2008-3592 OrdinanceORDINANCE NO. 2008-3592
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT
REGULATIONS OF THE CITY CODE BY AMENDING CHAPTER 118,
"ADMINISTRATION AND REVIEW PROCEDURES," DIVISION 4,
"DESIGNATION," SECTION 118-593, BY EXPANDING THE BOUNDARIES
OF THE FLAMINGO PARK HISTORIC DISTRICT TO ADD THE FLAMINGO
PARK HISTORIC DISTRICT WESTWARD EXPANSION, AS MORE
PARTICULARLY DESCRIBED HEREIN; PROVIDING THAT THE CITY'S
ZONING MAP SHALL BE AMENDED TO INCLUDE THE FLAMINGO PARK
HISTORIC DISTRICT WESTWARD EXPANSION; ADOPTING THE
DESIGNATION REPORT ATTACHED HERETO AS APPENDIX "A";
PROVIDING FOR INCLUSION IN THE LAND DEVELOPMENT REGULATIONS
OF THE CITY CODE, REPEALER, SEVERABILITY, AND AN EFFECTIVE
DATE.
WHEREAS, on August 14, 2007, the City of Miami Beach Historic Preservation Board
held a public hearing and voted (5 to 0; 2 absent) in favor of recommending that the Mayor and
Cit~ Commission designate the Flamingo Park Historic District Westward Expansion from 8t" to
14t Streets; and
WHEREAS, on November 27, 2007, the City of Miami Beach Planning Board held a
public hearing and failed to pass a motion to recommend designation of only the area between
12t" Street and 14t" Street and likewise failed to pass a motion to recommend designation of the
entire area between 8~" Street and 14t" Street, as proposed by the Historic Preservation Board,
due to tied votes; and
WHEREAS, the City of Miami Beach Planning Department has recommended this
amendment to the Land Development Regulations of the City Code; and
WHEREAS, the Historic Preservation Board's recommendation of approval for the
designation of the Flamingo Park Historic District Westward Expansion was based upon the
information documented in the Designation Report prepared by the City of Miami Beach
Planning Department attached hereto as Appendix "A".
NOW THEREFORE, BE IT DULY ORDAINED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. DESIGNATION OF THE FLAMINGO PARK HISTORIC DISTRICT EXPANSION
AREA.
Those certain areas which are generally bounded on the south by the center line of 8th
Street, on the west by the eastern right-of-way line of Alton Road, on the north by the center line
of 14t" Street, and on the east by the center line of Lenox Court as extended, which abuts and is
contiguous to the western boundary of the Flaminq~o Park Historic District except that portion
lying between the center lines of 11t" Street and 12` Street; and having the legal description as
described herein, are hereby designated as an Historic District of the City of Miami Beach and
shall be known as the "Flamingo Park Historic District Westward Expansion." That the
Designation Report attached hereto as Appendix "A" is hereby adopted.
SECTION 2. AMENDMENT OF SECTION 118-593 OF THE CITY CODE.
That Chapter 118, Section 118-593 entitled "Historic Preservation Designation" of the
Land Development Regulations of the City Code of Miami Beach, Florida, is hereby amended to
read as follows:
(e) Delineation on zoning map. All sites and districts designated as historic sites and
districts shall be delineated on the city's zoning map, pursuant to section 142-71, as an
overlay district. Such sites and districts include:
(2) Historic preservation districts (HPD).
d. RM-1, CD-2, CD-3, RO, GU/HPD-4: Flamingo Park Historic Preservation District,
generally bounded by the centerline of Sixth Street on the south; centerline of
Lenox Court (as extended) on the west including lots 7 and 8, Block 46
Commercial Subdivision and excluding Lots 1--6 Block 46, Commercial
Subdivision; centerline of Lincoln Lane North on the north; and Ocean
Drive/Collins Avenue Historic District on the east; and, excluding properties
within the Espanola Way Historic District. (Complete legal description available
on file with the designation report). The boundaries of the Flamingo Park Historic
District Westward Expansion Area commence at the point of intersection of the
center line of Stn Street and the east right-of-wav line of Alton Road as shown in
THE MIAMI OCEAN VIEW COMPANY'S LENOX MANOR recorded in Plat Book
7, at Page 15, Public Records of Miami-Dade County Florida Said point being
the POINT OF BEGINNING of the tract of land herein described Thence run
northerly, along the easterly right-of-wav line of said Alton Road to the point of
intersection with the center line of 14tH Street as shown in Ocean Beach FLA.
ADDITION NO. 3, recorded in Plat Book 2 at Page 81 Public Records of Miami-
Dade County, Florida thence run easterly along the center line of said 14tH
Street to the point of intersection with the center line of a 20 foot alley known as
Lenox Court; thence run southerly along the center line of said 20 foot alley
known as Lenox Court and its southerly extension to the point of intersection with
2
the center line of the above mentioned 8th Street; thence run westerly, along the
center line of said 8th Street to the POINT OF BEGINNING. LESS that portion
thereof bounded in the north by center line of 12th Street, as 12th Street is shown
in the above mentioned OCEAN BEACH FLA. ADDITION NO. 3 and bounded in
the south by center line of 11th Street, as 11th Street is shown in the above
mentioned THE MIAMI OCEAN VIEW COMPANY'S LENOX MANOR. Said
lands located, Iyinq and being in Sections 3 and 4, Township 54 South Range 42
East, City of Miami Beach, Miami-Dade County, Florida.
SECTION 3. INCLUSION IN THE LAND DEVELOPMENT REGULATIONS OF THE CITY
CODE.
It is the intention of the Mayor and City Commission, and it is hereby ordained that the
provisions of this Ordinance shall become and be made part of the Land Development
Regulations of the City Code of Miami Beach, Florida. The sections of this Ordinance may be
renumbered or relettered to accomplish such intention, and the word "Ordinance" may be
changed to "section," "article," or other appropriate word.
SECTION 4. AMENDMENT OF ZONING MAP.
That the Mayor and City Commission hereby amend the Zoning Map of the City of Miami
Beach as contained in the Land Development Regulations of the City Code by identifying the
area described herein as HPD-4, Historic Preservation District 4.
SECTION 5. REPEALER.
All ordinances or parts of ordinances in conflict herewith be and the same are hereby
repealed.
SECTION 6. SEVERABILITY.
If any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
SECTION 7. EFFECTIVE DATE.
This Ordinance shall take effect ten days following adoption.
PASSED and ADOPTED this 16th day of January , 2008.
,~ '
OR Matti H. Bower
ATTEST:
CITY CLERK Robert Parcher
APPROVED AS TO FORM & LANGUAGE
& FOR EXECUTION:
i J~
A TORNEY DATE
~~
ED BY:
Underscore denotes new language.
S~+I~e-t#rel~0# denotes deleted language.
T:\AGENDA\2008\January 16\Regular\FlamingoParkHD_ORD.doc
4
COMMISSION ITEM SUMMARY
Condensed Title:
First and Only Reading Public Hearing -Proposed Designation of the Flamingo Park Historic District
Westward Expansion
rce Intended Outcome Su orted:
Designation and retention of historically significant properties.
Supporting Data (Surveys, Environmental Scan, etc.): In the 2007 Survey, 66% of residents rated
he amount done for historic preservation as the right amount; 45% of residents felt that maintaining
eighborhoods, is most important to address with regards to historic preservation; 40% of residents felt
hat historic structures well-maintained is most important to address with regards to historic
reservation; and, 14% of residents felt that expansion of historic district is most important to address
ith regards to historic preservation.
Issue:
The Administration is requesting that the Mayor and City Commission consider the proposed designation
of the Flamingo Park Historic District Westward Expansion
Item Summary/Recommendation:
Adopt the proposed ordinance on first and only reading public hearing by designating the Flamingo Park
Historic District Westward Expansion.
On September 11, 2007, the Historic Preservation Board considered and voted on the possible westward
expansion of the Flamingo Park Historic District to include the area between 7th Street and 8th Street, on
the east side of Alton Road. A motion to include the area between 7th Street and 8th Street within the
proposed historic district westward expansion area failed by a vote of 4 to 3, with no absences. Hence,
the Historic Preservation Board recommended the westward expansion of the Flamingo Park Historic
District to the east right of way line of Alton Road between 8th Street and 14th Street only.
On November 27, 2007, the Planning Board considered and voted on the possible westward expansion of
the Flamingo Park Historic District to include the area between 8th Street and 14th Street, on the east side
of Alton Road. With six members present, the Planning Board was tied on whether to recommend
designation of only the area between 12th Street and 14th Street or the entire area between 8th Street and
14th Street, as proposed by the Historic Preservation Board
Financial Information:
Source of Amount Account
Funds: ~
2
3
OBPI Total
Financial Impact Summary:
Ci Clerk's Office Le islative Trackin
William H. Cary, Assistant Planning Director; Debbie Tackett, Senior Planner.
Si n-Offs:
D partment ector ssist t City Manager City Manager
/~ ~;
m MIAMIBEACH
o v
AGENDA ITEM RSA
DATE I _~b~
m MIAMIBEACH
City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
COMMISSION MEMORANDUM
TO: Mayor Matti Bower and Members of the City Commission
FROM: Jorge M. Gonzalez, City Manager ~c ~
DATE: January 16, 2008 ~(J(
SUBJECT: FIRST AND ONLY READING PUBLIC HEARING -HISTORIC DESIGNATION
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, AMENDING THE LAND
DEVELOPMENT REGULATIONS OF THE CITY CODE BY
AMENDING CHAPTER 118, "ADMINISTRATION AND REVIEW
PROCEDURES," DIVISION 4, "DESIGNATION," SECTION 118-593,
BY EXPANDING THE BOUNDARIES OF THE FLAMINGO PARK
HISTORIC DISTRICT TO ADD THE FLAMINGO PARK HISTORIC
DISTRICT WESTWARD EXPANSION, AS MORE PARTICULARLY
DESCRIBED HEREIN; PROVIDING THAT THE CITY'S ZONING MAP
SHALL BE AMENDED TO INCLUDE THE FLAMINGO PARK
HISTORIC DISTRICT WESTWARD EXPANSION; ADOPTING THE
DESIGNATION REPORT ATTACHED HERETO AS APPENDIX "A";
PROVIDING FOR INCLUSION IN THE LAND DEVELOPMENT
REGULATIONS OF THE CITY CODE, REPEALER, SEVERABILITY,
AND AN EFFECTIVE DATE.
RECOMMENDATION
The Administration is requesting that the Mayor and City Commission adopt the
proposed ordinance on first and only reading public hearing by designating the Flamingo
Park Historic District Westward Expansion.
BACKGROUND
The Flamingo Park Historic District was originally designated by the City of Miami Beach
on June 20, 1990, to extend local protection to part of the City that had been placed on
the National Register of Historic Places in 1979. The historic district's original
boundaries extended roughly from 6th Street to South Lincoln Lane and from
Washington Court to Lenox Court. On November 4, 1992, the City approved the
expansion of the northern boundary of the historic district to North Lincoln Lane, in order
to include the properties on both sides of Lincoln Road.
On July 13, 2006, the City of Miami Beach Historic Preservation Board discussed the
possible westward expansion of the boundaries of the local Flamingo Park Historic
District to include all properties on the east side of Alton Road between 7th Street and
14th Street. At this meeting, the Board directed staff to prepare a preliminary evaluation
Commission Memorandum of January 16, 2008
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion
Page 2 of 10
and recommendation report relative to this possible expansion area, and further directed
staff to schedule a special meeting of the Board.
On July 27, 2006, the Historic Preservation Board reviewed the preliminary evaluation
and recommendation report with recommendations prepared by the Planning
Department relative to the proposed westward expansion of the Flamingo Park Historic
District. The Board unanimously approved a motion (7 to 0) to direct staff to prepare a
designation report for the westward expansion of the Flamingo Park Historic District on
the east side of Alton Road between 7th Street and 14th Street and schedule a public
hearing to consider the proposed historic designation.
On September 6, 2006, the City Commission discussed the proposed westward
expansion of the Flamingo Park Historic District as provided for in Section 118-591 (d),
of the City Code of Miami Beach and took no action to modify the boundaries proposed
in the preliminary evaluation and recommendation report.
On September 12, 2006, the Historic Preservation Board approved a motion (6 to 0; 1
absence) to proceed with the designation process and extend the interim procedures for
the issuance of a demolition permit, as provided for in Section 118-591 (d), of the City
Code of Miami Beach.
On October 11, 2006, at the request of Commissioner Richard L. Steinberg, the City
Commission discussed informally the proposed boundaries of the Flamingo Park Historic
District Westward Expansion, and expressed the following sentiments in response to
concerns by some members of the community: 1) The City Commission expressed
sentiment to exclude the 600 block on Alton Road from the Flamingo Park Historic
District Expansion. 2) The City Commission expressed sentiment to exclude the 700
block on Alton Road from the Flamingo Park Historic District Expansion. 3) It was the
sentiment of the City Commission to allow the remaining blocks to continue through the
evaluation process.
On August 14, 2007, the City of Miami Beach Historic Preservation Board discussed the
possible westward expansion of the boundaries of the local Flamingo Park Historic
District to include all properties on the east side of Alton Road between 7th Street and
14th Street. At this meeting, the Board voted to approve the expansion of the historic
district boundaries between 8th Street and 14th Street (5 to 0; 2 absent) and to continue
consideration of the expansion of the historic district between 7th Street and 8th Street
to the September 11, 2007 meeting by a separate vote (5 to 0; 2 absent).
On September 11, 2007, the Historic Preservation Board considered and voted on the
possible westward expansion of the Flamingo Park Historic District to include the area
between 7th Street and 8th Street, on the east side of Alton Road. A motion to include
the area between 7th Street and 8th Street within the proposed historic district westward
expansion area failed by a vote of 4 to 3, with no absences. Hence, the Historic
Preservation Board recommended the westward expansion of the Flamingo Park
Historic District to the east right of way line of Alton Road between 8th Street and 14th
Street only.
On November 27, 2007, the Planning Board considered and voted on the possible
westward expansion of the Flamingo Park Historic District to include the area between
Commission Memorandum of January 16, 2008
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion
Page 3 of 10
Stn Street and 14t" Street, on the east side of Alton Road. With six members present,
and one absent, the Planning Board was tied on whether to recommend designation of
only the area between 12t" Street and 14t" Street (i.e., the bungalow colony area), or the
entire area between 8t" Street and 14t" Street, as proposed by the Historic Preservation
Board. Consequently, the Planning Board failed to pass a motion favorably
recommending designation of the proposed expansion area either between 12t" Street
and 14t" Street only, or between 8t" Street and 14t" Street as recommended by the
Historic Preservation Board.
DESIGNATION PROCESS
The designation report for a proposed historic district is required to be presented to the
Historic Preservation Board and the Planning Board at separate public hearings.
Following public input, the Historic Preservation Board votes on whether or not the
proposed historic district meets the criteria listed in the Land Development Regulations
of the City Code and transmits a recommendation on historic designation to the Planning
Board and City Commission. If the Historic Preservation Board votes against the
designation, no further action is required. If the Historic Preservation Board votes in
favor of designation, the Planning Board reviews the designation report and formulates
its own recommendation. The recommendations of both Boards, along with the
designation report, are presented to the City Commission. Because in this instance the
proposed ordinance involves an area less than ten (10) contiguous acres, the City
Commission must hold one public hearing on the designation. Upon conclusion of the
hearing, the City Commission can immediately adopt the ordinance with a 5/7 majority
vote.
RELATION TO ORDINANCE CRITERIA
1. In accordance with Section 118-592 in the Land Development Regulations of the
City Code, eligibility for designation is determined on the basis of compliance
with the listed criteria set forth below.
(a) The Historic Preservation Board shall have the authority to recommend
that properties be designated as historic buildings, historic structures,
historic improvements, historic landscape features, historic interiors
(architecturally significant public portions only), historic sites or historic
districts if they are significant in the historical, architectural, cultural,
aesthetic or archeological heritage of the city, the county, state or nation.
Such properties shall possess integrity of location, design, setting,
materials, workmanship, feeling or association and meet at least one of
the following criteria:
(1) Association with events that have made a significant contribution
to the history of the city, the county, state or nation;
(2) Association with the lives of persons significant in the city's past
history;
(3) Embody the distinctive characteristics of an historical period,
architectural or design style or method of construction;
(4) Possesses high artistic values;
Commission Memorandum of January 16, 2008
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion
Page 4 of 10
(5) Represent the work of a master, serve as an outstanding or
representative work of a master designer, architect or builder who
contributed to our historical, aesthetic or architectural heritage;
(6) Have yielded, or are likely to yield information important in pre-
history or history;
(7) Be listed in the National Register of Historic Places;
(8) Consist of a geographically definable area that possesses a
significant concentration of sites, buildings or structures united by
historically significant past events or aesthetically by plan or
physical development, whose components may lack individual
distinction.
(b) A building, structure (including the public portions of the interior),
improvement or landscape feature may be designated historic even if it
has been altered if the alteration is reversible and the most significant
architectural elements are intact and repairable.
2. The proposed Flamingo Park Historic District Westward Expansion is eligible for
historic designation as it complies with the criteria as specified in Section 118-
592 in the Land Development Regulations of the City Code outlined above.
(a) Staff finds the proposed historic district to be eligible for historic
designation and in conformance with the designation criteria for the
following reasons:
(1) Association with events that have made a significant
contribution to the history of the city the county state or
nation;
Many of the structures within the proposed westward expansion
area were built during the Great Depression of the 1930s.
Fourteen small houses located between 12th and 14th Streets are
the remains of a colony of bungalow-like structures built by Lester
F. Preu Realty Company between 1933 and 1936. Their modest
scale and vernacular quality reflect the limited means American
society faced during the Great Depression, a major event in the
City's as well as the nation's history. The Preu Organization
offered financing coordinated with the Federal Housing
Administration, a program of President Franklin Delano
Roosevelt's New Deal.'
(2) Association with the lives of persons significant in the city's
past history;
Historic research has usually focused on the designing architects
of designated buildings, but equally important to the history of
'Advertisement, Miami Herald, 26 July 1936.
Commission Memorandum of January 16, 2008
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion
Page 5 of 10
Miami Beach are the development and realty companies that
invested in the City, especially during the Depression era. One
major development firm in South Florida at that time was the
Lester F. Preu Organization, represented in the proposed
westward expansion area by the 14 modest homes mentioned
above.
A 1936 Miami Herald ad and article document that the Preu
Organization "built 300 homes in Greater Miami during the last two
years." These included, in addition to this Alton Road colony, other
developments on Royal Palm and Post Avenues in Miami Beach
and in East Shenandoah in Miami; Golden Beach Homes on North
Bay Drive in Golden Beach; and a Fort Lauderdale development
on Las Olas Boulevard.2 In addition to homes, in Miami Beach in
the 1930s Preu also built the Archway Ocean Villas, a rental
property at 6861 Collins Avenue (demolished), and the Marber
Apartments at 700 Michigan Avenue.
Lester F. Preu, Sr. (1898-1981), general contractor, had his
company headquarters at 1443 Alton Road in 1936. In addition to
heading the Preu Organization, he was also secretary of the
Biscayne Improvement Corporation, located on Biscayne Island
on the Venetian Causeway.3 President of this company was
William G. Welbon, who is listed as the original owner of several
of these surviving homes, and five others in the 1400 block of
Alton Road that have been demolished.
(3) Embody the distinctive characteristics of an historical period
architectural or design style or method of construction•
This assemblage of 22 contributing properties represents the
architectural styles of the Depression and early post-World War II
eras in Miami Beach. Fourteen small houses between 12'h and
14~h Streets were designed in the Mediterranean Revival-Art Deco
Transitional style, a synthesis of Mediterranean Revival form and
Art Deco decorative detail or vice versa. These structures, which
form a colony of bungalow-like homes, are prime examples of the
"Med-Deco" style popular in Miami Beach during the early 1930s.
In addition to these early homes, there are several other pre-war
buildings in the proposed westward expansion area that also are
consistent with the variations of the Med-Deco style found
elsewhere in the existing Flamingo Park Historic District. The
remaining contributing properties were built during the early post-
war years. The majority of these are noteworthy examples of the
Post War Modern style apartment houses that were popularized in
Miami Beach with the societal and economic changes following
World War II. Not only did building materials and forms undergo
changes at this time, but the City also wrestled with zoning
variances and later zoning district changes as the era of private
z "Preu Organization Builds Many Homes," Miami Herald 26 July 1936.
s Polk's City Directory, 1939.
Commission Memorandum of January 16, 2008
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion
Page 6 of 10
estates gave way to multi-family housing for the middle-class. All
of these factors are embodied in the distinctive design
characteristics of the contributing properties located within the
proposed westward expansion area.
(4) Possess high artistic values;
By their nature as modest residential, commercial and institutional
structures, these neighborhood buildings are not grandiose, but
they admirably reflect the artistic values and design influences of
their times and economic means and accomplish their aim of
providing comfortable and affordable housing with skill and charm.
Detailed workmanship is found in all of these structures.
(5) Represent the work of a master, serve as an outstanding or
representative work of a master designer, architect or builder
who contributed to our historical, aesthetic or architectural
heritage;
The proposed westward expansion area contains fine examples of
architecture built before and after World War II. Robert M. Little,
Anton Skislewicz, Pfeiffer & Pitt, and J.J. Debrita are among the
notable pre-war masters whose work is represented within the
proposed district expansion area. Norman Giller, A. Herbert
Mathes, and Gerard Pitt are among the prominent post-war
architects whose work also is represented here.
(6) Have yielded, or are likely to yield information important in
pre-history or history;
The proposed westward expansion of the Flamingo Park Historic
District is significant for its association with the architectural and
cultural history of Miami Beach. It possesses architectural styles
that collectively trace the historical progression of architectural
design along Alton Road from 1933 to 1961. It includes original
single family and multi-family residences as well as an institutional
facility. Some of these single family homes have been
successfully readapted to commercial and office uses. These
buildings were designed in the Mediterranean Revival-Art Deco
Transitional, and Post War Modern styles of architecture.
(7) Be listed in the National Resister of Historic Places;
Although this area is not presently listed in the National Register
of Historic Places, it appears to have clear potential to be
determined to be eligible for national historic designation.
(8) Consist of a geographically definable area that possesses a
significant concentration of sites, buildings or structures
united by historically significant past events or aesthetically
by plan or physical development, whose components may
lack individual distinction;
This area is a geographically distinct concentration of mostly
single family homes and apartment type buildings. These
Commission Memorandum of January 16, 2008
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion
Page 7 of 10
structures are located along the east side of a major north-south
artery of Miami Beach: Alton Road. Directly adjacent to the
existing Flamingo Park Historic District, the proposed westward
expansion area generally includes all properties on the east side
of Alton Road from 8th to 14th Streets. A collection of 14 modest
homes is located between 12th and 14th Streets. This group
represents a significant concentration of intimately scaled, Med-
Deco architecture that was developed by the same builder, Lester
Preu, and designed by the same architect, Robert M. Little, with
similar characteristics, between 1933 and 1936. The area south
of Flamingo Park, between 8th and 11th Streets, consists of mainly
multi-family, residential buildings designed predominantly in the
Post War Modern style. Although the proposed westward
expansion of the Flamingo Park Historic District can be seen as
having a different character north of Flamingo Park when
compared to the properties located south of Flamingo Park, it is
the totality of the proposed expansion area that most accurately
reflects the concentration of diverse architectural styles that
developed in Miami Beach from the Great Depression through the
early post-war years. The 22 contributing properties provide an
important balance of historic architectural styles that are
consistent in scale, style and character with the properties located
in the adjacent existing Flamingo Park Historic District to the east.
See attached Appendices I and II for list of properties located
within the proposed Flamingo Park Historic District Westward
Expansion area and corresponding photographs.
(b) A building, structure (including the public portions of the interior)
improvement or landscape feature may be designated historic even
if it has been altered if the alteration is reversible and the most
significant architectural elements are intact and repairable.
Although a few of the buildings within the proposed westward expansion
of the Flamingo Park Historic District have been altered to various extents
over the years, the majority of these structures retain a high degree of
their original architectural design integrity and contribute to the special
character of the proposed district expansion area. Most alterations are
reversible, and exterior restoration could be successfully completed, if
desired, by following original architectural plans and available historical
photographs and/or documentation. Despite existing alterations to these
structures, they continue to be highly representative of the rich
architectural and cultural history of Miami Beach.
ANALYSIS OF THE AMENDING ORDINANCE
In reviewing a request for an amendment to the Land Development Regulations of the
City Code or a change in land use, the Planning Board shall consider the following:
Whether the proposed change is consistent and compatible with the
comprehensive plan and any applicable neighborhood or redevelopment plans.
Commission Memorandum of January 16, 2008
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion
Page 8 of 10
Consistent - The proposed historic designation is consistent with the
Comprehensive Plan, specifically with the Historic Preservation
Element of the Comprehensive Plan's Objective No. 1, which
states: "...increase the total number of structures designated as
historically significant from that number of structures designated in
1988, either individually or as a contributing structure within a
National Register Historic Preservation District or a local Historic
Preservation District."
2. Whether the proposed change would create an isolated district unrelated to
adjacent or nearby districts.
Consistent - The amendment would not create an isolated district unrelated to
adjacent or nearby districts nor change the underlying zoning
district for any areas within the City.
3. Whether the change suggested is out of scale with the needs of the
neighborhood or the city.
Partially Consistent - The designation of the area as a local historic district may
help to encourage rehabilitation and new development that
is more compatible with the scale, characteristics, and
needs of the surrounding neighborhood.
4. Whether the proposed change would tax the existing load on public facilities and
infrastructure.
Consistent - The LOS for the area public facilities and infrastructure should not
be negatively affected, if at all, by the proposed amending
ordinance.
5. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
Consistent - The boundaries of the proposed historic district coincide with the
CD-2 and RO zoning districts as defined by its concentration of
predominately multi-family residences between 8th Street and 11th
Street and single family residences between 12th Street and 14tH
Street, some of which have been converted to office and
commercial use structures. The proposed historic district
westward expansion area will not change the existing underlying
zoning district for any property.
6. Whether changed or changing conditions make the passage of the proposed
change necessary.
Consistent - The protection of the special historic character and integrity of the
existing Flamingo Park Historic District along its western border is
dependent upon appropriate and compatible future development
along the east side of Alton Road.
Commission Memorandum of January 16, 2008
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion
Page 9 of 10
7. Whether the proposed change will adversely influence living conditions in the
neighborhood.
Consistent - The proposed amendment should not adversely influence living
conditions or the quality of life for the surrounding properties.
8. Whether the proposed change will create or excessively increase traffic
congestion beyond the levels of service as set forth in the comprehensive plan or
otherwise affect public safety.
Consistent - As historic designation does not change the permitted land uses,
the levels of service set forth in the Comprehensive Plan will not
be affected. Likewise, public safety will not be affected by historic
designation.
9. Whether the proposed change will seriously reduce light and air to adjacent
areas.
Consistent - Historic designation normally results in the retention, rather than
the reduction of light and air to adjacent properties.
10. Whether the proposed change will adversely affect property values in the
adjacent area.
Partially Consistent - As property values and value of construction have
historically increased in the existing historic sites and
districts, there is no evidence to suggest that designation
would adversely affect property values in the area
surrounding the proposed historic designation.
11. Whether the proposed change will be a deterrent to the improvement or
development of adjacent property in accordance with existing regulations.
Consistent - The proposed amendment will not change the development
regulations for adjacent properties, which must comply with their
own site specific development regulations. Furthermore, the
proposed ordinance should not affect the ability for an adjacent
property to be developed in accordance with said regulations.
12. Whether there are substantial reasons why the property cannot be used in
accordance with existing zoning.
Consistent - The permitted land uses are not affected since the proposed
amendment does not change the underlying zoning district for any
property.
13. Whether it is impossible to find other adequate sites in the city for the proposed
use in a district already permitting such use.
Commission Memorandum of January 16, 2008
First and Only Reading Public Hearing -Historic Designation
Flamingo Park Historic District Westward Expansion
Page 10 of 10
Not Applicable-
FISCAL IMPACT
The proposed amending ordinance has no associated negative fiscal impact
upon enactment.
STAFF ANALYSIS
The proposed designation of the Flamingo Park Historic District Westward
Expansion is appropriate to protect the aesthetic, architectural, and historical
importance of the residential neighborhood. The positive social and economic
impact that preservation has had on the revitalization of Miami Beach is well
known. Local residents, as well as visitors from around the world, are seeking
the very special urban character of Miami Beach that the Planning Department
seeks to preserve. Further, alterations are permitted to historic structures
provided that the changes are found to be appropriate by the Historic
Preservation Board.
Therefore, the Administration recommends that the Mayor and City
Commission adopt the proposed ordinance on first and only reading public
hearing by designating the Flamingo Park Historic District Westward
Expansion.
JMG:TH:JGG:WHC:DT
T:\AGENDA\2008\January 16\Regular\FlamingoParkHD_1stReading_mem.doc
FLAMINGO PARK HISTORIC DISTRICT
WESTWARD EXPANSION
DESIGNATION REPORT
PREPARED BY
CITY OF MIAMI BEACH PLANNING DEPARTMENT
January 16, 2008
Charles tiller's 1950 rendering of architect Norman M. tiller's Hibiscus
Masonic Lodge at 955 Alton Road within the proposed western expansion area
of the Flamingo Park Historic District. (Image courtesy of tiller & tiller, Inc., all
rights reserved to the tiller family.)
CITY OF MIAMI BEACH
FLAMINGO PARK HISTORIC DISTRICT
WESTWARD EXPANSION DESIGNATION REPORT
PREPARED BY
CITY OF MIAMI BEACH PLANNING DEPARTMENT
MIAMI BEACH CITY COMMISSION
Matti H. Bower, Mayor
Commissioners:
Jerry Libbin
Saul Gross
Richard L. Steinberg
Edward L. Tobin
Deede Weithorn
Jonah Wolfson
Jorge M. Gonzalez, City Manager
CITY OF MIAMI BEACH HISTORIC PRESERVATION BOARD
Allan Hall, Chair
Jean-Francois Lejeune, Vice Chair
Erika Brigham
Jeff Donnelly
Diane Downs
Simon Nemni
Norberto Rosenstein
CITY OF MIAMI BEACH PLANNING BOARD
Marlo Courtney, Chair
Matthew Adler, Vice Chair
Theodore Berman
Robert Kaplan
Richard Kuper
Jorge Kuperman
Cathy Leff
CITY OF MIAMI BEACH PLANNING DEPARTMENT
Jorge G. Gomez, AICP, Director, Planning Department
William H. Cary, Assistant Planning Director
Thomas R. Mooney, AICP, Design and Preservation Manager
AUTHORS
Carolyn Klepser, Historical Research Consultant
Debbie Tackett, Senior Planner
EDITORS
William H. Cary, Assistant Planning Director
Shannon M. Anderton, Senior Planner
RESEARCHERS
Carolyn Klepser, Historical Research Consultant
Debbie Tackett, Senior Planner
MAP PRODUCTION
Juan Diaz, Field Inspector
Susana Afonso, Planner
Shan Li, Planning Intern
2
CITY OF MIAMI BEACH
FLAMINGO PARK HISTORIC DISTRICT
WESTWARD EXPANSION DESIGNATION REPORT
TABLE OF CONTENTS
I. REQUEST ...............................................................................................................4
II. DESIGNATION PROCESS .................................................................................... . 5
III. RELATION TO ORDINANCE CRITERIA .............................................................. . 7
IV. DESCRIPTION OF BOUNDARIES ........................................................................ 11
V. PRESENT OWNERS ............................................................................................. 12
VI. PRESENT USE ...................................................................................................... 12
VII. PRESENT ZONING ............................................................................................ 12
VIII. MAP 1 ................................................................................................ 13
IX. MAP 2 ................................................................................................ 14
VIII. HISTORICAL BACKGROUND .............................................................................. 15
IX. ARCHITECTURAL STYLES ................................................................................ 20
X. PLANNING DEPARTMENT RECOMMENDATIONS ............................................ 21
XI. FIGURE INDEX ...................................................................................................... 22
APPENDIX I -PROPERTIES LIST .................................................................................. 23
APPENDIX II -CURRENT PHOTOGRAPHS ................................................................... 25
3
I. REQUEST
On November 27, 2007, the Planning Board considered and voted on the possible
westward expansion of the Flamingo Park Historic District to include th-e area between 8t"
Street and 14t" Street, on the east side of Alton Road. With six members present, and
one absent, the Planning Board was tied on whether to recommend designation of only the
area between 12t" Street and 14t" Street (i.e., the bungalow colony area), or the entire area
between 8t" Street and 14t" Street, as proposed by the Historic Preservation Board.
On September 11, 2007, the Historic Preservation Board considered and voted on the
possible westward expansion of the Flamingo Park Historic District to include the area
between 7th Street and 8th Street, on the east side of Alton Road. A motion to include the
area between 7t" Street and 8t" Street within the proposed historic district westward
expansion area failed by a vote of 4 to 3, with no absences. Hence, the Historic
Preservation Board recommends the westward expansion of the Flamingo Park Historic
District to east right of way line of Alton Road between 8t" Street and 14t Street.
On August 14, 2007, the City of Miami Beach Historic Preservation Board discussed the
possible westward expansion of the boundaries of the local Flamingo Park Historic district
to include all properties on the east side of Alton Road between 7t" Street and 14t" Street.
At this meeting, the Board voted to approve the expansion of the historic district boundaries
between 8t" Street and 14t" Street (5 to 0; 2 absent) and to continue consideration of the
expansion of the historic district between 7t" Street and 8t" Street to the September 11,
2007 meeting by a separate vote (5 to 0; 2 absent).
On July 13, 2006, the City of Miami Beach Historic Preservation Board discussed the
possible westward expansion of the boundaries of the local Flamingo Park Historic District
to include all properties on the east side of Alton Road between 7t" Street and 14t" Street.
At this meeting, the Board directed staff to prepare a preliminary evaluation and
recommendation report relative to this possible expansion area, and further directed staff
to schedule a special meeting of the Board.
On July 27, 2006, the Historic Preservation Board reviewed the preliminary evaluation and
recommendation report with recommendations prepared by the Planning Department
relative to the proposed westward expansion of the Flamingo Park Historic District. The
Board unanimously approved a motion (7 to 0) to direct staff to prepare a designation
report and schedule a public hearing to consider the proposed historic designation.
On September 6, 2006, the City Commission discussed the proposed westward expansion
of the Flamingo Park Historic District and took no action to modify the boundaries proposed
in the preliminary evaluation and recommendation report.
On September 12, 2006, the Historic Preservation Board approved a motion (6 to 0; 1
absence) to proceed with the designation process and extend the interim procedures for
the issuance of a demolition permit, as set forth in Section 118-591 (d), of the City Code of
Miami Beach.
4
The Flamingo Park Historic District was originally designated by the City of Miami Beach on
June 20, 1990, to extend local protection to part of the City that had been placed on the
National Register of Historic Places in 1979. The historic district's original boundaries
extended roughly from 6t" Street to South Lincoln Lane and from Washington Court to
Lenox Court. On November 4, 1992, the City approved the expansion of the northern
boundary of the historic district to North Lincoln Lane, in order to include the properties on
both sides of Lincoln Road.
II. DESIGNATION PROCESS
The process of historic designation is delineated in Sections 118-591 through 118-593 in
Subpart B of the Land Development Regulations of the City Code (Chapter 118, Article X,
Division 4). An outline of this process is delineated below.
Step One: A request for designation is made either by the City Commission, the Historic
Preservation Board, other agencies and organizations as listed in the Land
Development Regulations of the City Code, or the property owners involved.
Proposals for designation shall include a completed application form
available from the Planning Department.
Step Two: The Planning Department prepares a preliminary evaluation report with
recommendations for consideration by the Board.
Step Three: The Historic Preservation Board considers the preliminary evaluation to
determine if proceeding with a designation report is warranted.
The designation report is an historical and architectural analysis of the
proposed district or site. The report:
1) describes the historic, architectural and/or archeological significance
of the property or subject area proposed for Historical Site or District
designation;
2) recommends Evaluation Guidelines to be used by the Board to
evaluate the appropriateness and compatibility of proposed
Developments affecting the designated Site or District; and
3) will serve as an attachment to the Land Development Regulations of
the City Code.
Step Four: The City Commission is notified of the Board's decision and the initial
boundaries proposed for designation. Within 60 days of the vote of the
Historic Preservation Board to direct the Planning Department to prepare a
designation report, the City Commission may, by afive-sevenths vote, deny
or modify the proposed request for designation.
5
Step Five: The designation report is presented to the Historic Preservation Board at a
public hearing. If the Board determines that the proposed site or district
satisfies the requirements for designation as set forth in the Land
Development Regulations of the City Code, the Board transmits a
recommendation in favor of designation to the Planning Board and City
Commission.
Step Six: The Planning Board will hold a public hearing on the proposed designation,
and shall consider the proposed historic designation as an amendment to the
Land Development Regulations of the City Code and, subsequently, transmit
its recommendation to the City Commission.
Step Seven: The City Commission may adopt an amendment to the Land Development
Regulations of the City Code by afive-sevenths majority vote, which thereby
designates the Historic Preservation Site or Historic District after one (1)
public hearing for a parcel of land less than ten (10) contiguous acres or after
two (2) public hearings for a parcel of land that is more than ten (10)
contiguous acres.
6
III. RELATION TO ORDINANCE CRITERIA
In accordance with Section 118-592 in the Land Development Regulations of the
City Code, eligibility for designation is determined on the basis of compliance with
the listed criteria set forth below.
(a) The Historic Preservation Board shall have the authority to recommend that
properties be designated as historic buildings, historic structures, historic
improvements, historic landscape features, historic interiors (architecturally
significant public portions only), historic sites or historic districts if they are
significant in the historical, architectural, cultural, aesthetic or archeological
heritage of the city, the county, state or nation. Such properties shall possess
integrity of location, design, setting, materials, workmanship, feeling or
association and meet at least one (1) of the following criteria:
(1) Association with events that have made a significant contribution to
the history of the city, the county, state or nation;
(2) Association with the lives of persons significant in the city's past
history;
(3) Embody the distinctive characteristics of an historical period,
architectural or design style or method of construction;
(4) Possesses high artistic values;
(5) Represent the work of a master, serve as an outstanding or
representative work of a master designer, architect or builder who
contributed to our historical, aesthetic or architectural heritage;
(6) Have yielded, or are likely to yield information important in pre-history
or history;
(7) Be listed in the National Register of Historic Places;
(8) Consist of a geographically definable area that possesses a
significant concentration of sites, buildings or structures united by
historically significant past events or aesthetically by plan or physical
development, whose components may lack individual distinction.
(b) A building, structure (including the public portions of the interior),
improvement or landscape feature may be designated historic even if it has
been altered if the alteration is reversible and the most significant
architectural elements are intact and repairable.
7
2. The proposed Flamingo Park Historic District Westward Expansion is eligible for
historic designation as it complies with the criteria as specified in Section 118-592 in
the Land Development Regulations of the City Code outlined above.
(a) Staff finds the proposed historic district to be eligible for historic designation
and in conformance with the designation criteria for the following reasons:
(1) Association with events that have made a significant
contribution to the history of the city, the county, state or nation;
Many of the structures within the proposed westward expansion area
were built during the Great Depression of the 1930s. Fourteen small
houses located between 12t" and 14t" Streets are the remains of a
colony of bungalow-like structures built by Lester F. Preu Realty
Company between 1933 and 1936. Their modest scale and
vernacular quality reflect the limited means American society faced
during the Great Depression, a major event in the City's as well as the
nation's history. The Preu Organization offered financing coordinated
with the Federal Housing Administration, aprogram of President
Franklin Delano Roosevelt's New Deal.1
(2) Association with the lives of persons significant in the city's past
history;
Historic research has usually focused on the designing architects of
designated buildings, but equally important to the history of Miami
Beach are the development and realty companies that invested in the
City, especially during the Depression era. One major development
firm in South Florida at that time was the Lester F. Preu Organization,
represented in the proposed westward expansion area by the 14
modest homes mentioned above.
A 1936 Miami Herald ad and article document that the Preu
Organization "built 300 homes in Greater Miami during the last two
years." These included, in addition to this Alton Road colony, other
developments on Royal Palm and Post Avenues in Miami Beach and
in East Shenandoah in Miami; Golden Beach Homes on North Bay
Drive in Golden Beach; and a Fort Lauderdale development on Las
Olas Boulevard.2 In addition to homes, in Miami Beach in the 1930s
Preu also built the Archway Ocean Villas, a rental property at 6861
Collins Avenue (demolished), and the Marber Apartments at 700
Michigan Avenue.
Lester F. Preu, Sr. (1898-1981), general contractor, had his company
headquarters at 1443 Alton Road in 1936. In addition to heading the
Preu Organization, he was also secretary of the Biscayne
Advertisement, Miami Herald, 26 July 1936.
z "Preu Organization Builds Many Homes," Miami Herald. 26 July 1936.
8
Improvement Corporation, located on Biscayne Island on the
Venetian Causeway.3 President of this company was William G.
Welbon, who is listed as the original owner of several of these
surviving homes, and five others in the 1400 block of Alton Road that
have been demolished.
(3) Embody the distinctive characteristics of an historical period,
architectural or design style or method of construction;
This assemblage of 22 contributing properties represents the
architectural styles of the Depression and early post-World War II
eras in Miami Beach. Fourteen small houses between 12th and 14th
Streets were designed in the Mediterranean Revival-Art Deco
Transitional style, a synthesis of Mediterranean Revival form and Art
Deco decorative detail or vice versa. These structures, which form a
colony of bungalow-like homes, are prime examples of the "Med-
Deco" style popular in Miami Beach during the early 1930s. In addition
to these early homes, there are several other pre-war buildings in the
proposed westward expansion area that also are consistent with the
variations of the Med-Deco style found elsewhere in the existing
Flamingo Park Historic District. The remaining contributing properties
were built during the early post-war years. The majority of these are
noteworthy examples of the Post War Modern style apartment houses
that were popularized in Miami Beach with the societal and economic
changes following World War II. Not only did building materials and
forms undergo changes at this time, but the City also wrestled with
zoning variances and later zoning district changes as the era of
private estates gave way tomulti-family housing for the middle-class.
All of these factors are embodied in the distinctive design
characteristics of the contributing properties located within the
proposed westward expansion area.
(4) Possess high artistic values:
By their nature as modest residential, commercial and institutional
structures, these neighborhood buildings are not grandiose, but they
admirably reflect the artistic values and design influences of their
times and economic means and accomplish their aim of providing
comfortable and affordable housing with skill and charm. Detailed
workmanship is found in all of these structures.
(5) Represent the work of a master, serve as an outstanding or
representative work of a master designer, architect or builder
who contributed to our historical, aesthetic or architectural
heritage;
The proposed westward expansion area contains fine examples of
architecture built before and after World War II. Robert M. Little and
3 Polk's City Directory, 1939.
9
Anton Skislewicz are among the notable pre-war design masters
whose work is represented within the proposed district expansion
area. Norman Giller, A. Herbert Mathes, and Gerard Pitt are among
the prominent post-war architects whose work also is represented
here.
(6) Have yielded, or are likely to yield information important in pre-
history or history;
The proposed westward expansion of the Flamingo Park Historic
District is significant for its association with the architectural and
cultural history of Miami Beach. It possesses architectural styles that
collectively trace the historical progression of architectural design
along Alton Road from 1933 to 1961. It includes original single family
and multi-family residences as well as an institutional facility. Some
of these single family homes have been successfully readapted to
commercial and office uses. These buildings were designed in the
Mediterranean-Art Deco Transitional and Post War Modern styles of
architecture.
(7) Be listed in the National Register of Historic Places;
Although this area is not presently listed in the National Register of
Historic Places, it appears to have clear potential to be determined to
be eligible for national historic designation.
(8) Consist of a geographically definable area that possesses a
significant concentration of sites, buildings or structures united
by historically significant past events or aesthetically by plan or
physical development, whose components may lack individual
distinction;
This area is a geographically distinct concentration of mostly single
family homes and apartment type buildings. These structures are
located along the east side of a major north-south artery of Miami
Beach: Alton Road. Directly adjacent to the existing Flamingo Park
Historic District, the proposed westward expansion area generall~r
includes all properties on the east side of Alton Road from 8t" to 14
Streets. A collection of 14 modest homes is located between 12t"and
14t" Streets. This group represents a significant concentration of
intimately scaled, Med-Deco architecture that was developed by the
same builder, Lester Preu, and designed by the same architect,
Robert M. Little, with similar characteristics, between 1933 and 1936.
The area south of Flamingo Park, between 8t" and 11t" Streets,
consists of mainly multi-family, residential buildings designed
predominantly in the Post War Modern style. Although the proposed
westward expansion of the Flamingo Park Historic District can be
seen as having a different character north of Flamingo Park when
compared to the properties located south of Flamingo Park, it is the
10
totality of the proposed expansion area that most accurately reflects
the diversity of architectural styles that developed in Miami Beach
from the Great Depression through the early post-war years. The 22
contributing properties provide an important concentration of historic
architectural styles that are consistent in scale, style and character
with the properties located in the adjacent existing Flamingo Park
Historic District.
(b) A building, structure (including the public portions of the interior),
improvement or landscape feature may be designated historic even if it
has been altered if the alteration is reversible and the most significant
architectural elements are intact and repairable.
Although a few of the buildings within the proposed westward expansion of
the Flamingo Park Historic District have been altered to various extents over
the years, the majority of these structures retain a high degree of their
original architectural design integrity and contribute to the special character
of the proposed district expansion area. Most alterations are reversible, and
exterior restoration could be successfully completed, if desired, by following
original architectural plans and available historical photographs and/or
documentation. Despite existing alterations to these structures, they
continue to be highly representative of the rich architectural and cultural
history of Miami Beach.
IV. DESCRIPTION OF BOUNDARIES
The currently designated Flamingo Park Historic District is generally bounded on the south
by the center line of 6 Street, on the west by the center line of Lenox Court as extended
(including all of Flamingo Park), on the north by the center line of Lincoln Lane North as
extended, and on the east by the center lines of Collins Court and Collins Avenue.
The proposed westward expansion area of the Flamingo Park Historic District is generally
bounded on the south by the center line of 8t" Street, on the west by the eastern right-of-
wayline of Alton Road, on the north by the center line of 14t" Street, and on the east by the
center line of Lenox Court as extended, which abuts and is contiguous to the western
boundary of the Flamingo Park Historic District (see Map 1).
The location of these boundaries has been determined through investigation and research
of building records and historical documentation. They define a geographic area which
possesses a significant concentration of historic buildings.
11
V. PRESENT OWNERS
The property located within the boundaries of the proposed Flamingo Park Historic District
Westward Expansion is held by multiple owners.
VI. PRESENT USE
The current uses within the boundaries of the proposed westward expansion area are
primarily multi-family residential and residential-office. Other current uses represented in
the district include institutional facilities, single family homes, private parking lots, and a
commercial shopping center.
VII. PRESENT ZONING
The established zoning districts within the boundaries of the proposed Flamingo Park
Historic District Westward Expansion are as follows:
CD-2 Commercial, Medium Intensity
RO Residential Office
These zoning districts coincide with the boundaries of the proposed westward expansion
area. Please refer to the zoning map for more detailed information (Map 2).
12
MAP 1: PROPOSED FLAMINGO PARK HISTORIC DISTRICT WESTWARD EXPANSION
a
DD
D o
C~ ~ ROAD
o D D D
DDS
Dc~
~~~ a DDD~
D Do
DDD
DD
~ FLAMINGO
Proposed PARK
Flamingo Park
Historic District DD ~~ ~~
Westward
Expansion
r
~ ~~ ~~ ~~ ~ ~ ~ Existing
~ _ Flamingo Park
: Historic
District
1 3
~L~'
STH ST
a ^^ ^^ D^ ^D~~
13
MAP 2: ZONING DISTRICTS WITHIN THE BOUNDARIES OF THE FLAMINGO PARK
HISTORIC DISTRICT WESTWARD EXPANSION AND SURROUNDING AREAS
u
~
~~~
Gu
a
_
u
LINCOLN ROAD
-1
O G
2 0 ~~
^^ Gu
E
RM-3
GU U
D
Proposed FLAIAINGO
PARK
Flamingo Park
Historic District
~~ Gu
Westward
Expansion
~;;~s
c
2
,P
~ o
GU
~ C
~~ ~~ I ~~
LJLJ ~ Existing
'~
~
i Flamingo Park
Historic
District
i
'
HD r
•`~
`
iTH CP$-Z ST
Ps-a Gu
14
VIII. HISTORICAL BACKGROUND
The western boundary of the
existing Flamingo Park Historic
District runs alon~ Lenox Court as
extended from 6 to 16tH Streets,
except for the 1100 block where the
boundary juts out to Alton Road to
include all of Flamingo Park. The
proposed westward expansion of the
district affects the three blocks to the
south of Flamingo Park and the two
blocks to its north; and if adopted, it
would bring the western boundary of
the district generally out to the
eastern right-of-way line of Alton
Road continuously from Stn to 14tH
Streets. At present, there are 25
properties in the proposed westward
expansion area, of which all but
three are considered "Contributing"
properties.
~ ,~. ~,ti¢u. 0~IgcwZi~at,~on.
HAS BUILT
~~o H~M~S
In
the La®t 2 Years
v~
.,a
r~~ .
~~~
litie;Hire Baen ~xipp~~nded antl ~ """ ""•' .. w.. •u....b .~ r... u..~..~
1rtNowPrcparedTolS1{e' ~ 1'STER F. PREU
are of General C text
work /~ weu o~. ~ '~°°OR G'A N I Z A T I O N
Own Developi 6 r•as nN.o w..a, nu.~i s•..r~Ta.Pr... saws
As described in the desi nation Figure 1 This 1936 Miami Herald ad promotes the Lester F. Preu
g Organization and its building achievements in the Greater Miami
report of the Flamingo Park Historic area. While the locations of the houses pictured here are not
District, this land was first platted in identified, they closely resemble the 14 Lester Preu homes on
1914 by J.E. and J.N. Lummus as Alton Road.
the Third Addition to their Ocean Beach Subdivision, before Miami Beach had yet been
incorporated. Much of the actual landmass was created by dredging bay bottom onto the
native mangrove swamp. In 1916 the Lummus brothers, in financial straits, sold their
property west of Washington Avenue to the Miami Ocean View Company, which included
Carl G. Fisher, James Allison, James Snowden, and others. The Lummus brothers were
also partners in the company until Newton B.T. Roney bought out their interests in 1921.
Also in 1921, the Miami Ocean View Company platted the Lenox Manor Subdivision, which
comprised six square blocks, from Alton Road to Michigan Avenue between Stn and 11tH
Streets. Three blocks of the proposed westward expansion area lie in the Lenox Manor
subdivision; all the rest is in Ocean Beach Addition 3.
The southern end of the Miami Beach peninsula was the first area to be settled, and the
completion of the County (now MacArthur) Causeway in 1920 made Stn Street a major
thoroughfare. Alton Road, said to have been named by Carl Fisher after Alton, Illinois, was
a major north-south artery on the west side of the island by the 1920s. The heyday of the
Florida Boom came to an end in 1926, when the September hurricane was followed by
several years of stagnation. By the 1930s, as the Great Depression began, Miami Beach
enjoyed a resurgence of resort development, with the construction of hundreds of modest
hotels, apartments, and residences that now comprise the world-famous "Art Deco" District
15
(officially known as the Miami
Beach Architectural District on
the National Register of Historic
Places).
The 22 Contributing properties in
the proposed Flamingo Park
Historic District Westward
Expansion were all constructed
between 1933 and 1961,
representing the Depression and
early post-World War II eras.
More than half of these -- 14
small houses between 12t" and
14t" Streets --are the remains of Figure 2 This postcard depicts the Masonic Temple, Hibiscus Lodge, at
an intimately scaled COIOny Of 955 Alton Road. Designed by Norman Giller in 1950, it is a Post War
single family homes that Modern landmark in the proposed western expansion area. Although
th brick is shown on the building's corner tower element in this postcard, it
originally extended almost to 15 was originally finished in crab orchard stone.
Street. (One other remnant of
this colony still stands at 1439 Alton Road, just outside the area of the proposed
expansion.) All these homes were built by the Lester F. Preu Realty Company between
1933 and 1936, and they were all designed by architect Robert M. Little early in his career.
A 15t" home in the proposed district expansion area, the house at 1355 Alton Road, was
not part of the Lester Preu colony but was designed by Joseph J. DeBrita in 1940.
Designed predominantly by one architect, Robert Little, this diverse but cohesive group of
houses has successfully evolved to include other uses, such as a dentistry office, day care
facility and real estate office, while remaining remarkably intact for more than 70 years.
The other pre-World War II buildings in the proposed westward expansion area are the
expansive Phyllis (now Phillip) Gardens courtyard apartments at 835-855 Alton Road,
designed by architect Anton Skislewicz in 1940; and the two-story Paul-Herbet apartment
house at 825 Alton Road, designed by George Pfeiffer and Gerard Pitt in 1941. These pre-
war buildings are generally consistent with variations of the Mediterranean Revival-Art
Deco Transitional style of architecture.
The five other Contributing properties in the proposed westward expansion area were built
during the early post World War II years, and all but one are apartment buildings. Three
are by architect A. Herbert Mathes: the "Lois Ann" (1945) at 815 Alton Road; and the "Mark
Leo" and the "Kimberley" (both 1947) at 801 and 807 Alton Road, respectively. The two-
story, Post War Modern style Miami Ad School building at 955 Alton Road was originally
the Hibiscus Masonic Lodge; it was desi~ned by Norman M. Giller in 1950. Gerard Pitt
designed the apartment house at 1135 8 Street in 1961, also in the Post War Modern
style.
16
Ratio of Contributing Properties
A review of the 25 properties located in the proposed western expansion area indicates
that 22 of these properties (or 88 percent) are Contributing and three properties (or 12
percent) are Non-Contributing. The Non-Contributing properties are the following: a 1993
shopping complex (two structures) at 901 Alton Road, which replaced a 1953 motel; the
Alton Palms apartments at 1025 Alton Road, designed by J. Renner in 1969; and the
Apollo House apartments at 1130 11t" Street, designed by R.S. Schneider in 1967.
Of the three Non-Contributing properties, 901 Alton Road is a recently constructed one-
story shopping plaza built around a raised surface parking lot. It is comprised of two
buildings: one L-shaped that wraps around a smaller, free-standing structure. This
shopping plaza replaced the Sun Plaza Motor Court built at that location in 1953.
Immediately north of the shopping plaza, there are currently two vacant lots at 927 and 939
Alton Road, where a 1930s garden apartment complex that was designed by B. Kingston
Hall was recently demolished. However, the current day Miami Ad School building
(originally the Masonic Temple) at 955 Alton Road (designed by Norman Giller in 1950)
anchors the north end of the 900 Alton Road block as a very significant Contributing
property.
It should be noted that one of the buildings that has been determined to be a Contributing
property in the proposed district expansion area, the Dorick Apartments at 1011-1015 Alton
Road (designed by Gilbert Fein in 1949), is prone to serious site flooding due to low
elevation. It is unknown how and if this condition can be corrected in the future and
whether the building can be retained and preserved.
Notwithstanding the aforementioned Non-Contributing properties and vacant lots, the
proposed westward expansion area possesses a significant concentration of Contributing
properties defined and united aesthetically by their respective historic development eras.
This is particularly evident between 7t" Street and 9t" Street and between 12t Street and
14t" Street. Further, 955 Alton Road represents a significant Post War Modern landmark at
the southeast corner of 9t" Street and Alton Road.
Architect Biographies
Several of Miami Beach's distinguished local architects are represented in the proposed
westward expansion of the Flamingo Park Historic District, including the following:
Joseph J. DeBrita practiced in Miami Beach from the 1930s to the 1950s. He designed
dozens of residential, hotel and apartment buildings, mostly in the Art Deco style. These
include the Villa Luisa and Ocean Blue hotels on Ocean Drive, the Dorset and Coral Reef
hotels on Collins Avenue, and the Eastview Apartments (Marriott) on Washington Avenue.
Together with A. Kononoff, he designed the Mount Vernon and Monticello (Harding) hotels
at 63~d Street in 1946.
Gilbert M. Fein (1920-2003) was from New York City and studied architecture at New York
University. He served in the Army Corps of Engineers during World War II and settled in
Miami Beach after the war. He designed hundreds of residential and commercial buildings
17
in South Florida in the new Post War Modern style, becoming "one of the masters of
Modernism."4 Most of Fein's comfortably livable buildings are unassuming and not
prominent landmarks, but some of the better-known are:
Starlite Hotel 750 Ocean Drive
News Cafe 800 Ocean Drive
Helen Mar Annex 2445 Lake Pancoast Drive
Lake View Apartments 4780 Pinetree Drive
Park Isle Club 780 73`d Street
On October 19, 2005, the Gilbert Fein Neighborhood Conservation District was designated
by the City of Miami Beach on 16th Terrace west of West Avenue, commemorating several
of Fein's apartment buildings there.
Norman Giller is still an active architect on the Beach together with his son Ira. Norman
Giller is well known as one of Florida's most prolific and influential architects of the Post
War Modern style. Born in Jacksonville in 1918, he graduated from the University of
Florida in 1945 and worked with Henry Hohauser and Albert Anis in his early career.5 He
pioneered the use of air conditioning, flat-slab construction techniques, and early motel
design. His buildings include the Diplomat Hotel in Hollywood (demolished), the Ocean
Palm and Thunderbird Motels in Sunny Isles, and the Carillon Hotel and the North Shore
Community Center (also known as the North Shore Bandshell) in Miami Beach.
Robert M. Little came to Miami from Philadelphia in 1925. He worked for Robert A. Taylor
(designer of Roney's Spanish Village on Espanola Way) before starting his own practice in
1933. He rose to prominence as a residential architect in Miami Beach prior to World War
II, with many of his buildings in North Beach. After the war, he worked more in Miami and
is best known for his work on the Merrick Building at the University of Miami.
A. Herbert Mathes, was active in Miami Beach from the 1940s to the 1960s where he
designed hotel, residential, and civic architecture. His works include the Revere
(demolished), Continental, Geneva, Parisian, and Allison Hotels; the Golden Gate
apartments; and the Miami Beach Public Library at 2110 Collins Avenue (demolished).
Gerard Pitt (1885-1971) was born in New Rochelle, New York, and graduated from
Columbia University in 1907. In his early career, he worked in New York City and Detroit.
He moved to Miami in 1930 and was in partnership with George L. Pfeiffer, 1940-1941. Pitt
served as supervising architect for the southeast district of the Florida Hotel Commission
from 1935 to 1957.6 In Miami Beach, he designed dozens of mostly small-scale apartment
buildings in the Art Deco and Post War Modern styles from 1940 to the late 1960s, when
he was in his 80s. These include:
a "Gilbert M. Fein," Miami Herald, Obituaries, 11 March 2003, p.4-B.
s Eric P. Nash and Randall C. Robinson, Jr., Mimo: Miami Modern Revealed (San Francisco, California:
Chronicle Books, 2004), pp. 90-94.
s Membership Application, American Institute of Architects, Florida South Chapter, Coral Gables, Florida.
18
Lincoln Arms
Miljean
Tropical Gardens
Clifton Hotel
1800 James Avenue
1831 James Avenue
1600 Collins Avenue
1343 Collins Avenue
Anton Skislewicz (1895-1980), a native of Dubrovnik, Yugoslavia, and World War I aviator,
immigrated to New York after that war and graduated from Columbia University in 1929.
Drawn by the Depression-era building boom in Miami Beach, he opened a practice herein
1934 and contributed a European sensibility to local architecture. His early work in naval
architecture and aviation is clearly evident in his Streamlined buildings. Skislewicz also
designed alimited-edition limousine for Lincoln Motors in 1938. During World War II, he
closed his practice and returned to shipbuilding in Tampa, Florida.' Some of his buildings
include:
Breakwater Hotel
Lord Balfour Hotel
Plymouth Hotel
940 Ocean Drive
350 Ocean Drive
2035 Park Avenue
Clotilde Luce, "Anton Skislewicz," Home Miami, May 2006, pp. 108-111.
19
IX. ARCHITECTURAL STYLES
Exemplary buildings of distinct Miami Beach architectural movements have been identified
in the proposed Flamingo Park Historic District Westward Expansion. The architectural
styles represented in this area include Mediterranean Revival-Art Deco Transitional (Med-
Deco), and Post War Modern or Miami Modern (MiMo).
Mediterranean Revival-Art Deco Transitional (circa late 1920s to mid-1930s)
"Med-Deco" in Miami Beach was a synthesis of Mediterranean Revival form and Art Deco
decorative detail or vice versa. This unique hybrid style became a fascinating bridge
between the "familiar" and the "new" as the allure of Art Deco found its way into the City's
architectural vocabulary. Clean stepped roof lines and crisp geometric detailing replaced
scrolled parapets, bracketed cornices, and Classical features on structures of clear
Mediterranean Revival form. Likewise, sloped barrel the roofs rested gracefully on edifices
with spectacular Art Deco entrances and facade treatments.
Some of the most celebrated architects in Miami Beach designed structures in this brief-
lived but very significant style, including V.H. Nellenbogen, Henry Hohauser, Russell
Pancoast, and T. Hunter Henderson. The predominant exterior material of Med-Deco
Transitional was smooth stucco with raised or incised details. Featured stucco areas were
often patterned or scored. Keystone, either natural or filled and colored, was frequently
used to define special elements. Windows ranged from wooden and steel casement to
wooden double-hung, and even large single windows in gracefully curved masonry
openings.
Post War Modern or Miami Modern (MiMo) (circa 1945 to 1965)
The Post War Modern style in Miami Beach clearly established a path of its own in terms of
modern functional simplicity. Essentially the strong design personality of Art Deco, as it
evolved over two decades on the Beach, significantly gave way to the dictates of function
in the Post War Modern seaside resort architecture. In recent years, this style has come to
be popularly known as Miami Modern, or MiMo.
Floor plans were commonly reorganized from interior double loaded corridors to "open air"
verandas or "cat walks" on one side or more. Single block massing remained a dominant
characteristic but new functional exterior elements profoundly impacted on design.
Overhanging roof plates, projecting floor slabs and ornamental railings became typical of
the new "style" along with paired or clustered pipe columns to support them. Symmetrical
staircases became significant exterior design features. Occasionally, double block
massing was created with a common landscaped courtyard in between.
Additional design elements and materials were added to the architectural vocabulary,
including rounded eaves, rock face feature areas, cast concrete decorative panels, slump
block and applied masonry elements denoting marine and nautical themes, such as
seahorses and anchors.
20
X. PLANNING DEPARTMENT RECOMMENDATIONS
Criteria for Designation: The Planning Department finds the proposed Flamingo
Park Historic District Westward Expansion to be in compliance with the Criteria for
Designation listed in Section 118-592 in the Land Development Regulations of the
City Code.
2. Expanded District Boundaries: On July 27, 2006, the Historic Preservation Board
reviewed the preliminary evaluation and recommendation report and adopted the
boundaries as recommended by the Planning Department for the proposed
westward expansion of the Flamingo Park Historic District. On September 11, 2007
the Historic Preservation Board further considered the proposed westward
expansion area boundaries and decided to reduce the expansion area to include
the blocks between 8t" Street and 14t" Street on the east side of Alton Road (see
Map 1). (Refer to Section IV, Description of Boundaries, for more information.)
3. Areas Subject to Review: The Planning Department recommends that the areas
subject to review shall include all exterior building elevations and public interior
spaces, site and landscape features, public open spaces and public rights-of-way,
and all vacant or parking lots included within the boundaries of the proposed
Flamingo Park Historic District Westward Expansion. Regular maintenance of
public utilities, drainage, and mechanical systems, sidewalks, and roadways shall
not require a Certificate of Appropriateness.
4. Review Guidelines: The Planning Department recommends that a decision on an
application for a Certificate of Appropriateness shall be based upon compatibility of
the physical alteration or improvement with surrounding properties and where
deemed applicable in substantial compliance with the following:
a. The Secretary of the Interior's Standards for Rehabilitation and Guidelines for
Rehabilitating Historic Buildings, as revised from time to time;
b. Other guidelines/policies/plans adopted or approved by resolution or ordinance by
the City Commission;
c. All additional criteria as listed under Sections 118-564(b) and 118-564(c) in the
Land Development Regulations of the City Code;
d. City of Miami Beach Design Guidelines as adopted by the Joint Design
Review/Historic Preservation Board on October 12, 1993, amended June 7, 1994,
as may be revised from time to time.
21
X. FIGURE INDEX
Figure 0: (Cover) Architectural Rendering by Charles Giller, "Hibiscus Masonic Lodge,"
955 Alton Road, Miami Beach, Florida; Norman M. Giller, FAIA, Architect,
Archives of Giller &Giller, Inc., 1950.
Figure 1: Advertisement, Miami Herald, 26 July 1936.
Figure 2: Postcard, "Masonic Temple-Hibiscus Lodge," courtesy of Ricky Flanagan,
Orlando, Florida.
22
X
Z
W
a
a
a
Z
,O
v/
Z
a
w
V!
W
~_
V J
~w
N r
~a
U O
Oa
F-
N
a
CZ
G
J
LL
rn
c
a~
c rn
c a~
c a~
c a~
c a~
c ~
~
~ rn
c
y _ _ ~
~
~ O
U O
U O
U O
U O
U O
U O
Z O
U
~.:
F-
~
m
~O
r
07
r
Q1
r
Q1
r
O
r
Q1
r ^
~
.~
Q1
r
~
t ~
t N
L N
V
.
U
w
~Uy
~
'a
cLa 1{f
~
/mom
L
m Rf
~
/mom
L
m t0
~
/mom
L
m a~+
a
o~
`~
~_ ~
N
~c
o
Q C9 Q Q Q a Q
W
J
W
N
W
Z
Z
D
J_
m
N
NW
I.L
Q
H
W
a
a
~ ~ _ _
G1 N d d
O O o 0
~
2a ~
~ ~
2~
J ~
~
~
0
~
~
0
~
0
~-+
~+
~+ ~
~ ~
~
V! Q N
r p . y
, ~ R
N ~ N '
+
+ c4 ~ a
= ~ ~ co
p ~
~
~
a = G.
~ Y _
cC L ~ N ~
C. ~
Q ~ Y ~ a a
N
U
L
0 Q
Q z
a~
U ~
O L- L
o Q m
~ f° o
00
rn ~ ~
O
~ ~ N
Q ~~ a°
m ~
N
co m
Q- ~--
~ O C)
•Q ~ .~
O- c6 t~A
O U ~
~ > ~
~ ~
}~ L
W~
~~
}~
~~
}~
O
O
O
Q Q Q Q Q ~ ~ Q
Y
U
m
O
~
M
r
~
C1
O
~
~
O Y
U
m
O
~
n
~
~
p Y
U
O
m
O
O
O r O O r N M O O N O O
00 .- o0 0o co ao 0o rn rn rn rn r-
rn rn
c c
~ ~
~ ~
~L ~L
* O O
Q U U
Z ~ ~
O O
Z Z
~ O O
O O O
~ ~ ~
N
c ~
^L^``
W
a~ a~
c~ ~ ~
rn
c
~ O
•~ C
~ ~ ~
O Q O
~ ~
o ~ a
~ o ~
L
Q
N
~, ~ ~
N x
0
~ ~ ~
vi
vi a
Q co
(B O
N O O
Q ~ O
Y a O
U O
.~ O Q
~ Q Q
NO N~O/ ~
{d.. 11
VJ
O O
t~ ~~ ~~
Q ~ r~
0
~- ~ O
~ N M
O O ~
U
0
c
O
:-.
O
N
(9
O
O
^~
W
C
a~
.Q
0
a ~,
n~
Q ~
o ~
O
~ Q
U •~
~~
~~
U ~
> ~,
o
Q- U
Q- ~ L
m o
c~
o ~
m >
c ~
o ~
:_~ "-'
ca ~
~~
~ ~
~ N
~ ~
U ~
O ~
_~ ~
c
2
O O
~ O
.-. ,~
r ~
o
o ~
N ~
N
~ N
O
AL`
W ~~
O
^~
W
Q ~^,
A
~ ~
c ~
O~
c
~ U
O t6
Z N
M
N
as
c rn
c a~
c rn
c ~
c rn
c a~
c rn
c a~
c a~
c a~
c ~
c rn
c a~
c a~
c
~
~
Q
N ~
~
~L
i~+
O
U ~
~
~L
}~
/O~
U ~
~
~L
i+
O
U ~
~
~L
~
/O~
U 3
~
~L
i~
O
U ~
~
~L
y..i
/O~
U ~
~
~L
it
O
U ~
~
~V
i+
O
U ~
~
~L
iJ
O
U 3
~
~L
it
O
U ~
~
~L
i~+
O
U ~
~
~L
i~
O
U ~
~
~L
i~+
O
U 3
.a
~L
++
O
U 3
~
~L
}~
/O
U
J
~
m cD
M
O
r ~
M
07
r ~
M
O
r ~
M
07
r ~
M
O
r ~
M
C7
r O
M
M
r cc
M
O~
r ~
M
O
r ~
M
O~
r M
M
Q1
r ~
M
07
r ~
M
Q1
r ~
M
O~
r O
~
O
r
_d N G1 _N G1 d G1 d G1 N G1 d N G1
~
U
W
=
U
~
a J
~
m
~
O
a' J
~
as
~
O
~ J
~
d
~
O
a' J
~
m
~
O
a' J
~
d
.Q
O
~ J
~
m
~
O
~ J
~
m
~
O
a' J
~
m
~
O
a' J
~
d
.Q
O
~ J
~
m
~
O
~ J
~
m
~
O
OC J
~
d
~
O
~ J
~
m
~
O
~ J
~
as
~
O
a' cv
,~,
m
~
'~
W
J
~ O
v
N
~
~
~ O
~
G1
~
~
-a O
~
d
D
~
v O
v
d
~
~
~ O
v
G1
~
~
~ O
~
d
~
~
~ O
v
d
~
~
~ O
~
N
D
~
-a O
~
G1
O
~
~ O
v
d
~
~
~ O
v
N
~
~
~ O
v
C1
~
~
a O
~
d
~
~
~ O
v
d
~
~ O
~
N
~
~
W
N
W
Z
~
~
O p
=
~
~
~ ~'
f~/!
~
C
.
V
~
~
i
N
C
~
~
O
N
C
~
'_~
O
O
~
d
C V
''~
O
v
~
O
~ .~
_V
~
O
~
C7
Z
~
J a
o
~
'~ m
~
c
d
a d
~
c
d
~ m
~
c
m
a m
~
c
m
;a m
~
c
a~
:a m
~
c
O
'a d
~
c
m
;a ~
~
c
d
:a m
~
c
m
;a m
~
c
m
;a m
~
c
m
a m
~
c
as
;g .
m
~
c
d
;a d
~
c
d
:a m
~
c
m
:a
~
m `°
~ aNi
L ~
L d
L aNi
L ayi
L aNi
L aNi
L aNi
L aNi
L aNi
L aNi
L aNi
L aNi
L ayi
L aNi
L
~ ~
fn NO/ O O O O O O O O O O O O O O
W ~
I.L ~N
/
I.f~ ~
/
LL ~N
/
I.f. ~N
/
I.f~ /N
y
I.f~ ~N
/
I.f~ /N
y
I.f~ N
N /N
y
i ~N
/
I.f~ N
N ~
/
~ ~N
/
L/ N
~
.
N
1
I ~ ~ ~ ~ ~ ~ _ ~ ~ ~ ~ ~ _ ~ ~
.
~ O O+ ~ ~ r ~ ~ O ~ O O O
, + +
+ i
+ +
i +
i +
i +
i w ~ r
a a a a a a a a a a a a a a a a
Y Y
~
O O ~
W J
a °° m m
O O r Ln LCD O O ~ ti O r lp r 07 to M LCl O
~ O O r r N M M ~ 1Q O O r N N M ~ ~ O
a r N N N N N N N N M M M M M M M M M
r r r r r r r r r r r r r r r r r r
N
a~
c ~
c as
c a~
c
Q
N
~
~
~ r
~
W ~ ~ ~ ~ ~
~
Q Q +
O +
O : ~
Z ~
N
U
U O
U O
U
O
p tq
az
o
~
a
~
~( _
J
M
~
M
07
~
07
~
~
O W
p m r r r r
Q Q
LL ~ d d
N H
U ~
~ r
N
~ ~
t
p W ~ °~ ~ a o
~ ~
F- 2
U Z m ~
~ ~.
U = ~ c
Qn
c a > d ~ _
~
w
N
w
o
~U
Z ~ •~
`1 O ~ m `
U~ ~ 0 m
0
OZ
J °' ~ ~
o
O~ ~ ~ a v
oa ~ o ~; 3 ~
F- z
zg
~ J W
LL N
. ~ ~
~
p W ~ O O
I- O Q
Z rn
c rn
c
p
Q a Y ;C ~ V! N
OOC
~a Z
o Q
~ ~
~ _
~ ~
m m
~ m
E
cnw > >
. >
. 3
• w ~ ~
~ m Q Q ~ ~ ~ ~
~z
a=
~
O
~
~
O ~ ~
~
~
~
~
~ z vi ~° ~° ~ ~ ~° ~
~ J ~ o o r ~ ~ ~
_
JZ Q a s Q ,
Q Q Q
W
~ ~ Y
~
p
w U
~
~
U a m ti
a ° ° ~ ~ ti ~ ti
N
rn
a
L
L
'~
V
``~
V/
M
r
r
rn
.~
^~
LL
~~/
LL
0
J-+
Q
N
W
N
d'
r
i
~ ~
t' L
ca
r
~
N
L
2
Q
1
1..{.
Q
}
~
Q
i W
F
Q
;a*r~-
t*.?~!!
t
^L,
W
2
Q
Q
Q
'~a ~'
~ r
~; ~ ¢~
~F X A~"p
~li~'
4~
* ~ .5
#~ ~ !E
*y
~:i
:;fir i
~~
r 'ft
fi X
j
t ~. E _.
~ ~~
0
rn
N
U
.3
~_
Y
O
Q
d'
C
O
MM
W
CV
P:~<.;,
s
~~~:
~ ~ 777:§
.~
0
J
(D
.
~ `:~f ,,
!~
Q
M
N
N
r
U
I
ca
N
_N
d
C
.~
fl
O
N
I
a
c
0
Q
0
rn
_~'
~.
.. ;~'
D
r
N
C
f6
L
Q
Z
I
c
0
Q
CV
rn
r
i
C
C
C
O
.~
a
N
O
M
N
J
~'
C
O
..-.
Q
N
N
C
.~
LL.
I
c
0
.r
Q
0
r
r
O
r
CO
07
.~
C
t
U
I
t
:-
0
M
r
r
M
r
i
N
J
C
_O
Q
N
N
M
N
J
~'
O
Q
d7
M
N
r
O
M
~~~
c~-
~~ . 'F'
~_
J
%~
~ d'
FI
M
r
i
N
,+~~
J
I
c
0
Q
M
N
sr
:~~
~;.::
..,_ .: ~`
`~
M
r
i
N
J
I
`i ~
1 ~
tt O
1 Q
N
r
~::.
M
r
N
J
c
O
.,-.
Q
M
r
M
M
r
N
~_
J
~'
C
O
Q
N
r
M
r
N
J
C
O
Q
O
M
r
M
M
r
i
N
~_
J
C
O
Q
N
M
F
M
r
~_
J
d'
C
O
Q
M
M
N
M
M
N
J
~'
C
O
Q
N
M
M
07
r
i
J
~'
~'
£ ~
O
M
~.. M
~ ~
i
0
rn
c~
L
N~
I..L
Q
a--~
Q
M
r
c`7
M
~ , ; ~•°~
~~~
~~'
>,;
r..
^~ c
. •-~
~~ ~
M
r
`~ ~
r J
~'
C
O
_~
M ,Q
~ Y ,
M
r
e
~b
4~
Q
w
o~
as
OZ
~O
zin
oQ
~a
ax
u. w
OD
w~
o~
~N
aw
w~
W ~'
=U
H~
Z F..,
O~
Y
U_
O~
J O
m ~
O N_
ti =
H Q
za
O
=0
F- z
OQ
I- LL
Q ~
Ow
J ~
cn a
W O
H ~
~a
ww
a=
O F.
aZ
~F
O.
~~
=H
a0
~z
~ J
O~
~ Z
OW
2 ~
a~
U
O
rn
c
L
cv
Q
I
ca
O
c
0
Q
N
ti
O
ti
M
c
a~
O
c
N
Z
2 ~
> M
C
O
Q
M
N
M
M
r
N
C
O
U
(0
m
Q
C
O
~.
Q
M
~_
L
L
/~
V
N~
I..L
Q
Q
9
MIAMIBEACH
CITY OF MIAMI BEACH
NOTICE OF PUBLIC HEARING
NOTICE OF ZONING MAP CHANGE
The City of Miami Beach proposes to adopt the
following Ordinance:
AN ORDINANCE OF THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAM-
BEACH, FLORIDA, AMENDING THE LAND
DEVELOPMENT REGULATIONS OF THE
CITY CODE BY AMENDING CHAPTER 118,
"ADMINISTRATION AND REVIEW
PROCEDURES," DIVISION 4,
"DESIGNATION," SECTION 118-593, BY
EXPANDING THE BOUNDARIES OF THE
FLAMINGO PARK HISTORIC DISTRICT TO
ADD THE FLAMINGO PARK HISTORIC
DISTRICT WESTWARD EXPANSION, AS
MORE PARTICULARLY DESCRIBED HEREIN;
PROVIDING THAT THE CITY'S ZONING MAP
SHALL BE AMENDED TO INCLUDE THE
FLAMINGO PARK HISTORIC DISTRICT
WESTWARD EXPANSION; ADOPTING THE
DESIGNATION REPORT ATTACHED HERETO
AS APPENDIX "A"PROVIDING FOR
INCLUSION /N THE LAND DEVELOPMENT
REGULATIONS OF THE CITY CODE,
REPEALER, SEVERABILITY, AND AN
EFFECTIVE DATE.
PUBLIC NOTICE IS HEREBY GIVEN that a first
and only reading public_ hearing on the Ordinance will be held by the City Commission on
Floor, City Hall, 1700 Co
Florida.
The historic district proposed for designation is shown on the Map within this Zoning MalS
Change.
All persons are invited to appear at this meeting or be represented by an agent, or to express their views
in writing addressed to the Miami Beach City Commission c/o the City Clerk, 1700 Convention Center
Drive, First Floor, City Hall, Miami Beach, Florida 33139.
The Ordinance and other related materials regarding the proposed historic district are available for public
inspection during normal business hours in the City Clerk's Office. Inquiries may be directed to the
Planning Department at (305) 673-7550. The hearing on this Ordinance'may be continued at this meeting
and, under such circumstances, additional legal notice would not be provided. Any person may contact
the City Clerk's Office at (305) 673-7411 for information as to the status of the Ordinance as a result of the
meeting.
Pursuant to Section 286.0105, Fla. Stat., the City hereby advises the public that: If a person decides to
appeal any decision made by the City Commission with respect to any matter considered at its meeting
or its hearing, such person must insure that a verbatim 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 consti-
tute consent by the City of the introduction or admission of otherwise inadmissible or irrelevant evidence,
nor does it authorize challenges or appeals not otherwise allowed by law.
To request this material in accessible format, sign language interpreters, information on access for per-
sons with disabilities, and/or any accommodation to review any document or participate in any city-spon-
sored proceeding, please contact 305-604-2489 (voice) or 305-673-7218 (TTY) five days in advance to
initiate your request. TTY users may also call 711 (Florida Relay Service).
Ad # 470
0
0
M
r
Q
Z
Q
la
0
'x
a
r J
Q
W
I S
!~
W
0
,~
~,
Z
,o
~~
`m