2007-26468 Reso
RESOLUTION NO. 2007-26468
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, FOLLOWING A DULY NOTICED PUBLIC
HEARING, ACCEPTING THE RECOMMENDATION OF THE HISTORIC
PRESERVATION BOARD AND GRANTING A CERTIFICATE OF
APPROPRIATENESS FOR THE PARTIAL DEMOLITION, RENOVATION
AND RESTORATION OF THE BEACH PATROL HEADQUARTERS, AND
THE SUBSTANTIAL DEMOLITION OF THE TWO-STORY AUDITORIUM
BUILDING, ALONG WITH A NEW TWO-STORY ADDITION TO THE
RETAINED AND RESTORED PORTION OF THE AUDITORIUM BUILDING,
LOCATED AT 1001 OCEAN DRIVE.
WHEREAS, in 1935, the Ci!?;'s Beach Patrol Headquarters was constructed in Lummus Park
at 10th Street, and in 1953, the 10 h Street Auditorium was constructed in the open space area
between the Beach Patrol building and Ocean Drive; and
WHEREAS, the facilities have gradually deteriorated over the years; and
WHEREAS, in an effort to evaluate the facilities, on May 2001, the City approved and
entered into an Agreement with STA Architectural Group (STA) to develop a Master Plan and to
complete design documents for short-term, and priority maintenance improvements; and
WHEREAS, the Master Plan was presented and approved at the Historic Preservation Board
(HPB) meeting on August 13, 2002; and
WHEREAS, on May 10,2006, the City approved an Agreement with ST A to proceed with an
updated Master Plan, as well as the design, and construction administration phases; and
WHEREAS, the updated Master Plan proposes to retain and restore the existing Beach
Patrol Headquarters as well as the western portion of the existing 10th Street Auditorium, the primary
areas of historical significance; and
WHEREAS, the remaining Auditorium building will be demolished to accommodate a new
two-story addition to the retained and preserved western portion; and
WHEREAS, the updated Master Plan and a request for a Certificate of Appropriateness for
the partial demolition, renovation and restoration of the Beach Patrol Headquarters, and the
substantial demolition of the 2-story auditorium building, along with a new 2-story addition to the
retained and restored portion of the auditorium building was presented and approved at the HPB
meeting on December 12, 2006; and
WHEREAS, on February 14, 2007 the Administration held a duly noticed Public Hearing to
consider granting a Certificate of Appropriateness for the partial demolition, renovation and
restoration of the Beach Patrol Headquarters, and the substantial demolition of the two-story
Auditorium building, along with a new two-story addition to the retained and restored portions of the
Auditorium building, located at 1001 Ocean Drive.
NOW, THEREFORE, BE IT RESOLVED BYTHE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, that, following a duly noticed public hearing, the Mayor and City
Commission hereby accept the recommendation of the Historic Preservation Board (HPB File No.
4174) and grant a Certificate of Appropriateness for the partial demolition, renovation and
restoration of the Beach Patrol Headquarters, and the substantial demolition of the two-story
Auditorium building, along with a new two-story addition to the retained and restored portions of the
Auditorium building, located at 1001 Ocean Drive.
PASSED and ADOPTED this 14th day of F
David Dermer
r~r fWt~
CITY CLERK
Robert Parcher
APPROVED AS TO
FO & LANGUAGE
o EXE ION \ 1
2 '5 9"
rney h-- Date
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COMMISSION ITEM SUMMARY
Condensed Title:
A Resolution of the Mayor and City Commission of the City of Miami Beach, Florida, following a duly
noticed Public Hearing, accepting the recommendation of the Historic Preservation Board (HPB), and
granting a Certificate of Appropriateness for the partial demolition, renovation, and restoration of the
Beach Patrol Headquarters, and the substantial demolition of the 2-story Auditorium building, along with
a new 2 -story addition to the retained and restored portion of the Auditorium building, located at 1001
Ocean Drive.
Ke Intended Outcome Su orted:
To ensure well designed quality Capital Projects
Issue:
Should a Certificate of Appropriateness for the partial demolition, renovation and restoration of the
facilities at 1001 Ocean Drive be ranted?
Item Summary/Recommendation:
On May 16, 2001, the City approved an Agreement with ST A Architectural Group (ST A) to develop a
Master Plan and Project Study for long-term improvements, and to complete design documents for short-
term and priority maintenance improvements. The Master Plan was approved by the Historic Preservation
Board (HPB) on August 13, 2002.
On May 10, 2006, the City approved an Agreement with STA to proceed with an updated Master Plan, as
well as the design, and construction administration phases. The updated Master Planwas presented and
approved at the HPB meeting of December 12, 2006, where the HPB, in its advisory capacity, voted to
recommend to the City Commission that a Certificate of Appropriateness for partial demolition, renovation
and restoration of 1001 Ocean Drive be granted. The HPB further adopted the recommendations
contained in the HPB staff report, as they relate to the new construction proposed within the Beach Patrol
Headquarters to the East, and the Auditorium to the West.
On January 17, 2007, the City Commission approved Resolution No. 2007-26427, setting a Public
Hearing to consider the aforetasted request. The Administration recommends that the Mayor and City
Commission accept the recommendations of the HPB and adopt a Resolution granting a Certificate of
Appropriateness for the partial demolition, renovation, and restoration of the Beach Patrol Headquarters,
and the substantial demolition of the 2-story Auditorium building, along with a new 2 -story addition to the
retained and restored portion of the Auditorium building, located at 1001 Ocean Drive.
roval at its meetin of December 12, 2006.
Financial Information:
Source of Amount Account Approved
Funds: 1 N/A N/A N/A
I I 2
3
OBPI Total
Financial Impact Summary:
Cit Clerk's Office Le islative Trackin
Thais Vieira, CIP Office
Si
City Manager
JMG
R7A
Z-I t{-o 7
f approp-summary.doc
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.....
MIAMIBEACH
AGENDA ITEM
DATE
~ MIAMI BEACH
City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
COMMISSION MEMORANDUM
FROM:
Mayor David Dermer and Members of ~he City mmission
Jorge M. Gonzalez, City Manage
February 14, 2007
TO:
DATE:
A RESOLUTION OF THE MAYOR ND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, FOLLOWING A DULY NOTICED PUBLIC HEARING,
ACCEPTING THE RECOMMENDATIONS OF THE HISTORIC PRESERVATION
BOARD AND GRANTING A CERTIFICATE OF APPROPRIATENESS FOR THE
PARTIAL DEMOLITION, RENOVATION AND RESTORATION OF THE BEACH
PATROL HEADQUARTERS, AND THE SUBSTANTIAL DEMOLITION OF THE
TWO-STORY AUDITORIUM BUILDING, ALONG WITH A NEW TWO-STORY
ADDITION TO THE RETAINED AND RESTORED PORTION OF THE
AUDITORIUM BUILDING, LOCATED AT 1001 OCEAN DRIVE.
ADMINISTRATION RECOMMENDATION
SUBJECT:
Adopt the Resolution.
ANAL YSIS
In 1939, the City of Miami Beach constructed the Beach Patrol Headquarters in the heart of
Lummus Park at 10th Street. The building was set back from the street by a central open
plaza area that was connected by walkways to the rest of the park. The building became a
premiere example of the architectural style known as Nautical Deco.
In 1953, the Oceanfront Auditorium was constructed in the open space area between the
Beach Patrol Headquarters building and Ocean Drive. The Auditorium was constructed in
what has become known as the Miami Modern (MiMo) style by noted architect Leonard
Glasser. The facility became a focal point of recreational activities for decades although it
gradually deteriorated, and became less utilized over the years, serving primarily as a
staging area for special events in Lummus Park. However, in 1993, the City Commission
approved a concession Agreement with the Miami Design Preservation League (MDPL) for
the use of the space in the 10th Street Auditorium for an Art Deco District Welcome Center.
Subsequently, in June 2001, the City entered into an Agreement with MDPL to lease the
facility as an exhibit and event space to showcase Art Deco, and other important design
movements.
In an effort to determine how best to use the two (2) attached facilities, the City approved an
Agreement on May 16, 2001, with STAArchitectural Group (STA) to develop a Master Plan,
and Project Study for long-term improvements, and to complete design documents for short-
term and priority maintenance improvements. The Master Plan was presented and approved
by the Historic Preservation Board (HPB) at the August 13, 2002, meeting. However, even
with strong consensus and community support of the Master Plan, there was insufficient
funding available to implement said Plan at the time.
City Commission Memorandum-10th Street Auditorium
February 14,2007
Page 2 of 2
On November of 2004, the Miami-Dade County General Obligation (G.O.) Bonds were
approved by the voters. These bonds included $7,000,000 for this project, increasing the
budget to $7,775,925.
Following the approval of the County G.O. Bonds, ST A was directed to provide an updated
cost estimate and a revised proposal including reprogramming the facilities; revalidating and
updating the Master Plan; and design, bid and award, and construction administration
services for the Project. The revised proposal was submitted to the City in late 2005. On May
10, 2006, the City approved an Agreement with ST A to proceed with the Project.
The updated Master Plan was presented and approved by the HPB at its December 12,
2006, meeting (Attachments 1 & 2). The Plan proposes to retain and restore the existing
Beach Patrol Headquarters, as well as the western portion of the existing 10th Street
Auditorium; the primary structures of historical significance. The remaining portion of the
Auditorium building will be demolished to accommodate a new 2-story addition to the
retained and preserved western portion, which will service the needs and requirements of
both the Beach Patrol Headquarters and the MDPL. The new Auditorium addition will be
detached from the Beach Patrol Headquarters, allowing its substantial restoration, including
its West elevation. The design restores the historic north-south pedestrian connection within
Lummus Park, that was lost when the two buildings were attached, as part of the Auditorium
construction.
On January 17th, 2007, the City Commission approved Resolution No. 2007-26427, setting a
Public Hearing (Attachment 3) to consider the issuance of a Certificate of Appropriateness
for the partial demolition, renovation and restoration of the Beach Patrol Headquarters, and
the substantial demolition of the two-story Auditorium building, along with a new two-story
addition, to the retained and restored portion of the Auditorium building, located at 1001
Ocean Drive.
CONCLUSION
The Administration recommends that the City Commission grant a Certificate of
Appropriateness for the partial demolition, renovation and restoration of the Beach Patrol
Headquarters, and the substantial demolition of the two-story Auditorium building, along with
a new two-story addition, to the retained and restored portion of the Auditorium building,
located at 1001 Ocean Drive.
Attachments
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ATTACHMIJ'IT 1
m
MIAMI BEACH
PLANNING DEPARTMENT
HISTORIC PRESERVATION BOARD
STAFF REPORT
FROM:
Jorge G. Gomez, Director
Planning Department
DATE:
December 12, 2006 Meeting
RE:
Historic Preservation File No. 4174
1001 Ocean Drive _10th Street Auditorium / Beach Patrol HeadQuarters
The applicant, the City of Miami Beach, is requesting a Certificate of Appropriateness for the
partial demolition, renovation and restoration of the Beach Patrol Headquarters, and the
substantial demolition of the 2-story auditorium building, along with a new 2-story addition to the
retained and restored portion of the auditorium building.
LEGAL DESCRIPTION:
The strip of land lying between Ocean Drive and The Atlantic Ocean between 5th and 15th
Streets.
HISTORY:
A concept plan for the Beach Patrol and Auditorium was presented to the Board in August 2002.
SITE DATA:
Zoning -
Future Land Use Designation-
Lot Size -
Existing FAR-
Proposed FAR-
Existing Height -
Proposed Height-
Existing Use/Condition -
Proposed Use -
GU (Government Use)
RO (Recreation and Open Space)
N/A
14,871 S.F.
16,210 S.F.
2 stories / -24 feet
Same
Beach Patrol Headquarters & Miami Beach Design &
Preservation League
Same
EXISTING STRUCTURES:
Centered in Lummus park, the nautically influenced Beach Patrol Headquarters (originally
known as the Coast Guard Station) was designed by architect Robert Taylor and constructed in
1939. In 1953 architect Leonard Glasser designed the 10th Street Auditorium (originally known
as the South Shore Community Center) which was constructed to the west of the Beach Patrol
Headquarters. Both of the subject structures are not classified in the City's Historic Properties
Database, and are located in the Ocean Drive / Collins Avenue Local Historic District. For a
An ACHMU'lT 1
Page 2 of 11
HPB File No. 4174
Meeting Date: December 12, 2006
detailed analysis of both structures and Lummus Park, please see the Historic Resources
Report included with the application.
THE PROJECT:
The applicant is proposing to retain and restore the existing Beach Patrol Headquarters as well
as the western portion of the existing 10th Street Auditorium. The remaining Auditorium building
will be demolished to make way for a new 2-story addition to the retained and preserved western
portion. The new auditorium addition will be detached from the Beach Patrol Headquarters,
allowing the substantial restoration of the Patrol Headquarters, including its west elevation. The
new addition will service the needs and requirements of both the Beach Patrol Headquarters
and the Miami Design and Preservation League, the current tenant of the 10th Street Auditorium.
COMPLIANCE WITH ZONING CODE:
A preliminary review of the project indicates that the application, as proposed, is consistent with
the requirements of the City Code.
The above noted comments shall not be considered final zoning review or approval. These and
all zoning matters shall require final review and verification by the Zoning Administrator prior to
the issuance of a Building Permit.
ACCESSIBILITY COMPLIANCE:
Additional information will be required for a complete review for compliance with the Florida
Building Code 2001 Edition, section 11 (Florida Accessibility Code for Building Construction).
These and all accessibility matters shall require final review and verification by the Building
Department prior to the issuance of a Building Permit.
PRELIMINARY CONCURRENCY DETERMINATION:
The Transportation and Concurrency Management Division has NOT conducted a preliminary
concurrency evaluation.
A final concurrency determination shall be conducted prior to the issuance of a Building Permit.
Mitigation fees and concurrency administrative costs shall be paid prior to the project receiving
any Building Permit. Without exception, all concurrency fees shall be paid prior to the issuance
of a Temporary Certificate of Occupancy or Certificate of Occupancy.
COMPLIANCE WITH CERTIFICATE OF APPROPRIATENESS CRITERIA:
A decision on an application for a Certificate of Appropriateness shall be based upon the
following:
I. Evaluation of the compatibility of the physical alteration or improvement with surrounding
properties and where applicable, compliance with the following criteria pursuant to
Section 118-564(a)(1) of the Miami Beach Code (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 as revised from time to time.
Satisfied
b. Other guidelines/policies/plans adopted or approved by Resolution or Ordinance
by the City Commission.
A TT ACHtv\Ft"rr 1
Page 3 of 11
HPB File No. 4174
Meeting Date: December 12, 2006
Satisfied
II. In determining whether a particular application is compatible with surrounding properties,
the Board shall consider the following criteria pursuant to Section 118-564(a)(2) of the
Miami Beach Code (it is recommended that the listed criteria be found Satisfied, Not
Satisfied or Not Applicable, as so noted):
a. Exterior architectural features.
Satisfied
b. General design, scale, massing and arrangement.
Satisfied
c. Texture and material and color.
Not Satisfied; see Concern No.1 and Staff Analysis
Exterior surface color samples have not been submitted.
d. The relationship of a, b, c, above, to other structures and features of the district.
Satisfied
e. The purpose for which the district was created.
Satisfied
f. The relationship of the size, design and siting of any new or reconstructed
structure to the landscape of the district.
Satisfied
g. An historic resources report, containing all available data and historic
documentation regarding the building, site or feature.
Satisfied
h. The original architectural design or any subsequent modifications that have
acquired significance.
Satisfied
III. The examination of architectural drawings for consistency with the criteria pursuant to
Section 118-564(a)(3) of the Miami Beach Code and stated below, with regard to the
aesthetics, appearances, 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
A ITAC-l/\'\Li'ITJ
Page 4 of 11
HPB File No. 4174
Meeting Date: December 12, 2006
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 in areas of the
city identified in section 118-503.
Satisfied
d. The proposed structure, and/or additions to an existing structure is appropriate to
and compatible with the environment and adjacent structures, and enhances 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 designed so as to interfere as little as possible with vehicular traffic flow
on these roads 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.
Not Satisfied; see Condition No.2 and Staff Analysis
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
/'.HACHt.AH..1T ~
Page 5 of 11
HPB File No. 4174
Meeting Date: December 12, 2006
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
I. All buildings shall have an appropriate and fully integrated rooftop architectural
treatment which substantially screens all mechanical equipment, stairs and
elevator towers.
Satisfied
m. Any addition on a building site shall be designed, sited and massed in a manner
which is sensitive to and compatible with the existing improvement(s).
Satisfied
n. 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
o. 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
CERTIFICATE OF APPROPRIATENESS FOR DEMOLITION EVALUATION CRITERIA:
Section 118-564 (f)(4) of the Land Development Regulations of the Miami Beach Code provides
criteria by which the Historic Preservation Board evaluates requests for a Certificate of
Appropriateness for Demolition. The following is an analysis of the request based upon these
criteria:
1. The Building, Structure, Improvement, or Site is designated on either a national or state
level as a part of an Historic Preservation District or as a Historic Architectural Landmark
or Site, or is designated pursuant to Division 4, Article X, Chapter 118 of the Miami
Beach Code as a Historic Building, Historic Structure or Historic Site, Historic
Improvement, Historic Landscape Feature, historic interior or the Structure is of such
historic/architectural interest or quality that it would reasonably meet national, state or
local criteria for such designation.
Satisfied
The subject structures are within the Ocean Drive I Collins Avenue Local Historic
District.
AiTAC/-IMENT 1
Page 6 of 11
HPB File No. 4174
Meeting Date: December 12, 2006
2. The Building, Structure, Improvement, or Site is of such design, craftsmanship, or
material that it could be reproduced only with great difficulty and/or expense.
Not Satisfied
The Auditorium structure, the subject of the demolition request, would not be
difficult to reproduce
3. The Building, Structure, Improvement, or Site is one of the last remaining examples of its
kind in the neighborhood, the country, or the region, or is a distinctive example of an
architectural or design style which contributes to the character of the district.
Satisfied
The Auditorium structure, the subject of the demolition request, does contribute to
the character of the district.
4. The building, structure, improvement, or site is a contributing building, structure,
improvement, site or landscape feature rather than a noncontributing building, structure,
improvement, site or landscape feature in a historic district as defined in section 114-1,
or is an architecturally significant feature of a public area of the interior of a historic or
contributing building.
Not Satisfied
The Auditorium structure, the subject ofthe demolition request, is not classified in
the Historic Properties Database.
5. Retention of the Building, Structure, Improvement, 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 entire auditorium building is not beneficial to the general
welfare of the City.
6. If the proposed demolition is for the purpose of constructing a parking garage, the Board
shall consider it if the parking garage is designed in a manner that is consistent with the
Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating
Historic Buildings, U.S. Department of the Interior (1983), as amended, and/or the
design review guidelines for that particular district.
Not Applicable
The demolition proposed is not for the purpose of constructing a parking garage.
7. There are definite plans for reuse of the property if the proposed demolition is carried
out, the effect of those plans on the character of the Historic District, whether there is a
compelling public interest requiring the proposed demolition, and whether the Applicant
is willing to bond the completion of the proposed new construction.
Satisfied
The applicant is proposing to use the structure for both the Beach Patrol and
Miami Beach Design and Preservation League
8. The Dade County Unsafe Structures Board has ordered the demolition of a Structure
without option.
Not Satisfied
A rr ACHMEi'-JTI
Page 7 of 11
HPB File No. 4174
Meeting Date: December 12, 2006
The Dade County Unsafe Structures Board has not ordered the demolition of any
part of the subject building.
9. The Board determines that retention of the Building/Structure would deny the owner
economically viable use of the property.
Not Satisfied
The applicant has not submitted a financial feasibility study to determine whether
the new project as proposed will make the subject property financially viable.
STAFF ANALYSIS:
Staff commends the applicant for the submission of a comprehensive historic analysis of
Lummus Park, including the Beach Patrol Headquarters and the 10th Street Auditorium.
Consistent with the concept plan previously approved by the Board, the architect has identified
the Beach Patrol Headquarters, the western portion of the Auditorium Building, and the calendar
and thermometer monument as the primary areas of historical significance.
The demolition of the eastern portion of the auditorium building, as proposed, will enable the full
restoration of the Beach Patrol Headquarters, as well as provide a more suitable, direct north-
south pedestrian connection within Lummus Park. Vehicular access, which is now common on
the northern side of the structure, will be more appropriately restricted with the new proposal.
The proposed renovation will also greatly improve the site conditions at the Ocean Drive
intersection, by expanding the presently very narrow sidewalk south of 10th Street. This move, in
conjunction with other site improvements will enable a more effective transition from the park
space to the restored primary entrance of the Auditorium structure.
Although supportive of the redesigned north, east, and west elevations of the auditorium
structure, and understanding of the cost concerns for such a public project, staff is very
concerned with the scored stucco alternative which is indicated as a possible alternative to the
large expanses of limestone. Limestone is proposed for a portion of the north elevation, as well
as for the south elevation of the exterior stairwell. Staff believes that due to the very prominent
visibility of both elevations within the park, it is critical that a durable material with texture and
visual substance be employed. Staff recommends that a high-quality, non-stucco material, such
as the proposed limestone be required, as indicated on the plans. The extent of this material is
not great, however, its impact will be very significant to Lummus Park and the character of the
historic district.
Lastly, in the interest of cost savings and to expedite the approval process, the site planning of
the park to the north and south, has not yet been fully developed. The programming and design
for these extremely important transition zones will be brought back to the Board for review at a
later time.
RECOMMENDATION:
In view of the foregoing analysis, staff recommends the application be approved, subject to the
following conditions, which address the inconsistencies with the aforementioned Certificate of
Appropriateness criteria:
1. Revised elevation, site plan and floor plan drawings shall be submitted to and approved
by staff; at a minimum, such drawings shall incorporate the following:
ATTACHMENT 1
Page 8 of 11
HPB File No. 4174
Meeting Date: December 12, 2006
a. Additional railing details shall be provided, in a manner to be reviewed and
approved by staff; all exterior handrails shall incorporate a flat profile.
b. The original Beach Patrol Headquarters structure shall be fully restored, based
on historic documentation, in a manner to be reviewed and approved by staff.
c. The original Auditorium foyer shall be fully restored, based on historic
documentation, in a manner to be reviewed and approved by staff.
d. A high-quality, non-stucco material shall be required in the areas of the exterior
elevation where limestone is presently indicated, in a mannerto be reviewed and
approved by staff.
e. All exterior building lighting shall be subject to review and approval by staff.
f. Manufacturers drawings and Dade County product approval numbers for all new
windows, doors and glass shall be required.
g. Prior to the issuance of a Certificate of Occupancy, the project Architect shall
verify, in writing, that the subject project has been constructed in accordance with
the plans approved by the Planning Department for Building Permit.
2. A revised landscape plan, prepared by a Professional Landscape Architect, registered in
the State of Florida, and corresponding site plan, shall be submitted to and approved by
staff. The species type, quantity, dimensions, spacing, location and overall height of all
plant material shall be clearly delineated and subject to the review and approval of staff.
At a minimum, such plan shall incorporate the following:
a. All landscape areas abutting driveways and parking areas shall be defined by
decorative bollards.
b. A fully automatic irrigation system with 100% coverage and an automatic rain
sensor in order to render the system inoperative in the event of rain. Right-of-
way areas shall also be incorporated as part of the irrigation system.
c. The utilization of root barriers and/or structural soil, as applicable, shall be clearly
delineated on the revised landscape plan.
d. The applicant shall verify, prior to the issuance of a Building Permit, the exact
location of all backflow preventors and all other related devices and fixtures;
such fixtures and devices shall not be permitted within any required yard or any
area fronting a street or sidewalk. The location of backflow preventors, siamese
pipes or other related devices and fixtures, if any, and how they are screened
with landscape material from the right-of-way, shall be clearly indicated on the
site and landscape plans and shall be subject to the review and approval of staff.
e. The applicant shall verify, prior to the issuance of a Building Permit, the exact
location of all applicable FPL transformers orvault rooms; such transformers and
vault rooms, and all other related devices and fixtures, shall not be permitted
within any required yard or any area fronting a street or sidewalk. The location of
ATTACHMENT 1
Page 9 of 11
HPB File No. 4174
Meeting Date: December 12, 2006
any exterior transformers, and how they are screened with landscape material
from the right-of-way, shall be clearly indicated on the site and landscape plans
and shall be subject to the review and approval of staff.
f. Prior to the issuance of a Certificate of Occupancy, the Landscape Architect for
the project architect shall verify, in writing, that the project is consistent with the
site and landscape plans approved by the Planning Department for Building
Permit.
3. All building signage shall be consistent in type, composed of flush mounted, non-plastic,
individual letters and shall require a separate permit.
4. The final exterior surface color scheme, including color samples, shall be subject to the
review and approval of staff and shall require a separate permit.
5. A traffic mitigation plan, which addresses all roadway Level of Service (LOS) deficiencies
relative to the concurrency requirements of the City Code, if required, shall be submitted
prior to the issuance of a Building Permit and the final building plans shall meet all other
requirements of the Land Development Regulations of the City Code.
6. Manufacturers drawings and Dade County product approval numbers for all new
windows, doors and glass shall be required.
7. All roof-top fixtures, air-conditioning units and mechanical devices shall be clearly noted
on a revised roof plan and elevation drawings and shall be screened from view, in a
manner to be approved by staff.
8. Revised drawings, with corresponding color photographs, that are separate from the
construction documents, drawn to scale and clearly documenting the existing conditions
of the subject building, shall be submitted. Such drawings and photographs shall include
all four elevations and interior floor plans of the building, as well as a site plan.
9. An historic analysis of the existing structure, inclusive of a photographic and written
description of the history and evolution of the original building on site, shall be submitted
to and approved by staff, prior to the issuance of a Building Permit; such historic analysis
shall be displayed prominently within the public area of the structure, in a location to be
determined by staff.
10. All new and altered elements, spaces and areas shall meet the requirements of the
Florida Accessibility Code (FAC).
11. The project shall comply with any landscaping or other sidewalk/street improvement
standards as may be prescribed by a relevant Urban Design Master Plan approved prior
to the completion of the project and the issuance of a Certificate of Occupancy.
12. The applicant may be required to submit a separate analysis for water and sewer
requirements, at the discretion of the Public Works Director, or designee. Based on a
preliminary review of the proposed project, the following may be required by the Public
Works Department:
ATTACHMENT 1
Page 10 of 11
HPB File No. 4174
Meeting Date: December 12, 2006
a. A traffic and neighborhood impact study shall be conducted as a means to
measure a proposed development's impact on transportation and
neighborhoods. The study shall address all roadway Level of Service (LOS)
deficiencies relative to the concurrency requirements of the City Code, and if
required, shall be submitted prior to the issuance of a Building Permit. The final
building plans shall meet all other requirements of the Land Development
Regulations of the City Code. The developer shall refer to the most recent City of
Miami Beach's Traffic and Neighborhood Impact Methodology as issued by the
Public Works Department.
b. Remove/replace sidewalks, curbs and gutters on all street frontages, if
applicable. Unless otherwise specified, the standard color for city sidewalks is
red, and the standard curb and gutter color is gray.
c. Mill/resurface asphalt in rear alley along property, if applicable.
d. Provide underground utility service connections and on-site transformer location,
if necessary.
e. Provide back-flow prevention devices on all water services.
f. Provide on-site, self-contained storm water drainage for the proposed
development.
g. Meet water/sewer concurrency requirements including a hydraulic water model
analysis and gravity sewer system capacity analysis as determined by the
Department and the required upgrades to water and sewer mains servicing this
project.
h. Payment of City utility impact fees for water meters/services.
i. Provide flood barrier ramps to underground parking or minimum slab elevation to
be at highest adjacent crown road elevation plus 8".
j. Right-of-way permit must be obtained from Public Works.
k. All right-of-way encroachments must be removed.
I. All planting/landscaping in the public right-of-way must be approved by the Public
Works and Parks Departments.
13. A drawn plan and written procedure for the proposed demolition shall be prepared and
submitted by a Professional Structural Engineer, registered in the State of Florida, which
fully ensures the protection of the public safety, as well as the protection of the existing
structure on the subject site and all existing structures adjacent to the subject site during
the course of demolition.
14. Final approval from the City Commission shall be required for the Certificate of
Appropriateness for demolition. The Certificate of Appropriateness for Demolition shall
only remain in effect for the period of time that there is an active Certificate of
Appropriateness for the associated new construction on the subject property.
ATTACHMENT 1
Page 11 of 11
HPB File No. 4174
Meeting Date: December 12, 2006
15. At the time of completion of the project, only a Final Certificate of Occupancy (CO) or
Final Certificate of Completion (CC) may be applied for; the staging and scheduling of
the construction on site shall take this into account. All work on site must be completed
in accordance with the plans approved herein, as well as by the Building, Fire, Planning,
CIP and Public Works Departments, inclusive of all conditions imposed herein, and by
other Development Review Boards, and any modifications required pursuant to field
inspections, prior to the issuance of a CO or CC.
16. The Final Order is not severable, and if any provision or condition hereof is held void or
unconstitutional in a final decision by a court of competent jurisdiction, the order shall be
returned to the Board for reconsideration as to whether the order meets the criteria for
approval absent the stricken provision or condition, and/or it is appropriate to modify the
remaining conditions or impose new conditions.
JGG:TRM:MAB
F:\PLANI$HPBI06HPBIDecHPB0614174.dec.doc
ATTACHMENT 2
HISTORIC PRESERVATION BOARD
City of Miami Beach, Florida
MEETING DATE: December 12, 2006
FILE NO: 4174
PROPERTY: 1001 Ocean Drive _10th Street Auditorium / Beach Patrol Headauarters
LEGAL: The strip of land lying between Ocean Drive and The Atlantic Ocean between
5th and 15th Streets.
IN RE: The Application for a Certificate of Appropriateness for the partial demolition,
renovation and restoration of the Beach Patrol Headquarters, and the
substantial demolition of the 2-story auditorium building, along with a new 2-
story addition to the retained and restored portion of the auditorium building.
ORDER
The applicant, the City of Miami Beach, filed an application with the City of Miami Beach Planning
Department for a Certificate of Appropriateness.
The City of Miami Beach Historic Preservation Board makes the following FINDINGS OF FACT,
based upon the evidence, information, testimony and materials presented at the public hearing and
which are part of the record for this matter:
A. The subject structure is designated 'contributing' and is located within the Collins
Avenue/Ocean Drive Local Historic District and the National Register Architectural District.
B. Based on the plans and documents submitted with the application, testimony and
information provided by the applicant, and the reasons set forth in the Planning Department
Staff Report, the project as submitted is consistent with the Certificate of Appropriateness
Criteria in Section 118-564(a)(1) of the Miami Beach Code, is not consistent with Certificate
of Appropriateness Criteria 'c' in Section 118-564(a)(2) of the Miami Beach Code, is not
consistent with Certificate of Appropriateness Criteria 'h' in Section 118-564(a)(3) of the
Miami Beach Code, and is not consistent with Certificate of Appropriateness for Demolition
Criteria 2, 4, 5 & 8 in Section 118-564(f)(4) of the Miami Beach Code.
C. The project would be consistent with the criteria and requirements of section 118-564 if the
following conditions are met
ATIACHMEN12
Page 2 of 7
HPB File No. 4174
Meeting Date: December 12, 2006
1. Revised elevation, site plan and floor plan drawings shall be submitted to and
approved by staff; at a minimum, such drawings shall incorporate the following:
a. The applicant shall explore the feasibility of utilizing the roof deck of the
proposed new and renovated structures; final design details of any future
access points to the roof shall be subject to the review and approval of staff.
b. The applicant shall study the feasibility of using and accessing the assembly
area independent of the exhibition space.
c. The WWII memorial plaque shall be retained and preserved on Ocean Drive.
d. Additional railing details shall be provided, in a manner to be reviewed and
approved by staff; all exterior handrails shall incorporate a flat profile.
e. The original Beach Patrol Headquarters structure shall be fully restored,
based on historic documentation, in a mannerto be reviewed and approved
by staff.
f. The original Auditorium foyer shall be fully restored, based on historic
documentation, in a manner to be reviewed and approved by staff.
g. A high-quality, non-stucco material shall be required in the areas of the
exterior elevation where limestone is presently indicated, in a manner to be
reviewed and approved by staff.
h. All exterior building lighting shall be subject to review and approval by staff.
i. Manufacturers drawings and Dade County product approval numbers for all
new windows, doors and glass shall be required.
j. Prior to the issuance of a Certificate of Occupancy, the project Architect shall
verify, in writing, that the subject project has been constructed in accordance
with the plans approved by the Planning Department for Building Permit.
2. A revised landscape plan, prepared by a Professional Landscape Architect,
registered in the State of Florida, and corresponding site plan, shall be submitted to
and approved by staff. The species type, quantity, dimensions, spacing, location and
overall height of all plant material shall be clearly delineated and subject to the
review and approval of staff. At a minimum, such plan shall incorporate the
following:
a. All landscape areas abutting driveways and parking areas shall be defined by
decorative bollards.
ATIACHMENT 2
Page 3 of 7
HPB File No. 4174
Meeting Date: December 12, 2006
b. A fully automatic irrigation system with 100% coverage and an automatic rain
sensor in order to render the system inoperative in the event of rain. Right-
of-way areas shall also be incorporated as part of the irrigation system.
c. The utilization of root barriers and/or structural soil, as applicable, shall be
clearly delineated on the revised landscape plan.
d. The applicant shall verify, prior to the issuance of a Building Permit, the exact
location of all backflow preventors and all other related devices and fixtures;
such fixtures and devices shall not be permitted within any required yard or
any area fronting a street or sidewalk. The location of backflow preventors,
siamese pipes or other related devices and fixtures, if any, and how they are
screened with landscape material from the right-of-way, shall be clearly
indicated on the site and landscape plans and shall be subject to the review
and approval of staff.
e. The applicant shall verify, prior to the issuance of a Building Permit, the exact
location of all applicable FPL transformers or vault rooms; such transformers
and vault rooms, and all other related devices and fixtures, shall not be
permitted within any required yard or any area fronting a street or sidewalk.
The location of any exterior transformers, and how they are screened with
landscape material from the right-of-way, shall be clearly indicated on the site
and landscape plans and shall be subject to the review and approval of staff.
f. Prior to the issuance of a Certificate of Occupancy, the Landscape Architect
for the project architect shall verify, in writing, that the project is consistent
with the site and landscape plans approved by the Planning Department for
Building Permit.
3. All building signage shall be consistent in type, composed of flush mounted, non-
plastic, individual letters and shall require a separate permit.
4. The final exterior surface color scheme, including color samples, shall be subject to
the review and approval of staff and shall require a separate permit.
5. A traffic mitigation plan, which addresses all roadway Level of Service (LOS)
deficiencies relative to the concurrency requirements of the City Code, if required,
shall be submitted prior to the issuance of a Building Permit and the final building
plans shall meet all other requirements of the Land Development Regulations of the
City Code.
6. Manufacturers drawings and Dade County product approval numbers for all new
windows, doors and glass shall be required.
7. All roof-top fixtures, air-conditioning units and mechanical devices shall be clearly
noted on a revised roof plan and elevation drawings and shall be screened from
view, in a manner to be approved by staff.
AITACHMENT 2
Page 4 of 7
HPB File No. 4174
Meeting Date: December 12, 2006
8. Revised drawings, with corresponding color photographs, that are separate from the
construction documents, drawn to scale and clearly documenting the existing
conditions of the subject building, shall be submitted. Such drawings and
photographs shall include all four elevations and interior floor plans of the building,
as well as a site plan.
9. An historic analysis of the existing structure, inclusive of a photographic and written
description of the history and evolution of the original building on site, shall be
submitted to and approved by staff, prior to the issuance of a Building Permit; such
historic analysis shall be displayed prominently within the public area of the structure,
in a location to be determined by staff.
10. All new and altered elements, spaces and areas shall meet the requirements of the
Florida Accessibility Code (FAC).
11. The project shall comply with any landscaping or other sidewalk/street improvement
standards as may be prescribed by a relevant Urban Design Master Plan approved
prior to the completion of the project and the issuance of a Certificate of Occupancy.
12. The applicant may be required to submit a separate analysis for water and sewer
requirements, at the discretion of the Public Works Director, or designee. Based on
a preliminary review of the proposed project, the following may be required by the
Public Works Department:
a. A traffic and neighborhood impact study shall be conducted as a means to
measure a proposed development's impact on transportation and
neighborhoods. The study shall address all roadway Level of Service (LOS)
deficiencies relative to the concurrency requirements of the City Code, and if
required, shall be submitted prior to the issuance of a Building Permit. The
final building plans shall meet all other requirements of the Land
Development Regulations of the City Code. The developer shall refer to the
most recent City of Miami Beach's Traffic and Neighborhood Impact
Methodology as issued by the Public Works Department.
b. Remove/replace sidewalks, curbs and gutters on all street frontages, if
applicable. Unless otherwise specified, the standard color for city sidewalks
is red, and the standard curb and gutter color is gray.
c. Mill/resurface asphalt in rear alley along property, if applicable.
d. Provide underground utility service connections and on-site transformer
location, if necessary.
e. Provide back-flow prevention devices on all water services.
ATT ACHMENT 2
Page 5 of 7
HPB File No. 4174
Meeting Date: December 12, 2006
f. Provide on-site, self-contained storm water drainage for the proposed
development.
g. Meet water/sewer concurrency requirements including a hydraulic water
model analysis and gravity sewer system capacity analysis as determined by
the Department and the required upgrades to water and sewer mains
servicing this project.
h. Payment of City utility impact fees for water meters/services.
i. Provide flood barrier ramps to underground parking or minimum slab
elevation to be at highest adjacent crown road elevation plus 8".
j. Right-of-way permit must be obtained from Public Works.
k. All right-of-way encroachments must be removed.
I. All planting/landscaping in the public right-of-way must be approved by the
Public Works and Parks Departments.
13. A drawn plan and written procedure for the proposed demolition shall be prepared
and submitted by a Professional Structural Engineer, registered in the State of
Florida, which fully ensures the protection of the public safety, as well as the
protection of the existing structure on the subject site and all existing structures
adjacent to the subject site during the course of demolition.
14. Final approval from the City Commission shall be required for the Certificate of
Appropriateness for demolition. The Certificate of Appropriateness for Demolition
shall only remain in effect for the period of time that there is an active Certificate of
Appropriateness for the associated new construction on the subject property.
15. At the time of completion of the project, only a Final Certificate of Occupancy (CO)
or Final Certificate of Completion (CC) may be applied for; the staging and
scheduling of the construction on site shall take this into account. All work on site
must be completed in accordance with the plans approved herein, as well as by the
Building, Fire, Planning, CIP and Public Works Departments, inclusive of all
conditions imposed herein, and by other Development Review Boards, and any
modifications required pursuant to field inspections, prior to the issuance of a CO or
CC.
16. The Final Order is not severable, and if any provision or condition hereof is held void
or unconstitutional in a final decision by a court of competent jurisdiction, the order
shall be returned to the Board for reconsideration as to whether the order meets the
criteria for approval absent the stricken provision or condition, and/or it is appropriate
to modify the remaining conditions or impose new conditions.
ATTACHMENT 2
Page 6 of 7
HPB File No. 4174
Meeting Date: December 12, 2006
IT IS HEREBY ORDERED, based upon the foregoing findings of fact, the evidence, information,
testimony and materials presented at the public hearing, which are part of the record for this matter,
and the staff report and analysis, which are adopted herein, including the staff recommendations
which were amended by the Board, that the Certificate of Appropriateness is GRANTED for the
above-referenced project subject to those certain conditions specified in paragraph C of the
Findings of Fact (Condition Nos. 1-16, inclusive) hereof, to which the applicant has agreed.
No building permit may be issued unless and until all conditions of approval as set forth herein have
been met. The issuance of a Certificate of Appropriateness does not relieve the applicant from
obtaining all other required Municipal, County and/or State reviews and permits, including zoning
approval. If adequate handicapped access is not provided, this approval does not mean that such
handicapped access is not required or that the Board supports an applicant's effort to seek waivers
relating to handicapped accessibility requirements.
When reQuestinq a buildinq permit. three (3) sets of plans approved by the Board, modified in
accordance with the above conditions, as well as annotated floor plans which clearly delineate the
Floor Area Ratio (FAR) calculations for the proiect. shall be submitted to the Planninq Department.
If all of the above-specified conditions are satisfactorily addressed, the plans will be reviewed for
building permit approval. Two (2) sets will be returned to you for submission for a building permit
and one (1) set will be retained for the Historic Preservation Board's file.
If the Full Building Permit for the project is not issued within eighteen (18) months of the meeting
date at which this Certificate of Appropriateness was granted, and construction does not commence
and continue in accordance with the requirements of the applicable Building Code, the Certificate of
Appropriateness will expire and become null and void, unless the applicant, prior to expiration of
such period, makes application to the Board for an extension of time; the granting of any such
extension of time shall be at the discretion of the Board. At the hearing on any such application, the
Board may deny or approve the request and modify the above conditions or impose additional
conditions. Failure to comply with this Order shall subject the Certificate of Appropriateness to
Section 118-564, City Code, for revocation or modification of the Certificate of Appropriateness.
Dated this
day of
,20_.
HISTORIC PRESERVATION BOARD
THE CITY OF MIAMI BEACH, FLORIDA
BY:
THOMAS R. MOONEY, AICP
DESIGN AND PRESERVATION MANAGER
FOR THE CHAIR
ATTACHMENT 2
Page 7 of 7
HPB File No. 4174
Meeting Date: December 12, 2006
STATE OF FLORIDA )
)SS
COUNTY OF MIAMI-DADE )
T~ foregoing instrument was acknowledged before me this l 9 rll day of
.l)r.~'<eJiIf t1~ 20~ by Thomas R. Mooney, Design and Preservation Manager,
Planning Department, City of Miami Beach, Florida, a Florida Municipal Corporation, on behalf of the
Corporation. He is personally known to me.
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J'~' Ch8rlesA Taft NOTARY PUBLIC C-tI-
\ '-y..j My COtI1mis.ion 0023317" Miami-Dade County, Florida
or '" Expires July 17, 2007
My commission expires:
Approved As To Form: C'1/.... /7
Legal Department: U~~-
Filed with the Clerk of the Historic Preservation Board on
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F:\PLAN\$HPB\06HPB\DecHPB06\4174.fo.doc
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18
~ MIAMI BEACH
CITY OF MIAMI BEACH
NOTICE OF A PUBLIC HEARING
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NOTICE IS HEREBY given that a Public Hearing will be held by the City Commission of
the City of Miami Beach, in the Commission Chambers, 3rd floor, City Hall. ~ 700
Convention Center Drive, Miami Beach,.Florida, an Wednesday, February 14, 2007 at
10:15 A.M. Pursuant Ta Miami Beach City Code Section 118-563, To Consider Granting
l\ Certificate Of Appropriateness For The Partial Demolition, Renovation And Restoration
Of The Beach Patrol Headquarters, And The Substantial Demolition Of The Two-Story
Auditorium Building, Along With A New Two-Story Additian To The Retained And
Restored Portion Of The Auditorium Building, Located At 1001 Ocean Drive.
INQUIRIES may be directed to the Capital Improvement Projects Office at
(305) 673-7071.
INTERESTED PARTIES are invited ta appear at this meeting, or be represented by an
agent, or to express their views in writing addressed to the City Commission, c/o the
City Clerk, 1700 Convention Center Drive, 1st Floar, City Hall, Miami Beach, Florida
33139. This meeting may be opened and continued and, under such circumstances
add/tlonallegal notice would not be provided.
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Robert E. Parcher
City Clerk
City of Miami Beach
Pu: suant to Section 286.0105, Fla. Stat., the City hereby advises the public that: if a
p9'son decides to appeal any decision made by the City Commissian with respect ta
3'lY matter considered at its meeting or its hearing, such persan must ensure that a
'r'.1atim record of the proceedings is made, which record includes the testimony and
evidence upon which the appeal is to be based. This notice does not constitute consent
by the City for the introduction or admission af otherwise inadmissible or irrelevant
evidence, nor daes it authorize challenges or appeals not otherwise allawed by law.
To request this material in accessible format, sign language interpreters. information on
access for persons with disabilities, and/or any accommodation to review any document
ar participate in any city-sponsored proceeding, please contact (305) 604-2489 (voice),
(305) 673-7218(ITY) five days in advance ta initiate your request. TTY users may also
call 711 (Florida Relay Service).
(Ad #415)
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