of the pedestal portion of
the proposed building fronting a sidewalk street, or streets shall have residential or
commercial spaces, or shall have the appearance of being a residential or
commercial space or shall have an architectural treatment which shall buffer the
appearance of a parking structure from the surrounding area and is integrated with
the overall appearance of the project.
Satisfied
All buildings shall have an appropriate and fully integrated rooftop architectural
treatment which substantially screens all mechanical equipment, stairs and
elevator towers.
Satisfied
M. All portions of a project fronting a street or sidewalk shall incorporate an amount
of transparency at the first level necessary to achieve pedestrian compatibility.
Satisfied
The location, design, screening and buffering of all required service bays, delivery
bays, trash and refuse receptacles, as well as trash rooms shall be arranged so as
to have a minimal impact on adjacent properties.
Satisfied
Docusign Envelope ID: DC6613D92-090746066NAGDF9713F766FB1
Historic Preservation Board
HPB25-0684- 833 an Street, Fire Station No. 1
February 10, 2026 Page 7 of 12
Section 2.13.7(dxvi)(4) of the Land Development Regulations provides criteria by which the
Historic Preservation Board evaluates requests fora Certificate of Appropriateness for Demolition.
The following is an analysis of the request based upon these criteria:
a. The building, structure, improvement, or site is of such design, craftsmanship, or material
that it could be reproduced only with great difficulty or expense.
Satisfied
The existing structure is designated as Non -Contributing within the Flamingo Park
Local Historic District.
b. The building, structure, improvement, or site is one of the last remaining examples of its
kind in the neighborhood, the county, or the region, or is a distinctive example of an
architectural or design style which contributes to the character of the district.
Not Satisfied
The building is not of such design, craftsmanship, or material that it could be
reproduced only with great difficulty and/or expense.
C. Retention of the building, structure, impmvement, landscape feature or site promotes the
general welfare of the city by providing an opportunity for study of local history,
architecture, and design, or by developing an understanding of the importance and value
of a particular culture and heritage.
Not Satisfied
The retention of the building is not critical to developing an understanding of an
important Miami Beach architectural style.
d. In the event an applicant or property owner proposes the total demolition of a contributing
structure, historic structure or architecturally significant feature, there shall be definite
plans presented to the board for the reuse of the property if the proposed demolition is
appmved and carried out.
Satisfied
The applicant is proposing to construct a fire station facility on the site.
e. The county unsafe structures board has ordered the demolition of a structure without
option.
Not Aoollcable
The Miami -Dade County Unsafe Structures Board has not ordered the demolition of
the structure.
STAFF ANALYSIS
As noted in the Background section of this report, in 2018, the residents of the City of Miami
Beach approved a General Obligation Bond Program that included the introduction of a new fire
station facility within South Beach. The City has prioritized the construction of a new fire station
because the current Fire Station No. 1, located at 1051 Jefferson Avenue, has exceeded its useful
life and is obsolete in terms of the current and future operational needs of the Miami Beach Fire
Department. The existing site presents several significant constraints that negatively impact fife -
safety services and emergency response times within the South Beach district.
A new fire station is required to:
Doasign Envelope ID: M56BD92-09074606-BMGDF97BF758F81
Historic Preservation Board
HP825-0664-- 833 6- Street, Fire Station No. 1
February 10, 2026
of 12
• Accommodate Miami Beach Fire Department vehicle and equipment needs.
• Keep pace with the growing demand for emergency services in South Beach.
• Improve emergency response times throughout the South Beach district, including service
to high-rise developments south of Fifth Street, single-family residential neighborhoods on
the barrier islands, properties within the MXE/ADCD District, and vulnerable buildings
located within South Beach historic districts.
• House Miami Beach Fire Department equipment in a resilient, structurally sound, flood -
resistant, and hurricane -hardened facility.
• Protect the health and wellness of Miami Beach Fire Department personnel.
n 2019, the Historic Preservation Board discussed the possible location of the new fire station at
the site of the existing South Shore Community Center, located at 833 6th Street, and expressed
general support for the construction of a new fire station at this location. During those discussions,
the Board also recommended that the city continue to work to identify alternate locations for
displaced community services, explore options to repurpose the existing Fire Station No. 1 site,
and incorporate select architectural elements from the South Shore Community Center into the
design of the new facility. Since that time, the city has worked to address these recommendations
through the project design and planning process.
On September 13, 2021, the Historic Preservation Board evaluated the historic classification of
the South Shore Community Center and determined that the building did not meet the criteria to
be classed as Contributing, retaining its Non -Contributing status within the Flamingo Park
Historic District.
The current application represents a re -approval request for a fire station project and associated
mural that were previously approved by the Historic Preservation Board in 2022 and 2023,
respectively. These approvals were not implemented due to a subsequent City Commission
decision to pursue an alternative location for Fire Station No. 1 at Flamingo Park. Following the
City Commission's December 2025 direction to proceed with construction at the South Shore
Community Center site, the project has been resubmitted to re-establish the necessary Historic
Preservation Board approvals.
While a separate and ongoing historic designation process for the South Shore Community
Center was initiated by the Historic Preservation Board in 2025, that process has not been
completed and is independent of the current request, which is limited to re-establishing prior
approvals for the fire station project at this site.
South Shore Community Center -Total Demolition
The South Shore Community Center was constructed in two phases between 1970 and 1975 and
designed by Moms Lapidus & Associates in the Brutalist style of architecture. The building
incorporates architectural features characteristic of Brutalism, including rough board -formed
concrete finishes, smooth concrete surfaces, exposed concrete block in a stacked -bond pattern
with raked joints, and exposed precast concrete beams. However, overtime, these features have
been substantially compromised through multiple alterations, surface treatments, enclosure of
open-air areas, and the installation of security infrastructure.
Additionally, the building's extremely low finished floor elevation and overall configuration indicate
that the structure cannot be effectively adapted to function as a secure, resilient municipal fire
station without severely compromising the remaining architectural integrity. As noted in the
Domsign Envebpe ID: DC5613D92-09074606-a C-0F97BF758FB1
Historic Preservation Board
HPB25-068� 833 6U Street, Fire Station No. 1
February 10, 2026 Page 9 of 12
Background section ofthis report, the Historic Preservation Board determined in September 2021
that the building does not contribute to the sense of time and place significant in the development
of the Flamingo Park Historic District.
The current application includes a request for an advisory recommendation by the Historic
Preservation Board on the total demolition of the existing South Shore Community Center
building. Pursuant to Section 2.13.7(d) of the City Code, the Board's action on a Certificate of
Appropriateness for the total demolition of City -owned property, is advisory in nature, with final
approval or denial to be determined by the City Commission.
Based upon the history of the prior Historic Preservation Board approvals for the fire station and
associated mural, the Board's prior determination that the building is Non -Contributing, and the
proposed incorporation of select historic design elements from the existing structure, including
the approved installation of the Apollo mural, staff finds that the proposed demolition is
appropriate. Accordingly, staff recommends that the Historic Pressrvallon Board provide an
advisory recommendation in support of the demolition of the existing South Shore Community
Center building.
New Fire Station Facility (Previously Approved)
The applicant proposes to construct a three-story fire station building that is substantially
consistent with the design approved by the Historic Preservation Board on March B, 2022. The
primary apparatus level is proposed at approximately 16.25 feet NGVD and will contain four
apparatus bays for emergency vehicle parking and maintenance. Due to the elevation differential
between grade (approximately 3.38 feet NGVD) and the apparatus level, ramping is proposed
along the east (entrance) and west (exit) sides of the building.
The upper level will include sleeping quarters for up to 20 employees, a kitchen and lounge area,
and a fitness facility. The lower level will contain 27 covered parking spaces. A raised entrance
terace along 6th Street will provide public access to the building. Vehicular access to Meridian
Court will be maintained via a proposed 14-space public surface parking lot, with an additional
seven surface parking spaces proposed for Fire Department personnel.
Several cast -in -place concrete planters along 6th Street are proposed to be preserved. In
addition, a portion of one of the existing concrete entrance canopies and both sets of concrete
columns are proposed to be retained, relocated, and integrated into the raised terrace at the
southwest portion of the site. This area will also include a plaque describing the historical evolution
of the site. Modifications to the 6th Street fanade include the extension of stacked -bond concrete
block to the exterior stair, the introduction of solid masonry railings, the extension of the stair
framing element to the west, and revisions to the storefront window system, including the
elimination of vertical projecting fins and the reorientation of window mullions to a horizontal
pattern.
Staff continues to be supportive of these modifications, including the retention and reuse of select
architectural elements from the existing structure, which directly respond to recommendations
made by the Historic Preservation Board in 2019. These elements enhance pedestrian
engagement along 6th Street and mitigate the visual impacts associated with the required
ramping. Staff also finds that the fagade revisions represent an improvement over the previously
approved design. Accordingly, staff recommends approval of the fire station design as proposed.
Do agn Envelope to: DC56BD92-0907460 RMC-DF97BF758FB1
Historic Preservation Board
HPB25-0684- 833 6"' Street, Fire Station No. 1
February 10, 2026 Page 10 of 12
Mural Installation (Previously Approved)
The applicant is also requesting approval for a mural, entitled "Apollo Driving His Sun Chariot
Across the Sky" and "Latonia and Her Twins", which was originally located at the southwest comer
of the south wing of the Versailles Hotel building at 3425 Collins Avenue. The mosaic tile murals
in total measure approximately 17 feet in height and 92 feel in length. The mosaic tile murals,
created by artist Jack Stewart, were installed between 1958 and 1959. As noted in a biography
of Jack Stewart from the Smithsonian Archives of American Art:
"Jack Stewart (1926-2005) was a painter, muralist, designer, educator and
administrator in New York City. After developing an interest in graffiti in the 1970s,
Stewart eventually wrote a dissertation on the subject, "Subway Graffiti., An
Aesthetic Study of Graffiti on the Subway" (New York University, 1989) and was
recognized as an expert on mass transit art.... Stewart created murals in ceramic
tile, mixed media and stained glass. In addition to mosaic murals, he designed
tables with mosaic tops. As an outgrowth of his mosaic work, Stewart developed
a technique for laminating stained glass onto plate glass that, by eliminating the
need for lead, opened new design possibilities. Mural commissions included work
for Hamilton Hotel in Chicago, Versailles Hotel in Miami Beach, Public School 28
in New York City, and several ocean liners. The most unusual mural, Raw Material
commissioned by Cluett Peabody and Company, was composed of shirt labels
embedded in acrylic."
the Versailles Hotel.
As part of a redevelopment project for the Versailles Hotel property, the south wing of the building
was demolished (HPB 7490). Prior to demolition, the property owners disassembled and stored
Downign Envelope ID: DC56BD9249074606-BMC-DF9]BF]58FB1
Historic Preservation Board
HPB25-068� 833 6- Street, Fire Station No. 1
Fnhr„a,v 1n 2r Pane 11 of 12
the murals and, as part of a later modification to the Versailles Hotel project (HPB20-0430), the
applicant proffered to donate the murals to the City and to fund their restoration and installation
at a location selected by the City.
Condition I.C.1.b. of the February 9, 2021 final Order for HPB20-0430 states:
The applicant has proffered to donate the Jack Stewart Apollo" mural to the City including
covering all the cost for its relocation, installation and restoration. Prior to the issuance of
a building permit for the new residential tower, the applicant shall return to the board to
present the final plan for the restoration of the mural including the specific location where
it will be installed.
The City has explored several options for the location of the restored mural and has chosen the
new Fire Station No. 1 located at 833 6s Street. Staff would note that the Historic Preservation
Board reviewed and approved the design of the new fire station at the March 8, 2022 meeting.
During that meeting, the City presented a concept for the possible location of the murals at the
upper portion of the building facade. Since that time, the project architect has further developed
the design taking into consideration structural engineering requirements to ensure the successful
integration of the mural onto the building facade.
The approved design of the fire station includes a large projecting frame element at the upper
level of the east fagade which perfectly accommodates the large mural. A perforated metal screen
is proposed to be inset within the frame with structural steel columns located behind to support
the screen and mural.
Dowsign Envelope ID: OD56B092-0901460&BMGGDF97BF758FB1
Historic Preservation Board
HPB25-0684- 833 6- Street, Fire Station No. 1
February 10, 2026 Page 12 of 12
Staff is highly supportive of the proposal to locate the mural on the new fire station building and
believes that the proposed design will not have any adverse impact on the surrounding historic
districts.
Summary
The current application seeks to reestablish Historic Preservation Board approvals for the
demolition of the South Shore Community Center, construction of a new Fire Station No. 1, and
installation of the previously approved Apollo mural at 833 6th Street. These approvals were
originally granted by the Board in 2022 and 2023 but were not implemented due to an interim City
Commission decision to pursue an alternative site for the fire station. Following subsequent City
Commission direction to proceed at the South Shore Community Center site, the project has been
resubmitted for re -approval.
The existing South Shore Community Center has been determined by the Historic Preservation
Board to be Non -Contributing to the Flamingo Park Historic District and cannot be feasibly
adapted to meet the operational, security, and resiliency requirements of a modem municipal fire
station. The proposed project responds to prior Board guidance through the incorporation of select
architectural elements from the existing building, enhanced pedestrian engagement along 6th
Street, and the integration of significant public art through the installation of the Apollo mural.
The Historic Preservation Board's action on the proposed demolition is advisory in nature, with
final approval to be determined by the City Commission. Based on the project history, prior Board
actions, incorporation of historic design elements, and continued public benefit associated with
the mural installation, staff finds the proposal appropriate and recommends that the Historic
Preservation Board provide an advisory recommendation in support of the demolition, and
approve the Certificate of Appropriateness for the design of the new fire station and mural
installation as outlined.
RECOMMENDATION
In view of the foregoing analysis, staff recommends the request for a Certificate of
Appropriateness be approved, including a favorable recommendation to the City Commission for
the proposed demolition of the existing structure, subject to the conditions enumerated in the
attached draft Order, which ensure continued compliance with the applicable Certificate of
Appropriateness criteria.
Resolutions - R7 A
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Eric Carpenter, City Manager
DATE: March 18, 2026 2:30 p.m. Public Hearing
TITLE: A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, FOLLOWING A DULY NOTICED PUBLIC HEARING
PURSUANT TO CHAPTER 2, ARTICLE XIII OF THE RESILIENCY CODE,
APPROVING A CERTIFICATE OF APPROPRIATENESS FOR THE TOTAL
DEMOLITION OF THE EXISTING TWO-STORY BUILDING LOCATED AT 833 6TH
STREET (SOUTH SHORE COMMUNITY CENTER), A CITY -OWNED PROPERTY
WITHIN THE FLAMINGO PARK LOCAL HISTORIC DISTRICT, TO ALLOW FOR
THE CONSTRUCTION OF FIRE STATION NO. 1 ON THE SUBJECT SITE.
The Administration recommends that the Mayor and City Commission (City Commission) adopt
the resolution.
BACKGROUND/HISTORY
The existing Fire Station No. 1 located at 1051 Jefferson Avenue, was built in 1967 and serves
the areas south of 15th Street including Star Island, Hibiscus Island, Palm Island, MacArthur
Causeway up to Watson Island and Terminal Island.
On November 6, 2018, the electorate of the City of Miami Beach approved the issuance of
$439,000,000 of general obligation bonds, including $72,000,000 for police, fire, public safety,
and security improvements. Funding in the amount of $10,000,000 was included for the
development of a new Fire Station No. 1.
On May 8, 2019, the City Commission approved a request to issue a Request for Qualifications
(RFQ) for architectural and engineering design services for the new Fire Station No. 1 facility. On
July 31, 2019, the City Commission adopted Resolution 2019-30913, and the City retained the
firm of Wannemacher Jensen Architects (WJA) for architectural and engineering design services
for the new Fire Station No. 1 facility (Project).
On January 15, 2020, pursuant to Request for Qualifications (RFQ) No. 2019-370-ND, the City
Commission adopted Resolution No. 2020-31112 approving and authorizing the Mayor and City
Clerk to execute an agreement with Kaufman Lynn Construction, Inc. (Kaufman Lynn) as
Construction Manager at Risk (CMR), for the construction of the new Fire Station No. 1.
The Project proposed the new Fire Station No. 1 at the current location of the South Shore
Community Center (SSCC), 833 Sin Street, in the Flamingo Park Neighborhood. The site was
selected because of its size, the access to frontages on three sides, 6th Street, Jefferson Avenue
and Meridian Avenue, and its geographic location, affording the possibility of improved response
times. This property also provides access to the alley, Meridian Court, and public access parking
at surface lot P-11.
997 of 1677
On December 7, 2021, the City received notice of a grant award of $8,413,860 from the Florida
Department of Environmental Protection - Florida Resilient Grant Program for the Project. Funds
from the grant became available on July 1, 2022 (FY 2023). In mid-2023, the City received an
additional $2,500,000 from the Florida Resilient Grant program, resulting in a total FDEP grant
amount of $10,913,860.
On March 8, 2022, the Historic Preservation Board (HPB) recommended advisory approval of the
Certificate of Appropriateness for the demolition of the existing building, and approval for the
design for the new three story Fire Stationt building, with parking at the ground level, at 833
6th Street. The approved design, as previously requested by HPB, incorporates design elements
from the existing Morris Lapidus building including retention of several planters along 6th Street,
the relocation and reuse of portions of the entry canopies, use of stacked split face concrete block,
and an exposed staircase.
On June 22, 2022, the City Commission adopted Resolution 2022-32201, approving the
Certificate of Appropriateness for the complete demolition of the existing building for construction
of the new Fire Station (Exhibit A).
On February 21, 2024 the City Commission adopted Resolution No. 2024-32927, item C7 W,
directing the City Administration to study the possible relocation of the Project to a City -owned
site located at the western boundary of Flamingo Park at Alton Road between 11th and 12th
Streets (Flamingo Park Site).
On April 3, 2024, the City Commission adopted Resolution No. 2024-32999, requesting that
Miami -Dade County place a county -wide referendum on the August 20, 2024 Primary Election
ballot, regarding construction of the Project at the western boundary of Flamingo Park, on
Alton Road, between 11 th and 12th Streets.
On June 26, 2024, the City Commission adopted Resolution No. 2024-33157, directing the
Administration to proceed with the relocation of the Project from the South Shore Community
Center to the Flamingo Park site. On August 20, 2024, an overwhelming majority of Miami -Dade
County voters voted in favor of the measure, with 75.71 % voting in favor and 24.29% opposed,
placing the Project at the Flamingo Park site.
On September 11, 2024, the City Commission adopted Resolution 2024-33266, repealing
Resolution 2022-32201, and abandoning the Certificate of Appropriateness for the total demolition
of the South Shore Community Center, as well as the Certificate of Appropriateness for the
construction of the Project at this location.
After several conceptual design workshops were held, WJA provided the final conceptual design
for the Flamingo Park Site on May 23, 2025.
On July 23, 2025, the City Commission discussed three agenda items related to the Project: C7
AF - Save Flamingo Park, sponsored by Commissioner Suarez; C7 AG - Action Plan to Utilize
Existing Location for Fire Station No. 1, sponsored by Commissioner Rosen Gonzalez and co-
sponsored by Commissioner Magazine; and C7 AL - Consider Repurposing Flamingo Park
Parking Lots into Green Space, sponsored by Commissioner Bhatt. After a discussion about the
Project, the City Commission adopted After -the -Fact Resolution 2025-33839 directing staff to:
1. Prepare a Request for Letters of Interest (RFLI) to determine if private property owners are
interested in partnering with the City and including a Fire Station as part of their development
process.
2. Exclude Flamingo Park and the South Shore Community Center from further consideration as
potential sites for the Fire Station.
3. Allow 60 days for receiving ideas from the community, elected officials and the Administration.
4. Following that, City staff will have an additional 60 days to explore and evaluate the feasibility
998 of 1677
of those ideas.
5. All viable options, excluding Flamingo Park and South Shore Community Center, will be
brought back to the City Commission for review and a vote.
On December 17, 2025, during the regularly scheduled meeting of the City Commission, items
R7 AE, Build Fire Station No. 1 at 833 6th Street, and R9 Al, Discuss Location for Fire Station
No. 1, were discussed. Following the discussion, the City Commission adopted Resolution 2025-
34057, rescinding Resolution 2025-33839, and directing that the Administration take all necessary
steps to proceed with construction of the Project at 833 6th Street.
This location requires the demolition of the two story, Morris Lapidus designed community center,
which houses a daycare and offices that provide social services to the community. The City
remains committed to finding a safe and adequate new home for the tenants, South Florida
Seniors in Action and the Rainbow Intergenerational Learning Center (Daycare) so that no
community programs or services are lost as a result of the building demolition. City Staff is working
diligently to identify an appropriate location for South Florida Seniors in Action's programming.
The Daycare is currently on a month -to -month lease until the property needs to be vacated for
demolition. At which time, the Dayeare will be relocated, with the City's assistance, to a new
modular structure that will be built in Flamingo Park.
ANALYSIS
The construction documents and permitting for the Project, to be constructed at the SSCC, were
previously completed. Following the City Commission direction to relocate the Project to the
SSCC site, the original building permits, which had been previously abandoned, have been
reactivated.
Pursuant to the adoption of Resolution 2024-33266 by the City Commission, which repealed the
Certificates of Appropriateness previously approved for the Project, new HPB approvals are
required. On February 10, 2026, City staff and the consultant presented the Project to the HPB
at their regularly scheduled meeting. The HPB heard the item, and following discussion and public
comment, approved the Certificate of Appropriateness for new construction of the Fire Station No.
1, voting unanimously, 6-0. However, the HPB did not come to a majority vote to approve the
Certificate of Appropriateness for demolition of SSCC, voting 3 in favor and 3 opposed.
Pursuant to Miami Beach City Code Section 118-563(i), the actions of the HPB regarding
Certificates of Appropriateness for demolition of any building, structure, improvement, or
landscape feature located within a historic district and located on City -owned, Government Use
(GU) zoned property, shall be advisory with the right of approval or disapproval vested with the
City Commission.
The City Administration has noticed this Commission meeting, in compliance with City Code, to
serve as the public hearing in considering the issuance of a Certificate of Appropriateness for
Demolition. This item was advertised in the newspaper at least (30) days prior to the meeting, a
description of the request and the time and place of such meeting was posted on the property,
and notice given by mail to the owners of land lying within 375 feet of the property at least thirty
(30) days prior to the meeting. This is the same process followed by the Historical Preservation
Board.
The Administration requires the granting of a Certificate of Appropriateness for the demolition of
the South Shore Community Center, by the City Commission, for the use of this property as the
location of the Project.
FISCAL IMPACT STATEMENT
999 of 1677
N/A
Does this Ordinance require a Business Impact Estimate?
(FOR ORDINANCES ONLY)
If applicable, the Business Impact Estimate (BIE) was published on:
See BIE at: https://www miamibeachfl gov/city hall/city clerklmeeting notices/
FINANCIAL INFORMATION
CONCLUSION
The Administration recommends that the City Commission adopt the resolution.
Applicable Area
South Beach
Is this a "Residents Right to Know" item Is this item related to a G.O. Bond
pursuant to City Code Section 2-17? Protect?
Yes Yes
Was this Agenda Item initially reguested by a lobbyist which as defined in Code Sec 2-481
includes a Principal engaged in lobbying? No
If so, specify the name of lobbyist(s) and principal(s):
Department
Capital Improvement Projects
Sponsor(s)
Co-sponsor(sl
Condensed Title
2:3 p.m. PH, Approve Certificate of Appropriateness, Demolition of Building at 833 6th Street.
CIP
Previous Action (For City Clerk Use Only)
1000 of 1677
EXHIBIT A
RESOLUTION NO. 2022.32201
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OFTHE CITY OF
MIAMI BEACH, FLORIDA, APPROVING, FOLLOWING A DULY NOTICED
PUBLIC HEARING, THE GRANTING OF A CERTIFICATE OF
APPROPRIATENESS FOR THE TOTAL DEMOLITION OF AN EXISTING TWO-
STORY BUILDING, LOCATED AT 833 6 STREET (SOUTH SHORE
COMMUNITY CENTER), FOR THE CONSTRUCTION OF A NEW THREE-
STORY FIRE STATION (FIRE STATION 1).
WHEREAS, the existing Fire Station 1 located at 1051 Jefferson Avenue, was built in 1967
and serves the areas south of 15'^ Street including Star Island, Hibiscus Island, Palm Island,
MacArthur Causeway up to Watson Island and Terminal Island; and
WHEREAS, in 1992, the existing Fire Station 1 underwent a major renovation of the
existing interior spaces that included upgrades to the mechanical, plumbing and electrical
systems, and an addition was also constructed providing additional space for Fire Rescue which
increased the facility to 12,836 square feet; and
WHEREAS, on February 3, 2015, the firm of Borelli & Partners was retained to provide
professional Architectural and Engineering services for a detailed comprehensive facility
assessment report to include conducting a conditions assessment of the existing Fire Station 1,
researching current codes and guidelines, as -built documentation and conducting site
inspections, to determine the current overall condition of the facility; and
WHEREAS, subsequently, Borelli and Partners submitted an assessment report for the
facility which concluded that significant maintenance and repairs were required to continue
operations and recommended the demolition and reconstruction of the existing Fire Station 1; and
WHEREAS, the concerns cited include the existing building being constructed at 5.5'
below the current required FEMA Flood elevation, indicating that under severe storm events Fire
Station 1 would become inaccessible and would prevent emergency assistance to the
surrounding Miami Beach community; and
WHEREAS, the facility does not meet current National Fire Protection Association (NFPA)
standards, which require that the building be able to withstand a Category 5 hurricane and other
natural disasters and although a major renovation would address some issues, the existing
building does not address the operational needs of the Fire Department, nor provide the facilities
required to meet the anticipated Increase in demands due to the growth and development of the
area; and
WHEREAS, the building does not provide sufficient parking spaces for the employees of
the fire station, negatively impacting the availability of parking in the neighborhood; and
WHEREAS, in 2016, staff worked with professional architecture and engineering
consultants to analyze several public and private sites for the location of Fire Station 1 and the
sites, including locations within the Flamingo Park, were presented to the Neighborhood and
Community Affairs Committee (NCAC) and the Finance and Citywide Projects Committees
(FCWPC); and
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EXHIBIT A
WHEREAS, two design concepts, locating Fire Station 1 in a parking lot in Flamingo Park,
were presented to the NCAC, FCWPC and the Flamingo Park Neighborhood Association, for
direction on the location and required project budget; and
WHEREAS, upon the rejection of this site by the community, the project did not move
forward and remained unfunded; and
WHEREAS, on July 21, 2017, the Administration presented a proposal for a 2018 General
Obligation Bond Program to the FCWPC, identifying a preliminary wish list of projects to be
funded, which included the Fire Station 1 project; and
WHEREAS, on November 6, 2018, the electorate of the City of Miami Beach approved
the issuance of $439,000,000 of general obligation bonds, including $72,000,000 for police, fire,
public safety, and security improvements; and
WHEREAS, funding in the amount of $10,000,000 was included the development of a
new Fire Station 1; and
WHEREAS, on May 8, 2019, the City Commission approved a request to issue a Request
for Qualifications (RFQ) for architectural and engineering design services for the new Fire Station
1 facility and on July 31, 2019, the City Commission adopted Resolution 2019-30913, and the
City retained the firm of Wannemacher Jensen Architects for architectural and engineering design
services for the new Fire Station 1 facility; and
WHEREAS, the project currently proposes the new Fire Station 1 at the current location
of the South Shore Community Center, 833 6th Street, in the Flamingo Park Neighborhood; and
WHEREAS, this site was selected because of its size, the access to frontages on three
sides, 6th Street, Jefferson Avenue and Meridian Avenue, and its geographic location, affording
the possibility of improved response times; and
WHEREAS, this property also provides access to the alley, Meridian Court, and public
access parking at surface lot P-11; and
WHEREAS, the new 29,309 square feet Fire Station 1 facility will provide four drive-thru
apparatus bays, living spaces, offices, a kitchen, a gym, support facilities and 34 parking spaces
and the project shallcomply with the City's future sea level rise Initiatives, storm water
management and resiliency programs, and the requirements of US Green Building Council's
LEED Gold certification; and
WHEREAS, the design elevates the apparatus bays, to provide parking below the
building, meeting the minimum parking requirement for the Fire Department employees on site,
thereby preserving neighborhood parking availability; and
WHEREAS, access ramps are provided from Meridian Avenue and Jefferson Avenue to
the elevated apparatus bays, meeting the requirements for certification by the NFPA and vehicular
access is maintained to Meridian Court in the proposed design; and
WHEREAS, the design requires the demolition of the two story, Morris Lapidus designed
community center, which houses a day pre, and offices that provide social services to the
community; and
1002 of 1677
EXHIBIT A
WHEREAS, the two existing tenants of the South Shore Community Center have active
lease agreements that expire in October of 2022 and leases will continue to be renewed until the
property needs to be vacated for demolition and at that time, the tenants will be relocated with the
City's assistance; and
WHEREAS, the City remains committed to finding a safe and adequate new home for the
Rainbow Intergenerational Learning Center and Seniors in Action, so that no community
programs or services are lost as a result of the building demolition; and
WHEREAS, during the Historic Preservation Board (HPB) meeting on June 15, 2021, the
HPB asked the Planning Department staff to evaluate the current class'fiication of the South Shore
Community Center, for the purpose of possibly modifying its classification from noncontributing
to contributing in the City's Historic Properties Database; and
WHEREAS, at the September 13, 2021 meeting, the HPB reviewed and discussed the
staff report, and determined that the South Shore Community Center is a non-contributing
building; and
WHEREAS, on September 23, 2021, Wannemacher Jensen and CIP presented the 30%
design documents to the General Obligation Bond Oversight Committee (GOBOC) and the
Committee voted unanimously to support the project as presented, and a Letter to the
Commission was issued indicating GOBOC support and recommendation for the project to move
forward as quickly as possible; and
WHEREAS, on September 30, 2021, the City Commission approved the scheduling of a
Public Hearing to consider the waiver of Development Regulations pursuant to Section 142-425
(d) of the Land Development Regulations, after duly noticed public hearing, advertised in the
newspaper at least fifteen (15) days prior to the hearing, a description of the request and the time
and place of such hearing was be posted on the property, and notice be given by mail to the
owners of land lying within 375 feet of the property at least fifteen (15) days prior to the hearing;
and
WHEREAS, on October 5, 2021, CIP presented the 30% design documents to the
community during a virtual public meeting. CIP and the design consultant responded to questions
from several residents; and
WHEREAS, on November 1, 2021, the 30% design documents were also presented to
the Flamingo Park Neighborhood Association, and several questions from residents were
addressed; and
WHEREAS, the project is fully funded and on December 7, 2021, the City received notice
of a grant award of $8.414 million from the Florida Department of Environmental Protection -
Florida Resilient Grant Program for Fire Station 1. Funds from the grant become available on July
1, 2022 (FY 2023); and
WHEREAS, the total available funding, including the GOB allocation, is $18,414,000; and
WHEREAS, on December 8, 2021, the City Commission adopted Resolution 2021-21949,
confirming the use of the 833 V Street site by granting waivers of certain land development
regulations required for the construction of the new Fire Station 1; and
1003 of 1677
EXHIBIT A
WHEREAS, on March 8, 2022, the Historic Preservation Board (HPB) granted approval
of the Certificate of Appropriateness for the demolitionof the existing building, and approval for
the design for the new three story Fire Stationl building, with parking at the ground level, at 833
60 Street; and
WHEREAS, the approved design, as previously requested by HPB, incorporates design
elements from the existing Mortis Lapidus building including. retention of several planters along
6' Street, the relocation and reuse of portions of the entry canopies, use of stacked split face
concrete block, and an exposed staircase; and
WHEREAS, the 30% design phase of the project has been completed and the consultants
have been scheduled to proceed with the 60% design phase; and
WHEREAS, pursuant to Miami Beach City Code Section 118-663(i), the actions of the
HPB regarding Certificates of Appropriateness for demolition of any building; structure,
improvement, or landscape feature located within a historic district and located on City -owned,
Government Use (GU) zoned property, shall be advisory with the right of approval vested with the
City Commission; and
WHEREAS, the Administration recommends that the City Commission grant the
Certificate of Appropriateness for the demolition of the South Shore Community Center, in order
to accommodate the New Fire Station 1.
NOW, THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA that the Mayor and City Commission
hereby approve, following a duty noticed public hearing, the granting of a Certificate of
Appropriateness for the total demolition of an existing two-story building, located at 833 6 Street
(South Shore Community Center), for the construction of a new three-story fire station (Fire
Station 1).
PASSED AND ADOPTED this c2� day of 7411 e 2022.
ATTEST•. JUN 2 3 1012
RAFAEL 5. GRANADO, CITY CLERK DAN GELBER, MAYOR
APPROVED AS TO
N
FORM & LANGUAGE
IktoPP outE0.'
& FOR EXECUTION
� ,., .Al
City Attorney S�a- Date
1004 of 1677
EXHIBIT A
Rg5glutions - R7 F
MIAMI BEACH
COMPASSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Aline T. Hudak, City Manager
DATE: June 22, 2022
2:40 p.m. Public Hearing
SUBJECT:A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA. APPROVING, FOLLOWING A DULY
NOTICED PUBLIC HEARING, THE GRANTING OF A CERTIFICATE
OF APPROPRIATENESS FOR THE TOTAL DEMOLITION OF AN
EXISTING TWO- STORY BUILDING, LOCATED AT 833 6 STREET (SOUTH
SHORE COMMUNITY CENTER), FOR THE CONSTRUCTION OF A NEW
THREE-STORY FIRE STATION (FIRE STATION 1).
BACKGROUNDIHISTORY
The existing Fire Station 1 located at 1051 Jefferson Avenue, was built in 1967 and serves the
areas south of 15th Street including Star Island, Hibiscus Island, Palm Island, MacArthur
Causeway up to Watson Island and Terminal Island. In 1992, the existing Fire Station 1
underwent a major renovation of the existing interior spaces that included upgrades to the
mechanical, plumbing and electrical systems. An addition was also constructed providing
additional space for Fire Rescue which increased the facility to 12,836 square feet.
On February 3, 2015, the fine of Borelli & Partners was retained to provide professional
Architectural and Engineering services for a detailed comprehensive facility assessment report
to include conducting a conditions assessment of the existing Fire Station 1, researching current
codes and guidelines, as -built documentation and conducting site inspections, to determine the
current overall condition of the facility. Subsequently, Borelli and Partners submitted an
assessment report for the facility wNch concluded that significant maintenance and repairs were
required to continue operations and recommended the demolition and reconstruction of the
existing Fire Station 1. The concerns cited include One existing building being constructed at 5.5'
below the current required FEMA Flood elevation, indicating that under severe storm events
Fire Station 1 would become inaccessible and would prevent emergency assistance to the
surrounding Miami Beach community. Additionally, the facility does not meet current National
Fire Protection Association (NFPA) standards, which require that the building be We to
withstand a Category 5 hurricane and other natural disasters. Although a major renovation would
address some issues, the existing building does not address the operational needs of the Fire
Department, nor provide the facilities required to meet the anticipated increase in demands due
to the growth and development of the area. Finally, the building does not provide sufficient
parking spaces for the employees of the fire station, negatively impacting the availability of
Pape 942 of 1232
1005 of 1677
EXHIBIT A
parking in the neighborhood
In 2016, staff worked with professional architecture and engineering consultants to analyze
several public and private sites for the location of Fire Station 1. The sites, including locations
within the Flamingo Park, were presented to the Neighborhood and Community Affairs
Committee (NCAC) and the Finance and Citywide Projects Committees (FCWPC). Two
design concepts, locating Fire Station 1 in a parking lot in Flamingo Park, were presented to the
NCAC, FCWPC and the Flamingo Park Neighborhood Association, for direction on the
location and required project budget. Upon the rejection of this site by the community, the
project did not move forward and remained unfunded.
On July 21, 2017, the Administration presented a proposal for a 2018 General Obligation Bond
(GOB) Program to the FCWPC, identifying a preliminary wish list of projects to be funded,
which included the Fire Station 1 project.
On November 6, 2018, the electorate of the City of Miami Beach approved the issuance of
$439,000,000 of general obligation bonds, including $72,000,000 for police, fire, public safety,
and security improvements. Funding in the amount of $10,000,000 was included for the
development of a new Fire Station 1.
On May 8, 2019, the City Commission approved a request to issue a Request for Qualifications
(RFQ) for architectural and engineering design services for the new Fire Station 1 facility. On
July 31, 2019, the City Commission adopted Resolution 2019-30913, and the City retained the
fine of Wannemacher Jensen Architects for architectural and engineering design services for
the new Fire Station 1 facility.
The project currently proposes the new Fire Station 1 at the current location of the South Shore
Community Center, 833 6th Street, in the Flamingo Park Neighborhood. This site was selected
because of its size, the access to frontages on three sides, 6th Street, Jefferson Avenue and
Meridian Avenue, and its geographic location, affording the possibility of improved response
times. This property also provides access to the alley, Meridian Court, and public access
parking at surface lot P-11.
The new 29,309 square feet Fire Station 1 facility will provide four drive-thru apparatus bays,
living spaces, offices, a kitchen, a gym, support facilities and 34 parting spaces. The project
shall comply with the City's future sea level rise initiatives, storm water management and
resiliency programs, and the requirements of US Green Building Council's LEED Gold
certification. The design elevates the apparatus bays, to provide parking below the building,
meeting the minimum parking requirement for the Fire Department employees on site, thereby
preserving neighborhood parking availability. Access ramps are provided from Meridian Avenue
and Jefferson Avenue to the elevated apparatus bays, meeting the requirements for certification
by the NFPA. Vehicular access is maintained to Meridian Court in the proposed design.
The design requires the demolition of the two story, Moms Lapidus designed community center,
which houses a day care, and offices that provide social services to the community. The two
existing tenants of the South Shore Community Center have active lease agreements that
expire in October of 2022. Leases will continue to be renewed until the property needs to be
vacated for demolton. At that time, the tenants will be relocated with the Citys assistance. The
Page 943 of 1232
1006 of 1677
EXHIBIT A
City remains committed to finding a safe and adequate new home for the Rainbow
Intergenerational Leaming Center and Senors in Action, so that no community programs or
services are lost as a result of the building demolition.
During the Historic Preservation Board (HPB) meeting on June 15, 2021, the HPB asked the
Planning Department staff to evaluate the current classification of the South Shore Community
Carrier, for the purpose of possibly modifying its classification from non-contributing to
contributing in the City's Historic Properties Database. At the September 13, 2021 meeting, the
HPB reviewed and discussed the staff report, and determined that the South Shore Community
Center is a non-contributing building.
On September 23, 2021, Warnemacher Jensen and CIP presented the 30% design
documents to the General Obligation Bond Oversight Committee (GOBOC). The Committee
voted unanimously to support the project as presented, and a Letter to the Commission was
issued indicating GOBOC support and recommendation for the project to move forward as
quickly as possible.
On September 30, 2021, the City Commission approved the scheduling of a Public Hearing to
consider the waver of Development Regulations pursuant to Section 142-426 (d) of the Lard
Development Regulations, after duty noticed public hearing, advertised in the newspaper at
least fifteen (15) days prior to the hearing. A description of the request and the time and place of
such hearing was posted on the property, and notice given by mail to the owners of land lying
within 375 feet of the property at least fifteen (15) days prior to the hearing.
On October 5, 2021, CIP presented the 30% design documents to the community during a
virtual public meeting. CIP and the design consultant responded to questions from several
residents.
On November 1, 2021, the 30% design documents were also presented to the Flamingo Park
Neighborhood Association, and several questions from residents were addressed.
The project is fully funded. On December 7, 2021, the City received notice of a grant award of
$6.414 million from the Florida Department of Environmental Protection - Florida Resilient
Grant Program for Fire Station 1. Funds from the grant become available on July 1, 2022 (FY
2023). The total available funding, including the GOB allocation, is $18,414,000.
On December 8, 2021, the City Commission adopted Resolution 2021-21949, confirming the
use of the 833 6th Street site by granting waivers of certain land development regulatons
required for the construction of the new Fire Station 1.
On March 8, 2022, the Historic Preservation Board (HPB) recommended advisory approval of
the Certificate of Appropriateness for the demolition of the ehdstng building, and approval for the
design for the new three story Fire Stationl building, with parking at the ground level, at 833 6th
Street The approved design, as previously requested by HPB, incorporates design elements
from the edsting Morris Lapidus building including retention of several planters along 6th Street,
the relocation and reuse of portions of the entry canopies, use of stacked split face concrete
block, and an exposed staircase.
Page 944 of 1232
1007 of 1677
EXHIBIT A
The 30% design phase of the project has been completed. The consultants are proceeding with
the 60% design phase.
ANALYSIS
Pursuant to Miami Beach City Code Section 118-563(i), the actions of the HPB regarding
Certificates of Appropriateness for demolition of any building, structure, improvement, or
landscape feature located within a historic district and located on Ci"wned, Government Use
(GU) zoned property, shall be advisory with the right of approval or disapproval vested with the
City Commission.
The City Code does riot require the City Commission to schedule a Public Hearing in
considering the issuance of a Certificate of Appropriateness for Demolition. However, this is the
same process followed by the Historical Preservation Board. In order to protect the City from
potential challenges, it is recommended that the Commission follow the same process.
The Administration requires the granting of a Certificate of Appropriateness for the demolition of
the South Shore Community Center, by the City Commission, for the use of this property as the
location of the New Fire Station 1.
On May 5, 2022, the City Commission approved the scheduling of a Public Hearing to consider
granting a certificate of appropriateness for the total demolition of an existing two-story building,
located at 833 6th Street (South Shore Community Center), after duty noticed public hearing,
advertised in the newspaper at least fifteen (15) days prior to the hearing. A description of the
request and the time and place of such hearing was posted on the property, and notice given by
mail to the owners of land lying within 375 feet of the property at least fifteen (15) days prior to
the hearing.
SUPPORTING_ SURVEY DATA
Results from the 2019 Resident Survey show that 8% of residents rated city facility
improvements as the most important capital improvements project.
Not applicable.
CONCLUSION
The Administration recommends that the City Commission approve the resolution
Apdicabte Area
South Beach
is mrs a _ReSiDeniS rtram L1205 mrs item urinze G.W.
Lo Know" item. pursuant to Bond Funds?
Sib Code Section 2.14?
Yes Yes
Strategic Connection
Neighborhoods - Provide quick and exceptional fire and emergency response.
Page 945 of 1232
1008 of 1677
Legislative Tracking
Capital I mprovement Projects
ATTACHMENTS:
Dexrlpfkm
❑ Resolution 2022-32129
❑ Resolution
❑ Ad
EXHIBIT A
Page W of 1232
1009 of 1677
EXHIBIT A
RESOLUTION NO. 2022-32129
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, SETTING A PUBLIC HEARING PURSUANT TO
MIAMI BEACH CITY CODE SECTION 118.563(D), TO CONSIDER GRANTING
A CERTIFICATE OF APPROPRIATENESS FOR THE TOTAL DEMOLITION OF
AN EXISTING TWO-STORY BUILDING, LOCATED AT 833 6 STREET (SOUTH
SHORE COMMUNITY CENTER), FOR THE CONSTRUCTION OF A NEW
THREE-STORY FIRE STATION (FIRE STATION 1),
WHEREAS, the existing Fire Station 1 located at 1051 Jefferson Avenue, was built In 1967
and serves the areas south of 15th Street including Star Island, Hibiscus Island, Palm Island,
MacArthur Causeway up to Watson Island and Terminal Island; and
WHEREAS, in 1992, the existing Fire Station 1 underwent a major renovation of the
existing interior spaces that included upgrades to the mechanical, plumbing and electrical
systems, and an addition which increased the total square footage of the facility to 12,836 square
feet and
WHEREAS, on February 3, 2015 the City retained the firm of Bomili 6 Partners ("Borelli-)
to provide a detailed comprehensive facility assessment report which included a conditions
assessment of the existing Fire Station 1, researching current codes and guldellnes, as -built
documentation, and site inspections, to determine the current overall condition of the facility; and
WHEREAS, Borelli's assessment report concluded that significant maintenance and
repairs are required to continue operations in the current facility and instead recommended the
demolition and reconstruction of the existing Fire Station 1; and
WHEREAS, the concerns cited include the existing building being constructed at 5.5'
below the current required FEMA Flood elevation, indicating that under severe storm events Fire
Station 1 would become inaccessible and would prevent emergency assistance to the
surrounding Miami Beach community, and
WHEREAS, the facility does not meet current National Fire Protection Association (NFPA)
standards, which require that the building be able to withstand a Category 5 hurricane and other
natural disasters, and although a major renovation would address some Issues, the existing
building does not address the oparatlonal needs of the Fire Department, nor provide the facillties
required to meet the anticipated increase in demands due to the growth and development of the
area; and
WHEREAS, the building does not provide sufficient parking spaces for the employees of
the fire station, which negatively impacts the availability of parking in the neighborhood; and
WHEREAS, in 2016, staff worked with professional architecture and engineering
consultants to analyze several public and private sites for the location of Fire Station 1 and the
sites, including locations within the Flamingo Park, were presented to the Neighborhood and
Community Affairs Committee (NCAC) and the Finance and Citywide Projects Committees
(FCWPC); and
Page B47 of 1232
1010 of 1677
EXHIBIT A
WHEREAS, two design concepts, locating Fire Station 1 in a parking lot in Flamingo Park,
were presented to the NCAC, FCWPC and the Flamingo Park Neighborhood Association, for
direction on the location and required project budget; and
WHEREAS, upon the rejection of this site by the community, the project did not move
forward and remained unfunded; and
WHEREAS, on July 21, 2017, the Administration presented a proposal for a 2018 General
Obligation Bond Program to the FCWPC Identifying a preliminary wish list of projects to be funded,
which included the Fire Station 1 project; and
WHEREAS, on November 6, 2018, the electorate of the City of Miami Beach approved
the issuance of $439,000,000 of general obligation bonds, including $72,000,000 for police, fire,
public safety, and security improvements; and
WHEREAS, funding in the amount of $10,000,000 was included for the development of a
new Fire Station 1; and
WHEREAS, on May S. 2019, the City Commission approved the issuance of a Request
for Qualifications (RFO) for architectural and engineering design services for the new Fire Station
1 facility, and on July 31, 2019, the City Commission adopted Resolution 2019-30913, and
WHEREAS, the City retained Wannemacher Jensen Architects for architectural and
engineering design services for the new Fire Station 1 facility; and
WHEREAS, the project currently proposes the new Fire Station 1 at the current location
of the South Shore Community Center, 833 6th Street, in the Flamingo Park Neighborhood (the
'Site'); and
WHEREAS, this Site was selected because of Its size, access to frontages on three sides
(Bth Street, Jefferson Avenue and Meridian Avenue), and, due to its geographic location, for the
possibility of improved emergency response times; and
WHEREAS, this property also provides access to the alley, Meridian Court, and public
access parking at surface lot P-11; and
WHEREAS, the new 29,309 square feet Fire Station 1 facility Includes four drive-thru
apparatus bays, living spaces, offices, a kitchen, a gyre, support facilities and 34 parking spaces
and the project shall comply with the City's future sea level rise initiatives, storm water
management and resiliency programs, and the requirements of US Green Building Council's
LEED Gold certification; and
WHEREAS, the design elevates the apparatus bays, to provide parking below the
building, meeting the minimum parking requirement for the Fire Department employees on site,
thereby preserving neighborhood parking availability; and
WHEREAS, access ramps are provided from Meridian Avenue and Jefferson Avenue to
the elevated apparatus bays, meeting the requirements for certification by the NFPA and vehicular
access is maintained to Meridian Court in the proposed design; and
Page 948 of 1232
1011 of 1677
EXHIBIT A
WHEREAS, the design requires the demolition of the two story, Morris Lapidus designed
community center, which houses a day rare, and offices that provide social services to the
community; and
WHEREAS, the two existing tenants of the South Shore Community Center have active
lease agreements that expire in October of 2022, and these leases will continue to be renewed
until the property needs to be vacated for demolition, and at that time, the tenants will be relocated
with the City's assistance; and
WHEREAS, the City remains committed to finding a safe and adequate new home for the
Rainbow Intergeneretional Learning Center and Seniors in Action, so that no community
programs or services are lost as a result of the building's demolition; and
WHEREAS, during the Historic Preservation Board (HPB) meeting on June 15, 2021, the
HPB asked the Planning Department staff to evaluate the current classification of the South Shore
Community Center, for the purpose of possibly modifying its classification from non-contributing
to contributing in the Citys Historic Properties Database; and
WHEREAS, at its September 13, 2021 meeting, the HPB reviewed and discussed the staff
report, and determined that the South Shore Community Center is a non-contributing building;
and
WHEREAS, on September 23, 2021, Wannemacher Jensen and CIP presented the 30%
design documents to the General Obligation Bond Oversight Committee (GOBOC) and the
Committee voted unanimously to support the project as presented,
WHEREAS, following 0te September 23, 2021 GOBOC meeting, a Letter to the
Commission was issued Indicating GOBOC support and recommendation for the project to move
forward as quickly as possible; and
WHEREAS, on September 30, 2021, the City Commission approved the scheduling of a
public hearing to consider the waiver or development regulations pursuant to Section 142-425 (d)
of the Land Development Regulations; and
WHEREAS, on October 5, 2021, the Office of Capital Improvement Projects ("CIP)
presented the 30% design documents to the community during a virtual public meeting where CIP
and the design consultant responded to resident questions ; and
WHEREAS, on November 1, 2021, the 30% design documents were also presented to
the Flamingo Park Neighborhood Association, and several questions from residents were
addressed; and
WHEREAS, the project is fully funded and on December 7, 2021, the City received notice
of a grant award of $8.414 million from the Florida Department of Environmental Protection -
Florida Resilient Grant Program for Fire Station 1. Funds from the grant become available on July
1, 2022 (FY 2023); and
WHEREAS, on December 8, 2021, the City Commission adopted Resolution 2021-21949,
confirming the use of the 833 6th Street site by granting waivers of certain land development
regulations required for the construction of the new Fire Station 1; and
Page 949 of 1232
1012 of 1677
EXHIEiT A
WHEREAS, on March 8, 2022, the Historic Preservation Board ("HPB") granted approval
of the Certificate of Appropriateness for the demolition of the existing building, and for the design
of the new three story Fire Stafionl building, with parking at the ground level, at 833 6th Street;
and
WHEREAS, the approved design, as previously requested by HPB, incorporates design
elements from the existing Morris Lapidus building including the retention of several planters
along 6th Street, the relocation and reuse of portions of the entry canopies, use of stacked split
face concrete dock, and an exposed staircase; and
WHEREAS, the 30% design phase of the project has been completed and the consultants
are scheduled to proceed with the 60% design phase; and
WHEREAS, pursuant to Miami Beach City Code Section 118-563(1), the actions of the
HIPS regarding Certificates of Appropriateness for demolition of arty building, structure,
improvement, or landscape feature located within a historic district and located on City -owned,
Government Use (GU) zoned property shall be advisory with the right of approval or disapproval
vested with the City Commission; and
WHEREAS, the City Code does not require the City Commission to schedule a public
hearing In considering the issuance of a Certificate of Appropriateness for Demolition; and
WHEREAS, however, as this is the same process followed by the Historical Preservation
Board, In an effort to provide additional notice beyond what is legally required„ It is recommended
that the Commission schedule a public healing on the matter, and
NOW, THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA that the Mayor and City Commission
hereby set a public hearing pursuant to Miami Beach City Code Section 118-563(d), to consider
granting a certificate of appropriateness for the total demolition of an existing two-story building,
located at 833 6 street (South Shore Community Center), for the construction of a new three-story
fire station (Fire Station 1).
PASSED AND ADOPTED this day of mg7L 2022
ATTEST:
RAFAEL . GRANAD0, CITY CLERK DAN GELBER, MAYOR
MAY 1 o 2022
APPROVED AS TO
a.w
FORM R LANGUAGE
(}
& FOR EXECUTION
1INtCAP oD11oAAnal
1 V 9 Z
City Aaomeydg Date
Page'460 of 1232
1013 of 1677
EXHIBIT A
MIAMI BEACH
Res1Z1t him - C7 A
COMMISSION MEMORANDUM
TO:
Honorable Mayor and Members of the City Commission
FROM:
Alina T. Hudak City Manager
DATE:
May 4, 2022
SUBJECT:A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, SETTING A PUBLIC HEARING PURSUANT
TO MIAMI BEACH CITY CODE SECTION 118563(D), TO CONSIDER
GRANTING A CERTIFICATE OF APPROPRIATENESS FOR THE TOTAL
DEMOLITION OF AN EXISTING TWO-STORY BUILDING, LOCATED AT
833 6 STREET (SOUTH SHORE COMMUNITY CENTER), FOR THE
CONSTRUCTION OF A NEW THREE-STORY FIRE STATION (FIRE
STATION 1).
BACKGROUNDIHISTORY
The existing Fire Station 1 located at 1051 Jefferson Avenue, was built in 1967 and serves the
areas south of 15th Street including Star Island, Hibiscus Island, Palm Island, MacArthur
Causeway up to Watson Island and Terminal Island. In 1992, the exdsbng Fire Station 1
underwent a major renovation of the exdsbng interior spaces Ohl included upgrades to the
mechanical, pl3mbing and electrical systems. An laddition°wts also constructed providing
additional space for Fire Rescue which increased the facilityto 12,836 square feet
On February 3, 2015, the fan of Borelfi 8 Partners was retained to provide professional
Architectural and Engineering services for a detailed comprehensive facility assessment report
to include conducting a conditions assessment of the existing Fire Station 1, researching current
codes and guidelines, as -built documentation and conducting site inspections, to determine the
current overall condition of the facility. Subsequelfly, Borelt and Partners submitted an
assessment report for the facility which concluded that significant maintenance and repairs were
required to continue operations and recommended the demolition and reconstruction of the
eisting Fire Station 1. The concerns cited include the wdsting building being constructed at 5.5'
below the current required FEMA Flood elevation, indicating tint under severe stone events
Fire Station 1 would become inaccessible and would prevent emergency assistance to the
surrounding Miami Beach community. Additionally, the facility does not meet current National
Fire Pmtection Association (NFPA) standards, which require that the building be able to
withstand a Category 5 hurricane and other natural disasters. Although a major renovation would
address some issues, the axdstlrg building does not address the operational needs of the Fire
Department nor provide tin facllities required to meet the anticipated increase in demands due
to the growth and development of the area. Finally, the building does not provide sufficient
Page 247 of 1451
Page 951 of 1232
1014 of 1677
r Xit . A
parldng spaces for the employees of the fee station, negatively impacting the availability of
parking in the neighborhood.
In 2016, staff worked with professional architecture and engineering consultants to analyze
several public and private sites for the location of Fire Station 1. The sites, including locations
within the Flamingo Parr were presented to the Neighborhood and Community Affairs
Committee (NCAC) and to Finance and Citywide Projects Committees (FCWPC). Two
design concepts, locating Fire Station 1 in a parking lot in Flamingo Park, were presented to the
NCAC, FCWPC and the Flamingo Park Neighborhood Association, for direction -on the
location and requuired project budget Upon the rejection of this site by the community; tle
project did not move forward and remained unfunded.
On July 21, 2017, the Administration presented a proposal for a 2018 General Obligation Bond
Program to the FCWPC, identifying a preliminary wish list of projects to be funded, which
included the Fire Station 1 project.
On November 6, 2018, the electorate of the City of Miami Beach approved the Issuance of
$439,000,000 of general obligation bonds, including $72,000,000 for police, fire, public safety,
and security improvements. Funding in the amount of $10,000,000 was included the
development of a new Fire Station 1.
On May 8, 2019, the City Commission approved a request to issue a Request for Qualifications
(RFQ) for architectural and engineering design services for the new Fire Station 1 facility. On
July 31, 2019, the Cdy Commission adopted Resolution 2019-30913, and the City retained the
firm of Warinemacher Jensen Architects for architectural and engineering design services for
?e new Fie Station 1 facility.
The project currently proposes the new Fire Station 1 at the cement location of the South Shore
Community Center, 833 6th Street, in the Flamingo Park Neighborhood. This site was selected
' -DecaLse of its size, the access to frortage�sbn three sides, 6th Street, Jefferson Avenua-and
Meridian Avenue, and its geographic location, affording the possibility of improved response
times. This property also provides access o the alley, Meridian Court, and public access
parking at surface lot P-11.
The new 29,309 square feet Fire Station 1 facility will provide four drive-tlru apparatus bays,
living spaces, offices, a Idtchen, a gym, support facilities and 34 pandrg spaces. The project
shall comply with the CWs future sea level rise initiatives, storm water management and
resiliency programs, and the requirements of US Green Building Council's LEED Gold
certification. The design elevates the apparatus bays, to provide parking below the building,
meeting the minimum parking requirement for the Fire Departrnent employees on site, thereby
preserving neighborhood parking availability. Access ramps are provided from Meridian Avenue
and Jefferson Avenue to the elevated apparatus bays, meeting the requirements for certification
by the NFPA. Vehicular access is maintained to Meridian Court in the proposed design.
The design requires the demolition of to two story, Moms Lapidus designed community center,
which houses a day care, and offices that provide social services to the community. The two
erdstirg tenants of the South Shore Community Center have active lease agreements that
expire in October of 2022. Leases will continue o be renewed until the property needs to be
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EXHIBIT A
vacated for demolition. At that time, the tenants will be relocated with tie Citys assistance. The
City remains committed to finding a safe and adequate new home for the Rainbow
Irdergenerabonal Learning Center and Barriers in Action, so that no community programs or
services are lost as a result of the building demolition.
During the Historic Preservation Board (HPB) meeting on June 15, 2021, the HPB asked the
Planning Department staff to evaluate the current classification of the South Shore Community
Center, for the purpose of possibly modifying ifs classification from non-contributing to
contributing in the Citys Historic Properties Database. At the September 13, 2021 meeting, the
HPB reviewed and discussed the staff report, and determined that the South Shore Community
Center is a noncontributing building.
On September 23, 2021, Wannemacher Jensen and CIP presented the 30% design
documents to the General Obligation Bond Oversight Committee (GOBOC). The Committee
voted unanimously to support the project as presented, and a Letter to the Commission was
issued indicating GOSOC support and recommendation for the project to move forward as
quickly as possible.
On September 30, 2021, the City Commission approved fine scheduling of a Public Hearing to
consider the waiver of Development Regulabore pursuant to Section 142-425 (d) of the Land
Development Regulations, after duly noticed public hearing, advertised in the newspaper at
least fifteen (15) days prior to fhe hearing, a description of the request and the time and place of
such hearing was be posted on the property, and notice be given by mail to the owners of land
lying within 375 feet of the property at least fifteen (15) days prior to fire hearing.
On October 5, 2021, CIP presented the 30% design documents to the community during a
virtual public meeting. CIP and the design consultant responded to questions from several
residents.
On November 1, 2021. the 30% design documents were also presented to the Flamingo Park
Neghborhood Association, and several questions from residents were addressed.
The project is fully funded. On December 7, 2021, the City received notice of a grant award of
$8.414 million from fire Florida Department of Environmental Protection - Florida Resilient
Grant Program for Fire Station 1. Funds from the grant become available on July 1, 2022 (FY
2023).
On December 8, 2021, the City Commission adopted Resolution 2021-21949, confirming the
use of the 833 61h Sheet site by granting waivers of certain lad development regulations
required for the construction of the new Fire Station 1.
On March 8, 2022, the Historic Preservation Board (HPB) grated approval of the Certificate or
Appropriateness for the demolition of the existing building, and for the design for the new three
story Fire Stationt building, with parldrg at the ground level, at 833 6th Street. The approved
design, as previously requested by HPB, Incorporates design elements from the ebstirg Morris
Lapidus building including retention of several planters along 6tih Street, the relocation and
reuse of portions of the entry canopies, use of stacked split face concrete block, and an
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E X'aIF7A
exposed staircase.
The 30%design phase of the project has been completed. The consultants are proceeding with
the 60% design phase.
ANALYSIS
Pursuant to Miami Beach City Code Section 116-563(i), the actions of the HPB regarding
Certificates of Appropriateness for demolition of any building, structure, improvement, or
landscape feature located within a historic district and locked on City -owned, Government Use
(GU) zoned property, shall be advisory with the right of approval or disapproval vested with the
City Commission.
The City Code does not require the City Commission to schedule a Public Hearing in
considering the issuance of a Certificate of Appropriateness for Demolition, However, this is the
same process followed by the Historical Preservation Board. In order to protect the City from
potential challenges, it is recommended that the Commission follow the same process.
The Administration requires the granting of a Certil le of Appropriateness for the demolition of
the South Shore Community Center, by the City Commission, for the use of this property as the
location of the New Fire Station 1.
SUPPORTING SURVEY -DATA
Results from the 2019 Resident Survey show hat 8% of residents rated city facility
improvements as the most important capital improvements project.
FINANCIAL INFORMATIQN
Not applicable.
CONCILUSIQN
The Administration recommends that the City Commission approve the resolution.
Applicable Area
South Beach
Is this a'Residems RLOA Does this item utilize G.O.
to Know' item Dursuant tip gtmg Funds4
City Cade Seatlgn2.147
Yes Yes
Strategic Connection
Neighborhoods - Provide quick and exceptional fire and emergency response.
IMIAlatilve TIacklas
Capital Improvement Projects
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EXHIBIT A
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