Ainsley Building 14 N.E

Ainsley Building 14 N.E. 1st Avenue

City of Miami Historic and Environmental Preservation Board Application for Historic Designation June 5, 2015 TABLE OF CONTENTS Ainsley Building

1. Historic Resource Nomination Form 2. Legal Description 3. Property Appraisers Report 4. Statement of Significance and Historic Photos 5. Existing Aerial Photographs

14 NE 1st Ave. Miami, Florida 33132 HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD FOR STAFF USE ONLY HISTORIC RESOURCE NOMINATION C I T Y O F M I A M I PLANNING AND ZONING DEPARTMENT DATE RECEIVED PRESERVATION OFFICE PRELIMINARY DESIGNATION 444 SW 2nd AVENUE, 3rd FLOOR MIAMI, FLORIDA 33130 HEPB MEETING DATE______

14 NE 1ST AVE Ainsley Building RESOLUTION # ______PROPERTY ADDRESS HISTORIC DISTRICT/LANDMARK NAME STAFF INITIALS ______One Flagler Dev LLC (c/o Midgard Management) OWNER'S NAME APPROVED 1475 W Cypress Creek RD #202, FT Lauderdale, FL 33309 DENIED OWNER'S ADDRESS, CITY, STATE, ZIP CODE FINAL DESIGNATION (305) 938-5707 [email protected] HEPB MEETING DATE______OWNER'S DAYTIME PHONE NUMBER OWNER'S E-MAIL Richard Heisenbottle, FAIA RESOLUTION # ______APPLICANT/AUTHORIZED REPRESENTATIVE (NAME & TITLE) STAFF INITIALS ______2199 Ponce de Leon Blvd. suit 400, Coral Gables, FL 33134 APPLICANT'S ADDRESS, CITY, STATE, ZIP CODE APPROVED (305) 446-7799 [email protected] DENIED APPLICANT'S DAYTIME PHONE NUMBER APPLICANT'S E-MAIL APPLICABLE CRITERIA (Choose as many as applicable) (1) Are associated in a significant way with the life of a person important in the past; (2) Are the site of a historic event with significant effect upon the community, city, state, or nation; (3) Exemplify the historical, cultural, political, economical, or social trends of the community; (4) Portray the environment in an era of history characterized by one or more distinctive architectural styles; (5) Embody those distinguishing characteristics of an architectural style, or period, or method of construction; (6) Are an outstanding work of a prominent designer or builder; (7) Contain elements of design, detail, materials, or craftsmanship of outstanding quality or which represent a significant innovation or adaptation to the South Florida environment; or (8) Have yielded, or may likely to yield, information important in prehistory or history. APPLICATIONS ARE DUE AT NOON THE FIRST FRIDAY OF EVERY MONTH FOR PLACEMENT ON THE FOLLOWING MONTH'S AGENDA NO APPLICATION WILL BE ACCEPTED FOR THE HEPB UNTIL ALL SUPPORTING MATERIALS ARE RECEIVED. THE HEPB GENERALLY MEETS THE FIRST TUESDAY OF EVERY MONTH AT 3:00PM. WHEN THERE IS A CONFLICTING HOLIDAY HEPB MEETS ON AN ALTERNATE DATE. THERE IS NO MEETING IN AUGUST. MEETINGS TAKE PLACE AT:

MIAMI CITY HALL, 3500 PAN AMERICAN DRIVE COCONUT GROVE, FLORIDA OWNER ATTESTATION: I HAVE READ AND UNDERSTAND THE ABOVE INFORMATION AND I CERTIFY TO THE BEST OF MY ABILITY THAT ALL INFORMATION PROVIDED IN THIS APPLICATION AND ATTACHMENTS ARE CORRECT

SIGNATURE OF PROPERTY OWNER DATE

SIGNATURE OF APPLICANT (IF OTHER THAN PROPERTY OWNER) DATE NOTE: A COMPLETE CHECKLIST AND INSTRUCTIONS FOR REQUIRED ATTACHMENTS ARE ON REVERSE SIDE.

BELOW PROVIDE A BRIEF STATEMENT OF WHY THE PROPOSES RESOURCE IS ELIGIBLE FOR DESIGNATION

The Ainsley Building meets designation criteria No. 3, 5, & 6. See attached designation report.

SUBMITTALS MUST CONTAIN (13) COPIES OF EACH ITEM REQUESTED BELOW REQUIRED ATTACHMENTS:

COMPLETED HISTORIC RESOURCE NOMINATION FORM

LEGAL DESCRIPTION

PROPERTY RECORD FROM MIAMI DADE PROPERTY APPRAISER (http://www.miamidade.gov/propertysearch)

PHOTOGRAPHS Submit color photographs showing all facades of the existing conditions of the proposed property, interior photos, and any contributing elements of the site.

SOURCES OF RESEARCH Provide articles, historic photographs, deed to the property, personal letters, contracts, drawings, book references, as well as any other sources that provide proof of the resource's eligibility.

MAILING ADDRESS LABELS FOR PROPERTY OWNERS WITHIN A 500' RADIUS OF PROPOSED RESOURCE

ELIGIBILITY STATEMENT Attached a statement describing how the resource has significance in the historical, cultural, archeological, paleontological, aesthetic, or architectural heritage of the city, state, or nation and how it possesses integrity of design, setting, materials, workmanship, feeling, and association. Identify the applicable Criteria for Designation, and provide an explanation as to why the proposed resource meets each of the applicable Criteria. Please note Criteria Exceptions within Chapter 23 of the City Code and utilize the National Register Bulletin "How to Apply the National Register Criteria for Designation"

REQUIRED FEES: CHECKS TO BE MADE PAYABLE TO THE CITY OF MIAMI

APPLICATION FEE: $150 DATE PAID: TOTAL AMOUNT: $0.05 PER SQUARE FOOT OF THE RESOURCE PROPOSED CHECK NUMBER: NOTICING FEES:

NOTIFICATION FOR PROPERTIES WITHIN A 500' RADIUS NUMBER OF NOTIFICATIONS: X $4.50 = TOTAL FEE DUE

NOTIFICATION FOR PROPERTY OWNER/APPLICANT NUMBER OF NOTIFICATIONS: X $4.50 = TOTAL FEE DUE

FOR QUESTIONS PLEASE CONTACT THE PRESERVATION OFFICE: Megan Cross Schmitt at 305.416.1416 or [email protected] Marina Novaes at 305.416.1459 or [email protected] Trisha Logan at 305.416.1059 or [email protected]

If the applicant would like to appeal a decision of the HEPB, they may submit an appeal to Hearing Boards to bring the item before the City Commission. LEGAL DESCRITION Ainsley Building

MIAMI NORTH PB B-41 LOTS 19 & 20 LESS E10FT OF LOT 20 FOR ST BLK 116 LOT SIZE 90.000 X 140 COC 25559-1962 04 2007 6

14 NE 1st Ave. Miami, Florida 33132 Property Search Application - Miami-Dade County Page 1 of 5

Detailed Report Generated On : 6/4/2015

Property Information Folio: 01-0111-060-1170

Property Address: 14 NE 1 AVE

ONE FLAGLER DEV LLC Owner %MIDGARD MANAGEMENT 1475 W CYPRESS CREEK RD #202 Mailing Address FORT LAUDERDALE , FL 33309 Primary Zone 6401 COMMERCIAL 1813 OFFICE BUILDING - Primary Land Use MULTISTORY : OFFICE BUILDING Beds / Baths / Half 0 / 0 / 0 Floors 13 Living Units 0 Actual Area Sq.Ft Living Area Sq.Ft Adjusted Area 154,559 Sq.Ft Taxable Value Information Lot Size 12,600 Sq.Ft 2014 2013 2012 Year Built 1952 County

Assessment Information Exemption Value $0 $0 $0 Year 2014 2013 2012 Taxable Value $12,112,100 $11,011,000 $10,010,000 Land Value $2,016,000 $2,016,000 $2,016,000 School Board Building Value $10,684,000 $10,484,000 $10,484,000 Exemption Value $0 $0 $0 Taxable Value $12,700,000 $12,500,000 $12,500,000 XF Value $0 $0 $0 City Market Value $12,700,000 $12,500,000 $12,500,000 Exemption Value $0 $0 $0 Assessed Value $12,112,100 $11,011,000 $10,010,000 Taxable Value $12,112,100 $11,011,000 $10,010,000 Benefits Information Regional Benefit Type 2014 2013 2012 Exemption Value $0 $0 $0 Non-Homestead Assessment Taxable Value $12,112,100 $11,011,000 $10,010,000 $587,900 $1,489,000 $2,490,000 Cap Reduction Note: Not all benefits are applicable to all Taxable Values (i.e. County, School Board, City, Regional).

The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami-Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp

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http://www.miamidade.gov/propertysearch/ 6/4/2015 Property Search Application - Miami-Dade County Page 2 of 5

Generated On : 6/4/2015

Property Information

Folio: 01-0111-060-1170

Property Address: 14 NE 1 AVE

Roll Year 2014 Land, Building and Extra-Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T6-80 O 6401 Square Ft. 12,600.00

Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1952 15,559 1 2 1952 139,000

Extra Features Description Year Built Units Calc Value Chill Water A/C (Aprox 300 sqft/Ton) 1980 500 Chill Water A/C (Aprox 300 sqft/Ton) 1973 8 Elevator - Passenger 1969 2 Elevator - Passenger 1952 42 Plumbing Fixtures - Hi-Rise 1952 176

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http://www.miamidade.gov/propertysearch/ 6/4/2015 Property Search Application - Miami-Dade County Page 3 of 5

Generated On : 6/4/2015

Property Information

Folio: 01-0111-060-1170

Property Address: 14 NE 1 AVE

Roll Year 2013 Land, Building and Extra-Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T6-80 O 6401 Square Ft. 12,600.00

Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1952 15,559 1 2 1952 139,000

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http://www.miamidade.gov/propertysearch/ 6/4/2015 Property Search Application - Miami-Dade County Page 4 of 5

Generated On : 6/4/2015

Property Information

Folio: 01-0111-060-1170

Property Address: 14 NE 1 AVE

Roll Year 2012 Land, Building and Extra-Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T6-80 O 6401 Square Ft. 12,600.00

Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1952 15,559 1 2 1952 139,000

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Generated On : 6/4/2015

Property Information

Folio: 01-0111-060-1170

Property Address: 14 NE 1 AVE

Full Legal Description MIAMI NORTH PB B-41 LOTS 19 & 20 LESS E10FT OF LOT 20 FOR ST BLK 116 LOT SIZE 90.000 X 140 COC 25559-1962 04 2007 6

Sales Information Previous Sale Price OR Book-Page Qualification Description 04/01/2007 $5,329,773 25559-1962 Qual on DOS, but significant phy change since time of transfer 08/01/2006 $4,730,000 24879-3305 Qual on DOS, but significant phy change since time of transfer 10/01/2005 $20,000,000 24045-0560 Qual on DOS, but significant phy change since time of transfer 04/01/2004 $5,500,000 22239-2443 Qual on DOS, but significant phy change since time of transfer 10/01/1984 $10,625,000 12324-499 2008 and prior year sales; Qual by exam of deed 08/01/1975 $2,666,000 00000-00000 2008 and prior year sales; Qual by exam of deed

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http://www.miamidade.gov/propertysearch/ 6/4/2015 AINSLEY BUILDING (Formally known as The Foremost Building and now known as One Flagler) 14 NE 1st Avenue Miami, FL 33132

Tax Folio Number: 01-0112-000-1030

Statement of Significance June 3, 2015

Prepared By: R.J. Heisenbottle Architects, PA

Richard J. Heisenbottle, FAIA Becky Roper Matkov

Statement of Significance

The Ainsley Building, later known as The Foremost Building and now known as One Flagler is in the process of being converted to condo office building, with retail stores and a bank at the street level. The building is listed on the National Register of Historic Places as a Contributing Resource in the Downtown Miami Historic District.1

The National Register Downtown Miami Historic District encompasses approximately 38 acres that have remained the City’s central business district from its early beginnings to the present, expanding outward from the major roadways of Flagler Street and Miami Avenue. The buildings range in date from 1903 through 1955 and represent important architectural designs by influential architects,2 reflecting the continuum of Miami’s business development and commercial architecture.

The Ainsley Building is important as part of this collective story, and the Ainsley Building is worthy for individual local historic designation because of its distinctive architectural style and as the work of the famous architect Morris Lapidus.

The Ainsley Building merits designation under the following criteria:

Criteria 3: Exemplify the historical, cultural, political, economical or social trends in the community

The 15-story, steel-frame Ainsley Building was the first office building to be constructed in downtown Miami after World War II. It was built in 1952, an era of expansion and optimism in America when advances in industry, technology and transportation were encouraging new design. The Ainsley Building was a very modern innovation for this period in local history, denoting a marked shift in the architectural styles prevalent up until that time in Miami’s central downtown.

Criteria 5: Embody those distinguishing characteristics of an architectural style, or period, or method of construction:

The construction of the Ainsley displays the characteristics of Mid-Century Modernism in its scale, massing and the finely detailed glass curtain wall on its east façade facing N.E. 2nd Avenue. On its south façade facing Flagler Street, the building foreshadows what would become known as “Miami Modern.” These features include a tilted entrance canopy, repetitive fenestration in the form of ribbon windows, and cantilevered balconettes that act as sun screens, adding depth and accentuating horizontality.3

Criteria 6: An outstanding work of a prominent designer

The architect of the Ainsley Building was the iconoclastic Morris Lapidus, who would achieve fame for designing the Fontainebleau Hotel in 1954 and the Eden Roc Hotel in 1956 on Miami Beach.

The Russian-born Lapidus, who came to America as a child, moved to Miami in 1947 and, in the words of biographer Deborah Desilets, began creating a “dizzying array of bold and innovative designs on Florida’s shores.” 4

Among the 1200 projects of his prolific career were retail stores, office buildings, apartment complexes, hospitals, synagogues, performing arts centers and resort hotels in Miami and throughout the Caribbean. In 1960 Lapidus redesigned Lincoln Road into one of the nation’s first pedestrian malls, setting the stage for what is still a major Miami Beach tourist destination.5

Lapidus began his architectural career as a store designer, achieving his first public recognition in a 1928 article in Architectural Forum praising his design of the Parisian Bootery. He determined that people are attracted to color, bright lights, adornment and sweeping, curving lines. The dramatic lighting and “woggles,” “cheeseholes” and “bean poles” he first created for stores in the 1930s and ‘40s would appear in 1949 in his first hotel, the Sans Souci, and in the apartment houses, offices and hotels that followed. 6

For many years Lapidus was scorned by architectural critics and Modernist purists for his flamboyance and unorthodox talent. New York Times architect critic Ada Louise Huxley sneered that Lapidus was “the High Priest of High Kitsch who virtually invented the Florida hotel (somebody had to).”7

However, the buildings of Morris Lapidus were loved by the public. His creations with their powerful curves, asymmetry, and theatrical flourishes “provided a newfound sense of joy and delight for its mid-century guests.” 8

By 1970, the work of Lapidus “had a cult following—especially among postmodernists.” 9 In 1991 The Whitney Guide to 20th Century American Architecture listed the Fontainebleau as one of its definitive buildings. In 1993 New York University presented Lapidus with a Lifetime Achievement Award. In 2000 the Cooper-Hewitt Museum named Morris Lapidus an American Original.10

By the time Morris Lapidus died at the age of 98 in 2001 he had achieved international renown—and begrudging respect even from his detractors.

In 2009, the City of Miami Beach designated a one-mile stretch of Collins Avenue north of 44th Street as The Morris Lapidus Mid-20th Century Historic District, containing the Lapidus- designed Seacoast Towers, Crystal House, and the instantly recognizable Fontainebleau and Eden Roc Hotels.

The Ainsley Building, one of Lapidus’ first office buildings, is more restrained than his hotels and later works would be. However, it exhibits the expressive style of Lapidus with its tilted canopy entrance and the cantilevered balconettes and ribbon windows accentuating horizontal lines. Its set-back penthouse with windows shaded by a folded-plate metal canopy adds a “crowning, sculptural touch and offers sweeping views in four directions,” 11 --a very Lapidus- like touch.

The Ainsley Building has retained its integrity in architectural design and setting, with few alterations to its exterior over the decades. Its storefronts were altered in the 1980s, but the building is still considered contributing to the historic district and eligible for the National Register according to the Report on Downtown Miami Historic District prepared in 2011 by the City of Miami Historic Preservation Office. 12

The Ainsley Building is worthy of individual historic designation as a landmark in Miami’s architectural heritage, as a fine example of Mid-Century Modern style, and as an important work of a world famous architect, Morris Lapidus.

Notes:

1 National Register of Historic Places, Downtown Miami Historic District, Continuation Sheet, Section 7, Page 13.

2 National Register of Historic Places, Downtown Miami Historic District; Section Number 7, Page 2.

3 Allan T. Shulman, Randall C. Robinson, Jr. and James F. Donnelly. Miami Architecture: An AIA Guide Featuring Downtown, the Beaches and Coconut Grove (USA, University Press of Florida, 2010), 44.

4 Deborah Desilets. Morris Lapidus (New York, Assouline Publishing 2004), 5.

5 Arva Moore Parks and Carolyn Klepser. Miami Then and Now (San Diego, California, Thunder Bay Press, 2002), 113.

6 Morris Lapidus, An Architecture of Joy. (Miami, E.A. Seeman Publishing, Inc.1979), 131.

7 Ibid, 224.

8 Deborah Tackett and William Cary. “Morris Lapidus’ Eden Roc,” Preservation Today Magazine (Miami, Dade Heritage Trust, 2011), 26.

9 Desilets, Morris Lapidus, 74.

10 Ibid., 75.

11 Shulman,Robinson and Donnelly, AIA Guide, 44.

12 Marina Novaes, Report on Downtown Miami Historic District (City of Miami Historic Preservation Office, May 5, 2011), 48. Bibliography

Desilets, Deborah. Morris Lapidus (New York, Assouline Publishing 2004)

Downtown Development Authority Downtown Miami National Register Historic District Building Inventory, July 29, 2010, page 56

Florida Master Site File, Foremost Building, Site# 8DA8115

Lapidus, Morris. An Architecture of Joy. (Miami, E.A. Seemann Publishing, Inc., 1979)

National Register of Historic Places, Downtown Miami Historic District; Section Number 7, Page 13

Novaes, Marina. Report on Downtown Miami Historic District (City of Miami Historic Preservation Office, May 5, 2011)

Parks, Arva Moore and Carolyn Klepser. Miami Then and Now (San Diego, California, Thunder Bay Press, 2002)

Shulman, Allan T., Randall C. Robinson and James F. Donnelly. Miami Architecture: An AIA Guide Featuring Downtown, the Beaches and Coconut Grove (USA, University Press of Florida, 2010)

Historic Photographs

AINSLEY BUILDING UNDER CONSTRUCTION JULY 7, 1953

OFFICE BUILDING ENTRANCE ON NE 1st AVENUE

OFFICE BUILDING ENTRANCE ON NE 1st AVENUE JANUAY 4, 1961

AINSLEY BUILDING FORECLOSED JULY 26, 1962

SOUTH EAST CORNER

NORTH EAST CORNER

NORTH SIDE

NORTH WEST CORNER

SOUTH WEST CORNER