HomeMy WebLinkAbout2006-26226 Reso
RESOLUTION NO. 2006-26226
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, APPROVING, FOLLOWING A DULY NOTICED PUBLIC
HEARING HELD ON JUNE ih, 2006, AN AFTER-THE-FACT REVOCABLE PERMIT
TO AB GREEN RALEIGH LLC (THE APPLICANT), AS THE OWNER OF THE
RALEIGH HOTEL, LOCATED AT 1775 COLLINS AVENUE, MIAMI BEACH,
FLORIDA, TO RETAIN PORTIONS OF EXISTING ENCROACHMENTS IN THE
ADJACENT 18TH STREET END RIGHT-OF-WAY, EAST OF COLLINS AVENUE,
CONSISTING PRIMARILY OF A PORTION (WEST END) OF THE NORTH PRIVACY
WALL SURROUNDING THE HOTEL POOL DECK, RECONFIGURED STEPS AND
LANDING ON THE NORTH ENTRANCE, AND COLUMNS AND CERTAIN
LANDSCAPING FRAMING THE NORTH DRIVEWAY EXIT; ACCEPTING THE
RECOMMENDATIONS OF THE CITY ADMINISTRATION AND FINDING THAT THE
CRITERIA FOR GRANTING SAID REVOCABLE PERMIT, PURSUANT TO
SECTION 82-94 OF THE CITY CODE, HAVE BEEN SATISFIED; PROVIDED
FURTHER THAT SAID PERMIT IS APPROVED AND GRANTED TO THE EXTENT
PROVIDED IN, AND SUBJECT TO AND CONTINGENT UPON, THE CONDITIONS
SET FORTH IN THIS RESOLUTION (INCLUDING BUT NOT LIMITED TO
APPLICANT'S REMOVAL OF ALL OTHER ENCROACHMENTS WITHIN THE
RIGHT-OF-WAY, INCLUDING, WITHOUT LIMITATION, EXISTING LANDING AND
PORTION OF THE EXISTING STAIRS, CERTAIN OTHER WALLS, A TRASH
ENCLOSURE, AN UNDERGROUND STORAGE VAULT, COLUMNS, AND OTHER
LANDSCAPING).
WHEREAS, the Raleigh Hotel, located at 1775 Collins Avenue, was designed by
Miami Beach Architect Lawrence Murray Dixon and was built in 1940; and
WHEREAS, the Hotel is a contributing building in the City of Miami Beach Historic
Properties Database and is in the National Register of Historic Places; and
WHEREAS, AB Green Raleigh, LLC (the Applicant) owns the Raleigh Hotel; and
WHEREAS, when the City recently undertook the beautification and streetscape
improvements of the 18th Street street end, east of Collins Avenue, it discovered
encroachments resulting from the adjacent Raleigh Hotel onto the City right-of-way; some of
these encroachments obstructed the City's construction of a new pedestrian sidewalk
leading to the beach (as part of the City's 18th Street streetscape project); and
WHEREAS, these encroachments, as depicted in the attached Exhibit A, consist of
the following:
1. The west end of the north privacy wall surrounding the pool deck which
angles into the right of way;
2. A trash enclosure with knee walls that projects into the right of way, and gates
that swing into the direction of pedestrian traffic;
3. The top slab of an existing underground storage vault and the vault, which
also extends underground into the right-of-way;
4. A grease trap adjacent to the west wall of the trash enclosure;
5. Landscaping between the trash enclosure and the Hotel's north entrance;
6. The landing and last bottom step leading to the Hotel's north entrance;
7. Landscaping between the Hotel's north entrance and the north exit driveway;
8. The columns and landscaping framing the north exit driveway of the Hotel;
and
WHEREAS, the City advised the Applicant of the encroachments, and has been
working with the Applicant in order to address removal of certain encroachments, while
allowing Applicant to apply for an after-the-fact Revocable Permit, for consideration of the
retention of certain encroachments; and
WHEREAS, accordingly, the Applicant has filed an after-the-fact Revocable Permit
application, requesting to retain those encroachments, as set forth in the attached letter
from Applicant's counsel, dated January 31,2006 (Exhibit B), and as subsequently included
in Applicant's completed application; and
WHEREAS, the City Administration, through its Public Works Department, has
reviewed Applicant's request for Revocable Permit and, pursuant to the criteria for
granting/denying revocable permits, as set forth in Section 82-94 of the City Code, would
recommend that the City Commission grant the Applicant's request for after-the-fact
Revocable Permit to the extent provided, and subject to and contingent upon, the conditions
set forth in this Resolution and in the accompanying City Commission Memorandum, dated
June ih, 2006, which is incorporated by reference hereto; and
WHEREAS, pursuant to Resolution No. 2006-26143, the Mayor and City
Commission set a duly noticed public hearing to consider Applicant's request; said public
hearing was initially set for April 11 ,2006, but was subsequently opened and continued, and
held on June 7th, 2006.
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, following a duly noticed public hearing on June ih, 2006, to consider a
request by AS Green Raleigh LLC, as owner of the Raleigh Hotel, located at 1775 Collins
Avenue, Miami Beach, Florida, for an after-the-fact Revocable Permit to maintain certain
encroachments on the 18th Street End, east of Collins Avenue, adjacent to the Hotel,
accept the Administration's recommendations (as set forth below and as further delineated
. in the accompanying City Commission Memorandum, dated June ih, 2006, which is
incorporated by reference hereto), and hereby grant said after-the-fact Revocable Permit to
the extent provided by, and subject to and contingent upon, the following:
1. An after-the-fact Revocable Permit is granted as to the following
encroachments:
a. Retention of the west end of the north privacy wall surrounding the
Hotel pool deck;
b. Retention of re-configured side entrance steps. As a further condition
to Applicant's retention of (a) above, the Applicant shall be required, at
its sole cost and expense, to remove the non-historical landing and
bottom step, and re-configure the steps, as shall be approved by the
City's Planning and Zoning and Public Works Departments,
respectively; and
c. Retention of the columns and landscaping framing the north driveway
exit, with such modifications, as shall be approved by the City's Public
Works Department, so as to not impact pedestrian mobility and/or use
of that portion of the sidewalk area.
2. As a condition of granting a Revocable Permit for those items listed in
paragraph 1 (a) - (c) herein, Applicant shall, in accordance to a timetable to be
prescribed by the City's Public Works Department, remove/relocate the
following existing encroachments from the public right-of-way, at Applicant's
sole cost and responsibility:
a. Removal of trash enclosure and gates;
b. Removal of top slab and underground storage vault;
c. Removal of grease trap adjacent to west wall of trash enclosure;
d. Removal of landscaping between trash enclosure and Hotel's north
entrance;
e. Removal of landing and last bottom step in the Hotel's north entrance
(as part of the re-configuration of the steps pursuant to paragraph 1 (b)
herein); and
f. Removal of landscaping between Hotel's north entrance and north exit
delivery.
3. Applicant shall further be required, in addition to Applicant's costs for
retention, removal and/or relocation of the aforestated encroachments, to pay
any and all additional costs associated with changes to the City's construction
of that portion of the 18th Street streetscape improvements (which may result
from the steps which are encroaching onto that portion ofthe City right-of-way
that is included within the streetscape project), as well as any damage that
may occur to the City right-of-way, or infrastructure thereon, as a result of
Applicant's retention, removal, and/or relocation of the encroachments, as
provided in this Resolution.
PASSED and ADOPTED this
7th
ATTEST:
JAwr ~~~
CITY CLERK
Robert Parcher
T;\AGENDA 12006\jun0706\RegularlRaleighRevocablePermitReso.doc
APPROVED AlTO
FORM & LANGUAGl
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JJ.:.Ip.
(;-
COMMISSION ITEM SUMMARY
Condensed Title:
A Resolution to consider at a Public Hearing an after-the-fact revocable permit request by AB Green
Raleigh, LLC, and owner of the Raleigh Hotel located at 1775 Collins Avenue, to retain portions of a
stair, columns, landscaping and a masonry fence wall in the adjacent 18th Street City public right-of-
way.
Ke Intended Outcome Su orted:
Ensure well-designed quality capital projects
Issue:
Shall an after-the-fact revocable permit be granted to the Raleigh Hotel for existing encroachments?
Item Summary/Recommendation:
The Raleigh Hotel, located at 1775 Collins Avenue, has several encroachments within the 18th Street
right-of-way consisting of the bottom 3 steps of the side entrance stairway, columns, landscaping, a
masonry fence wall, a trash enclosure, walls and an underground storage vault.
To complete the construction of the18th Street improvements, the City required that existing
obstructions be cleared from the right-of-way on the south side of 18th Street. AB Green Raleigh, LLC,
the owner of the Raleigh Hotel has agreed to remove the trash enclosure and underground storage
vaults. The Raleigh Hotel has requested an after-the-fact revocable permit for all other
encroachments.
On March 11,2006 the Mayor and City Commission adopted Resolution # 2006-26143 setting a public
hearing on April 11 ,2006 to review the Raleigh Hotel's request for an after-the-fact revocable permit.
The item was conti~ued from the April 11 , 2006 and the May 10, 2006 meetings.
After analysis, the Administration recommends granting a Revocable Permit for the wall surrounding
the swimming pool, a portion of the steps on the side entrance with conditions and the columns at the
north parking driveway. The applicant concurs with the Administration's recommendcttion.
Advisory Board Recommendation:
I N/A
Financial Information:
Source of
Funds:
D
eSPI
Ci Clerk's Office Le islative Trackin
Robert Halfhill, Public Works 6833
Si n-Offs:
Department Director
City Manager
T:\AGENDA\2006~un0706\Regular\Raleigh RevocablePermitSummary.doc
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MIAMIBEACH
AGENDA ITEM R7 A
DATE '-7-0G
lD
MIAMI BEACH
City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
TO:
FROM:
DATE:
SUBJECT:
COMMISSION MEMORANDUM
Mayor David Dermer and Members of the City Commission
Jorge M. Gonzalez, City Manager k jM...<r;
June 7, 2006
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, APPROVING, FOLLOWING A DULY
NOTICED PUBLIC HEARING HELD ON JUNE 7th, 2006, AN AFTER-THE-
FACT REVOCABLE PERMIT TO AB GREEN RALEIGH LLC (THE
APPLICANT), AS THE OWNER OF THE RALEIGH HOTEL, LOCATED AT
1775 COLLINS AVENUE, MIAMI BEACH, FLORIDA, TO RETAIN PORTIONS
OF EXISTING ENCROACHMENTS IN THE ADJACENT 18TH STREET END
RIGHT-OF-WAY, EAST OF COLLINS AVENUE, CONSISTING PRIMARILY
OF A PORTION (WEST END) OF THE NORTH PRIVACY WALL
SURROUNDING THE HOTEL POOL DECK, RECONFIGURED STEPS AND
LANDING ON THE NORTH ENTRANCE, AND COLUMNS AND CERTAIN
LANDSCAPING FRAMING THE NORTH DRIVEWAY EXIT; ACCEPTING
THE RECOMMENDATIONS OF THE CITY ADMINISTRATION AND FINDING
THAT THE CRITERIA FOR GRANTING SAID REVOCABLE PERMIT,
PURSUANT TO SECTION 82-94 OF THE CITY CODE, HAVE BEEN
SATISFIED; PROVIDED FURTHER THAT SAID PERMIT IS APPROVED
AND GRANTED TO THE EXTENT PROVIDED IN, AND SUBJECT TO AND
CONTINGENT UPON, THE CONDITIONS SET FORTH IN THIS
RESOLUTION (INCLUDING BUT NOT LIMITED TO APPLICANT'S
REMOVAL OF ALL OTHER ENCROACHMENTS WITHIN THE RIGHT-OF-
WAY, INCLUDING, WITHOUT LIMITATION, EXISTING LANDING AND
PORTION OF THE EXISTING STAIRS, CERTAIN OTHER WALLS, A TRASH
ENCLOSURE, AN UNDERGROUND STORAGE VAULT, COLUMNS, AND
OTHER LANDSCAPING).
ADMINISTRATION RECOMMENDATION
Adopt the Resolution.
1
BACKGROUND
The Raleigh Hotel, located at 1775 Collins Avenue and designed by Miami Beach
architect Lawrence Murray Dixon, was built in 1940. With its colored keystone framed
entrance, central tower element and sweeping curved corner feature, the Raleigh is one
of the finest examples of the Streamline Modern architectural style built in Miami Beach
and is designated a contributing building in the City of Miami Beach Historic Properties
Database. It is located in the Ocean Drive Collins Avenue Local Historic District and is
in the National Register of Historic Districts.
The colored keystone used in the main entrance was also used to frame the smaller
north entrance to the Hotel, where a single run of stairs, as evidenced from the original
architectural detail of the steps, originally led to the public sidewalk.
When the City recently undertook the beautification and streetscape improvements of
18th Street, east of Collins Avenue, encroachments resulting from the adjacent Raleigh
Hotel into the City right-of-way obstructed the construction of a new pedestrian sidewalk
leading to the beach.
Some of these encroachments were added features which did not belong to the original
structure of the Raleigh Hotel. The encroachments within the 18th Street right-of-way as
identified through a site plan based on a Certified Survey (see Exhibit A) consist of:
E-1 The west end of the north privacy wall surrounding the pool deck which angles
into the right of way;
E-2 A trash enclosure with knee walls that project into the right of way and gates that
swing into the direction of pedestrian traffic;
E-3 The top slab of an existing underground storage vault and the vault, which also
extends underground into the right-of-way;
E-4 A grease trap adjacent to the west wall of the trash enclosure;
E-5 Landscaping between the trash enclosure and the Hotel's north entrance;
E-6 The landing and last bottom step leading to the Hotel's north entrance;
E-7 Landscaping between the Hotel's north entrance and the north exit driveway; and
E-8 The columns and landscaping framing the north exit driveway of the Hotel.
To complete the 18th Street streetscape project, the City requested that AB Green
Raleigh LLC, owner of the Raleigh Hotel, remove and/or minimize these encroachments.
The City Administration provided the owner of the Raleigh an option to apply for an after-
the-fact Revocable Permit to retain those encroachments that retain a historic value to
the City, while removing all other alterations of no historic significance, which also
constitute encroachments that materially affect the public right-of-way.
In a letter dated January 31, 2006, requesting a Revocable Permit to retain
encroachments within the right of way (see Exhibit B), the applicant (the law firm of
Gunster Yoakley representing the Raleigh Hotel) requested to retain the following
encroachments, arguing that some may be original features of the property:
2
A. The west end of the north privacy wall surrounding the pool deck ( see (E1)
above);
B. The bottom three stairs of the flight leading up to the Hotel's historic and
important north entrance (See (E6) above, which defines only the landing and
last bottom step leading to the Hotel's north entrance as encroachments per
certified survey. The third step is within the Applicant's property); and
C. The columns and landscaping framing the north driveway exit (see (E8) above).
After the Raleigh Hotel filed an after-the-fact Revocable Permit application, the Mayor
and City Commission adopted Resolution # 2006-26143, setting a public hearing on
April 11, 2006. At the request of the applicant, the public hearing was opened and
continued on April 11, 2006 and May 10, 2006.
ANAL YSIS
The application was evaluated based on the applicant's requests, as made in the
January 31, 2006 letter (see attached Exhibit "B"), using the criteria for granting/denying
revocable permits according to Section 82-94 of the City Code. The Administration's
review of the application using the criteria for revocable permits is provided below:
1) That the applicant's need is substantial.
Not satisfied. The Administration considers the need to be substantial when removal of
the encroachments would significantly impact the Hotel operations, or removal would
cause the Hotel to be in violation of local, state or federal regulations, and/or eliminate a
historic feature of the building.
The City has determined that removal or modification of most of these encroachments
will not impact significantly the Hotel operations nor that it would cause the Hotel to be in
violation of local, state and federal regulations or eliminate a historic feature of the
building.
Following is an analysis, evaluation and recommendation by City staff of the
encroachments which the applicant has requested to retain:
a.) The applicant requests approval to retain the bottom three stairs and landing at the
north entrance on the basis of their historical significance.
City staff does not support this request for the following reasons:
An assessment conducted by the Planning Department (see Exhibit C) on the historical
relevance of the bottom two (2) stairs; landing and bottom step (which are the only steps
that encroach as per certified survey), concludes that both the landing and bottom step
are not the primary stairs leading to the Raleigh's entrance on Collins Avenue. They are
a secondary side staircase on 18th Street. The Planning Department concludes, based
on site inspection as confirmed by pictures taken, that the lower landing and bottom step
are of different design from the original three upper steps. The original upper steps are
constructed of colored keystone to match the keystone frame surrounding the doorway,
3
and have rounded "bullnose" tread edges. The lower platform and bottom step are of
concrete and have a square tread edge. This indicates that the lower platform and step
are from a different period of construction.
City staff considers that the encroaching landing and step will impact the pedestrian path
of travel by reducing further the width of the sidewalk at that location. As a result, the
City is seeking for the applicant to modify the steps so as to create a configuration that
minimizes these impacts, as well as restore the original stair configuration. Preliminary
analysis made by City Staff has concluded that the modification of these steps and
landing would leave an encroachment of approximately .two (2) feet, and as such would
greatly improve the sidewalk accessibility as well as maintain an adequate side entrance
to the Hotel.
b.) The applicant requests to retain the columns and landscaping framing the north
driveway exit.
An assessment conducted by the Planning Department (Exhibit C) concluded that the
two concrete pylons flanking the north entrance of the parking lot on 18th Street do not
appear in early historical photographs of the Hotel. The Raleigh originally had a circular
entrance drive off of Collins Avenue only. Although Planning was unable to determine
exactly when the two pylons were built, it would appear that they were built circa 1985.
This conclusion was made following a review of aerial photographs where, Planning was
not able to see them in the 1959, 1979, or 1985 aerial photographs, even though the
original circular front drive and front lawn was replaced with a parking lot several
decades ago. The Planning Department is of the opinion that these columns may have
been added in the late 1980s or early 1990s when the Hotel was renovated.
However, following an additional request by the applicant to retain the columns (see
attached Exhibit "Oil), because removal or relocation of the columns will impact the
available parking spaces, City staff determined that due to the sidewalk being wider at
that location, (see Exhibit "A") pedestrian mobility will not be impacted, and hence the
columns and the area of the right-of-way covered by these columns and landscaping
could remain and be included within the revocable permit area.
c.) The applicant has also requested approval to retain the west end privacy wall.
Because of the 18th Street streetscape improvements, the sidewalks have already been
finished in this area. City staff recommends approval of the applicant's request for
retaining the west end privacy wall.
All other encroachments as identified by the certified survey and as listed above as
items E2, E3, E4, E5, E6, E7 (To the extent that the hedges are required to transition to
achieve the proposed sidewalk width, following the removal of the landing and steps), do
not satisfy this requirement and must be removed to allow for the completion of the 18th
Street streetscape improvements.
2) That the applicant holds title to an abutting property.
Satisfied. The applicant AB Green Raleigh, LLC, is the owner/operator of the Raleigh
Hotel abutting the 18th Street right-of-way where an after-the-fact revocable permit is
being requested for the use of portions of that right-of-way (as stated in the applicant's
4
letter dated January 31st, 2006).
3) That the proposed improvements comply with applicable codes, ordinances,
regulations, neighborhood plans and laws.
Satisfied. Provided that the applicant obtains after-the-fact permits for encroachments
within public right-of-way, approved by the Public Works, Building and Planning
Departments.
4) That the grant of such application will have no adverse effect on
governmental/utility easements and uses on the property.
Satisfied. The City does not have any utilities or particular easements within the area
requested to be covered by the revocable permit.
5) Alternatively:
a) That an unnecessary hardship exists that deprives the applicant of a reasonable
use of the land, structure or building for which the revocable permit is sought arising out
of special circumstances and conditions that exist and were not self-created and are
peculiar to the land, structures or building involved and are not generally applicable to
other lands, structures or buildings in the same zoning district and the grant of the
application is the minimum that will allow reasonable use of the land, structures or
building.
Not Satisfied. Encroachments that present obstructions which materially affect the public
right-of-way do not constitute hardship depriving the applicant of a reasonable use of the
land, structure or building.
b) That the grant of the revocable permit will enhance the neighborhood and/or
community by such amenities as, for example, enhanced landscaping, improved
drainage, improved lighting, and improved security.
Satisfied. The approved encroachments will not have an adverse impact on the
neighborhood character.
6) That granting the revocable permit requested will not confer on the applicant any
special privilege that is denied to other owner of land, structures or buildings subject to
similar conditions.
Satisfied. City consistently addresses illegal encroachments in the public right-of-way
and does not recommend granting revocable permits for illegal encroachments that
materially obstruct or impede public/pedestrian traffic. However, the approved
encroachments will have de-minimus impact to public access and will not confer on the
applicant special privileges.
7) That granting the revocable permit will be in harmony with the general intent and
purpose of Article III of the City Code, and that such revocable permit will not be
injurious to surrounding properties, the neighborhood, or otherwise detrimental to the
public welfare.
5
Satisfied. City consistently addresses illegal encroachments in the public right-of-way
and does not recommend granting revocable permits for illegal encroachments that
materially obstruct or impede public/pedestrian traffic. However, the approved
encroachments will have de-minimus impact to public access and will not confer on the
applicant special privileges.
RECOMMENDATIONS
The City Administration recommends that the City Commission grant an after-the-fact
revocable permit to AS Green Raleigh LLC, owner of the Raleigh Hotel, located at 1775
Collins Avenue, subject to the conditions noted in this Memorandum and the attached
Resolution. With the following recommended modifications, the resulting impact to the
right-of-way is de-minimus, and therefore recommended:
1. An after-the-fact revocable permit for retention of the west end of the
north privacy wall surrounding the pool deck. The wall has minimal impact on the already
completed 18th Street streetscape improvements.
2. An after-the-fact revocable permit for reconfigured side entrance steps.
As a condition to the approval of an after-the-fact permit for the west end of the north
privacy wall (masonry fence wall), the applicant will remove non-historical landing and
bottom step (which are the only steps that encroach as per certified survey), and
reconfigure steps to modify encroachment by approximately two (2) feet, as approved by
the City's Planning and Public Works Departments, and obtain permit based on such
layout.
3. An after-the-fact revocable permit to retain the columns and landscaping
framing the north driveway exit, with some modifications, so that they will not impact the
pedestrian mobility and use of the sidewalk in that area.
4. The City will agree to grant an after-the-fact revocable permit for the
above mentioned items (1-3), and proceed to finalize the 18th Street streetscape
improvements, contingent upon the applicant's removal of all remaining encroachments
(E2, E3, E4, E5, E6, E7). The Raleigh Hotel will be required to pay any cost differential
between what the City would have built without the encroaching steps and what it builds
with any encroachments remaining. All costs associated with the removal and relocation
of existing encroachments, as well as all other incidental costs, directly or indirectly
related to such construction, including but not limited to damages to existing City
infrastructure, shall be borne by the Raleigh Hotel.
The applicant concurs with the Administration's recommendation.
Attachments
JMG/RM/FHS/RH/FAV
T:\AGENDA\2006\jun0706\Regular\Raleigh RevocablePermit Memo.doc
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GunsterYoakley
;.110flNIY$ AT lAW
Writer's Direct Dial Number: (305) 376-6062
Writer's E-Mail Address:nkasdin@gunster.com
January 31, 2006
Honorable David Dermer, Mayor, and Members of the City Commission
City of Miami Beach
1700 Convention Center Drive
Miami Beach, FL 33139
Re: 1775 Collins Ave - Raleigh Hotel - Request for Revocable Permit to Retain
Encroachments into Right-of-Way
Dear Mayor Denner and Commissioners,
I represent the Raleigh Hotel and I am writing to request that you approve my client's request for
a revocable pennit. The pennit would allow the Raleigh to retain several smaIl encroachments
into the south side of the 18th Street right-of-way. '
The encroachments have existed for many years - some may be original features of the property
- and include the following: 1) the west end of the north privacy wall surrounding the pool deck,
which angles out slightly into the right-of-way, 2) the bottom three stairs of the flight leading up
to the hotel's historic and important north entrance, and 3) the columns and landscaping framing
the north driveway exit.
The driveway columns are clearly historic features of the site and would require a certificate of
appropriateness to remove. Architectural evidence suggests that the existing configuration of
stairs is also original and we would prefer not to demolish and redesign this historic and
important entrance. None of these features - wall, stairs, columns, or landscaping _ encroaches
more than approximately four feet (4').
A revocable pennit would allow us to retain the historic and attractive north fa~ade of the hotel
with as little demolition as possible. We are currently working with staff to redesign the
Raleigh's encroaching and non-historic trash room, which wilI complete and unify the
architecture of this fa~ade. We respectfully request that you grant the requested pennit.
Best fl!lJ::
Nei:{tlf~sdin
cc: Jorge Gonzalez, City Manager
Robert Van Eerde, General Manager, Raleigh Hotel
Exhibit "B"
Gunster. Voaldey '" Slewart. PA
One elscayne Tower. 2 Soulh B.scavlle Boulevard. SUite 34UO . Miami, Fl 33131.1B97 -13051376.6000 . fax (30S) 376.GOlO. wwwgunSI.!f com
FOR 1 l AU 0 E R 0 ALE. M f ^ Mr. i'l<: M H [ ^ L H . S 1 U A R r . v r "a [[ A r H . W! S, '~I\LI'v1 IJ { ^ r If
CITY OF MIAMI BEACH
CITY HALL 1700 CONVENTION CENTER DHIVE- MIAMI (JEACH. FL()I~lnA 331:\9
www.miamibeachflgov
PLANNING DEPARTMENT
March 29, 2006
Telephone: (305) 673-7550
Facsimile: (305) 673-7559
Fernando Vazquez, City Engineer
Public Works Department
City of Miami Beach
Re: Raleigh Hotel, 1773 Collins Avenue
18th Street Entrance Stairs
Dear Mr. Vazquez,
At your request, Planning staff has carefully evaluated the existing 18th Street Entrance stairs that lead from
the public sidewalk to the north entrance to the Raleigh Hotel.
The Raleigh was designed by noted Miami Beach architect, L. Murray Dixon, in the Streamline Modeme style,
and constructed in 1940. A review of the microfiche of the original architectural plans for the hotel show that
the north exterior stairs were originally comprised of an upper landing one step below the main floor level with
another two steps leading down from the north edge of the landing to the public sidewalk. The landing and
steps were constructed in "colored keystone" to match the decorative architectural molding surrounding the
hotel's north entrance. The original steps had a rounded "bullnose" edge that projected beyond the face of the
stair riser. Concrete .cheek walls" and low pylons flanked either side of the original steps and landing. The
City's aerial photographs of 1954 and 1959 show the stairs ending at the southern edge of the public sidewalk.
At some point time after 1959, a lower landing and two more stair risers were added, causing the entrance
stairs to encroach well northward into the public sidewalk. Rather than being constructed of .colored
keystone" to match the original construction, this later addition was constructed of plain concrete with square
stair edges. Both the original "colored keystone" stairs and the plain concrete landing and stairs that were
added after 1959 still exist today.
Staff has determined that the design and materials of the later added concrete stairs and landing are not
architecturally or historically significant features of the Raleigh Hotel. They do not match either the special
materials or the design of the original north staircase. Consequently, if the Public Works Department
determines that it is in the highest public interest to reduce the degree of encroachment of the existing non-
original lower landing and stairs into the public right-of-way, by modifying the design of the non-oriainal Dortion
of the north entrance stairs, Planning staff has no objection. Staff would recommend, however, that any new
steps that are added are designed and constructed in a manner that matches the original hotel stair design
and materials as closely as possible, subject to staff review and approval. If this recommendation is followed,
the design of the modified stairs can be approved at staff level.
Sincerely.$' . / /
/~~/7 C
William H. Cary
Assistant Planning Director
c. Tim Hemstreet
Fred Beckmann
Jorge Gomez
Thomas Mooney
Michael Belush
Gary Kokorian
Gary Held
F:\PLAN\$ALL \GEN_ CORRIINTEROFF\raleighstairs.doc
Exhibit "C"