N T R 0 D u C T 0 N I

The Miami Beach Art Deco District is our nation's most unique quickens, it threatens to alter the very essence of the community-s resort. For over fifty years, it has sustained itself as a retirement social, architectural and cultural fabric unless properly directed. and vacation community, and until recently, it remained nearly The citizens of Miami Beach have recently begun to appreciate unsurpassed in the accommodations, recreation and scenic setting the inherent attributes of their historic Art Deco District. The latent which it offered to hundreds of thousands of visitors each year. potential of the District is being recognized with a conscious and enthusiastic effort to restore economic health and vitality to the area. They recognize that the District will be unable to attract its All of South Florida is currently experiencing intense development potential share of the strong regional tourist market if positive pressuries because of its ideal climate and seaside environment, action is not taken to reverse the trends of physical deterioration and the Art Deco District is no exception. Land values in the and neglect. They also recognize that the architectural richness District are high, especially for oceanfront property, and the and quality of their community make it a very special place. effects of uncontrolled new development have already become apparent in demolition and insensitive new construction. In some The time has arrived for a full-fledged Preservation and Develop­ areas, new development has been sensitive to the historic integrity ment Plan to focus this new energy in directions which will most of the District. However, as the development momentum effectively accomplish the goals of preservation and revitalization.

STUDY 0 RIG IN The movement to save Art Deco and Mediterranean Revival in 1980, funding commitments were made by the City of Miami architecture in the Miami/Miami Beach area began in 1976 with Beach, Metropolitan Dade County, the Florida Department of the formation of the non-profit Miami Design Preservation State, Division of Archives, History and Record Management and League. This group of artists, interior designers and others in­ the National Endowment for the Arts. Jointly, these agencies terested in local design actively organized to have .the Miami agreed to fund this Preservation and Development Plan. Beach Architectural District listed in the National Register of Historic Places. This goal was accomplished in 1979, making the area the youngest National Register Historic District in the nation. This report represents the culmination of an eight-month planning process. Careful analysis of the District's architectural, social and The development of a preservation master plan for the District economic characteristics by the consultants as well as periodic which would recognize and promote preservation and rehabilita­ brainstorming sessions held with local public and private interests tion became the next step for the League. As preservationists, the resulted in the formation of this dramatic and implementable group was concerned with the unique architectural environment Preservation and Development Plan. This document presents the of the District, but it was also devoted to directing development study's major conclusions and proposals and seeks to call signifi­ pressures into projects which would have a positive impact on the cant national attention to the District and to spark public and housing, social and economic needs of the community. The private interest in the area's future potential. Supporting docu­ League responded by seeking public monies to contract for a mentation and traditional planning data can be obtained from the master plan for preservation and revitalization of the District. Early Miami Design Preservation League or the consultants.

GO AL S 0 F THE PLAN

The goals of this Plan were identified in the initial planning stage as 2. To encourage sensitive rehabilitation of the historic and archi­ a means to establish a dialogue and sense of mutual commitment tecturally significant buildings, in accordance with the recom­ between the League, the City and the consultants. Five overall mendation of the Preservation and Development Plan. goals were identified: 3. To offer development incentives for private investments in 1. To preserve and enhance the historic architecture and tropical rehabilitation and new construction which are compatible with setting of the District, capitalizing on its rich history and archi­ the visual integrity of the District and to create a healthy tectural heritage, promoting public awareness, and creating a economic environment, reinforcing existing uses and identifi­ dynamic mixed-use environment. able needs while also expanding tourist-convention amenities.

2. 2.

Bay

The Miami Beach Art Deco District is a one-square mile area of of area mile is one-square a District Deco Art Beach Miami The

developed barrier island separated from the east coast of South South of coast east the from separated island barrier developed

The City of Miami Beach encompasses the nation's most densely densely most nation's the encompasses Beach Miami The of City

Florida by the Inland waterway where it empties into Biscayne Biscayne into empties it where waterway Inland by the Florida

• •

• Upgrading and rehabilitation of apartment buildings in in residen­ buildings apartment of rehabilitation and Upgrading •

• Upgrading of Washington Avenue as a neighborhood and and neighborhood a as Avenue Washington of Upgrading •

• Reuse of lower Collins Avenue buildings as a health-oriented health-oriented a as buildings Avenue Collins lower of Reuse •

• Upgrading of the Ocean Drive hotels as tourist facilities facilities tourist as hotels Drive Ocean the of Upgrading •

Key elements of the Plan are: are: Plan the of elements Key

and gradually extends to other areas of the District. District. the of areas other to extends gradually and

Ocean Drive, Collins Avenue and Washington Avenue target area area target Avenue Avenue Washington and Collins Drive, Ocean

total investment of at least $198 million, thousands of of of employ­ at least new million, $198 thousands investment total

Miami Beach.The Plan Plan in begins calls which a for Beach.The the effort phased Miami

ment opportunities and a fully revived and healthy economy for for economy healthy and revived fully a and opportunities ment

generate up to five times as much in private expenditures for a a for expenditures private in much as times five to up generate

approximately $33 million in public commitments is projected to to projected is commitments in public million $33 approximately

h Peevto ad eeomn Pa sshdld for scheduled is Plan Development and Preservation The

mentation over the next ten years. During this period, a total of of total a period, this During years. ten next the over mentation

4. To provide guidelines for housing and services which support support which services and housing for guidelines 4. provide To

sizes and congregate forms for both permanent and seasonal seasonal and permanent both for forms congregate and sizes

tial areas for housing, with family and elderly units of varied varied of units elderly and family with housing, for areas tial Creation of theme malls on Espanola Way and Lincoln Road. Road. Lincoln and Way Espanola on malls theme of Creation

residents. residents.

Espanola Way can be a Latin bazaar, while Lincoln Road can can Road Lincoln while bazaar, Latin a be can Way Espanola

cultural diversity of residents and visitors. visitors. and residents of diversity cultural

tourist shopping area, with a focus on the ethnic heritage and and heritage ethnic the on focus a with area, shopping tourist

solariums, gyms, etc. etc. gyms, solariums,

commercial and recreational center, offering hydrotherapy, hydrotherapy, offering center, recreational and commercial

fie rerouted from Ocean Drive. Drive. Ocean from rerouted fie

ground floor restaurants and tourist services fronting on an an on Art fronting services and tourist restaurants floor ground

Deco and Mediterranean Revival theme mall with with mall Revival theme Mediterranean and Deco

. .

elderly. elderly.

the identified needs of the District's population, especially the the especially population, District's the of needs identified the

Miami Beach is directly east of the mainland City of Miami. Miami. City the east mainland of is of Beach directly Miami

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SUMMARY SUMMARY

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within this stretch and extends westward to to westward extends and stretch this within

Street north to Lincoln Road and east of washington Avenue Avenue as Road far Lincoln east and Street of to north washington

Art Deco and Mediterranean Revival resort architecture. Planned Planned architecture. resort Revival Mediterranean and Deco Art

north as 23rd Street. It includes the entire Atlantic beachfront beachfront Atlantic entire the includes It Street. 23rd as north

in a strong rectangular grid pattern, the District extends from 6th 6th from extends District the pattern, grid rectangular in a strong

the City which contains the nation's most outstanding collection of of collection most outstanding nation's the the City contains which

outstanding heritage and tempering it with an understanding of of understanding an with it tempering and heritage outstanding

fa motn hsoi resource historic important an of and to visit. visit. to and

can again become an outstanding place to to place outstanding an become again can

current development trends and market demands, the District District the demands, market and trends development current

demolition is an easy alternative, and the sporadic removal of of the removal sporadic the and is alternative, easy an demolition

oeie identity cohesive

urban fabric will leave behind a piecemeal community without a a without community piecemeal a behind leave will fabric urban

Implementation of the Plan Plan of rejuvenation the and rescue will the signify Implementation

able home for its residents, young and old. old. and young residents, its for home able

Without action, the District cannot survive intact. Continued Continued intact. survive cannot District the action, Without

tourist and commercial trade which now is directed to other areas areas to other is now directed which trade commercial and tourist

The District District The

image, an inviting welcome to visitors and and comfort­ and a pleasing to visitors inviting image, an welcome

of the Florida coast. The Plan offers an exciting opportunity to to opportunity exciting an offers Plan The coast. Florida the of

reverse the current trend of decline. It will create a new resort resort new a create will It decline. of trend current the reverse

• Development of a large scale, mixed-use retail/hotel/marketing retail/hotel/marketing mixed-use of a scale, large Development •

• Upgrading of large Collins Avenue hotels to serve an expanded expanded an serve to hotels Avenue Collins large of Upgrading •

• •

.T eeo on cmimn bten h iy ulc agen­ City, public the between commitment joint a 5. To develop

public spaces. spaces. public

trade center as a central focal point of the District with dramatic dramatic with District point of the focal as a center central trade

tourist market. market. tourist

Commercial focus will be nightclubs nightclubs be will focus Commercial

ing and creation creation and ing

Rehab~itation Rehab~itation

of Deco artwork Deco of

feature Art Deco specialty boutiques and an outdoor museum museum outdoor an and boutiques specialty Deco Art feature

ainaddvlpet objectives development and vation

local financial community in order to accomplish these preser­ these accomplish to in order community financial local

cies, preservation and civic groups, property owners and the the and owners property groups, civic and preservation cies,

will will

. .

capture a dramatically increased share of the the of share increased dramatically a capture

of seasonal hotels in the museum area for hous­ for area museum in the hotels seasonal of

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of of

an artists and writers enclave in this area. area. this in enclave writers and artists an

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STUDY STUDY

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By capitalizing on the District's District's the on capitalizing By

THE THE

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and and

experience: experience:

Lenox Lenox

entertainment. entertainment.

AREA AREA

Avenue. Avenue.

PLAN PLAN

to live in in live to

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NORTH MIAMI NORTH

MIAMI MIAMI SHORES

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which defin which

City represent stable neighborhoods. They contain a fair share share of a fair They contain neighborhoods. stable represent City

Collins Avenue is a major route through the area of large beach­ large of area the through route is major a Avenue Collins

desirable tourist attraction. attraction. tourist desirable

te sye,btcery la clearly but styles, other

onco route connector

Art Deco and Mediterranean Revival buildings interspersed with with interspersed buildings Revival Mediterranean and Deco Art

front hotels. Residential and commercial areas elsewhere in in the elsewhere areas commercial and Residential hotels. front

south along the outside edges of the barrier island. island. barrier the of edges outside the along south

Avenue and Alton Road serve as major traffic routes north and and north routes traffic major as serve Road Alton and Avenue

cial pot cial

etr icue U.S include nectors

state 95, U.S. Route 1 and the Floridas Turnpike. Turnpike. East-west con­ Floridas 1 the and U.S. Route 95, state

easy access to Miami Beach. Major north-south routes are Inter­ are routes north-south Major Beach. Miami to access easy

South of the District, Ocean Drive and Collins Avenue continue continue Avenue Collins and Drive Ocean District, the of South

Omni, Bal Harbour and The Falls retail centers. centers. retail Falls The and Harbour Bal Omni,

Julia Tuttle Causeway. Within the District, Ocean Drive, Collins Collins Drive, Ocean District, the Within Causeway. Tuttle Julia

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national Airport is west of Miami on Route 836. There are major major are There 836. Route on Miami of is west Airport national

into th into

the area's popularity as a vacation and retirement retreat. Major Major retreat. retirement and a vacation as popularity area's the

built from the late 1940's to 1960's, attract thousands thousands attract 1960's, to 1940's late the from built

rc, ag hotels large trict,

Excellent transportation networks throughout the region provide provide region the throughout networks transportation Excellent

retail centers for more affluent tourists and residents are Miami are residents and tourists affluent more for centers retail

center

and play a major role in the Beach the in role major a play and

arrival from South America and the Caribbean. North of the the of North Caribbean. the and America South from arrival

and directly west of the District is Government Cut, the the Cut, Government is District the of west directly and

place of the Miami Design Design Miami the of place

munity of Coral Gables; Little Havana, in the 8th Street area in in area Street 8th the in Havana, Little Gables; Coral of munity

Miami; Miami's World Trade Center and Design Row (the birth­ (the Row Design and Trade Center World Miami's Miami;

known as the "Greenwich Village of the South"; the the com­ Village planned of the South"; "Greenwich as known the

County are equally supportive of its role as a tropical resort com resort a as role tropical its of supportive equally are County

The more immediate surroundings of the District within Dade Dade within District the of surroundings immediate more The

additional attractions and concentrations of development in in of South development and concentrations attractions additional

munity. Other area attractions include: Coconut Grove, once once Grove, Coconut include: attractions area Other munity.

design

Florida

adrae Pl ec, Hialeah Beach, Palm Lauderdale,

features a picturesque historic district of Mediterranean Revival Revival Mediterranean of district historic picturesque a features

appearance; Everglades National Park; Park; National Everglades appearance;

tural heritage remains untouched from its its from untouched remains heritage tural

vacationers include: Key Key include: West, architec­ rich a whose vacationers town quaint

in eas o t rpcl climate tropical its of because tion

The District's barrier island location is ideally suited as a major major a as suited ideally is location island barrier District's The

attraction for visitors and residents of the region residents of the and visitors for attraction

Florida area attracts a large tourist.and seasonal resident popula resident seasonal a large tourist.and attracts area Florida

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Extensive condominium development has has reinforced also development Extensive condominium

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South Shore area of the City. North of the Dade Canal, Canal, Dade the of North City. the of area Shore South

and the Micosukee Indian Reservation. Miami, Fort Fort Miami, Reservation. Indian Micosukee the and

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tively tively D Deco marks the Art

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perience rebirth as the area's most unique and and unique most as area's the rebirth perience

such as the Fontainbleau and the the and Fontainbleau as the such

from Interstate 95 and three causeways to to causeways three and 95 Interstate from

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ot 1 ots 0ad 84 and 80 Routes 41, Route

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Preserv/;ltion Preserv/;ltion

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Naples and Fort Meyers are are Meyers Fort and Naples

Focal points for tourists and and tourists for points Focal

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The entire South South The entire

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tnad ie etnua pas rdcd osset pat­ consistent a produced plats rectangular size Standard

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The rectangular grid of streets dominates the composition composition the dominates streets of grid rectangular The

District. District. of of

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IMPACT IMPACT OF PLAN

DESIGN DESIGN GUIDELINES

ACTION PLAN PLAN ACTION CONCLUSION CONCLUSION SUMMARY SUMMARY

DEVELOPMENT DEVELOPMENT TECHNIQUES

IMPLEMENT.4\TION IMPLEMENT.4\TION

VANITY VANITY FAIR

THEME THEME MALLS

THE NEW DISTRICT THE DISTRICT NEW IMAGE

MUSEUM MUSEUM AREA

OCEAN DRIVE, DRIVE, OCEAN COLLINS AVENUE, WASHINGTON AVENUE TIME TIME FUTURE

RESIDENTIAL RESIDENTIAL AREA

PRESERVATION PRESERVATION DEVELOPMENT AND PLAN

INTRODUCTION INTRODUCTION

CHANGING PATTERNS PATTERNS CHANGING

POPULATION POPULATION

ARCHITECTURAL ARCHITECTURAL SIGNIFICANCE

CIRCULATION CIRCULATION TIME TIME PRESENT/TIME PAST

ECONOMICS ECONOMICS

DISTRICT DISTRICT HISTORY DEVELOPMENT AND DISTRICT DISTRICT USE LAND

STUDY STUDY AREA

SUMMARY SUMMARY OF THE PLAN

STUDY STUDY ORIGIN

GOALS GOALS OF THE PLAN

INTRODUCTION INTRODUCTION C 0 0 C

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N T T N

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AND IMPACT IMPACT AND

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Revival tradition. In the Lummus tracts, the Blackstone Hotel. Hotel. Blackstone the tracts, Lummus the In tradition. Revival

speculation became a game of quick sales and rapidly increasing increasing rapidly and sales quick of game a became speculation

there were three hotels, the Flamingo, the the Flamingo, the hotels, three were there

ings were designed almost. exclusively in the Mediterranean Mediterranean the in exclusively almost. designed were ings

trict) was completed in 1922. The Roney Plaza opened in 1926. 1926. in opened Plaza Roney The 1922. in completed was trict) real estate values. During this period, resort hotels and other build· build· and other hotels resort period, this During values. estate real

The three land developers were quick to promote the new resort, resort, new the promote to quick were developers land three The

Financial investment boomed as the stock market rose, and land land and rose, market stock the as boomed investment Financial

icl. h is oenfot oe, h Wfod otie h Dis­ the (outside Wofford the hotel, ocean-front first The Lincoln.

paid for the park's upkeep for two years. Lummus Park was later later to Park was Lummus years. for two upkeep the park's paid for

the hotels along its edge. edge. its along hotels the resulting in the first major building boom of 1920-1927. By 1921, 1921, By 1920-1927. of boom building major first the in resulting

become the "American Riviera" for winter visitors vacationing at at vacationing visitors winter for Riviera" "American the become

public beach. Lummus planted coconut trees along its edge and and edge its along trees coconut planted Lummus beach. public

front property from J.N. Lummus in 1915 1915 in Lummus J.N. from property front

eae nw a te Ffh vne f h Suh" h newly­ The South." the of Avenue "Fifth the as known became

grove swamp. Lined with fine shops and boutiques, Lincoln Road Road Lincoln boutiques, and shops fine with Lined swamp. grove

et xs sn ics lpat oct hog tedne man­ dense the through cut to elephant circus a using axis, west noprtd ono Mai ec prhsd ti o ocean­ of strip a purchased Beach Miami of Town incorporated

Company (John Collins). Collins). (John Company

pany (Carl Graham Fisher), and the Miami Beach Improvement Improvement Beach Miami the and Fisher), Graham (Carl pany In 1915, Fisher began his development of Lincoln Road Road as east­ an Lincoln of his development In 1915, began Fisher

panies, Ocean Beach Realty Company, Alton Beach Realty Com­ Realty Beach Alton Company, Realty Beach Ocean panies,

h Dsrc hdbe lte b h he ln eeomn com­ development land three the by platted been had District the

lished: 300-foot by 400-foot blocks subdivided into 50-foot by by 50-foot into subdivided blocks 400-foot by 300-foot lished:

Realty Company Realty Company Collins. Collins.

140-foot lots separated by a 20-foot right-of-way. By 1915, 1915, By of most right-of-way. by a 20-foot lots separated 140-foot

ing land in exchange for financial assistance to Lummus and and Lummus to assistance financial for exchange in land ing In 1913, platting of the island was begun by the Ocean Beach Beach Ocean the by begun was island the of platting 1913, In

lators J.N. Lummus and John Collins to the island by 1912. 1912. by A year island the to Collins John and Lummus J.N. lators

areas of the city, and he was responsible for attracting land land specu­ attracting for responsible he was and of city, the areas

ae,Cr rhm ihrbcm ivle ihtegop receiv­ group, the with involved became Fisher Graham Carl later,

produce coconuts for oil. The venture was unsuccessful but left left but unsuccessful was venture The oil. for coconuts produce

workers to the uninhabited barrier island in a commercial effort to to effort in commercial a island barrier uninhabited to the workers

for for Lum a dual legacy to Miami Beach. His coconut palms still shade shade still palms coconut His Beach. Miami to legacy dual a Lum

tation established in the 1880's by Henry Lum, a Pennsylvania Pennsylvania a Lum, Henry by 1880's the in established tation

nurseryman. Lum purchased the land from the U.S. U.S. Government the from land the purchased Lum nurseryman.

ra Pirt 11,teae a pr o 5-ce oou plan­ coconut 150-acre a of part was 1915, area to the Prior area.

The The

DISTRICT DISTRICT

1920's and 1930's as the nation's most fashionable winter resort resort winter fashionable most nation's the as 1930's and 1920's

TIM E PRESENT PRESENT E TIM

35~ 35~

Miami Beach Architectural District was developed in the the in developed was District Architectural Beach Miami

an acre, introduced the Trinidad palm tree and brought brought and tree palm Trinidad the introduced acre, an

(J.N. (J.N.

Lummus). The basic grid pattern was estab­ was pattern grid basic The Lummus).

HISTORY HISTORY

and and

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designated it as a a as it designated

. .

Brown and the the and Brown

building boom of 1935-1945 had begun. Hotel development development Hotel begun. had 1935-1945 of boom building

By 1935, Miami Beach's economy had recovered and the second second the and recovered had economy Beach's Miami 1935, By

escapes from the pervasive gloom which engulfed the country. country. the engulfed which gloom pervasive the from escapes

Great Depression. In a sense, the Depression helped the Beach. Beach. the helped Depression the sense, a In Depression. Great

h 90swr dfiut o im Bah bt noe rm gam­ from income but Beach, Miami for difficult were 1930's The

bling and tourists enabled it to weather the worst years of the the of years worst the weather to it enabled tourists and bling

For those who could afford it, the Beach provided one of the few few the of one provided Beach the it, afford could who those For

to nearly 6,500 permanent residents. residents. permanent 6,500 nearly to

values tended to level off, and and off, level to tended values

by N.BJ. Roney as a mecca for artists, writers and musicians. musicians. and writers artists, for mecca a as Roney N.BJ. by

way way Recovery from the 1926 hurricane was slow but steady. Land Land steady. but slow was hurricane 1926 the from Recovery

early Mediterranean Revival style building with overtones of the the of overtones with building style Revival Mediterranean early

household goods of wealthy seasonal residents. residents. seasonal wealthy of goods household

applied Mediterranean relief, was designed as a storage faci faci lily for as a storage designed was relief, Mediterranean applied

structure suggested the City's continuing optimism, despite the the despite optimism, continuing City's the suggested structure

of Drexel and Washington Avenues. This impressive nine-story nine-story impressive This Avenues. Washington and Drexel of School, built as the Central Beach Elementary School, is another another is School, Elementary Beach Central the as built School,

The old Miami Beach City Hall was built in 1927 1927 in built Hall was City Beach Miami old The catastrophic hurricane of 1926. LeRoy D. Feinberg Elementary Elementary Feinberg D. LeRoy 1926. of hurricane catastrophic Mission style. The charming Mediterranean character of Espanola Espanola of character Mediterranean The charming style. Mission

way and continued up washington Avenue, defining it as the main main it the as defining Avenue, washington up continued and way importance. The washington Storage Company, with its richly richly its with Company, Storage washington The importance.

architectural landmarks which reflect its commercial and cultural cultural and its commercial reflect which landmarks architectural

commercial spine of the District. The avenue displays several several displays avenue The District. the of spine commercial

omril n ulc ss rle cosd h ony Cause­ County the crossed trolley uses. A public and commercial

were sold for residential development as modest single-family single-family modest as development residential for sold were

While lots on Ocean Drive, Collins Avenue and adjacent streets streets adjacent and Avenue Collins Drive, Ocean on lots While

homes, property along washington Avenue was developed for for developed was Avenue washington along property homes,

oldest municipal structure in the city. city. the in structure municipal oldest

courses

qualities by sponsoring boat races and building polo fields and and golf fields polo building and races boat by sponsoring qualities

AND AND

Links (1917) is used as the municipal community center and is is the and center community municipal (1917) Links the as is used

Carl Graham Fisher's efforts to create an exclusive, luxury resort. resort. luxury exclusive, an create to efforts Fisher's Graham Carl

"Father "Father

Fisher, the Prestolite battery magnate, is often described as the the as described often is magnate, battery Prestolite the Fisher,

Apartments are fine examples of the period. period. the of examples fine are Apartments

Amsterdam Palace, Edison Hotel, Edward Hotel and Parkway Parkway and Hotel Edward Hotel, Edison Palace, Amsterdam

In the area north of Lincoln Road, much of the atmosphere reflects reflects of atmosphere the Road, much Lincoln of north In area the

reflects its development for commercial and residential uses uses residential and commercial for its development reflects

. .

of Miami Beach." He promoted the Beach's recreational recreational Beach's the He promoted Beach." Miami of

Today, the former clubhouse of his Miami Beach Golf Golf Beach Miami his of clubhouse former the Today,

TIME TIME

DEVELOPMENT DEVELOPMENT

by by

1930, the population had grown grown had population 1930, the

PAST PAST

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at at

the intersection intersection the C. C. occured along Ocean Drive on bonus lots unbuilt upon during. The U.S.PostOffice was built in 1937 as a "contemporary interpre­ earlier residential development. Permanent residents numbered tation of Mediterranean architecture." Inside the rotunda is a W.PA 28,000 by 1940, with an additional 75,000 annual winter tourists, mural by Charles Hardman depicting scenes of Florida history. all of whom required hotel or apartment accommodations. On Lincoln Road, prominent Art Deco structures housed elegant Restricted economic conditions in the years· following the Great boutiques and shops. The Chandler Building, Lincoln Theater Depression resulted in more modest endeavors than in the earlier Building and Chase Federal Building are handsome examples of years. Many of the small lots south of Lincoln Road provided period design, reflecting the strong interest in industrial design opportunities for small investors catering to seasonal or transient and streamlining. The Community Church, of Mediterranean tourists. Modestly-scaled hotels and apartment buildings quickly Revival style, is set among landscaped gardens which form an dominated block after block west of Washington Avenue. Almost oasis _of tranquility on the busy mall. In 1957, Lincoln Road was all were designed in the Art Deco or Moderne style with bands of convilrted to a pedestrian mall, and lavish plantings and fountains windows, projecting sunshades, rounded corners and abstract were added. ornamentation integrated into the streamlined building forms. Typi­ cal examples of the small Art Deco hotels and apartments include During the years, Miami Beach gained a glamorous reputation as the Kenmore, Barbara Apartments, Leslie, Evelyn and Julie Apart­ the resort capital of the South and maintained this image by pro­ ments. The names were personal and friendly, reflecting the char­ viding the social, recreational and cultural amenities on which is acter of the neighborhoods where residents shared common staked its claim. The well-planned and rapidly implemented devel­ courtyards, balconies and entries. opment has produced an architectural district whose visual cohe­ siveness and high-quality design serve as proud reminders of its The demand for tourist hotels was equally intense, and jarge, remarkable history. Aerial view of Lummus Park c. 1930. impressive hotels were built in the Ocean Drive-ColJins Avenu~ area to form a strong rhythmically patterned streefscape. t,rch1- tects' imaginations went wild, and eye-catching mcit~s became a standard to adorn the many new hotels. The Berkeley Sh6're, Delano, New Yorker and Ritz Plaza only begin to reflect the imagi­ native application of the Art Deco style to Miami Beach's hotels.

West of Collins Avenue between 2oth and 23rd Streets, an inti­ mately scaled cluster of smaller hotels and nightclubs emerged. A glamorous tone had been established by the palatial Roney Plaza Hotel in the 1920's. Music and entertainment filled the streets from Bill Jordan's Bar of Music and the recently demol­ ished El Chico Club, where Latin music and dance themes were subjects for Paul Silver Thorne's murals. The Plymouth Hotel, one of the most striking of the District's Art Deco buildings, set the pace for the area. Across from the Plymouth, the original Miami Beach Public Library was built, nestled in a small park. Entirely clad in keystone, the structure is now the Bass Museum.

While the demand for housing flourished throughout the District, commercial enterprises remained concentrated on Washington Avenue and Lincoln Road. New Art Deco theaters, offices, retail shops and municipal facilities were interspersed with earlier build­ ings along these two major streets. The Cameo Theater on Wash­ ington Avenue is an excellent example of streamlined Art Deco design. The block-long Cinema Theater Building contains the Cinema Theater with an exceptional Art Deco interior designed by Thomas Lamb, one of the foremost theater designers of the period. The building housed a "French casino" supper club and cabaret. The Roman Pools in 1918, an early attraction of the Beach. The boardwalk was lined by cabanas overlooking the beach.

i i

overlooking the beach. beach. the overlooking

Rooftop Rooftop dance floor designed with a nautical flair

of of

Fa

the the South."

shionable shionable

Lincoln Lincoln Road was considere

d

l

the the

"

Fifth Fifth Avenue

. .

,. ,.

styles, their dress and the types of building of types the and dress their styles,

otiue t h ats ar f im ec,i epes life­ people's in Beach, Miami of aura fantasy the to contributed

fashions and the glamorous image of the Hollywood movie world world movie Hollywood the of image glamorous the and fashions

painted or incised ornamentation. This Art Deco style was also also was style Deco Art This ornamentation. incised or painted

h nutil rups fte 1930 the of triumphs industrial The

movie sets. Busby Berkeley movie extravaganzas, Hollywood Hollywood extravaganzas, movie Berkeley Busby sets. movie

the notion that it could be achieved through a new style of art and and a art style of new through be achieved it could that notion the influenced by the three World Fairs of the 1930's and Hollywood Hollywood 1930's and the of Fairs World three the by influenced

buildings with Cubist, simple lines and often fanciful, applied, applied, fanciful, often and lines simple Cubist, with buildings

architecture. Miami Beach Art Deco is a unique resort style of of style resort unique a is Deco Art Beach Miami architecture.

The Art Deco Movement sprang from a search for modernity and and modernity for a search from sprang Movement Deco The Art

Chanin Building (1927-30) Building Chanin

ence was soon felt in New York's Chrysler Building Building (1928-30} Chrysler and New in York's felt soon was ence

grilles are another decorative feature of the style. style. the of feature decorative another are grilles

Beach until the economic boom of 1935. 1935. of boom economic the until Beach

The "Exposition des Arts Decoratifs" of 1925 1925 of the in Paris marked Decoratifs" Arts des "Exposition The

windows and plastered walls are typical. Doorways are often often are Doorways typical. are walls plastered and windows

etcroae ersnaie t Paris to representatives corporate sent

debut of the Art Deco or Moderne style. A Hoover commission commission Hoover A style. Moderne or Deco Art the of debut

flanked by columns or pilasters, and arcades at either ground or or ground either at arcades and pilasters, or columns by flanked

elbig f h 1920's the of well-being

pe lvl r common are levels upper

siveness which was ideally suited to the prosperity and sense of of sense and prosperity the to suited ideally was which siveness

h acietr clbae a ti epsto de fo ante­ from drew exposition this at celebrated architecture The

Mediterranean Revival buildings possess an opulence and e and an possess opulence Revival buildings Mediterranean

cedents of the early Spanish colonization of California. California. of colonization Spanish early the of cedents

the Panama the

Revival style in Miami Beach can be attributed to the influence of of influence the to be attributed can Beach in Miami style Revival

the style and, of these, many are in the Spanish Colonial mode of of in Spanish mode the are Colonial many these, of and, style the

eind nti pcueqe u trad but picturesque this in designed

Mediterranean Revival. The proliferation of the Spanish Colonial Colonial Spanish the of proliferation Revival. The Mediterranean

ot pret fte Distr the of percent forty

ahoal coc fr osn, col ad omril build­ commercial and schools housing, for choice fashionable

ings, and Miami Beach's first hotels first Beach's ings, Miami and

designs. designs.

During the the During

rhtcua cnitnyo r Dc n eierna R Mediterranean and Deco of Art consistency architectural

and and

The Miami Beach Art Deco District contains the nation's largest largest nation's the contains District Deco Art Beach Miami The

relatively short period of time resulted in an extraordinary extraordinary an in resulted time of period short relatively

rm h 1920 the fr0m

most significant concentration of resort architecture dating dating architecture resort of concentration significant most

, ,

192Q

-

California Exposition of 1915-1916 1915-1916 Exposition of California in held San Diego.

'

ad 1930 and s

'

s, s,

the Mediterranean Revival style becam style Revival Mediterranean the

· ·

DISTRICT STYLES STYLES DISTRICT

. .

i

. .

ct's buildings attest to the popularity of of popularity the to attest buildings ct's

. .

But it did not fully take hold in Miami Miami in hold take fully not did it But

Red-tiled roofs of low pitch, arched arched pitch, low of roofs Red-tiled

Wrought iron balconies and window window and balconies iron Wrought

'

s

. .

The area's development within a a within development area's The

'

s created a fascination with with fascination a created s

, ,

apartments and and homes were apartments

ARCHITECTURAL ARCHITECTURAL

i

inl itrc mode historic tional

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n h uoen influ­ European the and

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they built. built. they

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e

e e

x

Over Over

vival vival

clu­

the the

oes n te etgs f ohsiae rsarns n night and restaurants sophisticated of vestiges the and hotels

hotels are typical exponents of grand of exponents typical are hotels

Deco Deco hotel designs. The museum area contains a cluster of smaller

and stripes create a streamlined image while color is used boldly boldly is used color image while a streamlined create stripes and

greater diversity in scale, style and setback. The ribbon shapes shapes ribbon The setback. and style scale, in diversity greater dad n te hta sye ee Miller Peter style Chateau the and Edward

neon neon Revival Hotel signs. With the Mediterranean of the exception

everywhere-in tinted keystone, patterned terrazzo and bright bright and terrazzo patterned keystone, tinted everywhere-in

curving walls. Hotels line both sides of the street and exhibit exhibit and street the of sides both line Hotels walls. curving

attention with their tall spires, ziggurat parapets, cupolas, fins fins and cupolas, parapets, tall spires, ziggurat their with attention

a Palace dam

occasional Mediterranean Revival structure such as the Amster­ the as such Revival structure Mediterranean occasional

fied fied by the by Victor, the Tides and an the Cardozo punctuated are

terrupted line of uniform scale, setback and architectural style. style. On line and scale, of architectural uniform setback terrupted

Avenue and in in and Avenue Bass the Museum area. They a present unin nearly

Ocean Drive, from 5th to 15th Streets, the Art Deco designs typi­ designs Deco 15th Art the to Streets, 5th from Drive, Ocean

The seasonal hotels are concentrated along Ocean Drive, Drive, Collins Ocean along concentrated are hotels The seasonal

seasonal seasonal hotel strips area, the commercial and residential the area

divides divides into District three the zones functional

coincide with the long-established street configuration which which configuration street long-established the with coincide

The Art Deco and Mediterranean Revival styles found their their found styles Revival Mediterranean and Deco Art The

expression in in expression all of uses building the major in The District. uses the

Style in further detail. detail. further in Style

ines the European and American antecedents of the Art Deco Deco Art the of antecedents American and European the ines

chrome and plastics e and plastics chrome

details

device

ooy h rfl nte im BahAt eocnet exam­ context Deco Art Beach Miami the on profile The nology.

such such keys, Greek as fountains, scrolls,

retto o ayo h mle buildings smaller the of many on orientation

"Eyebrow

and often executed in keystone bear familiar Art Deco patterns patterns Deco Art familiar bear keystone in executed often and

combined with smooth rounded forms and undecorated surfaces. surfaces. and rounded forms undecorated smooth with combined

Ribbon windows or bands of color emphasize a more horizontal horizontal more a emphasize color of bands or Ribbon windows

etrl periods tectural

ze n ot mrcnclue. tesaetastoa Medi­ transitional Others are cultures. South and American Aztec Art Deco was an eclectic style borrowing freely from other archi­ other from freely style borrowing an eclectic was Deco Art

railings with geometric forms, porthole windows and roof decks roof and windows porthole forms, geometric with railings

buildings of the WP.A. period and factory or industrial styles. styles. industrial or factory and period WP.A. the of buildings

erna Rvvlbidnswt r eodti,"eea Deco "Federal detail, Deco Art Revival with buildings terranean

eti bidns lo elc te eia itrss n Egyptian in interests revival the reflect also buildings Certain

tion was reflected in the streamlining effect of Art Deco design. design. Deco Art of effect streamlining the in reflected was tion

high speed technology for for high technology speed

. .

. .

Glass blocks, pipe-railings, neon, cove lighting, lighting, neon, aluminum, pipe-railings, Glass cove blocks,

Light and shadow are used to accentuate architectural architectural accentuate to used are shadow and Light

" "

. .

windows respond to the tropical climate as as a shading climate tropical respond the to windows

On Collins Avenue, the larger hotels compete for for compete hotels larger the Avenue, Collins On

. .

Often nautical in flavor, details include pipe pipe include details flavor, in nautical Often

x

SIGNIFICANCE SIGNIFICANCE

press a new fascination with modern tech­ modern with press a fascination new

DISTRICT ZONES ZONES DISTRICT

cars, cars,

trains and and trains airplanes

, ,

sometimes flamboyant Art Art flamboyant sometimes

fltlral fltlral

, ,

design design and ziggurats.

. .

. .

These These zones are the

the Collins Avenue Avenue Collins the

I I

Friezes in low relief relief low in Friezes

. .

This This fascina­

· ·

7 7

­

. .

" "

, , , ,

• •

8 8

the Barnett Lincoln Road Medical Building and Chase Federal Federal Chase and Building Medical Road Lincoln Barnett the

fronts have been replaced been have fronts

encompassing large blocks. Uniform facade lines and orientation lines orientation and facade Uniform blocks. large encompassing

from one and two-story structures to six-story office buildings buildings office six-story to structures two-story and one from

plantings, fountains and seating areas. Architecturally, it ranges ranges it Architecturally, areas. seating and fountains plantings, create a distinct urban space, although many of the original store­ original of the many although space, urban a distinct create Building stand out as anchors along the pedestrian plaza. The plaza. six- pedestrian the along as anchors out stand Building

h 1920's the

Cameo Theater and Temple Emmanu-EI, to name a few. few. a name to Emmanu-EI, Temple and Theater Cameo specialty retail area since Carl Graham Fisher's development of of development Fisher's Graham Carl since area retail specialty

several architectural landmarks: the Washington Storage Storage Washington the landmarks: architectural several

Company, Old City Hall, the Blackstone Hotel, U.S. Post Office, Office, Post U.S. Hotel, Blackstone the Hall, City Old Company, Lincoln Road has served as the District's office, commercial and and commercial office, District's as the served has Road Lincoln

Theater Building. Interspersed with the smaller retail buildings are buildings retail the smaller with Interspersed Building. Theater

The colorful area of delicatessens, bakeries, fish and produce produce and fish bakeries, delicatessens, of area colorful The

markets includes many notable commercial structures such as as such structures commercial notable many includes markets

Friedmann's Bakery, the Warsaw Ballroom and the Cinema Cinema the and Ballroom Warsaw the Bakery, Friedmann's terranean Revival and Art Deco design influences remain strong. strong. remain influences design Deco Revival and Art terranean

types

Washington Avenue, the major north-south artery and the main main the and artery north-south major the Avenue, Washington

commercial strip, contains a great variety of uses and building building and uses of variety great a contains strip, commercial

tetcp o 2s Sre, ihihe b te Governor the by highlighted Street, 21st on streetscape

on fr h area the for point

Plymouth, Abbey and Tyler Hotels. Hotels. Tyler and Abbey Plymouth,

influenced by the futurism of the 1939 World's Fair and is a focal ;.. ;.. is focal a and Fair 1939 World's the of futurism by the influenced

and the vestiges of sophisticated restaurants and and restaurants sophisticated of vestiges and the

Plymouth Hotel, with its tall spire and vertical ribbon windofls, ribbon windofls, its Hotel, spire and tall vertical with Plymouth

designs. The museum area contains a cluster of smaller smaller of cluster a contains area museum The designs.

exponents of grand, sometimes flamboyant Art Deco hotel hotel Deco Art flamboyant sometimes grand, of exponents

Edward and the Peter Miller, the Collins Avenue hotels are are typical hotels Avenue Collins the Miller, Peter and the Edward

everywhere-in tinted keystone, patterned terrazzo and bright bright and terrazzo patterned keystone, tinted everywhere-in

neon signs. With the exception of the Mediterranean Revival Revival Hotel Mediterranean of the neon signs. With exception the

greater diversity diversity greater

and stripes create a streamlined image while color is used boldly boldly used is color while image streamlined a create stripes and

curving walls. Hotels line both sides of the street and exhibit exhibit and street the of sides both line Hotels walls. curving

dam Palace. On Collins Avenue, the larger hotels compete for for compete hotels larger the Avenue, Collins On Palace. dam

attention with their tall spires, ziggurat parapets, cupolas, fins fins and cupolas, parapets, ziggurat spires, tall their with attention

occasional Mediterranean Revival structure such as the Amster­ the as such structure Revival Mediterranean occasional

cohesive streetscape on 21st Street, highlighted by the Governor, by Governor, the highlighted 21st Street, on streetscape cohesive

fied by the Victor, the Tides and the Cardozo are punctuated by by an are punctuated the and fied by Tides Victor, Cardozo the the

Plymouth, Abbey and Tyler Hotels. Hotels. Tyler and Abbey Plymouth, windows, was influenced by the futurism of the 1939 World's Fair Fair 1939 World's the of futurism by the influenced was windows,

terrupted line of uniform scale, setback setback scale, line of uniform terrupted

and is a focal point for the area. Consistently fine designs form a a form designs fine Consistently area. the for point focal is a and

Ocean Drive, from 5th to 15th Streets, the Art Deco designs typi­ designs Deco Art the 15th Streets, to 5th from Drive, Ocean

Avenue and area and in Avenue Museum Bass the

The seasonal hotels are concentrated along Ocean Drive, Collins Collins Drive, Ocean along concentrated are hotels seasonal The

spots

. .

. .

Despite later remodellings of storefronts, the original Medi­ original the storefronts, of remodellings later Despite

The Plymouth Hotel, with its tall spire and vertical ribbon ribbon vertical and spire tall its with Hotel, Plymouth The

. .

In 1957, it was closed to traffic and lined with lush lush with lined and traffic to closed was it 1957, In

in· in·

. .

scale, style and setback. The ribbon shapes shapes ribbon The setback. and style scale,

Consistently fine designs form a cohesive cohesive a form designs fine Consistently

. .

Key architectural landmarks such as as such landmarks architectural Key

. .

They present a nearly a nearly unin­ They present

and and

architectural style. style. On architectural

nightsf)dls. nightsf)dls.

hotel§ hotel§

wai, wai,

The The

, ,

delight to the building entrances and facades. facades. and entrances building the to delight

Mediterranean Revival and Art Art and Revival Mediterranean

ond building which is Art Deco. Deco. is Art which building ond

is designed in the Mediterranean Revival style but contains a a sec­ contains but Revival style Mediterranean in is the designed

reflects the transitional architectural influences of Miami Beach. It It Beach. Miami of influences architectural the transitional reflects

cial building, the Southern Bell Telephone Building. This structure structure This Building. Bell Telephone the Southern building, cial

tration of single-family homes at the northwest corner of Flamingo of Flamingo corner at homes northwest the of single-family tration

variety variety

Park. Nearby, on Lenox Lenox Park. on Avenue Nearby,

bot~ bot~

aacd streetscape balanced

out dictated by long, narrow lot sizes. Consistent facade lines and and lines facade sizes. lot Consistent long, by narrow dictated out

aeil (tco n cnrt) rae ryhi ad well­ and rhythmic a create concrete) and (stucco materials

ulig ietegi atr tet narmral uiom lay­ uniform remarkably in a streets pattern grid line the buildings

The largest and most cohesive zone zone cohesive and most largest The

are~ are~

dominate on Lincoln Road. Road. Lincoln on dominate

elcstetasto oteAt eosyeadmtf hc pre­ which motifs and style Deco Art the to transition the reflects

story Van Dyk Building represents the earlier Mediterranean Mediterranean earlier the represents Building Dyk Van story

Revival influence while the Sterling Building, remodelled in 1941, 1941, in remodelled Building, Sterling the while influence Revival

Medlferranean and Deco inspiration provide an interesting interesting an provide inspiration Deco and Medlferranean

surrounding Flamingo Park. Two and three-story apartment apartment three-story and Two Park. Flamingo surrounding

of facade treatments. This area includes the only concen­ only the includes area This treatments. facade of

. .

Within this framework, stylistic details of of details stylistic framework, this Within

, ,

is the area's only major commer­ major only is the area's

Deco Deco

is is

the eighty block residential residential block eighty the

details add visual visual add details

fhe fhe

effect of many Deco buildings . . buildings Deco many of effect

St St

Morfiz Morfiz

is an excellent example of the streamlining streamlining the of example excellent an is

' ' I I

>le of the streamlining streamlining the >le of

♦ ♦

Sterling Building. Building. Sterling

oiotl idw ad, ls bok n usae aeblne aant h etcl emph vertical the against balanced are sunshades and block glass bands, window Horizontal

Carved Carved

Revival Revival

tl Prwy Apartm Parkway style

railings and tile roofs enhance the the enhance roofs tile and railings

ents. ents.

Med,,erranean Med,,erranean

~ ~

~ ~

; ;

h riig, scuppers railings, The

Don Bar Bar Don

are typical Art Deco Deco Art typical are

, ,

stripes and vertical emphasis of the the of emphasis vertical and stripes

asis of the entry to the streamlined streamlined the to entry the of asis

features. features.

. .

.: .:

::>,:;, ::>,:;,

~

~? ~?

bay of this typical Art Deco block. block. Deco Art typical this of bay

Horizontal recessed balconies counter the vertical center center vertical the counter balconies recessed Horizontal

hthsawy yblzd im Beach Miami symbolized always has that

peln sresae ersnaie f h glamou the of representative streetscape appealing

rim uig h 12' ad 1930's and 1920's the during ernism

ornamented style reflecting the transition to a new spirit of mod­ of spirit new a to transition the reflecting style ornamented

olciey te rhtcue f h Dsrc represent District the of architecture the Collectively,

repeated geometry of the building forms, today as as then forms, today the building of geometry repeated

able at the office of the Miami Design Preservation League. League. Preservation Design Miami the of office the at able

ate locations of architecturally important structures and is is avail­ and structures important architecturally of locations ate

cl n oemds i hi s fdtiigadsupua ele­ in and sculptural use of detailing their modest more and scale

ulig i te eieta aes r euly ie e fine equally are areas residential the in buildings

ments

cial strips, Washington Avenue and Lincoln Road Lincoln Avenue cial Washington strips, and Mall. Many of the

along Ocean Drive Drive and along Ocean Collins and Avenue c:,ilong the commer­ two

ples have have ples been identified

Although the District is outstanding in its uniform and consistent consistent and uniform its in outstanding is District the Although

aetewsel blocks westerly the nate

ulig adrsdne o Mdtraen eia ein domi­ design Revival Mediterranean of residences and buildings

icar oes dmnt te atry lcs wie apartment while blocks, easterly the dominate Hotels, Sinclair

Mediterranean Revival and Art Deco design Deco Art and Revival Mediterranean

rhtcua integrity architectural

Retail shops and small hotels such as the Clay, Cameo and and Cameo Clay, the as such hotels small and shops Retail

. .

An Architectural Significance map map wa Significance An Architectural

, ,

eti priual srn syitc exam­ stylistic strong particularly certain

. .

. .

Key buildings predominate in in blocks the Key predominate buildings

. .

The smooth planes and and planes smooth The

. .

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although smaller in in smaller although

prepared to deline­ to prepared

x

r r

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amples of of amples

create an an create

s s

and style style and

a richly richly a

9 9 . .

t t

10 10

which the Art Deco architects of Miami Beach responded. responded. Beach Miami of architects Deco Art the which

ture in New York City, the American channel for for channel American York the City, New in ture

which follow provide a brief overview of the sources and images to images and of sources a the overview brief provide follow which

diverse ideas imported from Europe. The two pages of images images of pages two The Europe. from imported ideas diverse

h da ruh oMaib h e h a rcie architec­ had by practiced who Miami the few to brought ideas the

This resort style was created by a small number of architects, architects, of number small a by created was style resort This

many of whom never received formal training but who interpreted interpreted but who training formal received never whom of many

can forces are present in the Art Deco architecture of Miami Beach. Beach. in are of Miami present forces can the Deco architecture Art

well as the pioneering ideas of architects Louis Sullivan and Frank Frank and Louis Sullivan ideas of architects pioneering the as well

the 1930's, the opulence and fantasy of Hollywood movie sets, sets, as movie Hollywood of fantasy and opulence the 1930's, the

ly rgt frhrd the furthered Wright, Lloyd

Deco style uniquely American. All of these European and Ameri­ and European these of All American. uniquely style Deco

design

orative arts, constitute the major elements of Art Deco active active Deco Art of elements major the constitute arts, orative

Europe from 1910 1910 ideas in industrial 1935. from to In Europe American addition,

Cubism

sought to create and establish a radically new style style new radically a establish and create to sought

modern times and, together with the Art Mode me style in in Mode the style me the Art with together and, times modern

exhibit exhibit

recognized to be a significant part of Art Deco. These These of Deco. part Art to be a significant recognized

forms. Even the major display of objects in in Exposition style, the the display of Even objects major the forms.

Internationale des Arts Decoratifs et lndustriels Modernes did not not did Modernes lndustriels et Decoratifs des Arts Internationale

motifs of fountains, nudes and organic imagery; and the later per­ later the and imagery; and organic nudes fountains, of motifs

eid o At eo xs: h gaeu criier period curvilinear graceful the exist: Deco Art of periods

iod which relied heavily on de Stijl, Cubist and machine-inspired machine-inspired and Cubist Stijl, de on heavily relied which iod

n ms pouto ws evidenced was production mass and

sion of the artist, while at the same time, an interest in in machine at the interest an time, the same while artist, sion of the

revival of craftsmanship and a concern for the individual expres­ individual the for concern a and craftsmanship of revival

Deco period was characterized by great diversity; there was a a was there diversity; great by characterized was period Deco

ular style style ular

Because the style lies somewhere between a "high" and vernac­ and "high" a between somewhere lies style the Because

even fifteen years old, has only recently become popular with the the with popular become recently has only old, years fifteen even

tenets of modern art and architecture and art modern of tenets

The Art Deco style found in Miami Beach was a product of many many of a product was Beach in Miami found style Deco Art The

renewed interest in this style, originally known as Art Moderne. Moderne. Art as known originally style, this in interest renewed

new ideas and movements which together comprised the major major the comprised together which movements and ideas new

MIAMI BEACH ART DECO: ITS CONTEXT CONTEXT ITS DECO: ART BEACH MIAMI

, ,

pieces pieces

, ,

the optimistic futurism of the three World's Fairs held in in held Fairs World's three the of futurism optimistic the

de Stijl, Futurism, Expressionism and the Bayhaus all all Bayhaus the and Expressionism Futurism, Stijl, de

with with

from many of the art movements which are now now are which movements art the of many from

regional variations regional

overall overall design of the facade

employ employ bold type as part

nsae iia n ht the that in similar are ings

grated grated the in same way as the

Many District Art Deco build- Many District Deco Art elements elements and typography inte-

J.J.P

almost a almost

"Duo" "Duo"

canvas canvas strong geom with

dam. dam. 1925. The facade is treated

. .

Oud: Oud:

. .

European ideas and created an Art Art an created and ideas European

in Braque's painting. painting. Braque's in

s s

Cafe Cafe de Unie. Ro

two-dimen a

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it is elusive to analyze. The Art Art The analyze. to is elusive it

. .

. .

Furthermore, two major major two Furthermore,

The term Art Deco, not not Deco, Art term The

of of

si

e

ona

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t

the the

tri

ter-

the the

y y

c c

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complex and and complex

exp,;.essive):if exp,;.essive):if

movements, movements,

, ,

dee, dee,

with with

irf irf

ist ist movements el

of of past styles and fanciful expression­

opposition opposition to the superficial imitation

group group stood for an abstract cubism

pr

drian. drian. JJP Oud and Theo van

basis basis an interest in the rectangle and

burg and had a had and burg

architects architects and industrial designers

included included among its leaders Piel Mon­

tion tion on the part of painters

marked marked

dur

i

most most influential groups of modern art­

G

DE DE STIJL:

s

t

i

eorges eorges

s. s.

mary colors. Architecturally colors. mary

i

ng the first World War. It was was It War. first World the ng

de Stijl Stijl de

by extraordinary extraordinary by collabora­

B

Genie Genie

Chair, Chair, before 1924. The flat

One One of the longest lived and

planes planes of this chair resem­

raque

ble ble the projecting eye -

was was

: :

Rietveld

s

Oval Oval Still Life, 1914

ewhere ewhere in Europe.

s s

formed in Holland Holland formed in

its fundamental fundamental its

broVvS broVvS

: :

. .

buildings sculptors, sculptors,

of of Deco

Does­

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the the

in in

. .

It It

. .

· ·

similarity similarity to the Mondrian painting in

its its us

Miami Miami Beach

Piet Piet

tions tions of artists would work and had a

major major impact on every form of and and shade was abandoned

revolutionized revolutionized simultaneously simultaneously and any interest in the

simple simple imitation of photographic light

form form points and in time were shown

geometric shapes. shapes. geometric Reality e was

sionality sionality into flat planes consisting of

ploded. diff ploded.

through through fra

century sought to describe form describe to sought century

Cubist painter Cubist

the the first three decades of the twentieth

the the work ot Picasso and Braque

tive tive people, Cubism first appeared in

Cezanne Cezanne and the sculpture of primi

ih origin with

CUBISM CUBISM

es es

Mondrian: Mondrian: Composit

of of bold

Born Born une

Art Art

c

e

s s

turing turing their three

rent per rent

Deco Deco

s

tripe

s s

in the paintings of of paintings the in

how how

working throughout working throughout

s

x

Building

pe

. .

future genera­ future

s

c

pectives a pectives of

i

on, on,

ted

: :

Note Note its

ly ly

1

. .

921 921

Cubism Cubism

-

in 1907 1907 in

dimen­

art art

. .

The The

x

s s

­

­

Bauhaus Bauhaus made famous can future." future." Originally inspired by William Morris and German Expressionism. the focus

soon became stark cubic geometry and the architectural principle of func­ of the architectural principle geometry and stark cubic became soon

tionalism. tionalism. The use of industrial elements and the lack of ornamentation which further further the cooperation of all artists towards the common goal of "the building of the

Bauhaus Bauhaus was initially organized under Walter Gropius in 1919 to teach crafts and to

BAUHAUS BAUHAUS

Walter Walter

Poster Poster for the 1925 Paris show

de de Stijl, Moderne Art is now known simply

Cubism. Cubism. the Germa

as Art Art Deco. as

brated for for brated the first time in a 1925 Paris

with with roots in the austere side of Art Nouveau.

193

rea

furniture furniture mak

Exposition

as as well as many other decorative artists and·

or or Art Decoratif refers to a

style style of re art

ARTMODERNE ARTMODERNE

c

5. 5.

hed it hed

PARIS-1925 PARIS-1925

Gropius: Gropius:

AVRIL-OCTOBRE AVRIL-OCTOBRE

ET INDUSTRIELS INDUSTRIELS ET

~ ~

INTERNATI0NALE INTERNATI0NALE MODERN MODERN

EXPOSITION EXPOSITION

..,,

A A class

,

,

ARTS ARTS

,

:,

Called Called the most important art school the of twentieth century, the

· ·

s s

. .

..,, ..,,

h

, ,

......

It It represented the wcirk of architect

e

i

v

gh point point gh between 1925 and

Dessau Dessau Bauhaus.

r r

i

iewed iewed and cele-

rs

cal

,.,...

DtCORATIFS DtCORATIFS

, ,

, ,

, ,

metal metal workers, textile designe

.

• •

,.

balanced balanced varied and style

, ,

n n

r.• r.•

ES= ES=

nc.c nc.c Bauhaus Bauhaus and Dutch

"C)

be be

"

"'"•

seen seen in many Art Deco District buildings

ot" ot"

. .

1

9

25

-1

926. 926.

rs. rs.

s

. .

I I

figure figure of white meta

Clarite, Clarite, 1925. Thi

Vincent Vincent Primavera:

in in

on on a marble

may may have bee

holding holding glass a

·

ball ball light globe

the the Paris show.

. .

base base

th

e e

n n

s s l l

Jeco District District Jeco buildings.

3Ck 3Ck

31'man 31'man

ius ius

ti ti

mon mon

rchitectural principle of of principle rchitectural

of the twentieth the twentieth of the century,

in in 1919 to teach crafts and to

of of ornamentation which the

.,,. .,,.

' '

goal goal of· 'the building of the

Expressionism, Expressionism, the focus

! !

: :

.. ..

, ,

figure figure of white metal

r r

Clarite, Clarite, 1925. This

in in

Vincent Vincent Primavera:

! l l !

on on a marble base

may may have been

holding holding glass a

·the ·the

ball ball

: :

Paris Paris show.

" "

light light globe

: :

- func

. .

-tur

similar similar to that of Mendel­

sohn' sohn'

The The detail at the right from the

has has a fantastical quality

1n 1n

monumental monumental

stein stein Bancroft Bancroft Hotel

flow flow around

I

Bock Bock Ateliers, 1902.

pla;h

idea idea

more more fanciful archllecls

Mendelsohn. Mendelsohn.

GERMAN GERMAN EXPRESSIONISM

Frank Frank

t t

erable erable

FRANK LLOYD LLOYD FRANK

mental mental interiors detailing the and in

the relief work, etched glass. glass. relief etched work, the orna­

Art Art

the fundamental fundamental inspirations the Art of

and and painting. Art Nouveau

Deco Deco

tural ornament the decorative decorative the arts ornament tural

employed employed in the design of architec·

on the organic rhythms inherent inherent rhythms organic the on

in natural forms. Its thecry was was thecry Its forms. natural in

create create a new expressive style based

decade decade between 1890 and 1900, Art

ART NOUVEAU NOUVEAU ART

Nouveau grew out of of out Nouveau grew

a a quahty not

e e ,ts ,ts streamlined curves which

of of

Deco Deco

ol movemen ol

tower tower s s structure.

c

Uoyd Uoyd Wright:

1ry 1ry

and and its influence can be seen in

Branc

and and

In In

District. District.

shown shown

=-=J;;:;;;

arct1itec1ure arct1itec1ure

can can be

the the structure

USl USl

and and dynamic

was was

unlike unlike

in in the

~e;;_;;~

""""''

WRIGHT

t t

here here

occupied occupied

and and a

~

Flourishing Flourishing the in

evidenced evidenced

the the

District District

t

--

=-=--=---...:.,__:'

exhibits exhibits

;;-_--

o

scul scul

The The

scu

f f

tJ:~Jf~ffl'·' tJ:~Jf~ffl'·'

giving giving

an an

· ·

Wnghr

th

qual1iy qual1iy

--

was was

.,

-

One One

is is

w,ih w,ih the

;;;;;;;;:: ;;;;;;;;::

lp

--. --.

E1r1 E1r1

effort effort to

-

style, style,

t

ural ural 1n 1n

a a

one one of

o

s s

his his

f f

nol nol

care

lhe lhe

influ

Enc Enc

e

-

s

arly arly

·

purn purn architectural ornamentation as did

ence ence

· ful ful detailing in his buildings, Wright did

"' "'

· ·

• •

_:t==

~ ~

Joseph Joseph

Branch Branch of the Wiener ~-

use use of ornamentation. Incorporating

•. •.

"· "·

and and glass block

window window

on on

poraries

-

c•

, ,

-,Wown -,Wown

many many of his European contem­

American American

.. ..

Urban, Urban,

. .

......

panels panels

. .

The The projecting roof and

Interior Interior view, New York

• •

here here may

Art Art Deco was consid­

The The

seen seen

in in the prairie house

e'yebrow e'yebrow

~nels ~nels

&Jc &Jc

a a

Werkstatte, Werkstatte,

Potsdam

Einst in in Einst

source source for the

in in

M

the the

hav,e hav,e

endel

fr~uently fr~uently

windows windows

Di61rict. Di61rict.

Tower, Tower,

. .

been been

1921 1921

sohn

1919. 1919.

• •

Art Art

Streamlined Streamlined

the the corner of an Art Deco building

Deco District District Deco

detailing detailing

detail. detail.

wrapping wrapping

I I

arou

nd nd

:;• :;•

dicating dicating design

ficat

Raymond Raymond Loewy:

Evolution Evolution of Automobile Design, in­

speed and and speed

to to derive a functional increase in

low low horizontal profiles. The intenl was

rounded rounded edges, smooth surfaces and

of the second World War. War. World Stream the second of

lined forms are characterized by by characterized are forms lined

design of vehicles of design

streamlining streamlining were lhe in employed

buildings buildings from 1927 lo the beginning

STREAMLINING STREAMLINING

1914 1914

1926 1926

i

on. on.

sheerness, sheerness,

~ ~

Otto Kuhler: Kuhler: Otto

~ ~

efficiency efficiency

trend trend

Portion of Chart, Chart, of Portion

horizontality

The principles of of principles The

towards towards simpli­

, ,

Drawing Drawing for proposed streamlined steam engines. 1933.

products and and products

of products products of

. .

the the

­

Vincent Korda: Korda: Vincent

movie movie

art art technology and

lhe lhe 1939 World's Fair.

Geddes. Henry Dreyfuss Henry Dreyfuss Ray­ Geddes. and

utopian utopian ideals the of union between

mond mond Loewy were able to realize stylistic stylistic feature. Industrial designers

streamlining streamlining was applied simply

leading leading the movement, Norman Bel

such as automobiles, but often. often. but automobiles, as such

Lockheed Lockheed Electra

Things Things to

Come, Come, 1936.

Model set for the the for set Model

low-wing low-wing monoplane

in in

their their design of

their their

as as

a a

vision. vision.

many many ways. lhis same kind of futurist Art Deco District with its fantasy­ its with District Deco Art

buildings buildings and vegetation created, in

like concentration of of concentration like

utopian utopian notions of the ideal city. The

development development led to the popularity of

design and modem technological technological modem and design

better better world could be crealed through

Hollywood Hollywood producers. A belief that a a sophisticated a sophisticated technological future

ners, ners, writers, industrial designersand

permeated permeated the optimism of city plan­

FUTURISM FUTURISM

symbols symbols for the Fair.

the the Trylon Perisphere. and futuristic

1939 1939

private passenger Interior, before before Interior, passenger private

1936. 1936.

Henry Henry Dreyfuss:

New York York New World's Fair:

Science-ficlion Science-ficlion visions of

Douglass Douglass airplane,

exotic exotic

Shawing Shawing

resort resort

;:.­

i c c I DISTRICT LAND USE

ENVIRONMENT AND OPEN SPACE the beach to a 300-foot width, the Linear Park will be an important complementary resource for tourists and residents. Miami Beach, the nation's most intensively developed barrier island, has been considered a model of coastal development for Flamingo Park is a second environmental amenity of 34.5 acres. decades. In 1980, "The Year of the Coast," re-examination of this Here, the focus is on active recreation. Tropical plantings create a resort community brought renewed appreciation for its environ­ scenic panorama, protecting the park from and enhancing the mental amenities and the problems of unplanned urbanization. densely-settled residential areas which surround it. Within the park a~ softball, tennis, basketball and children's recreational The natural setting and mild climate of Miami Beach continue to facilities, ·as well as sitting areas and attractively landscaped be an ideal escape from cold Northern winters. Enveloped by walkways. Flamingo Park is highly used by the residents but would water and close to the Gulf Stream, prevailing easterly winds and benefit from the proposed additional landscape improvements gentle sea breezes create a comfortable climate year-round. and expansion of recreational facilities. Temperatures range from an average of 67.8 ° in January to 82.1 ° in August, creating a mild temperate climate. The flavor of Miami Beach's image as a recreation spot in a glamourous vacation setting is no longer evident. Sporting events, Although the tropical vegetatation throughout the District and the such as horse-racing and polo, have been replaced by more exotic resort environment it helped to create may no longer~- as passive activities. Yet the scenic and environmental assets remain evident as they once were, the potential remains to recreate this strong and await rediscovery. romantic atmosphere. The view of the ocean from Ocea'n Dri':r is still very dramatic, and other vistas of the sea can still bE!glimpsed between the rows of Deco hotels. The glamour is now subdue'cl and the landscape a far cry from the original lush coconut grove, but the seascape setting remains as dramatic as ever, an inherent asset of Miami Beach.

Major open spaces in the District are limited to two: Lummus Park and Flamingo Park. Established in 1915 along Ocean Drive, Lummus Park continues to be a major public open space and meeting place for District residents. Sitting areas and shaded walkways along the 26-acre park's edge are well-suited to the leisurely and socially-oriented life of the District's residents and have the potential to be even furthur developed as pleasant spaces for both active and passive recreation. An auditorium at 1oth Street in the Park provides organized activities for the local community.

The entire beach is programmed for extensive renourishment by the Army Corps of Engineers to renew its beauty as a haven for swimmers and sunbathers and to protect the island from storms and hurricanes. In addition, a Linear Beachfront Park will act as a catalyst for tourism. Three million dollars will be spent for Phase One, from 21st Street to 46th Street, and additional funding has been requested to carry the improvements to Lincoln Road. The project is conceived as a 50-foot swath of tropical landscape threaded with a promenade which links pedestrian circulation along the beach to and around oceanfront hotels and to major The trees and plantings of Flamingo Park create an oasis of Thepalm groves of Lummus Park offer shaded comfort for points of interest. With the Corps' recently completed extension bf greenery amidst the densely built Art Deco District. enjoying the cool ocean breezes.

12

fer fer

shaded comfort comfort shaded

tor tor

and the beach. beach. the and

A A

along Collins Avenue between 16th and 23rd 23rd and 16th between Avenue Collins along

Large hotels, such as the Delano and National, are clustefed clustefed are National, and Delano the as such hotels, Large

mosaic of swimming pools lies between the large hotels hotels large the between lies pools swimming of mosaic

Streets. Streets.

.

~ ~

I I

• •

manent or seasonal residents. residents. seasonal or manent

Many small hotels like the Palmer House are lived in by per­ by in lived are House Palmer the like hotels small Many

of the hotels. However, this decline has actually preserved the the preserved actually has decline this However, hotels. the of

integrity. integrity.

transportation, new vacation markets, changes in life styles and and styles life in changes markets, vacation new transportation, minimal; most hotels retain their original character and design design and character original their retain hotels most minimal;

historic hotels historic

of post-Depression America. Since the War, developments in air air in developments War, the Since America. post-Depression of

small low rise rise low small hotels to

increased obsolescence have contributed to the gradual decline decline gradual the to contributed have obsolescence increased

These hotels were constructed before World War II, primarily primarily II, War World before constructed were hotels These

during the 1930's, when there was a surge in the construction of of construction the in surge a was there 1930's, when the during

them to the various hometowns of visitors or to images images national or of of to visitors hometowns the various them to

etc.-portray a time past/time present relationship which links links which relationship present past/time time a etc.-portray

interest. interest.

Art Deco style. Facades, lobbies and hotel rooms are detailed to to detailed are rooms hotel and lobbies Facades, style. Deco Art

lander, Delano lander,

The Deco hotels, synonymous with Miami Beach and its its and tradition Beach Miami with hotels, synonymous Deco The

hotels-New Yorker, Plymouth, St. Moritz, Betsy Ross, Cleve­ Ross, Betsy Moritz, St. Plymouth, Yorker, hotels-New

create a unique resort environment. Even the names of the the of names the Even environment. resort unique a create

as America's winter seaside resort, highlight the qualities of the the of qualities the highlight resort, seaside winter America's as

J J

. .

Demolition and irreversible renovations have have been renovations irreversible and Demolition

, ,

aaoe Cardozo Sagamore,

serve serve

the more modest middle middle class modest tastes more the

, ,

Tiffany

, ,

Versailles, Versailles, Waldorf,

HOTELS HOTELS

Cardozo Hotel and began a program of hotel restoration and tax tax and restoration hotel of program a began and Hotel Cardozo

shelter limited partnerships for other hotels, mostly along Ocean Ocean along mostly hotels, other for partnerships limited shelter

services. While particularly amenable to to needs the amenable retirees, of this While particularly services. restored, restored, under the direction of conservator. Strongly an accredited

ment Corporation, was formed to spearhead preservation and and preservation spearhead to formed was Corporation, ment Drive. To date, the Cardozo and the Victor have been greatly greatly been have Victor the and Cardozo the date, To Drive.

informal ambiance is also congenial to a resort population. population. resort a to congenial is also ambiance informal

activities, live entertainment, Kosher meals, health and maid maid and health meals, Kosher entertainment, live activities,

asn pedestrians passing

revitalization of the District's hotels. They initially purchased the the purchased initially They hotels. District's the of revitalization

as general tourist services such as coffee shops and restaurants restaurants and shops coffee as such services tourist as general In In 1979 Develop­ Deco group, January, the Art a preservation new

spaces stimulate social interaction between friends and with with and friends between interaction social stimulate spaces more modern hotels north of the District. Attractive rooms as as rooms well Attractive District. of the north hotels modern more

meeting and congregating spaces. These outdoor community community outdoor These spaces. congregating and meeting temporary guests, they are generally unable to compete with the the with compete to unable generally are they guests, temporary recent growth in Miami Beach tourism. tourism. Beach Miami in growth recent

environment. First floor lobbies, open porches and patios are are patios and porches open lobbies, floor First environment. Although the hotels offer special services to permanent and and permanent to services special offer hotels the Although need to be provided in order for the District to enjoy a enjoy share to of the District the in for need be order to provided

Many of the smaller hotels function as a supportive living living supportive a as function hotels smaller the of Many

tourists, many residents of Latin and South America and and America South and Latin of residents many tourists,

business rate appears to be over 75 percent. percent. 75 be over to appears rate business

advertise nationally or even locally, perhaps because the repeat repeat the because perhaps locally, even or nationally advertise

Britain, stay in the District for shorter periods. Few District hotels hotels Few District periods. shorter for District in stay the Britain,

primarily from Northeastern United States and Canada. Summer Summer Canada. and States United Northeastern from primarily

periods, some for as long as six months. These visitors are are visitors These months. six as long as for some periods,

per season for an efficiency unit. Winter tourists stay stay for extended unit. tourists Winter per season an for efficiency

efficiency apartments, pullmanettes and and pullmanettes apartments, efficiency

November to May, a number of District hotels charge up up to hotels charge May, November to a District of $4,000 number

During the peak season, generally defined as being from from being as defined generally season, peak the During

low and moderate income elderly. Rooms Rooms elderly. have low income been modified into and moderate

of permanent, year-round residents; in some, the figure exceeds exceeds figure the in some, residents; year-round permanent, of

Avenue and Museum Museum and Avenue undergone conversion to residences and and for to seasonal residences undergone apartments conversion

hotels surveyed was 50 percent. These hotels have gradually gradually have hotels These percent. 50 was surveyed hotels

70 percent, but the average rate of permanent occupancy in in the occupancy permanent of rate average but the 70 percent,

A 1978 survey of District hotel owners and managers conducted conducted managers and owners hotel District 1978 of survey A

by the Department of Architecture and and by Planning of the Department Architecture at University the of

Miami indicates important hotel trends in in Drive, Ocean hotel Collins trends the important indicates Miami

sive sive demolition. is The hotel average 100 under rooms

hotels have been built in the City in in City the in built been have hotels

properties. The number of rooms is decreasing with each each succes­ with is rooms of decreasing The properties. number

10,000 rooms are competitive in the contemporary hotel market. market. hotel in contemporary the competitive are rooms 10,000

Miami Beach currently has 30,670 hotel/motel rooms in 343 343 in rooms hotel/motel 30,670 has currently Beach Miami

. .

Other amenities include organized social social organized include amenities Other

areas. areas.

Most hotels have a large proportion proportion large a have hotels Most

over over

kitchenettes-. kitchenettes-.

fourteen years. Only Only years. fourteen

, ,

, ,

and and no new Great Great

These apartment blocks retain their original detailing intact, with with intact, detailing original their retain blocks apartment These

out, due to inadequate maintenance inadequate to due out,

exterior paint schemes. Some have deterioriated, both both Some inside have deterioriated, and schemes. paint exterior

ing daily contact for resident retirees resident for contact daily ing

14 14

alterations generally limited to replacement windows and new new and windows replacement to limited generally alterations informal social stimulation cannot be be in overemphasized cannot support­ stimulation social informal

passers-by and enjoy the cool sea breezes and scenery and breezes sea cool the enjoy and passers-by

are are a pleasant residents space for to sit and visit. play cards

as balconies and entries are designed for residents to share the the share residents to for designed are entries and balconies as

pleasant climate pleasant

concrete walls keep rooms cool, and common courtyards as as well courtyards cool, and keep rooms common walls concrete

tropical climate. Eyebrow windows and thick, lightly colored colored lightly thick, and windows Eyebrow climate. tropical

The small District apartment buildings, two or three stories in in stories three or two buildings, apartment District small The

height

ranean design features serve important practical purposes in in purposes the practical important serve features design ranean

have been converted to smaller dwellings smaller to converted been have

rental housing has one or no bedrooms. bedrooms. no or has one housing rental

units in the area bounded by 6th Street and Dade Boulevard is is Boulevard Dade and Street 6th by bounded area the in units

western section of the District from 6th 6th from north of Street 16th section District to the western Street.

etl housing rental apartment house. Apartments were erected throughout the the throughout erected were Apartments house. apartment

The Depression years brought a decline decline a brought years Depression The

In fact, 1970 data shows that 80 percent of the 36,000 dwelling dwelling 36,000 the of percent 80 that shows 1970 data fact, In

housing form was introduced and widely adapted-the small small adapted-the widely and introduced was form housing

increased at a faster pace than the tourist population. population. tourist the than pace faster a at increased

cant. Between 1920 1920 Between 1940, and population actually cant. year-round the

the District's intimate residential streetscapes are signifi are equally streetscapes residential intimate District's the Miami Miami

While the hotel rows of Miami Beach mark it it as mark a Beach Miami vacat rows of hotel the While

community of the larger District. District. larger the of community

schools. In time, this area became a community within within community a became area this time, In schools.

population, owners sent their children to nearby neighborhood neighborhood nearby to children their sent owners population,

tion environment on Ocean Drive and Collins Collins Avenue and Drive Ocean on environment tion

and resort mecca could be be could by achieved mecca a resort unique and tourist/preserva tration of single of tration

The area bounded by Flamingo Park to the south and east, east, and south Alton Park to the Flamingo by bounded area The

Road to the west and 16th Street to the north contains concen­ a contains north 16th the to Street and west Road the to

The hotels are central to the revitalization element of the the of element revitalization the to central are hotels The

international trade to the District. Re-establishment of a tourist tourist a of Re-establishment District. the to trade international

renovated, the hotels may be the catalyst to to be catalyst may the hotels the renovated,

rsrain n Dvlpet Plan Development and Preservation

backed by national travel promotion, the group has attempted to to has attempted group the promotion, travel national by backed

bring new transient business to these small hotels. hotels. small these to business transient new bring

, ,

Beach similar similar Beach to of other parts the country

lutae o te ie ag f r Dc n Mediter­ and Deco Art of range wide the how illustrate

. .

Originally built as multiple bedroom units bedroom multiple as built Originally

. .

-

Today, Today, as then, the open porches and yards front

family bungalow designs. Built by a less by Built a designs. bungalow family

RESIDENTIAL RESIDENTIAL

. .

. .

Others have have Others

. .

Sensitively upgraded and and upgraded Sensitively

, ,

i

and 96 percent of the the of 96 and percent

n home ownership ownership home n

attract attract

. .

A A more efficient

old~tashioned old~tashioned

a burgeoning a burgeoning

. .

i

~ ~

on resort, resort, on

~ ~

-

, ,

, ,

affluent affluent

, ,

watch watch

. .

many many

This This

~ ~

in~ in~

'a 'a

~ ~

­

­

neighborhood. neighborhood.

Blocks and blocks of low-rise Art Deco apartment buildings like this one form the heart of the district's residential residential district's the of heart the form one this like buildings apartment Deco Art low-rise of blocks and Blocks

apartment neighborhoods are attractive and and and cohesive can be attractive are neighborhoods apartment

renewediaS renewediaS

ogsin f ors-retd srie ad facilities and services tourist-oriented. of congestion

Washington Avenue, yet are removed from the hectic pace and and pace hectic the from removed are yet Avenue, Washington

et residents ment

Elderly Jews and Latin Americans comprise the majority of of apart­ majority the comprise Elderly Latin and Jews Americans

dations for residents. residents. for dations

iacal ual o prd n rvd eesr accommo­ necessary provide and upgrade to unable financially

the handicapped because management is either unskilled or or unskilled either is management because handicapped the

cooking equipment may may be cooking equipment for especially the obsolete, elderly and

interiors which have never been modernized. Bathrooms and and Bathrooms modernized. been never have which interiors

a desirable place for residents to call "home call to residents for place desirable a

. .

They enjoy the proximity of Flamingo Park and and Park Flamingo of proximity the enjoy They

.

" "

. .

• •

E E

The The

This Mediterranean Mediterranean This

aiy oe ws o west homes family

Revival Revival

f f

Flamingo Flamingo

bungal

Park

ow is t is ow

. .

ypical of of ypical

, ,

the the single single

district's residential residential district's

1 1

ls t ls

ypica

l l

of the single single the of

• •

stores, restaurants and service facilities. facilities. service and restaurants stores,

Lincoln Road Mall includes specialty shops, department department shops, specialty includes Mall Road Lincoln

stores on on stores

District residents residents District

Wash

i

go Avenue ngton

shop at at shop

the neighborhood food and service service and food neighborhood the

. .

Cultural facilities facilities Cultural

renovation . . renovation

Storefronts along the Mall have been modernized in a a in modernized been have Mall the along Storefronts

haphazard fashion. fashion. haphazard

tessens, butchers and services create an atmosphere of cultural cultural of an atmosphere create services and butchers tessens,

crime problems since since problems the crime 1980 Cuban of immigration have placed

vitality vitality

cultural and age groups age and cultural

Washington Washington '' Avenue Main It constitutes District's the has Street.''

responded moderately well to the changing needs of various various of needs changing the to well moderately responded

have have

the environment with a feeling of vibrancy and life. These uses uses These life. and vibrancy of feeling a with environment the

ture of Miami Beach. Their continued presence and use provide provide use and presence continued Their Beach. Miami of ture

Retail and service establishments are integral aspects aspects integral are establishments Retail and service

been concentrated in linear fashion along major streets. streets. major along fashion linear in concentrated been

and and

diversity which is is diversity which essence the Miami Beach of

sucli sucli

COMMERCIAL COMMERCIAL

as this ballroom are greatly in need of of need in greatly are ballroom this as

. .

Ethnic food markets, bakeries, delica­ bakeries, markets, food Ethnic

of of

U S E S S E S U

. .

Recent Recent

the cul­ the

designer Donald Deskey, serves not not Deskey, serves Donald designer

movie palace, the Paramount in Oakland, California Oakland, in Paramount the palace, movie

Cultural rebirth and growth are the cornerstones of successful successful of cornerstones the are growth and rebirth Cultural

erode this strength which can be a resource for a revitalized revitalized a for resource a be can which strength this erode

hre a etoe omk a o odmnu develop­ a for condominium way make to destroyed was Thorne,

Radio City Music Hall, an Art Deco shrine created by industrial industrial by created shrine Deco Art an Hall, Music City Radio

restored restored and serves as major center cultural the city's

eiaiain fot truhu America throughout efforts revitalization

Miami Beach. Beach. Miami

ment. Further demolition of significant cultural structures will will structures cultural significant of demolition Further ment.

the Warsaw Ballroom and and Ballroom El demolished now the the Warsaw Chico Club

The entertainment focus of the 1930's was further evidenced in in evidenced further was 1930's the of focus entertainment The

Carib

destroy this landmark landmark this interior destroy

El Chico Club, with its beautiful interior murals by Paul Silver Silver Paul by murals interior beautiful its with Club, Chico El

sion to a shopping mall, an action which would irretrievably irretrievably would which action an mall, shopping a to sion

the interior, the Cinema is currently being considered for conver­ for being considered is currently the Cinema interior, the

significant interior space interior significant

Theater interiors featured the ultimate in Art Deco design. The The design. Deco Art in ultimate the featured interiors Theater

period. The Cinema still contains what could be the City's most most City's the be could what contains still Cinema The period.

Cameo, Lincoln and Cinema were excellent examples from the the from examples excellent were Cinema and Lincoln Cameo,

and since then all of the major theaters have closed have theaters major the of all then since and

the District's theaters. In 1978, the Cinema Theater was closed, closed, was 1978, Cinema Theater In the theaters. District's the

The The and of spirit culture the Deco era Art best were represented in

locations and excellent exposure added to their visual impact. impact. visual their to added exposure excellent and locations

guided. guided.

use development opportunity which should be encouraged and and encouraged be should which opportunity development use

Way, sparked by the Clay Hotel, is a thematic tourist and mixed mixed and tourist thematic a is Hotel, Clay the by Way, sparked

tion is currently being expressed by property owners. Espanola Espanola owners. property by expressed being currently is tion

unique unique Latino Interest District. the in within environment preserva­

development in the City. Its intimate streetscape provides a a provides streetscape intimate Its City. the in development

the "Spanish Village "Spanish the

spacial obsolescence continue to threaten Lincoln Lincoln Road to threaten continue Mall obsolescence spacial

Saks Fifth Avenue and Lane Bryant. Changing retail markets and and Lane Changing retail markets Bryant. Fifth Avenue Saks and

it is still recognized as the City the as recognized is still it

Gradual relocation by America's foremost retailers has included included has retailers foremost by America's relocation Gradual

Espanola Espanola

one of the nation's first pedestrian malls in 1957 1957 in malls in to attempt an pedestrian first nation's the of one

infuse new vitality and compete with emerging emerging shopping centers. with compete and vitality infuse new

Florida's prestige retail street. This street was transformed into into transformed was street This street. retail prestige Florida's

Lincoln Road is an eight-block mall which was formerly Southern Southern formerly was which mall Road is Lincoln eight-block an

ularly in apparel and fruit shipping, is is being eroded shipping, fruit and apparel in ularly

in in the past months. two retailing The long-time uniqueness, partic­

a a heavy toll on Washington Avenue. At least six stores have closed

THEATERS AND BALLROOMS BALLROOMS AND THEATERS

, ,

have already been remodeled as flashy shopping malls. malls. shopping as flashy remodeled been already have

Way Way

is a two-block area of shops and hotels known known as hotels shops and of area two-block is a

.

" Completed in 1925, 1925, in integral Completed it first the was "

. .

Despite a national campaign to restore restore to a national campaign Despite

. .

The 1940's 1940's The theaters, Beach the and

'

s primary business business district. s primary

only only

as a vital performance performance a vital as

. .

A primary Art Deco Deco Art primary A

I I

. .

. .

New New

, ,

. .

has been been has

Strategic Strategic

York's York's

. .

The The

, , but but

.. ..

16 16

shoppers find too long to walk walk to long too find shoppers

An open tram provides a public shuttle service on Lincoln Road Road Lincoln on service shuttle public a provides tram open An

need for improved transit along the eight-block mall which many many mall which eight-block along the transit improved need for

system is not oriented toward local trips or loops within the the within loops or trips local toward oriented not is system

south on Alton Road, Road, Washington Meridian, Alton on and Collins south Avenues.

Mall. This service is sporadic but does respond to a recognized recognized a to respond does but is sporadic service Mall. This

u sse wih evcs h Dsrc. u rue rn north­ run routes Bus District. the services which system bus

The Metropolitan Dade Dade County The Metropolitan Transit operates a Authority public

District. District.

consistent with the Preservation and Development Plan. Plan. Development and Preservation the with consistent

Most riders travel travel at least Most riders three to five miles (one way) by bus

weekend hours, but this is a natural consequence of high beach beach high of consequence is natural a this but hours, weekend

Automobile traffic functions smoothly throughout the District, District, the throughout smoothly functions traffic Automobile

conducted to delineate needs and future traffic planning planning traffic future and needs delineate to conducted

Congestion occurs occasionally on Ocean Drive during peak peak during Drive Ocean on occasionally occurs Congestion

Airport. The regional highway network is is well-defined. highway network regional The Airport.

usage on Saturdays and Sundays. A traffic study should be be should study traffic A Sundays. and Saturdays on usage

Access to and from the Art Deco District is is to District and Deco by provided the from Art Access a series of

although no recent traffic studies have been undertaken. undertaken. been have studies traffic recent no although

causeways which run west to Miami and the Miami International International Miami and the Miami west run to which causeways

tion tion

The nearby Miami Beach Convention Center and the Center for for Center the and Center Convention Beach Miami nearby The

the the Performing Arts are assets to support hotel/tourist/conven­ the

upgrading of the surrounding neighborhoods. neighborhoods. surrounding the of upgrading

public facilities. These public These facilities. resources can be expanded to leverage the

Within and immediately adjacent to the District are a variety of of variety a are District the to adjacent immediately and Within

Theaters

own remaining cultural resources that are now vacant or under­ or vacant now are that resources cultural remaining own

same way, Miami Beach has an opportunity to capitalize on its its on capitalize to opportunity an has Beach Miami way, same

utilized, most notably the Warsaw Ballroom, Cinema and Lincoln Lincoln and Cinema Ballroom, Warsaw the notably most utilized,

economic and cultural rebirth of the entire downtown area. In In area. the rebirth downtown entire of the and cultural economic

projects, the rebirth rebirth the projects, of a has significant cultural facility sparked the

Other examples include the Fox Theater in Atlanta; the Opera Opera the Atlanta; in Theater Fox the include examples Other

Massachusetts; and the Pabst Theater in Milwaukee. In these these In Milwaukee. in Theater Pabst the and Massachusetts;

House in Wilmington, Delaware; Mechanics Hall in Worcester, Worcester, in Hall Mechanics Delaware; Wilmington, in House

functions

hall but also as a museum and gathering place for Art Deco Deco Art for place gathering and museum a as also but hall

VEHICULAR VEHICULAR

industry. industry.

. .

. .

CULTURAL CULTURAL

In conjunction with new and rehabilitated hotels, hotels, rehabilitated and new with conjunction In

. .

CIRCULATION CIRCULATION

FACILITIES FACILITIES

. .

The The

developed

the Public Services Building and zoning requirements was was requirements zoning and Building Services Public the

tion the expansion of the Civic Center, relocation of City Hall Hall and City of relocation Civic Center, the of expansion the tion

pressure generated by revitalization. revitalization. by generated pressure

Parking demands and needs of the 83-block area surrounding surrounding area 83-block the of needs and demands Parking

will become more accessible north of the Park. Elsewhere in in the Elsewhere Park. of the north accessible more become will Lincoln Lincoln Road in Mall evaluated and were Convention the a Center

alleviate the parking problems near Lummus Park as the beach beach the as Park Lummus near problems parking the alleviate

that peak-season parking demand exceeds supply. The Beach Beach The supply. exceeds demand parking peak-season that

respond to existing deficiencies and the anticipated parking parking anticipated the and deficiencies existing to respond

District, public and private facilities need to be developed to to developed be to need facilities private and public District, 1975 1975 Parking Study. took into A considera­ which parking program

Renourishment and Beachfront Park programs will partially partially will programs Park Beachfront and Renourishment

mercial zones and along Ocean Drive during summer weekends weekends summer during Drive Ocean along and zones mercial

rvt osadpbi fclte. ti nyi h ogse com­ congested the in is only It facilities. public and lots private

Parking in the District is supplied by on-street metered spaces, spaces, metered on-street by supplied is District the in Parking

well designed to appeal to all groups and be an attraction itself itself in be attraction an and to all groups appeal to designed well

bus system and be a vital transportation mode. mode. transportation vital a be and bus system

opportunities will be identified shortly identified be will opportunities At At this time, there is not mass adequate to transit serve the special

The City has initiated a feasibility study, and development development and study, feasibility a initiated has City The

Miami Beach. The system should interconnect with the County County the with interconnect should system The Beach. Miami

both residents and tourists. The vehicles should be exceptionally be exceptionally should vehicles The tourists. and residents both

City. This nine-story structure offers an excellent opportunity for for opportunity excellent an offers structure nine-story City. This

adaptive use and would add new vitality to Washington Avenue. Avenue. Washington to vitality new add would and use adaptive

District's major shopping and activity areas is badly needed for for needed badly is areas activity and shopping major District's the old Miami Beach City Hall is now vacant and surplus to the the to surplus and vacant now is Hall City Beach Miami old the

needs of the District. District. the of needs

Located at the intersection of Washington and Drexel Avenues, Avenues, Drexel and Washington of intersection the at Located

assets to improve and maintain the neighborhood character. character. neighborhood the maintain and improve to assets

and adult classes. classes. adult and

community's elderly residents with theater, a a hall splendid lecture residents elderly theater, with community's

housing. These well-located facilities should continue to to be major continue should housing. facilities These well-located

upgradathe upgradathe

The The Feinberg and Fisher Schools can be utilized to strengthen and

growing tourist and convention market. market. convention and tourist growing

the 21st and 22nd Streets area. The Community Center at 21st 21st at Center Community The area. Streets 22nd and 21st the

Street Street

The Bass Museum and Public Library are cultural facilities which which facilities cultural are Library Public and Bass Museum The

these facilities can help attract Miami Beach's fair share of the the of share fair Beach's Miami attract help can facilities these

can anchor rehabilitation and new development opportunities in in opportunities development new and rehabilitation anchor can

is one of the oldest structures in the District and and serves the is in District the one of structures the oldest

. .

The The involved strategy proposed addition the of parking

surrounding residential areas for elderly and family family and elderly for areas residential surrounding

A A

CIRCULATION CIRCULATION

shuttle-bus system which connects the the connects which system shuttle-bus

. .

streets and to soften the effect of parking areas. areas. parking of effect the soften to and streets

Landscaping is needed needed is Landscaping

Buses are the the are Buses

o

nly public public nly

to to

rni avail transit

offer offer

relief from from relief

a

ble In the District. District. the In ble the sun on many many on sun the I decks to expand the capacity of Civic and Convention Center This is especially true on the major streets: Ocean Drive, Collins facilities and public/private joint development in the Lincoln Road Avenue, Washington Avenue, Lincoln Road, Espanola Way and Mall area. 21st Street. The east-west streets between Ocean Drive and the· residential area west of Washington Avenue are important PEDESTRIAN CIRCULATION pedestrian spines to the beachfront and Lummus Park.

A_strong pedestrian orientation is one of the District's greatest Certain elements of the environment detract from the pedestrian strengths. It creates an intimate, friendly scale and promotes an quality of the District. Sidewalks on busy pedestrian routes need to active streetlife among neighbors and passers-by. People sit out be widened. Crosswalks are not always clearly marked, and traffic on verandas and chat with neighbors as a regular social activity. lights often do not provide adequate intervals for the elderly to cross. With Ot]IY55 percent of the District population owning automo­ biles, pedestrian ism is an important way of life for residents and is Curb cuts and barrier-free design of public improvements are supported by many factors. The terrai.n is flat and the climate is essential to improve accessibility for elderly and handicapped pleasant year-round. Older citizens traditionally enjoy walking for persons. Locations for new shade trees, street furniture and exercise and fresh air, and many prefer not to drive. Neighbor­ sidewalk designs should recognize the special considerations of hood shopping and community facilities are, in most cases, within high volume pedestrian routes and congestion et key intersec­ a short walking distance from where people live. tions and focal points in the District. The route and access points ... of a new tram line shuttle system should also take into account the Public improvements and st orefront renovations would Sidewalks and crosswalks are often crowded with pedestrians . pedestrian orientation of the District. ilable in the District. enhance the pedestrian experience of the District.

from the sun on many The open tram is a well-used service which runs the full Accommodating the pedestrian is a key concern in upgrading the District's commercial areas. king areas. .. length of Lincoln Road Mall. 17

tourists are attracted to the area for its sun and beaches while while beaches and sun its for area the to attracted are tourists

showed a 50 percent increase over the 1978 level. Continental Continental level. 1978 the over increase percent 50 a showed

active promoti0n of package tours in England in tours package of promoti0n active

18 18

represented only 13 percent of the 1979 international visitors but but visitors 1979 international the of 13 percent only represented

present strength of the pound in international markets and to to and markets international in pound the of strength present

Much of the recent growth is is in growth recent of Much the British market. the

visited Miami and other Dade County areas with strong Hispanic Hispanic strong with areas County Dade other and Miami visited

communities

represented 76 percent of the international visitors. visitors. international the of 76 percent represented

percent; a rate of 10-20 percent is more realistic for future years. years. for future realistic is more 10-20 percent of rate a percent;

five years. In the past year alone, this market increased by 30 30 by increased market this alone, year past the In years. five

phenomenal increase of approximately 600 percent over the the over past percent 600 of approximately increase phenomenal Until 1979 Until

expected to approach 2,400,000 during the current year, a a year, current the during 2,400,000 approach to expected

The decline in the number of domestic tourists has been by been has offset tourists of domestic in number the The decline

number of international visitors had increased to 1,800,000. It is is It 1,800,000. to increased had visitors international of number

395,000 international visitors came to Dade County Dade to came visitors international 395,000

a a

this represents a a represents in net this Because of substantial decline tourism. the

nities to attract more tourists should be pursued with great vigor. vigor. great with pursued be should tourists more attract to nities

motne ftuim otect' eooi base economic city's the to tourism of importance

annually during the period from 1970-1978. Considering inflation, inflation, 1970-1978. Considering from period the during annually

collections which remained almost constant at around $3 million million $3 around at constant almost remained which collections

elnd rm t ek er i h 1960's the in years peak its from declined

domestic. In In domestic.

important important

and permanent resident populations. populations. resident permanent and

can be grouped into three categories of transient, semi-transient semi-transient transient, of categories three into grouped be can

good or service. Traditionally, the tourist market has been been has market tourist the Traditionally, service. or good

single most important source of market support for almost any any almost for support market of source important most single

The transient population includes domestic and international tour­ international and domestic includes population The transient

Major sources of market support for revitalization of the District District the of revitalization for support market of sources Major

its only industry, the annual flow of visitors to Miami Beach is is the Beach Miami to visitors of flow annual the industry, its only

ss ovnin visitors convention ists,

will provide better housing and service facilities for local residents local for housing facilities and better provide will service

attracting international tourism and national conventions. It also also It conventions. national and tourism international attracting

A preserved and rehabilitated Art Deco District will bring new new bring will District Deco Art rehabilitated and preserved A

ization of the District will make Miami Beach Beach Miami make will District the of ization

oih h Ct' iae sa itrainl playground international an as image City's the polish

economic vitality to a large segment of Miami Beach and will will and Beach Miami of segment large a to vitality economic

rmtc nrae f nentoa tourists international of increase dramatic

MARKET SUPPORT SOURCES SOURCES SUPPORT MARKET

, ,

sector sector

most international tourists were Latin Americans who who Latin Americans were tourists international most

. .

the the

In 1979, Lalin American and Caribbean tourists tourists Caribbean and American Lalin 1979, In

past ten years, however, domestic domestic however, years, ten past

of the economic base is reflected by resort resort by reflected is base economic the of

, ,

and business travelers. With tourism as as tourism With travelers. business and

TRANSIENT POPULATION POPULATION TRANSIENT

. .

. .

The The

more more

European tourists tourists European

. .

It It

In 1975 about about 1975 In

is is linked to the

ero~ioo ero~ioo

, ,

competitive in in competitive

new opportu­ new

. .

By 1979 1979 By the

tqufism tqufism

. .

Revital­

largely largely

of ftlis ftlis of

h'(s h'(s

ta~ ta~

. .

Beach's overnight visitors and are included as domestic tourists visitors included as and overnight are domestic Beach's

Business travelers comprise only about 3 percent of Miami Miami of percent 3 about only comprise travelers Business

already in the planning stages. stages. planning in the already

with history and nostalgia. Conventions for 1981 and 1982 are are 1982 and 1981 for Conventions nostalgia. and history with

to conventions that enjoy meeting in a unique atmosphere filled filled atmosphere unique a in meeting enjoy that conventions to

tion business potential. The Deco District could also be attractive attractive be also could District Deco The potential. business tion

n oeaey rcd om oacmoae agr conven­ larger a accommodate to rooms priced moderately and

high quality hotels are also needed to provide "spillover" support support "spillover" provide to also needed hotels are high quality

banquet capabilities. Additional convention-oriented hotels are are hotels convention-oriented Additional capabilities. banquet accommodate convention-goers. convention-goers. accommodate

the erosion of large hotel facilities with substantial meeting/ meeting/ substantial with facilities hotel large of erosion the

The decline in Miami Beach's convention trade is attributable to to attributable is trade convention Beach's Miami in decline The

needed to revitalize the convention industry. However, smaller smaller However, industry. convention the revitalize to needed

from 513 in 1973 to 1,083 in 1980, requiring larger facilities to to facilities larger requiring 1980, in 1,083 to 1973 in 513 from

gates. In addition, the average size of conventions has increased increased has conventions size of average In addition, the gates.

decade. In 1973 there were 711 conventions with 365,000 365,000 with conventions 711 were there 1973 In decade.

delegates. In 1979 there were 249 conventions with 275,000 dele­ In 275,000 with 1979 delegates. conventions 249 were there

Competition from cities with major hotel and convention facilities facilities convention and hotel major with cities from Competition

oMai ec ic teery 1970's early the since Beach Miami to

has has the a past in during caused trade decline convention the City's

commercial and service support facilities has had a significant significant a had has facilities support service and commercial

The lack of adequate first-class hotel rooms rooms as hotel well as inadequate The first-class of lack adequate

impact on the number of conventions which have been attracted attracted have been which conventions of number the on impact easily be adapted to the District's available building stock. stock. building available District's the to adapted be easily

small hotels, as evidenced by the many advertisements in any any in advertisements many the by evidenced as hotels, small

Beverly Hills is a good example of this type of hotel, which could could which hotel, of type this of example good is a Hills Beverly

major cities in the U.S. have taken efforts to restore their older older their restore to efforts taken U.S. have the in cities major

are fashionable and can offer friendly, personal service. Most Most service. personal friendly, offer can and fashionable are

breakfast" concept is a natural one for the District. Small hotels hotels Small District. the for one natural is a concept breakfast"

recent issue of "The New Yorker." The Rodeo Drive Hotel in in Hotel Drive Rodeo The Yorker." New "The of issue recent

standing of the "small hotel" concept. The European "bed and and "bed European The concept. hotel" "small the of standing

of 76 percent for resort hotels. hotels. resort for percent 76 of

average

Pivotal to the marketing efforts for the District's hotels is is hotels an under­ District's for the Pivotal efforts to the marketing

current!')( current!')( rates low occupancy

o et otmoay oe ro standards room hotel contemporary meet to

expansion can help to serve this market as as market this serve to help can expansion

source

Additional comfortable and clean hotel accommodations are are accommodations hotel clean and comfortable Additional

needed if Miami Beach is to attract a greater share of this market market this of share a greater is attract Beach to if Miami needed

commercial resources. resources. commercial

Latin Americans are drawn primarily by the shopping and and shopping the by primarily drawn are Americans Latin

. .

Of Of the City

1

64 64

percent hotel occupancy compared to a national rate rate national a to compared hotel occupancy percent

'

s 30,671 hotel/motel rooms, rooms, 10,000 s only 30,671 qualify hotel/motel

. .

ECONOMICS ECONOMICS

In In an 1978, recorded Beach Miami

. .

well well

. .

as to off-set the the off-set to as

Upgrading and and Upgrading

. .

~e; ~e;

~

~

"' "'

,

Qaifc: Qaifc:

~ ~ , ,

• •

percent in 1978 and 54 percent projected by 1985. 1985. by projected percent 1978 54 in and percent

commercial, entertainment and service facilities. Based on 1970 1970 on Based facilities. service and entertainment commercial, U.S. U.S. Census data, 65 were 48.7 percent years or in over 1970, 52.6

consists of elderly a of consists large percentage have moved to the area to spend retirement, seek good housing good seek retirement, spend to area the to moved have

estimated rate rate of annually 1970's, during estimated the one over just percent increasing from 87,072 in 1970 1970 in 87,072 from 1978. by 96,500 increasing to This population

The permanent resident population of Miami Beach grew at an an at grew Beach Miami of population resident permanent The

moving to other sections of the country. They are not generally a a generally not are They country. of the sections other to moving major market force market major

A second group, whose numbers are difficult to estimate, is is the estimate, to difficult are numbers whose group, second A

recent immigrants who reside for a time in Miami Beach before before Beach Miami in time a for reside who immigrants recent

considered in the estimates and projections of domestic tourists domestic of projections and in estimates the considered

fortable transient and service accommodations. This group is is group This accommodations. service and transient fortable

who come for long stretches of the winter season but who do not not do who but season winter the of long stretches for come who anan praet residence permanent a maintain

The semi-transient population in Miami Beach includes visitors visitors includes Beach Miami in population semi-transient The

. .

PERMANENT RESIDENT RESIDENT POPULATION PERMANENT

SEMI- TRANSIENT POPULATION POPULATION TRANSIENT SEMI-

. .

hyse mds bt com­ but modest seek They

. .

Former vacationers who who vacationers Former

, ,

. .

competitive hotel rooms above 1978 levels by 1990. 1990. by 1978 levels above rooms hotel competitive

demand generate a need for 16,800 additional competitive hotel hotel competitive additional 16,800 for need a generate demand

rooms in the beach corridor by 1985 and 30,000 additional additional 30,000 and 1985 by corridor beach the in rooms

tional room-nights above 1978 levels by 1990. These substantial substantial 1990. These by levels 1978 above room-nights tional increases of 45 percent and 82 percent respectively in room-night in room-night respectively and of 82 increases 45 percent percent

6,104,000 additional room-nights above 1978 levels in the Miami Miami in the 1978 levels above room-nights additional 6,104,000

Beach-Hollywood Beach corridor by 1985 and 10,966,000 addi­ 10,966,000 and 1985 by corridor Beach Beach-Hollywood

,4,0 b 1990 by 3,046,000

1,066,000 visitors in 1978 to 2,463,000 visitors by 1985, and to to and 1985, by visitors 2,463,000 to 1978 in visitors 1,066,000

Therefore, for analytical purposes, the domestic market is is market domestic the purposes, analytical for Therefore, assumed to be accommodated by existing hotel facilities. facilities. hotel existing by accommodated be to assumed

International tourists and convention visitors to the Miami Beach­ Miami the to visitors convention and tourists International Hollywood Beach corridor are expected to increase from from increase to expected are corridor Beach Hollywood

expected to remain at present levels for the next decade. decade. next the for levels present at remain to expected

and the Art Deco District will come from increasing numbers of of numbers increasing from come will District Deco Art the and

international tourists and convention visitors and convention tourists international

The major demand for new and rehabilitated hotel rooms and and rooms hotel rehabilitated and new for demand major The entertainment, commercial and service facilities in Miami Beach Beach Miami in facilities service and commercial entertainment,

MARKET DEMAND POTENTIALS POTENTIALS DEMAND MARKET

. .

This increase will generate a demand for for demand a generate will increase This

. .

Domestic tourism is is tourism Domestic

HOTEL POTENTIAL POTENTIAL HOTEL

nearly $400 per square foot. foot. square per $400 nearly

Restaurants and eating/drinking establishments are averaging averaging are establishments eating/drinking and Restaurants

prto, vrg sls e sur fo ae el vr $300 over well are foot square per sales average operation,

attracted ten million people in the first two months of operation of months two first the in people million ten attracted including many visitors from nearby states. After four months of of months four After states. nearby from visitors many including

200,000 square-foot restaurant/specialty boutique center center boutique restaurant/specialty square-foot 200,000

pn pnn i July in opening upon

buildings, but Harborplace, on the Baltimore waterfront, waterfront, Baltimore the on Harborplace, but buildings,

represents new construction blending with the past. Harborplace, Harborplace, past. the with blending new construction represents

Most new marketplaces have been developed in restored restored in developed been have marketplaces new Most

to offer to

They become successful because they have something special special something have they because successful become They

climates. The trends to which these marketplaces responded responded marketplaces these which to trends The climates. could not have been predicted by past economic demographics. demographics. economic past by predicted been have not could

and elsewhere) reflect greatly altered economic and social social and economic altered greatly reflect elsewhere) and

area

attractions, returning vitality as well as increased revenues to revenues the as increased as well vitality returning attractions,

developed in once deteriorated cities and have become lively lively and new have become cities in deteriorated developed once

Urban marketplaces, such as the proposed as proposed the such marketplaces, Urban

magnet if local efforts to encourage tourism tourism encourage to efforts local if magnet

a bnft egbrn rti establishments retail neighboring benefit can restaurant attraction in Miami Beach is necessary as a tourist tourist a as necessary is Beach Miami in attraction restaurant

traditional retail uses for local residents. A well-planned mix of of mix well-planned A residents. local for uses retail traditional

specialty shops for visitors to the District as well as more more as well as District the to visitors for shops specialty retail and eating/drinking uses and spa or health-related activities activities uses spa or and health-related eating/drinking retail and

The proposed Vanity Fair offers a unique opportunity for Miami Miami for opportunity unique a offers Fair Vanity proposed The

Beach to create a dynamic mixed-use marketplace with small small with marketplace mixed-use dynamic a create to Beach

(1,000 rooms) and a moderate-sized rooms) moderate-sized a and (1,000 could help fulfill the need in this market sector. sector. market this in need the fulfill help could

e ovnin business convention new

blocks) to the Convention Center if the City hopes to attract major major if attract City the hopes to Center the blocks) to Convention

new and relatively large hotel facilities in proximity (three to five five to (three proximity in facilities hotel large relatively and new

hotels in rehabilitated space, Miami Beach also needs additional additional needs also Beach Miami space, rehabilitated in hotels

While there is a demand for small competitively priced first-class first-class priced competitively small for is demand a While there

provided in close proximity to the rehabilitated hotel district. district. hotel rehabilitated the to proximity close in provided

entertainment, commercial and service infrastructure must be be must infrastructure service and commercial entertainment,

rdto, itr ad oet scale modest and history tradition,

a beach vacation purpose while sympathetic to to an of environment sympathetic while purpose a vacation beach

opportunity to capture a share of the market which is attracted by by is attracted which market the a of share to capture opportunity

Since the beach-oriented European tourist market is growing growing is market tourist European beach-oriented the Since

rapidly

dor that are most attractive to visitors. visitors. to attractive most are that dor

This substantial hotel room demand will be captured by existing, existing, by captured be will demand room hotel substantial This

rehabilitated and new hotel facilities throughout the beach corri­ beach the throughout facilities hotel new and rehabilitated

. .

These urban marketplaces, (in Baltimore, Boston (in Baltimore, marketplaces, urban These

. .

, ,

the rehabilitated Art Deco District hotels hotels will have District a Deco Art unique rehabilitated the

, ,

1980, became an instant success. The The success. instant an became 1980,

. .

A large new Convention Center hotel hotel Center Convention new large A

Vanity Vanity

. .

To secure this market, an an market, this secure To

Vanity Vanity

Fair hotel Fair hotel rooms) (360

are are

I I

RETAIL RETAIL POTENTIAL

. .

to succeed to

A large retail/ retail/ large A

Fair, Fair, being are

, ,

Cleveland Cleveland

. .

. . , , 20

develop an international outdoor sculpture museum along Lincoln

and Mediterranean Revival spirit of the District. Facilities should District. Revival theof spirit Mediterranean and aeul rlt t proposals to relate carefully

h Dsrc. pae, it n ohr hpe' gos stores, goods shopper's other and gift Apparel, District. the

Specific uses with high marketability could relate uses high could marketability Deco Specific with to the Art

visitors, for example, have approximately a $64 duty free allow­ free duty $64a have approximately example, for visitors, ance which is largely untapped by Miami Beach retailers at this at retailers Beach Miami by untapped largely is which ance time concurrent hotel renovation hotel marketingand in concurrent the end northern of

prdd netimn ad etuat aiiis ol be would facilities restaurant and entertainment upgraded appropriate on the Mall. on the appropriate

o-oe rsarns n 2.3 n ealprhss English purchases. retail on $27.73 and restaurants non-hotel

convention delegates internationaland tourists. convention

Nationally, convention delegates spend an average of $40.24 in spend average $40.24 an delegatesof convention Nationally,

visitors. With decreases in tourism over the last decade. Lincoln last over the in decade. tourism decreases With visitors.

sales volumes decreased. Some recent tenant changes and mer­ chandise improvements suggest Lincolnthat Road Mall can again eoe val tuitoine sopn cne. ie the Given center. shopping tourist-oriented viable a become likelihood of revitalization of the larger DecoArt hotels nearby, the most important future market sources for Lincoln Road Mall are for sources market future important most

shopping area catering both to local residents Beach local Miami and to both catering area shopping

outlets

Road Mall has been seriously eroded as a major retail center. retail major a as eroded seriously been has Mall Road Numerous stores, including Saks Fifth Avenue, closed and overall

icl Ra aloc sre a ao rti n specialty and retail major a as served once Mall Road Lincoln

area. The retailing function of Washington Avenue should continue o e egbrodoine. t hud e lsl rltd to related closely be should It neighborhood-oriented. be to

created for upgrading the physical appearance of the Avenue, the of appearance physical the upgrading for created providing mix a uses retail balanced of and introducing

primarily to primarily elderly permanent and semi-transient residents of the

Washington Avenue It neighborhood servesshopping a function. otis ait o sal hp n odsoe hc cater which stores food and shops small of variety a contains

residential rehabilitation and development. Opportunities development.and rehabilitation residential

basis

Vanity lagging spark has theFair potential to retailthe enter­and anet opnnso im ec' cnm.Amjr infu­ major economy. A Beach's Miami of components tainment in f restaurants of sion pcat rtiig s edd f im Bah s o trc an attract to is Beach Miami if needed is retailing specialty international as tourist well as convention business on a sustained

entertainment.

The premises on these which marketplaces successful are based can be can applied Beach Miami to ead eal netimn ad msmn fclte close­ facilities amusement and entertainment retail demand thn. aiy ar ol stsy at f hs expectations these of part satisfy could Fair Vanity at-hand. by providing European-type pubs, bars and sidewalk cafes, excel­ et etuat, neetn sos n tpruiis for tpportunities and shops interesting restaurants, lent

.

The ability advantagetaketo of this market is dependent on

.

.

,

aig n dikn etbihet and establishments drinking and eating

,

discussed

.

Tourists who are without will cars

later

'

nti rpr, to report, this in

·

#

new

willibe

retail

"

rs i,eecs adscaiig ih egbr adsokees r l pr o te al sopn tis f residents. of trips shopping daily the of part all are shopkeepers and neighbors with socializing and exercise air, Fresh

Since 1970, population and household in formations Miami Beach

have increased at a modest rate n im Bah nrae b ls ta 1,0 between 10,000 than less by increased Beach Miami in

hm-retd ie ue ocp wt retail with concept use mixed theme-oriented netimn fclte a gon lvl n rsdnil units residential and level ground at facilities entertainment

9017. uig ht ae ie aot ,0 residential 6,200 about time, same that During 1970-1978.

located on upper levels. upper on located

Avenue near the Ocean Drive hotels and near the Bass Museum in

Espanola Way offers a fine opportunity to develop a significant a develop to opportunity fine a Espanola offers Way

hud e osdrd t prpit lctos ln Collins along locations appropriate at considered be should

proximity to the larger Art Deco hotels. Deco Art larger theto proximity

New retail, restaurant and tourist-oriented facilities entertainment

stores, designer clothing and furniture and clothing designer stores, hm rsarns rsoe tetr, eid nius and antiques period theaters, restored restaurants, theme olcils a oeg lnug bosoe n newsstand, and bookstore language foreign a collectibles, nentoa sdwl cfs mnycagn ad check­ and money-changing cafes, sidewalk international

cashing facilities. cashing

od al Sgetd ss ih include might uses Suggested Mall. Road

}

.

The numbertotal of households

RESIDENTIAL POTENTIAL

,

art galleries and studios, and galleries art

:

eo ple arts applied Deco

,

etuat and restaurant

,

ips of residents. residents. of ips

The beach is an attraction to tourists and residents on any any on residents and tourists to attraction an is beach The

warm, sunny day. day. sunny warm,

places for visiting with neighbors. neighbors. with visiting for places

Front porches of hotels and apartments apartments and hotels of porches Front

are-

.-

opportµne opportµne

. .

~ ~

housing. housing.

population are minority residents, and 80 percent live in rental rental in live percent 80 and residents, minority are population

median income of the overall overall the of income median

percent percent of these less residents earn than of 80 percent the current

percent of the 39,000 population are elderly. More than 70 70 than More elderly. are population 39,000 the of percent

Area, an area slightly larger than the District, indicates that 73 73 that indicates District, the than larger slightly area an Area,

well as those of prior consultants. consultants. prior of as those well

Data from 1970 covering the Flamingo Neighborhood Strategy Strategy Neighborhood Flamingo the 1970 covering from Data

distinguishable from South Beach in this data in this Beach South from distinguishable

Census projections, the designated Art Deco District is is not District Deco clearly Census the Art designated projections,

and these have been integrated with county and city reports as as reports city and county with integrated been have these and

studies have been conducted of samples of elderly in in of samples elderly District, of the studies have conducted been

of the District, is currently not available not is currently District, of the

Accurate information, selectively sensitive to the planning needs needs planning the to sensitive selectively information, Accurate

dreamland has become somewhat less satisfactory in reality. reality. in less satisfactory somewhat has become dreamland made to interpret 1980 county estimates based largely on 1970 1970 on largely based estimates 1980 county interpret to made

originally built this District. Time marches on, and the retirement retirement the and on, marches Time District. built this originally

them in their annual pre-retirement visits. visits. pre-retirement annual their in them

seashore was the dream which sustained them and refreshed refreshed and them sustained which dream the was seashore

the material culture on which we we which on culture material the

who who were the men United working in and women northeastern the

States States in 1920-1970. of the decades labor, their Through built they

tained itself for over fifty years. This fact makes it a social as as it a well social makes This years. fact fifty over for itself tained

as architectural treasure. treasure. architectural as

District residents are predominantly a retired Jewish population population Jewish retired a predominantly are residents District

The Miami Beach Art Deco District is the only self-selected self-selected only the is District Deco Art Beach Miami The

elderly-dominated community in in United has the States which sus­ community elderly-dominated

invest9rs, particularly Latin Latin Americans. particularly invest9rs,

housing. Many condominium purchases are made by foreign foreign by made are purchases condominium Many housing.

h Suh ec Redevelopment Beach South The

District and will focus additional attention on the District. In In turn, District. the on attention additional focus will and District

planned, will attract many new residents to this area south of south the area to this residents new many attract planned, will

High-rise condominiums are the current trend in Miami Beach Beach Miami in trend current the are condominiums High-rise

earlier

issued, a significant increase over a similar period two years years two period similar a over increase significant a issued,

In 1978 and 1979, nearly 2,050 residential building permits were were permits building residential 1979, 1978 2,050 In nearly and

and available vacant housing. housing. vacant available and

accommodated by additional units constructed during the 1970's 1970's during the units constructed by additional accommodated

building permits were issued. New household formations were were formations household New issued. were permits building

. .

Most permits issued were for condominiums. condominiums. for issued were permits Most

Miami' Miami'

area

still still

• •

Project, if developed as as developed if Project,

. .

While an effort has has been effort an While

. .

thrive. Retiring to the the to Retiring thrive.

Fifteen percent of of the percent Fifteen

. .

Good small-scale small-scale Good

As As

tourists, they they tourists,

• In 1970, 27 percent of the District's population lived alone. alone. Of lived population District's the of percent 1970, 27 In •

• There is an increasing population of Latin Americans of varied of varied Latin Americans of population is increasing an There •

• A significant group of older permanent residents has problems problems has residents permanent older of group significant A •

• More of the elderly are older and frailer and require planned planned require and frailer and older are elderly the of More •

following: following:

General trends which seem to be continuing suggest the the suggest continuing be to seem which trends General

• An increased number of the elderly are widows and widowers widowers and widows are elderly the of number increased An •

to develop strategies for housing and services which respond respond to which and services housing for strategies develop to

population trends population

tion studies can be be can studies tion conducted

be the best source of data from which more specialized popula­ specialized more which from data of source best the be

definitive data to confirm that the high rate of in-migration of the of the in-migration of high rate the that confirm to data definitive

nuity created by the majority of over-65 residents but there is is no there but residents over-65 of majority the by created nuity

Most population estimates suggest a relative stability and conti­ and stability relative a suggest estimates population Most

1950-60 1950-60 has decade 1980 continued. The forthcoming Census will

hoods with surrounding areas. areas. surrounding with hoods

units, provide a better and broader unit unit mix link and and broader neighbor­ the better a units, provide

program should strive to preserve the architectural fabric of the the of fabric architectural the preserve to strive should program

ls proximity close

which provides shopping, entertainment and amenities within within amenities and entertainment shopping, provides which

Art Deco devotees or devotees Deco seek who Art quality housing in an environment residential neighborhoods, upgrade the physical appearance of of appearance physical the upgrade neighborhoods, residential

those segments of the existing and new population base base who new are existing and population of the segments those

logical marketplace for rehabilitated District housing would be be would housing District rehabilitated for marketplace logical

up to 1,500-1,600 new units annually in Miami Beach. The The most Beach. Miami in annually units new 1,500-1,600 to up

aain trips vacation

Population Population indicate a need and household 1980's in trends the for

especially international visitors familiar with the area through through area the with familiar visitors international especially

the attractiveness of South Beach to condominium buyers; buyers; condominium to Beach South of attractiveness the

general upgrading of District hotels and retailing would increase increase would retailing and hotels District of upgrading general

alone is a deceptive category since small-scale settings offer offer settings small-scale since category deceptive is a alone

the elderly, however, perhaps up up perhaps elderly, the to however, 50 live percent Living alone.

percent) and seasonal. seasonal. and percent)

ages and incomes, both permanent (current estimate-15 estimate-15 (current permanent both incomes, and ages

of the elderly are over 80 years old. old. years 80 over are elderly the of inflation. inflation.

in financial resources, brought about by fixed income and and income fixed by about brought resources, financial in

supportive housing and services. It It housing and is services. supportive 25 estimated that percent

needing greater opportunities for reinforced social spaces. spaces. social reinforced for opportunities greater needing

. .

. .

To attract this market, a housing rehabilitation rehabilitation housing a market, this attract To

. .

POPULATION POPULATION

. .

This This data establish will a new base , , vr al lf i epe Wieoe hl f eietedry live elderly resident of half over While people. is life daily over alone, at least one-third probably stilllive alone,least spouse. a at one-third Planning with omiti h ope shat rbes mre involves emerge problems health as couple the maintain to

Another major resource by Anothermajor which aging residents maintain control

22

through encouragement of commercial, health-oriented facilities health-oriented of commercial, encouragement through such as exercise clinics, juice bars and health-food andbars juice clinics, exercise as such

promoted by locating facilities in readily accessible areas where areas readily in accessible facilities locating by promoted people live and shop. Health awareness can also be promoted be also can awareness Health shop. and live people

vention of serious crises, of interest to the young to the interest is andold alike, of crises, serious of vention o nw mhszd n itit rcie. elh ae a be can care Health practices. District in emphasized now not

hr sn la itr of high health system by a quality picturewhich is There no clear ae sdlvrd nte itit Fclte ad evcs appear services and Facilities District. the in delivered is care fragmented

tlzd h oen ou nhat aneac truh pre­ through maintenance health on focus modern utilized.The

tive should be broadened, upgraded and more made available for

As new residents specialtoand District,tourists the are attracted precautions should be taken to assure that existing residents should are be existing taken to assure that precautions

elderly throughthe use of federal grants, loans and rent subsidies.

not forced out of the District by rising prices. by District the of out not forced

the District are renters. the District Affordable quality housing and health care are resource needs the primary two residents. of Housing alterna­

below the poverty level. Over two-thirds of permanent elderly in elderly permanent of Over level. two-thirds poverty the below

While the majority of elderly in the District were above povertf above were District the in elderly of majority the While level in

itit soe 7 pret f etr (l ae)hd incomes had ages) (all renters of percent 74 showed District,

of a person's control over daily life control and resources of a the person's aecnrl possible. control make

Experts view in healthy human aging be gerontology to a

ro cneto wt pae n pol ad hs personal a thus and people and place with connection prior investment in their new home new in their investment

observation and interviews. The District's elderly, as is typical of is typicalas elderly, District's interviews. The and observation all migrating retirees, all tend migrating for to high initial be levels self-selected of health, sociability andcuriosity. of health, sociability reallyThe and timid dofrail not oe cos onr, s i ms o tee epe Migrating people. these of most did as country, across move eies acrig o eotlg rsac, eeal hv a have generally research, gerontology to according retirees,

widely in health, activity level and social engagement in unique in engagement social and level activity health, in widely as eurn dcmnain s paet rm systematic from apparent is documentation requiring ways

hs troye s roeu ad mjr are t optimistic to barrier major a and erroneous is stereotype This

lnigfr h Dsrc. htti oe-it pplto ranges population over-sixty this That District. the for planning

population often encourages a stereotype of frailty and passivity. and frailty of a stereotype encourages often population

While the District's permanent resident permanent While District's the ae b pol oe te g o sxy ti kn o skewed of kind this sixty, of age the over people by nated

being alone one close acquaintance in the area of migration prior to their to prior migration of area in the acquaintance close one move

niae omnl upr sses hc cmest for compensate which systems support communal intimate

.

1970,

,

.

a In addition

overpriced

1978

county survey ofBeach, South the including

,

elderly retireesappear to know at least

,

noriae ad inconsistently and uncoordinated

.

population

is clearly domi­

restaurants.

~

av,,ailable

~

product

the

;

to

,

Walking

hours

provide congregating space for residents to interact, to enjoyresidents to interact,the to for space congregating provide udos n t priiae n h sre lf. ay smaller Many life. street the in participate to and outdoors

rmts iis mn nihos Fot oce ad patios and porches Front neighbors. among visits promotes

modes ae tes t ko oes egbr. h poiiy f units of proximity The neighbors. one's know 1t to easy make

especially conducive to the communal support network and the and network support communal the to conducive especially

oil neato ad h loigotfrec-te attitude looking-out-for-each-other the and interaction social which

friends and neighbors as the of heartbeat the community ay epe ieaoe fr rm aiis te dpn n the on depend they families, from far alone, live people many

were interviews conducted with elderly residents and the expe­ the and residents elderly with conducted interviews were

rience of shopping with residents on Washington Avenue Washington on residents with shopping of rience interviews underline the community network which exists among networkwhich the underlinecommunity interviews

close to their friends and acquaintances. and friends their to close

supports

Perhaps more revealing than statistical analyses of Census of analyses data statistical than revealing Perhaps more

development of a strong corps of home aides and other service other and aides home of corps strong a of development

for recreation and e and recreation for

_

ubro nt ntetpcl ititaatet building apartment District in typical the units of number t

Ahe

r ogn aog h bah a poie countless provide can beach the along Jogging or

.

It is imperative for single and married elderly to remain elderly to andmarried single for It is imperative

itit promotes District

njoyment.

.

ml aatet ulig are buildings apartment Small

.

Since so

.

The

eiet rlx nte usie t ums Park. Lummus at sunshine the in relax Residents

col hlrn ae ll tis o xlr ter environment. their explore to trips fleld take children School

r

mmus mmus Park.

>lore >lore

th

ei

r r environment.

Shops cater to the ethnic preferences of the District's Latin and Jewish populations. populations. Jewish and Latin District's the of preferences ethnic the to cater Shops

shuttle service or tramline would be a great asset to the District's District's asset be a to the would great tramline or service shuttle

with bags and bundles or tired out from doing their errands, a a errands, their doing from out tired or bundles and bags with

this this area shopping is they live. not where But. far laden from down

concerning Washington Avenue. Most residents like to walk, and and walk, like to residents Avenue. Washington Most concerning

clothing and services. Accessibility is another key point point key another is Accessibility services. and clothing

with trendy shops where the elderly cannot afford to buy food, food, buy to afford cannot elderly the where shops trendy with

Washington Washington Avenue need the not r and elderly that to

It is important to retain the types of shops and services on on services and shops of types the retain to important is It

and chat with a friend out of the main main the of out friend a with chat and

when they meet meet old they or friends when acquaintances

clearly absent but a necessary amenity necessary a but absent clearly

crowded with people. $hopping is a social social a is $hopping people. with crowded

cerns. During peak shopping hours, Washington Avenue is is Avenue Washington hours, shopping peak During cerns.

h sopn ti ruie mhszd eea adtoa con­ additional several emphasized routine trip shopping The

Avenue are ideally suited as housing for older residents. residents. older for housing as suited ideally Avenue are

apartment buildings in the residential blocks close to Washington to Washington close blocks in residential buildings the apartment

. .

pedestrlan pedestrlan

ev,~nt ev,~nt

.. ..

,

Shaded Shaded to sit areas

for the elderly elderly the for

flow are now now are flow

.

eplace them them eplace

American elderly. The National Endowment for the Arts has has Arts the for Endowment National The elderly. American

employment opportunities which are part of "National Goals" for for Goals" "National of part are which opportunities employment

well as reviving lost arts, it would provide new leisure and and leisure new provide would it arts, lost reviving as well

activity for the District's residents and foster social integration. social residents and integration. foster District's the for activity

v1v1dly remember the Deco years and could become directly directly become could and years Deco v1v1dly the remember

involved in a revival of these arts and crafts. This would provide provide This would crafts. and arts these of revival a in involved

cottage industries. The cottage industries could emphasize the the emphasize could industries cottage The industries. cottage

embroidery and tailoring, are arts which could could which arts are tailoring, and embroidery ~e_co ~e_co

York's world-renowned garment industry. industry. as Crafts, such sewing, garment York's world-renowned

unique unique

l)lis l)lis

community

elderly residents as an important part of the Miami Beach Beach Miami the of part important an as residents elderly

would promote continued social interaction and accessibility to to accessibility and interaction social continued promote would

commercial and entertainment facilities to maintain the role of of role the maintain to facilities entertainment and commercial

elderly residents. By making it easier to get around, a tramline tramline a around, get to easier it making By residents. elderly

population of older citizens has its own unused resource, a a resource, unused own its has citizens older of population

tpeme tpeme

background of skills and talents associated with New New with associated talents and skills of background

. .

in fashion, art and home furnishings. Many residents residents in Many furnishings. and home fashion, art

be be

revived as as revived

As As

talents of the varied residential populations. populations. residential varied the of talents

f ah ru adt itgae h pasfr hscl improve­ physical for plans the integrate to and group each of

ments and new development with the priority needs and special special and needs priority the with development new and ments

The challenge of the Plan is to capitalize on the energies of each each of energies the on Plan is capitalize the to of The challenge

existing resident population group, to support the definable needs needs the definable group, support to population resident existing

the migrants and has reinforced their informal life styles. styles. life informal their reinforced has and migrants the

characteristics of the physical environment which initially invited invited initially which environment physical the of characteristics

The District Plan cannot neglect the low scale and pedestrian pedestrian and scale low the neglect cannot Plan District The

vary and change. change. and vary

continuous and careful monitoring of these populations as they they as populations these of monitoring careful and continuous

A long-term plan to support the independence as well as the the as well as independence the support to plan long-term A

resource needs of older citizens and Hispanic families requires requires a families Hispanic and citizens needs of older resource

preservation and economic development. development. economic and preservation

for a healthy, active community to enjoy the benefits of the the of benefits the enjoy to community active healthy, a for

services need to be integrated with the revitalization plan in in plan revitalization order the need with integrated to be services

groups. Some housing facilities are now totally inadequate, and and inadequate, totally now are facilities housing Some groups.

new forms which link families to educational and recreational recreational and educational to families link which forms new

both both and required by overlapping distinguishable those from aging

offer a comfortable setting for interaction and exchange. exchange. and interaction for setting comfortable a offer

Housing and service needs for the Hispanic family population population are family needs Hispanic the for and Housing service

providers need to be promoted. Multilingual cultural events events would cultural Multilingual need be to promoted. providers

ways to encourage more English usage by Hispanic service service Hispanic by usage English more encourage to ways

contribute to the unique resort character of the District. Enjoyable Enjoyable District. of the to the resort character unique contribute

tion of the changing population in housing, commercial services, services, in housing, commercial population changing the tion of

rcin Hwvr e ead ilb aetrbte integra­ better tor made be will demands new However, friction.

recreation and cultural facilities and in virtually all aspects which which aspects all in and virtually facilities cultural and recreation

the ethnically-mixed Ocean Drive hotels, parallel behaviors were were behaviors hotels, parallel Drive Ocean ethnically-mixed the

economic backgrounds, which tends to minimize the potential the tends potential to minimize for which backgrounds, economic

observed. Many of the middle-aged residents residents are Many socio­ of of similar observed. middle-aged the

Compatibility among ethnic groups and the elderly is not well­ not is elderly the and groups ethnic among Compatibility

defined. Stereotypes of incompatibility abound, abound, but Stereotypes defined. incompatibility of some within of

atr adasal op owr i h e ors industries tourist new the in work to corps stable a and pattern

larger dwelling units will need to be created. created. be to need will units dwelling larger

child population of the District, tend also to contain late middle late contain to also tend District, the of population child

the the area. Spanish speaking to families, the while contributing small

aged and elderly members. To retain that intergenerational living living intergenerational To retain that members. elderly and aged

This population, too, had a necessary vigor which propelled it it to propelled which vigor necessary a had too, population, This

The precise characteristics of Spanish speaking migrant and and migrant speaking Spanish of characteristics precise The

begin to emerge with the the with emerge to begin

immigrant families in the District over the past decade will only only will decade past the over District the in families immigrant

groups in the in groups

by the same token, homogenizing the the homogenizing token, same the by

Overgeneralization does not help planning for aging people and, and, people aging for help planning not does Overgeneralization

funded a feasibility study for a cottage industry plan industry cottage a for study feasibility a funded

· ·

District will not contribute to successful planning. planning. successful to contribute not will District

1980 1980

Census. Census.

varied varied

, ,

Spanish speaking speaking Spanish

. .

23 23

; ; ­

analyzed by the City and its its consultants and City the by analyzed

quality design guidelines will have a refreshing impact on this this on impact refreshing a have will guidelines design quality

established and funded a Commercial Rehabilitation Program to to Program Rehabilitation Commercial a and funded established Lincoln Lincoln Road Mall and Convention Center

important but depressed commercial street. street. commercial depressed but important 24 24

improved streetscape and and streetscape improved upgrading of with consistent properties

assist property owners in the Washington Avenue area. The The area. Avenue Washington the in owners property assist

comprehensive long-range program. Metro-Dade County has has County Metro-Dade program. long-range comprehensive

h Ct o Mai ec fnig ao sresae improve­ streetscape major funding Beach Miami of City the

Washington Washington Avenue Revitalization

ments. Two blocks of improvements are the initial phase of a a of phase initial the are improvements of blocks Two ments.

the District. Development Development pressure housing high-density for in District. the the

create significant job opportunities and business activities within within activities business and opportunities job significant create

these current proposals. proposals. current these

tially compromise its its is cohesiveness. The a following synopsis compromise tially of

District will also increase, as will the need need the as will also increase, will District

major economic activity to to the activity area general economic major

development sites. sites. development preserving and enhancing all the aspects of the District. It also also It District. the of aspects the all enhancing and preserving

More people, more tourists and increased buying power will will power buying increased and tourists more people, More

study also recognizes that development, if compatible and well­ and compatible if development, that recognizes also study

entertainment space and 750 marina berths. This plan would would plan This berths. marina 750 and space entertainment

Implementation of the South South Plan of attract Shore and the Implementation generate will

The Preservation and Development Plan of this study recognizes recognizes Plan study Development this of Preservation and The

recognizes that incompatible or intrusive influences can substan­ can intrusive influences or incompatible that recognizes

existing grid street layout with extensive lagoons and curvilinear curvilinear and lagoons extensive with layout street grid existing

designed, can be the catalyst for implementing the Plan and for for Plan and the implementing for catalyst be the can designed,

that that will development

Street. This project proposes 4,350 luxury hotel rooms, 3,300 3,300 rooms, hotel luxury 4,350 proposes project This Street.

South South Shore Redevelopment,

redevelop the entire area south south area entire the redevelop

housing units, approximately 500,000 square feet of retail, retail, of feet square 500,000 approximately units, housing

opment projects in in projects opment the nation, abuts immediately at the District

the District. District. the

opment proposals, some of which will directly affect and impact impact and affect directly will which of some proposals, opment

hogot aeCut.MaiBahhsmn urn devel­ current many has Beach Miami Dade County. throughout

economic market contribute to a growth-oriented environment environment growth-oriented a to contribute market economic

generated

around the District, and many important proposals have been been have proposals important many and District, the around

of these dynamics. Many studies have have studies Many dynamics. these of

Miami Beach is Beach Miami a area, dynamic and the

CURRENT DEVELOPMENT PROPOSALS PROPOSALS DEVELOPMENT CURRENT

. .

Escalating Escalating land and expanding an speculation values,

.

continue to increase within the District. This This District. increase the within to continue

one of the most most the of one

of of

6th Street and replace the the replace and Street 6th

is already underway with with underway already is

. .

District,is District,is

The program proposes proposes program The

been

for for

including including

have recently been been have recently

elderly housing. housing. elderly

.

·done, ·done,

dram~ic dram~ic

an an part integral

the District. District. the

both in and and in both

# #

( (

d9'el­

6ti 6ti

~ ~

CHANGING CHANGING

transient population; and the powerful history and promising promising and history powerful the and population; transient

young ethnic families; the the of families; young ethnic a juxtaposition and permanent strong

This presents both challenges and opportunities to preserve the the preserve to opportunities and challenges both presents This

encourage new development; the population mix of elderly and and elderly of mix population the development; new encourage

trends are are a desire the in trends past study to preserve the contrasts: yet

architectural and historic integrity of the district. Many of these these of Many district. the of integrity historic and architectural

employed to respect the integrity of the District. District. the of integrity the respect to employed

proposed by this study's Preservation Ordinance should be be should Ordinance Preservation study's this by proposed

Miami Beach is a community that is subject to continual change. change. to continual is subject that is a community Beach Miami

framework. Sensitive Sensitive rehabilitation standards as framework. suggested by the

Street, but its extension to Lummus Park has been proposed. Park proposed. been has Lummus to its extension but Street,

efforts need to be coordinated within an overall revitalization revitalization overall an within coordinated be to need efforts

Design Guidelines presented in this report, and techniques techniques and report, this in presented Guidelines Design

amenity. It is currently programmed to to It run is amenity. programmed 21st from Street currently to 46th

to act as a pedestrian connector, hurricane dune and beach beach and dune hurricane connector, pedestrian a as act to

Collins Collins Avenue area

iums and renovations for improved hotel use. These various various These use. hotel improved for renovations and iums

high high dune a with beach front park, and vegetation plazas scattered

beach an additional 300 feet in in depth. feet 300 additional an beach

gradual erosion erosion island. of barrier gradual the The is objective to extend the

ocean and extend the depth of the beach to counteract the the counteract to beach the of depth the extend and ocean

nldn cneso t sbiie edry osn, condomin­ housing, elderly subsidized to conversion including

Linear Linear Beachfront Park

Hotel Hotel Rehabilitations

United States Army Corps of Engineers to reclaim sand from the the sand from reclaim Engineers to of Corps States Army United

Beachfront

the major active and passive open space in the interior of the the of interior the in space open passive and active major the

improvements and landscaping of the park. park. the of landscaping and improvements

to Collins Avenue. Avenue. Collins to

District. The The District. City has a plan to expand the and upgrade site public

Flamingo Flamingo Park

guests while conforming to the objectives for the District. District. the for objectives the to conforming while guests

Plans are to extend 16th 16th Washington Plans from Avenue extend Street to through are

16th 16th

to attract new residents, international tourists and convention convention and tourists international residents, new attract to

Center. Center. The must infuse revitalization effort substantial new vitality

market-rate housing to the Lincoln Road Mall and Convention Convention and Mall Road Lincoln the to housing market-rate

expanded and improved Convention Center and 950 units of of units 950 and Center Convention improved and expanded

an 800-1,000 room convention center hotel, a trade mart, an an mart, trade a hotel, center convention room 800-1,000 an

h diino infcn retail significant of addition the

SfJ'eet SfJ'eet

. .

Extension Extension

Renourishment Renourishment

is proposed for upgrading and improvement as as improvement and upgrading for proposed is

. .

Developers Developers undertaking are several projects

CURRENT TRENDS TRENDS CURRENT

are accelerating in in are Drive/lower Ocean the accelerating

has recently been adopted by the City. City. the by adopted been recently has

proposes the construction of an 11-foot an of the construction proposes

is a program developed by the the by developed program a is

, ,

entertainment and office space, space, and office entertainment

PATTERNS PATTERNS

Washington Avenue are under construction. construction. under are Avenue Washington

New sidewalks, plantings and mini-parks to beautify beautify to mini-parks and plantings sidewalks, New

Redevelopment will be connected by a network of canals. canals. of network a by connected be will Redevelopment Hotels, housing and retail areas in the South Shore Shore South the in areas retail and housing Hotels,

ruction. ruction.

,ini-parks ,ini-parks

, a network of canals. canals. of network a ,

in the South Shore Shore South the in

to beautify beautify to

1ft. 1ft.

! !

masterplan

Improvements Improvements

. .

o lmno P Flamingo to

ark are proposed proposed are ark

in'1:he in'1:he

. .

"' "'

City's City's

I I

The City is seeking a developer to renovate the Old City Hall. Hall. City Old the renovate to developer a seeking is City The

opportunity of this Plan this of opportunity

them for the benefit of the community are the challenge and and challenge the are community the of benefit the for them

and Time Future. Future. and To Time and orient these trends and direct harmonize These are the major current trends, and and These trends, are the the major current energy can them from

be focused to result in a community of Time Past, Time Present Present Past, Time Time of community a in result to focused be

destroyed

structures and replacement by unsympathetic and incompatible incompatible and unsympathetic by replacement and structures

new buildings and uses, the integrity of the District will be be will District the of integrity the uses, and buildings new

ra fabric urban

population and a city void of human scale and its rich and varied varied and rich its and scale human of void city a and population

sterile uniformity in the socio-economic structure of the the of structure socio-economic the in uniformity sterile

fewer rental units and a diminished housing supply for for supply housing diminished a and units rental fewer

affluent elderly population. The ultimate outcome of this trend is is trend this of a The elderly ultimate outcome population. affluent

condominium apartments for middle and upper income retirees retirees income upper and middle for apartments condominium

and foreign investors. investors. and in lost With foreign this come tourism, opportunities

nesv uses intensive the once unappreciated Deco buildings, pressure upon owners owners upon pressure buildings, Deco unappreciated once the

and developers results in demolition and development of more more of development and demolition in results developers and orating market and the previous negative image associated with with associated image negative previous the and market orating

The District is also subject to rapidly increasing rapidly to is also subject District The

our our citizens essentially no unimproved plats available, the fear of a deteri­ a of fear the available, plats unimproved no essentially

tion through the Preservation and Development Plan. Plan. Development and Preservation the through tion

the District can become a national model of community revitaliza­ model a national can of community become District the foundation of foundation urban revitalization and an improved quality of life for

standing and preserving our architectural heritage can can heritage architectural our preserving and standing

and how a place developed Under­ a its achieved how and and developed place present. time

By recognizing, by understanding and by utilizing utilizing by and understanding by recognizing, By

roots Another significant trend is a national growing interest in the the in interest growing national a is trend significant Another

heritage of our communities, our environment and our family family our and environment our communities, our of heritage

and of the future. future. the of and

which Art Deco style is founded are enjoying recognition and and recognition enjoying are founded is style Deco Art which

renaissance as an important element of the past. of the present present the of past. the of element important an as renaissance

concentration of Art Deco structures and style in the world. world. the in style and structures Deco Art of concentration

particular are continually being recognized as the most unique unique most the as recognized being continually are particular

People everywhere are becoming enthusiasts. The ideas on on ideas The enthusiasts. becoming are everywhere People

throughout the United States. Miami Beach and the District in in District the and Beach Miami States. United the throughout

Interest in in Interest style the is Deco Art pervasive not in only region the but

cetc r frsta hv enpeaeti eet decades recent in prevalent been have that forms art eclectic

A significant trend is the growing awareness and appreciation for for and appreciation awareness is the growing trend A significant

trends which affect the District. District. the affect which trends

future of the District. To influence and guide these dynamic dynamic these guide and influence To District. the of future

contrasts requires knowledge and understanding of current current of understanding and knowledge requires contrasts

. .

An important aspect is is heritage aspect the of our important built An environment

. .

. .

The Miami Beach Art Deco District is is The District Deco a Beach place. Miami Art special

. .

. .

With indiscriminate demolition of significant significant of demolition indiscriminate With

The trend is to replace existing buildings with with buildings existing replace to is trend The

. .

t t

'

land land values. With

ifs ifs

resources, resources,

tM tM

be be

less less

the the

· · . .

26 26

O

bathing are Ideal. Ideal. are bathing

Public Public

Architectural tours are given by by given are tours Architectural

MDPL MDPL

and Development Plan is Plan based Development and

by by area

the District and was an integral component in the preliminary review process of of this review study. process Categorized in and the preliminary an was integral component District the It It

the quality of life and appeal appeal and life of quality the

As a resort and year-round community, the Art Deco District faces an array of challenges to improve improve to challenges of array an faces District Deco Art the community, and year-round resort a As conditions, current development proposals and current trends identified specific assets assets and in liabilities specific identified and trends proposals current development current conditions, ceanfront swimming swimming ceanfront

is, moreover, a framework for establishing the fundamental opportunities on which the Preservation Preservation the which on opportunities fundamental the establishing for a framework is, moreover,

enth

, ,

the list list the is intended not to be an of outline is what inalterably

u

sias

m m

Is growing Is

of-the of-the

. .

su

. .

n- potential potential n-

District for both residents and tourists and residents both for District

WASHINGTON AVENUE AVENUE WASHINGTON

• • • •

ESPANOLA WAY WAY ESPANOLA

• •

• •

• •

• •

• • • Pedestrian orientation orientation Pedestrian •

• •

• Coherent streetscapes streetscapes Coherent •

• • • Compatible population population Compatible •

SOUTH SHORE REDEVELOPMENT REDEVELOPMENT SHORE SOUTH

RESIDENTIAL AREA AREA RESIDENTIAL • Increased facilities, facilities, Increased •

• Increased tourist tourist Increased •

• •

• Pleasant climate climate Pleasant •

• Scenic environment • Negative image due to to due image Negative • environment Scenic •

GENERAL IMAGE IMAGE GENERAL

Public improvements improvements Public Building rehabilitation rehabilitation Building

tration tration

omril concen­ Commercial

activity activity

Current rehabilitation rehabilitation Current

Tourist theme potential potential theme Tourist

Pedestrian scale and and scale Pedestrian

buildings buildings Architectural quality quality Architectural

Intimate scale scale Intimate

ocnrtd Mediter­ Concentrated

ranean Revival style style Revival ranean

volumes volumes housing and commerce commerce and housing

Art Art

potential potential

ASSETS AND LIABILITIES LIABILITIES AND ASSETS

Deco theme theme Deco

ASS

ET

"

S S

good" or or good"

• Parking shortage shortage Parking •

• Underutilized major major Underutilized •

• Incoherent storefront storefront Incoherent •

• Absence of focused focused of Absence •

Dtroae appearanc Deteriorated •

• Vacant buildings buildings Vacant •

• Intrusive buildings and and buildings Intrusive •

• Lack of housing subsidies subsidies housing of Lack •

• Development pressures for for pressures Development •

• Demand for nearby nearby for Demand •

• Free-form layout and scale scale and layout Free-form • • Demand for relocating relocating for Demand •

• Competing commercial commercial Competing •

• Lack of positive attitud positive of Lack •

structures structures

activities activities

excessive densities pos­ densities excessive rhythm rhythm

sible under present zoning zoning present under sible

demolition and new high high new and demolition

rise housing housing rise

. .

contrasts contrasts employee housing housing employee

area area residents to District District to residents

towards elderly elderly towards

building deterioration deterioration building

The evaluation of existing existing of evaluation The

"

bad" about the District. about District. the bad"

with with

District District

LIABILITIE

e e

e e

S S

j.

" "

8 8 I I

Nightclub/entertain­ •

• Potential intermodal intermodal Potential •

• Thematic gateway gateway Thematic •

• Oceanfront location location Oceanfront • • Proximity to retail retail to Proximity •

DISTRICT ENTRANCES ENTRANCES DISTRICT

• Tourist hotel potential potential hotel Tourist •

• Tourist hotel potential potential hotel Tourist •

• Elderly services services Elderly •

• Proximity to Lummus Lummus to Proximity •

• High real estate values values estate real High • • Cohesive streetscape streetscape Cohesive •

CONVENTION CENTER CENTER CONVENTION Archi •

SMALL SMALL

ors mre fr near­ for market Tourist •

• Adequate parking parking Adequate •

as ·northern gateway gateway ·northern as Ct' lret conven­ largest City's •

ment center potential potential center ment

terminal location location terminal • • edge edge

• •

potential at southern southern at potential

• Art Deco Deco Art •

• •

LIN~QLN LIN~QLN

provided provided

Park Park

by hotels and retailers retailers and hotels by

facilities facilities

tion capacity capacity tion

Sufficient Sufficient parking center center proximity

character character

Hotels Hotels and

potential potential

Quality architectural Quality architectural

t

HOTELS HOTELS

ectura

ROAD ROAD

theme theme

convention convention

l l

quality quality

MALL_ MALL_

ASSETS ASSETS

• Weak of Weak definition visual •

• Development pressure for pressure Development •

• Lack Lack •

• Development pressures pressures Development •

• Lack of hotel services services hotel of Lack •

• Obsolete hotel rooms rooms hotel Obsolete •

• Development pressures pressures Development •

• Potential conflict between between conflict Potential •

• No connection with tourist tourist with connection No •

• Competition from large large from Competition •

• Hotel room, restaurant and and restaurant room, Hotel •

• Decline in retail activity activity retail in Decline •

• Lack of shade shade trees of Lack •

• Length of Mall Mall Length of •

District boundaries boundaries District

• Unsympathetic storefront storefront Unsympathetic •

• Limited retail selection selection retail Limited • support facilities facilities support

beachfront condominiums condominiums beachfront

for new condominiums condominiums new for

for housing conversions housing conversions for

tourism tourism

elderly services and and services elderly

themes or ocean ocean or themes

vention facilities outside outside facilities vention

District District

hotels with in-house con­ in-house with hotels

entertainment shortage in in shortage entertainment

immediate vicinity vicinity immediate

alterations alterations

solete solete

of of

hotel services and and hotel services

h

ote rooms rooms ote

LIABILITIES LIABILITIES

their neighbors. neighbors. their

New New

streets

Shade trees are needed on major major on needed are trees Shade

persists. persists.

Demolition Demolition

6uilcUngs 6uilcUngs

. .

=-

of significant buildings buildings significant of

are out of scale with with scale of out are

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Wrought iron, etched glass and stucco reliefs will continue to to continue will reliefs stucco and glass etched iron, Wrought entice them with scenes of palms and pelicans. pelicans. and palms of scenes with them entice

glass will glisten around entryways capped with rocketship finials. finials. rocketship with capped entryways around glisten glass will

kibbitzing on shaded shaded on kibbitzing

rme aatet buildings apartment trimmed

spirit of the District. Children will be playing and old women will be be will women old and be playing will Children District. of the spirit

Tourists will delight in strolling through block after block of tree­ of block after block through strolling in delight will Tourists

lined residential streets where they may observe and enjoy the the enjoy and observe may they where streets residential lined

ton Avenue, commingling with residents in this fantasy-like fantasy-like this in residents with commingling Avenue, ton environment. environment.

wander further to share the bakeries and fruit shops of Washing­ of shops fruit and bakeries the share to further wander

iios o h sa adjie as nClis Avenue Collins on bars juice and spas the to visitors

parade of bathers to the beach. Tree-shaded pink walks will lead lead will walks pink Tree-shaded beach. the to bathers of parade

sidewalk cafes, evening concerts in the Park and the constant constant the and Park the in concerts evening cafes, sidewalk

and hotel-edged promenade will attract residents and tourists to to tourists and residents attract will promenade hotel-edged and

white sands of the beach. Ocean Drive will be the focal point of of the point focal be the will Drive Ocean of beach. the sands white

enade, by the banyans and tall palms of Lummus Park and the the and Park Lummus of palms tall and banyans the by enade,

District. Like the French Riviera, the District's blue ocean-front ocean-front blue District's the Riviera, French the Like District.

carry visitors to streamlined hotels along the Ocean Drive prom­ Drive Ocean the along hotels streamlined to visitors carry

the South Shore water taxi dock will welcome tourists. Trams will will Trams tourists. welcome will dock taxi water Shore South the

5th Street where a visitors center located across the street from from street the across located center visitors a where Street 5th

cal environment. Most new arrivals will first glimpse the District at at District the glimpse first will arrivals new Most environment. cal

flags, flags, fountains

The discovery of the District will begin at its entry points where where points entry its at begin will District the of discovery The

Art Deco District will be an exotic environment to travel through, through, travel to environment exotic an be will District Deco Art explore and enjoy. enjoy. and explore

and Mediterranean Revival residential streetscapes to luxury luxury to streetscapes residential Revival Mediterranean and resort hotels overlooking the Park and the ocean the and Park the overlooking hotels resort

opportunities ranging from historic walking tours through Deco Deco through tours walking historic from ranging opportunities

destination resort, the Art Deco District will boast a multiplicity of of a multiplicity boast will District Deco Art the resort, destination

create a major national and international attraction unparalleled unparalleled attraction international and national major a create n h qaiy n dvriy f xeine Ulk te single­ the Unlike experience. of diversity and quality the in

areas, the District will provide a vital mix of uses which together will will a provide will mix together vital uses of which District the areas,

mark buildings. Beckoning visitors to discover each of its special special its of each discover to visitors Beckoning buildings. mark

The Miami Beach Art Deco District of the future will recapture the the recapture will future of the District Deco Art Beach Miami The

spirit and fantasy of its youth. It will become a dynamic place to live live to place a its dynamic of It youth. fantasy become will and spirit and and

vi,sit; vi,sit;

a place which will be much more than the sum of its its of land­ sum the than more will be much which a place

, ,

palms and neon will celebrate Art Deco in in Deco Art this and tropi­ neon palms celebrate will

yards yards

in front of pink and mauve and salmon­ and mauve and pink of in front

T T

. .

Chrome

I I

, ,

glass block and carrara carrara and block glass

M M

. .

Miami Beach's Beach's Miami

THE THE

. .

They will will They

E E

NEW NEW

array of experiences of array

growth in tourism and conventions, relies not on one destination destination one on not relies conventions, and tourism in growth attraction but on many areas which together provide a stimulating a stimulating provide together which areas on many but attraction

tourism and convention business in cities with attractive multi-use multi-use attractive in with cities business convention and tourism itrc n clua districts cultural and historic

opportunities

aging tourists and residents to actively pursue a wide range of of range wide a pursue actively to residents and tourists aging

All All of e these

Avenue and admire sunset falling over the fish piers jutting into into the jutting piers the fish over falling sunset admire Avenue and ocean a block away. away. block a ocean

jet setters arriving at the restored Art Deco hotels across Collins Collins across hotels Deco Art restored the at arriving setters jet

complex. They can relax in an atrium restaurant as they watch the the watch as they restaurant in relax an atrium can They complex.

off by landscaped courts and the avant-garde design of this new new this of design avant-garde the and courts landscaped by off

plays, jazz clubs and a transit center will be constructed around a a around be constructed will center a transit and clubs jazz plays, lavish water garden. Deco buffs can study the Art Deco gems set gems Deco Art the study can buffs Deco garden. water lavish

announce the District to the City and the region. International International region. the and City the to District the announce cafes and restaurants, Art Deco galleries, industrial design dis­ design industrial galleries, Deco Art restaurants, and cafes

an audience to the wails of clarinets and saxaphones and clarinets of wails the to audience an

The laser lights on the gleaming sculpture of Vanity Fair will will Fair Vanity of sculpture gleaming the on lights laser The

signs of the night clubs along Collins Avenue in this area will draw draw will area in this Avenue Collins along clubs night the of signs

artists, writers and the "bohemian" crowd of the Beach. The The neon Beach. of the crowd "bohemian" the and writers artists,

museum, seasonal Art Deco hotels will become new homes for for homes new become will hotels Deco Art seasonal museum,

At the Bass Museum, the art of Florida's past and glimpses of its its of glimpses and past Florida's of art the Museum, Bass the At future will enhance the understanding of the District. Around the the Around District. the of understanding the enhance will future

the passing parade of Givenchy of parade passing the

engines. Sipping pina coladas under the palms, tourists will watch watch will tourists palms, the under coladas pina Sipping engines.

marble and Lachaise bronze sculptures and Dreyfus steam steam Dreyfus and sculptures bronze Lachaise and marble

On Lincoln Road, shoppers will peruse exclusive boutiques behind behind boutiques exclusive will peruse Road, shoppers Lincoln On elegant curved glass storefronts and enjoy Nadelman white white Nadelman enjoy and storefronts glass curved elegant

back, taking pleasure in just observing the observing in just pleasure taking back,

can either play an active part in the sidewalk entertainment or sit sit or entertainment sidewalk in the part active an play either can

vendors will sell tropical fruits and fish, hand-woven baskets and and baskets hand-woven fish, and fruits tropical sell will vendors blankets. This Latin bazaar will be a lively place place lively a be will bazaar Latin This blankets.

attract District visitors to the nostalgia of Espanola Espanola of nostalgia the to visitors District attract

The sounds of organ grinders, parrots and outdoor musicians will will musicians and outdoor parrots grinders, organ of The sounds

x

. .

periences will create a multifaceted District, encour­ District, a multifaceted create will periences

F F

This approach has created a resurgence in urban urban in resurgence a created has approach This

DISTRICT DISTRICT

. .

Visitors enjoy quiet walks as well as the busy busy as as well the walks quiet enjoy Visitors

u u

. .

New Orleans, with its significant significant its with Orleans, New

, ,

T T

St. Laurent and Gucci fashions. fashions. Gucci and Laurent St.

.

u u

commotion. commotion.

IM AGE AGE IM

where where

. .

Way, Way,

R R

the visitor visitor the

where where

"')(l "')(l E E 30

h rnia ipeetto taey ftePa st erae a Plan is ofthe recreate to strategy implementation The principal

hl ipoig osn ad omril aite fr current for facilties commercial and housing improving while

critical mass of tourist hotels and commercial tourist attractions, tourist commercial hotels and touristof mass critical

ae ad rft, rvdn a oe trcie environment. attractive more a providing profits, and sales

rnprain ytm ossig f n pnar rmie will tramline open-air an of consisting system transportation upr te eetinoine evrnet Te ln will Plan The environment. pedestrian-oriented the support

h ae, raig e epomn opruiis increasing opportunities, employment new creating area, the

prdn huig n ipoig h qaiy f iefr District for life of quality the improving and housing upgrading residents.

ra paa,mlsadgtwy, nipoe oenrn park, oceanfront improved an gateways, and malls plazas, trian residents of the District in their design and use of materials. A new public new A materials. of use and design in their District the of

and extensive public improvements. New parking areas, pedes­ areas, parking New improvements. public extensive and

paving, lights and trees streetare the basis the spirit reflect ofand

development constructed within the designconstructed guidelines development established reverse the poor image of the District by drawing new tourists to tourists new drawing by District of the image poor the reverse that new and renovated structures would complement and sup­ and complement would structures renovated and new that port the existing architectural and land use fabric of the District. the of use fabric land and architecturalexisting the port

in a revitalization strategy which combines private development private combines which strategy revitalization a in

rsrain and adaptive use preservation of theDeco and Art

yti td.Apooe rsrain riac wud ensure would Ordinance Preservation proposed A study. this by

New housing, retail and commercial centers are key are components centers housing,New retail and commercial

h rsrainadDvlpet Plan Miami the for Development and The Preservation

Revival architecture

Deco District capitalizes on the area's outstanding

hw ta atv cmeca centers, commercial active that shown itit ad udo pdsra amenities pedestrian outdoor and districts et n orssb raig rtcl aso ciiy focused activity of mass critical a creating by tourists and dents around the city's unique assets unique city's the around

vns nte ako Sur msu ae. eiaie cities Revitalized area. museum Square Jackson the in events uh s otn Blioe Svna and Savannah Baltimore, Boston, as such

aktlc i h rnhQatr azcnet atPreseNation concerts jazz in Quarter, French the marketplace

Hall, new cuisines to sample at specialty restaurants and cultural and restaurants atspecialty sample to cuisinesHall, new

PRESERVATION

.

tutrs ht r udrtlzd will underutilized are that Structures

.

Simultaneously

INTRODUCTION

.

,

tpooe optbe ne'1.I it compatible proposes

waterfronts,

draw

Seattle

potentfal

be

Medl'terra4a,n

n hl resi­ hold and

eyld to recycled

AND

Beach

ae also have

through

historic

Art

the historic building stock could be accomplished for a profit was a profit for be accomplished could stock building historic the the primary task. the primary Thesales of trend forproperty current demolition n h sbeun dvlpet f nrsv nw tutrs is structures new intrusive of development subsequent the and

prototypical studies demonstrate that reuse is profit­a reuseand viable that demonstrate studies prototypical be lentv. ay ulig wr cniee, n te four the and considered, were buildings Many alternative. able

To

rapidly destroying the District's integrity and must be halted. The halted. be must and integrity District's the destroying rapidly

DEVELOPMENT

vation and new constructioh have been identifiedbeen have constructioh new and vation

The Plan is as presented a series respond to of elementswhich the

als supported are hotel prototypes, and development opportunities for both preser­ both for opportunities development and prototypes, hotel

special needs and opportunities identified for each area. Propos­ area. each for identified opportunities and needs special rudrtlzd lots underutilized or

ao e omril oe n fiecmlx is as proposed complex hotel and office commercial new A major h atato wih oncs l o te omril n hotel and commercial the of all connects which attraction the ra.Ti mxd s ubnmrepae ecie a "Vanity as described marketplace urban use mixed This areas.

edd o upr cnetos cmec ad ors i the in tourism and commerce conventions, support to needed itit In it addition, District. a for will generatehealthierjobsand income local economy. local

rvd atatv, yai sae fr oes huig and housing hotels, for spaces dynamic attractive, provide omril ssadnwcntuto i rgamd on is uses vacant and new programmed construction commercial

eeomn o hs acl il rvd hgl mdr facilities modern highly provide will parcel this on Development

ar wl b a ao dsiain o vstr t te District. the to visitors for destination major a be will Fair"

opportunity. To create this environment, planning efforts will build will efforts planning To environment, this create opportunity.

forces its built fabric, revitalizes its public places, supports its revitalizes its its pop­ supportsbuilt public fabric,places, forces

The has DecoMiami Beach District Art the potential to accomplish ht hs cte hv led dmntae. lmt, setting, Climate, demonstrated. already have cities these what

nte tegh o te itit Te rsrain n Develop­ and Preservation The District. the of strengths the on

ulation, strengthens its economy and polishes its image.its polishes and economy its strengthens ulation,

rflent

history, scale, density, design and an people unmatchedcomprise

demonstrate that sensitive preservation and adaptive use of use adaptive and preservation sensitive that demonstrate

Plan for the Art Deco District attracts attention to it, rein· it, to attention attracts District Deco Art the for Plan

by

.

es tde frsdnil omril and reuse commercial studies residential,of

PROTOTYPICAL REUSE STUDIES

.

PLAN

their mutually supportive nature supportive mutually their

specific proposals for each of these elements and demonstrates demonstrates and elements these of each for proposals specific

h rsdnil neighborhood residential the hotels and Vanity Fair. The discussion which follows presents presents follows which discussion The Fair. Vanity and hotels

and Espanola Way Espanola and

The plan is a highly integrated and coordinated program which which program coordinated and integrated highly a is plan The elements

capitalizes on the unique potential of the following five essential essential five following the of potential unique the on capitalizes

strengthens and preserves the architectural integrity of the the of integrity architectural the preserves and strengthens

District while permitting appropriate development and growth and development appropriate permitting while District

urudn area surrounding

and well-designed projects may be encouraged. This concept concept This encouraged. be may projects well-designed and

development consistent with massing with the consistent development

er future near

pressures, new development on some sites is likely to occur in in the is likely sites occur to some on new development pressures,

Bass Museum and Public Library. Already subject to development development to subject Already Library. Public and Museum Bass

Drive and Washington Avenue and in the area surrounding the the surrounding area the in and Avenue Washington and Drive

ment. The sites are predominantly clustered between Ocean Ocean between clustered predominantly are sites The ment.

seasonal hotels and sites or buildings involving no little involving or displace· and hotels sites buildings or seasonal

tion of both. These sites include: vacant lots vacant include: sites These both. of tion

tlzd r aat buildings vacant or utilized

be appropriate for rehabilitation, new construction or a combina­ a or construction new rehabilitation, for appropriate be

study also identified thirty potential development sites that would would that sites development potential thirty identified also study

eonzn h cniud rsue o nw development new for pressure continued the Recognizing

that reuse of these historic structures can yield a reasonable reasonable a yield can structures historic these of reuse that

itits rhtcua integrity architectural District's

feasibility of renovation and improvements and renovation of feasibility return to owners while preserving important aspects of the the of aspects important preserving while owners to return

statements developed for each building to assess the economic economic the assess to building each for developed statements

pared and construction cost estimates and pro forma balance balance forma pro and estimates cost construction and pared

Buildings were measured, plans drawn, outline specifications pre specifications outline drawn, plans measured, were Buildings

needed for many of the buildings along Washington Avenue Washington along buildings the of many for needed

vlae fr aiy edry n cnrgt huig options housing congregate and elderly family, for evaluated reflecting the physical improvements and marketing approach approach marketing and improvements physical the reflecting

oi' Rsarn ws eetd s cmeca prototype commercial a as selected was Restaurant Rolin's

small hotels as tourist hotels tourist as hotels small

Habana Hotel and Meridian/10th Street apartments were were apartments Street Meridian/10th and Hotel Habana

nOen Drive Ocean On

which were selected are typical in size, plan and condition to the the to condition and in size, plan typical are selected were which

majority of buildings which require similar types of upgrading of types similar require which buildings of majority

: :

Ocean Drive, Collins Avenue and Washington Avenue Washington and Avenue Collins Drive, Ocean

. .

Each site was analyzed to allow optimum optimum allow to analyzed was site Each

. .

; ;

, ,

By applying appropriate controls, compatible compatible controls, appropriate applying By

h uem area museum the

the Waves Hotel Hotel Waves the

, , ; ;

theme malls at Lincoln Road Mall Mall Road Lincoln at malls theme

single-story insignificant buildings, buildings, insignificant single-story

. .

. .

In the residential neighborhood, the the neighborhood, residential In the

. .

; ;

i

s a prototype for upgrading upgrading for prototype a s

the Upper Collins Avenue Avenue Collins Upper the

ELEMENTS ELEMENTS OF THE PLAN

, ,

scale and density of of and density scale

. .

DEVELOPMENT DEVELOPMENT SITES

These results indicate indicate results These

, ,

parking lots, under lots, parking

, ,

. .

the the

. .

the the

. .

; ;

­

· ·

, , . . oped will either be a single circular route around the District or it or District the around route circular singlebe a either will oped

will begin as shorter routes and later expand to include additionalinclude and routesto expandlater as shorter begin will

h rmie is The a element of major tramline the plan; it rein­ and stengthens

einig orss h ne mobility need who tourists veniencing

tmjr hpigadatvt centers activity and shopping major at streamlined design, open streamlined to the air and will a be convenient progressive spirit progressive of District. the The route devel­ ultimatelysystem be will It Causeway. MacArthur the via Miami from and Area

sections. ilbadanwtaln t rvltruhu te District. the throughout travel to tramline new a board will

areas of the District so are District they areasall andtheof readily accessible At Fifth Street,a At o tuit apocig rm h SuhSoe Redevelopment Shore South the from approaching tourists for n sei apoc t tasotto i keig ih the with keeping in transportation to approach scenic and across the across street from the taxi in water proposedservice the South Shore Development. The Shore Development. Gateway a will featurevisitor orientation center and a center parking garageinclude andtourists a where terminal

vne otis h mjr hpig n srie fr District for services and shopping major the contains Avenue ocs h pdsra-retd niomn without environment pedestrian-oriented the forces

are located on Ocean Drive and lower Collins Avenue. In recent In Avenue. Collins lower and Drive Ocean on located are er, eie rsdnshv cuid these have occupied residents retired years,

and glamour of early Miami Beach Miami early of and glamour

Many of the seasonal hotels ranging in size from 30 to 70 rooms 70 30 to in sizefrom ranging hotels seasonal the of Many

residents Mediterranean Revival theme resort which captures all the spirit the all captures which resort Revival theme Mediterranean

CA DRIVE-COLLINS OCEAN

.

hs ra il etasomd no nAt eo and Deco Art an into transformed be will area This

"

Gateway to the District'' will be the arrival point be will the arrival District'' to the Gateway

.

.

.

The tramline The

t il connect will It

hotels.

Washington

wi11

differeht

will

_

have'a

,

incon­

quick

stop

AVENUE-WASHINGTON

,

J

ieyamshr ntesresae Pbi mrvmns will improvements Public streetscape. the on lively a atmosphere ly n eo ois cetn a aporae etn fr the for setting appropriate an creating motifs, Deco on play

h htl ad ums akcoe tgte ad il rae a create will and together closer Park Lummus and hotels the pcaua evrnet o te ra atvte. ae will Cates activities. areas the for environment spectacular expand onto the sidewalk, and refreshment standswill encourageexpand onto and refreshmentthe sidewalk,

etrd eo ulig aae. ca Die il ev a a as serve will Drive Ocean facades. building Deco restored

rv wl•b rdcd o lmnt truh rfi, o rae a create to traffic, through eliminate to reduced will• be drive

activity centers activity

rnfre t mr atv tuitoine srie such services tourist-oriented active more to transformed

as well as tourists staying throughout the District whowish tobe District a as the well as throughoutstaying tourists part of the area's daytime and nighttime vitality. The width of theof The width vitality. nighttime and daytime area's the of part

eetinoinain and for newtram allowto the line orientationwill pedestrian which run along Ocean Drive with frequent stops at major hotels and hotels major at stops frequent with Drive Ocean along run

otmoay ors standards tourist contemporary

l feune b a iesfe clientele diversified a by frequented all hotels on Ocean Drive will be upgraded as quality tourist facilities.hotels beDrive will on as upgradedOcean qualitytourist

will become thewill become point focal of withbusyDistrict the sidewalkcafes,

restaurants and restaurants These to cafes. restaurantshotel cater will guests

the•flavor

Ocean Drive will serve as Drive will serve center the Ocean

lush

oe ros il e nagd r oenzd o meet to modernized or enlarged be will rooms Hotel

fixtures, paving patterns, street furniture and bollards will express will and bollards furniture street paving patterns, fixtures,

materials, neon, aluminum and chrome. and neon, aluminum materials,

ih tee o te itit Cso-eind aun lighting Saturn Custom-designed District. the for theme a lish

ulcipoeet i h aea/ca Drive in will area estab­ Gateway/OceanPublic the improvements

tropical

of the area in their design, as well as the use of period use of the as well as design, in their area the of

lnig,awdndbahadspitctd hotels sophisticated and beach a plantings, widened

.

Widened sidewalks and sidewalks Widened lush will new linkplanting

.

is for pcs il be will spaces floor First

of

the Deco theme. The theme. Deco area the

.

h sal seasonal small The

AVENUE

-

as

h pooe Vstrs etr n 5h tet entry. Street 5th and Center Visitor's proposed The

Aerial view of the deteriorated entry area as it looks today. today. looks it as area entry deteriorated the of view Aerial

Aerral Aerral

sketch of the Visitor's Center. Center. Visitor's the of sketch

There is a strong rhythmic balance to the Ocean Drive hotels. hotels. Drive Ocean the to balance rhythmic a is strong There

, ,

head into the district. district. the into head

cars, tour the Visitor's Center and relax at outdoor cafes. cafes. outdoor at relax and Center Visitor's the tour cars,

From this access point, they can board the open-air tram and and tram open-air the board can they point, access this From Shore Redevelopment. Fountains, flags and Deco-inspired Deco-inspired and flags Fountains, Redevelopment. Shore

rounded by lush tropical greenery. Visitors will park their their park will Visitors greenery. tropical lush by rounded

visitors arriving from the McArthur Causeway and South South and Causeway McArthur the from arriving visitors

The 5th Street Visitor's Center will serve as a visual gateway gateway a visual as serve will Center Visitor's Street 5th The

which complement the existing Ocean Drive area. area. Drive Ocean existing the complement which

A major entry point at 5th Street will announce the District to to District the announce will Street 5th at point entry major A

Center and parking structure are contemporary elements elements contemporary are structure parking and Center

en cltr wl ietf te e Vstr' etr sur­ Center, Visitors' new the identify will sculpture neon

to the District. Major public improvements are proposed, proposed, are improvements public Major District. the to

Including outdoor plazas plazas outdoor Including

te hotels other

as as a study it for is since prototype in similar size and plan many to

plished plished through several approaches

emphasize pedestrian interaction. interaction. emphasize pedestrian

Reh

pedestrian pedestrian ways between the residential area and the oceanfront.

Ground level commercial activity and and Ground activity cafes will level be commercial to encouraged

adise. Shade trees and other public improvements on the east- the on improvements public other and trees Shade adise.

west streets will transform these connector streets into streets attractive connector will west streets these transform

improvements improvements its recreate to atmosphere as former a par­ tropical

Lummus Park will be upgraded with new landscape and site site and landscape new with upgraded be will Park Lummus

the constant activity in in area the activity constant the

promenade promenade for tourists to

9

bilitation bilitation

. .

This Mediterranean Revival hotel has fifty small small fifty has hotel Revival Mediterranean This

of Ocean Drive's seasonal hotels can be be can hotels seasonal Drive's Ocean of

stroll stroll

and and

along, along, enjoying the scen

. .

sitting areas. The Visitor's Visitor's The areas. sitting

. .

The The Waves Hotel was selected

i

c c

view view

accom accom

and and

system. system.

There will be an open-air tram similar to the Washington, D.C. D.C. Washington, the to similar tram be an open-air will There

Ocean Drive hotels. hotels. Drive Ocean

Open-air cafes cafes Open-air

~ ~

with a central landscaped courtyard. The ground floor of the the of floor ground The courtyard. landscaped central a with

parking parking will also be provided on part of the site a where parking lot

facility, additional hotel services can be supported. Enclosed Enclosed supported. be can services hotel additional facility,

Waves Waves will again

ones in in ones addition. the The proposal has building a plan rectangular

will be created by enlarging the existing rooms and adding new new adding and rooms existing the enlarging by created be will

Ocean Drive and 11th 11th and Drive Ocean Street cafes. outdoor with

verted verted restaurant and to hotel services

cent 1950's 1950's Waves cent In Apartments. 112 this scheme, rooms luxury

Scheme B involves a contemporary addition in place of the the B in involves place of adja­ a Scheme contemporary addition

and a major refurbishing of the interior is is at economy­ the of refurbishing interior the aimed and major a

minded European tourist market. Ground floor spaces are con­ are spaces floor Ground market. tourist European minded

Scheme Scheme

rooms

. .

Two alternate plans were drawn for the hotel. In In first, the hotel. the plans for Two drawn were alternate

A, A,

the the number and size of hotel remains rooms constant,

contain contain

will line the sidewalks of of sidewalks the line will

restaurants restaurants and

I I

. .

Restaurants Restaurants spill out onto

hotel hotel

I I

services. services. As a large the revitalized revitalized the

34 34

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provide provide much-needed night-time activity in the area. ema ema Theater, which has one of the best-preserved Art Deco

interiors interiors in the District. Renovation of the theater will begin to art art gallery. The Kress Building also contains the vacant Cin­

development development site for reuse as a cottage industry center and

The The vacant upper office floor of the Kress Building is a prime

Collins Avenue between 11th and 12th Streets is identified as a a as identified is Streets 12th and 11th between Avenue Collins

potential development site that is appropriate for rehabilitation and and rehabilitation for is site that appropriate development potential

access systems. systems. access

possible to interconnect structures in order to share elevators and and elevators to in share order structures interconnect to possible

vated for elderly housing or as year-round hotels. It may be be may It hotels. year-round as or housing elderly for vated

floor uses will focus on tropical health spas, juice bars, health food food health bars, spas, juice health on tropical uses focus will floor

flavor

minded tourist. Upper stories of the seasonal hotels may be reno· reno· be may hotels seasonal the of stories Upper tourist. minded

Collins Avenue will continue the theme of the original Miami Beach Beach Miami original of the theme the Collins Avenue continue will

etuat, n dne n eecs suis o te fitness the for studios exercise and dance and restaurants,

materials, scale and massing with its neighbors and adds a fresh fresh a adds and neighbors its with massing and scale materials,

new element to the streetscape the to element new

currently exists. The design of the new addition is compatible in in compatible is addition new the of design The exists. currently

. .

Hotels will be upgraded to offer services to tourists to services offer to upgraded be will Hotels

; ;

. .

. .

First First

­

1 1

The The Waves

either either depreciation depreciation provisions under the Tax the of Reform for Act

historic historic renovations would yield additional revenues make to Scheme Scheme 8, a 29.2 per cent return.

Scheme Scheme A would provide a 25.9 per

analysis analysis renovate encourage should hotel many owners to

struction struction costs estimated for each

financial financial

The The architectural possibilities for the Waves are exciting, and its

new new addition.

building and evaluates evaluates and building the feasib

takes a more extensive takes extensive more a renovating approach to the exisiting

Scheme Scheme A provides a moderate approach to upgrading the ex­

tourist tourist standards. Two schemes for renovating the Waves were

isting isting cafe a adding and building restaurant. and Scheme B

developed developed for architectural economic feasibility and analysis. and modernization modernization and are needed in bring it to

revival revival in building smaller smaller hotels in the District. The existing 50-room hotel. located

on on the corner of Ocean Drive and 11th Street, is a

The The Waves Hotel has been analyzed as a prototype for the many

scheme scheme

picture picture is also bright. The proformas are based on con­

WAVES WAVES PROFILE

Hotel Hotel

a a most attractive project.

and and adjacent Waves Apar

structurally structurally

sound condition. Maintenance Maintenance sound condition.

i

lity lity of

scheme. scheme.

Syndication Syndication

cent cent

constructing constructing

return return on equity and

The The results of the

line line

tments. tments.

of of accelerated

Mediterranear1-

with with today's

a a major major

Na

ditional revenues to make make to revenues ditional

Syndication of accelerated accelerated Syndication of

;cheme. ;cheme.

ect. ect.

r cent return return r and equity cent on

of the Tax Reform Act for for Act Reform Tax the of o o formas are based on con

oe onr t renovate to owners hotel

3nd 3nd

ty of constructing a major major a constructing of ty

>roach >roach to

to renovating the exisiting exisiting the renovating to

Jnomic feasibility feasibility analysis. Jnomic

renovating renovating

Waves Waves are e

,d condition. Maintenance Maintenance condition. ,d

)ring )ring

ting 50-room hotel, hotel, ting 50-room located

h h

as as a prototype for

ves ves

Street.. Street..

restaurant. Scheme B B restaurant. Scheme

Ap

it in line with today's today's with line in it

The r The

is is a Mediterranean

artments-

up'grading up'grading

the the Waves were

x

citing

e

sults of the the sults of

the the

; ;

and it and

the the

many many

ex-

s s

­ . .

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fi fi

Scheme Scheme B

'

new new

appeal to economy,minded economy,minded to appeal

European tourists. tourists. European

Although sizes of the 50 50 the of sizes Although

be somewhat smaller than than smaller somewhat be

rooms in this scheme would would scheme this in rooms

for guests and the public public the and guests for

would provide food services services food provide would

new new

ed. ed.

carpeted, new bathrooms bathrooms new carpeted,

ntle n blois add­ balconies and installed

ol b pitd for re floors painted, be would

expansion

which do not have room for for room have not do which

small Ocean Drive hotels hotels Drive Ocean small

developed as a model for for model a as developed

the existing Waves was Waves existing Hotel the

Scheme Scheme

On the ground level, a a level, ground the On

hotels, this facility would would facility this hotels,

i i

restaurant and cafe cafe and restaurant

• •

. .

7-

Ground Ground Floor

Walls Walls ceilings and

A. A.

1 1

Renovation of of Renovation

,

,------a__ ,------a__

­

Scheme Scheme A

r---TT'

-

Upper Upper Floor

·

"r---

r--

Scheme Scheme B

Scheme Scheme B

standard rooms. rooms. standard

would increase increase would the total to 110

rooms, while the addition addition the while rooms,

The 50 existing rooms would would rooms existing 50 The

competitive with new hotels. hotels. new with competitive

be reduced to to reduced be

tion would make the Waves Waves the make would tion

construction of a major addi­ major a of construction

Scheme B. B. Scheme

the existing Waves Waves the existing and Hotel

-

• •

Section Section through Courtyard

Upper Upper Floors

Renovation of of Renovation

33 33

renovated renovated

space in the center would be be would in the center space

would be in the shape of a a of shape the in be would

existing hotel. The enclosed enclosed The hotel. existing

for swimming and sunbathing sunbathing and swimming for

horseshoe, connected to the the to connected horseshoe,

of the Waves of the Waves and Apartments

parking lot. The addition addition The lot. parking

over the adjacent municipal municipal adjacent the over

structed on the adjacent site site adjacent the on structed

h adto wud e con­ be would addition The

I I 35 35

36 36

enliven the pedestrian experience experience pedestrian the enliven

and one-bedroom apartments and one-bedroom

of commercial space on the ground level and 79 79 and efficiency level ground the on space commercial of

xedbe ulig B eoaig hs neuiie sea­ underutilized this renovating By building. expendable

a developer can put together a package for 8,500 for 8,500 a package a together put feet developer can square

As shown in the sketch at right; ground floor uses are in­ are uses floor ground right; at sketch the in shown As

sonal hotel and constructing an addition on on site, an the adjacent addition and hotel sonal constructing

tended for health spas, juice bars and other fitness-related fitness-related other and bars spas, juice health for tended

uses

Another potential development site site development on Coll potential ins Another Avenue is com

prised of the Tiffany Hotel, an adjacent vacant site and and site vacant adjacent an Hotel, Tiffany the of prised

tion of a new building on the vacant lot will create create a 150 of on will lot new tion the building vacant of units

floor commercial space. space. commercial floor

the vacant lot next to the Kent as an excellent development development an excellent as Kent the to next lot vacant the

opportunity

housing on upper levels and 16,000 square feet of ground ground of feet 16,000 square and levels upper on housing The Tudor, Palmer and Kent Hotels on Collins Avenue are are Avenue Collins on Hotels Kent and Palmer Tudor, The

under-utilized seasonal hotels which could be be could packaged which with hotels seasonal under-utilized

. .

Outdoor cafes and restaurants are encouraged to to encouraged are restaurants and cafes Outdoor

. .

Renovation of these three hotels and construc­ and hotels three these of Renovation

. .

in in

the area. area. the

­

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ith Street entry. entry. Street ith

---·-----·- Renovated Facade Facade Renovated

Ground Floor Plan Plan Floor Ground

ROllN'S RESTAURANT ROllN'S RESTAURANT PROFILE

-

------··---/

/ /

. .

/ /

41 41

ti ti

' '

Existing Existing

View View

toric provisions of the Tax Tax the of provisions toric

and benefits benefits and from accelerated

ercain ne te his­ the under depreciation

Reform Reform Act.

OG rehabi COBG

analysis analysis indicates that feasibi

ity can be achieved with with achieved be can ity

be installed. The pro forma forma pro The installed. be

signage and windows would would windows and signage

ate replacement storefronts. storefronts. replacement ate

would be removed be would

original Art Deco features. features. Deco Art original

Unsympathetic modifications modifications Unsympathetic

The exterior treatment is is treatment exterior The designed to emphasize the the emphasize to designed

and renovate renovate space. tenant and

the air conditioning system system conditioning air the

ovate the exterior, upgrade upgrade exterior, the ovate

trates trates how an owner could

type for small commercial commercial small for type buildings. The analysis illus­ analysis The buildings.

Rolin's Restaurant proto­ Restaurant is a Rolin's

l

tto g itation

. .

Appropri­

r

ants ants

ren­

l­

complement of shops and services will enhance the area. area. the enhance will services and shops of complement

Public improvements along along improvements Public

The renovated facade of the Deco building reflects the original original the reflects building Deco the of facade renovated The

and storefronts and

proport ments are needed are ments

A typical renovation appropriate to Washington Avenue Washington to appropriate renovation typical A

and unique ethnic character is the protype for Rolin for is protype the character ethnic unique and

integrated with the overall guidelines included in this Plan in this included guidelines overall the with integrated

are now under construction on several blocks several on construction under now are have have

eoain ad s and renovations

the nch composition of the of composition nch the ments for Washington Avenue have already been designed and and designed been already have Avenue Washington for ments

to to

Avenue with its renovated theater, retail uses and an outdoor outdoor an and uses retail theater, renovated its with Avenue

The Cinema Theater Building will be a focal point on Washington Washington on point focal a be will Building Theater Cinema The

rooftop restaurant. All along the avenue, small shops will continue continue shops small will avenue, along All the restaurant. rooftop

door spaces door

iey adcpd akn r o e to or parking landscaped tively e

Other opportun Other

caus

upper floors would expand the number of available units without without units available of number the expand would floors upper

upr te oe-ors tee fOen Drive Ocean of theme hotel-tourist the support

structure on the vacant lots on the vacant structure

connect the three hotels at upper levels with a new compatible compatible new a with levels upper at hotels three the connect restaurants and health-oriented commercial uses which would would which uses commercial health-oriented and restaurants

e construction new amrad etadtovcn fats vacant two and Kent and Palmer

x

sel_l sel_l

isting housing isting

b~en b~en

ethnic foods and provide community services, accentuating accentuating services, and community foods provide ethnic i

ng displacement. displacement. ng

i

ons of solid windows and doors and windows solid of ons

rprd n wl poie ieto fr appropr for direction provide will and prepared

. .

. .

i

The upper story would remain in residential use residential in remain would story upper The

ties exist in this area to in to exist u area this ties

. .

Rooftop

. .

i

gnage

e sscud includ could uses New

. .

tcnan tre esnl hotels seasonal three contains It

. .

s s

These established guidelines can be be can guidelines established These

might also also be used might and as out­ gardens

1

. .

District's residents. Public improve Public residents. District's

The street levels could accommodate levels The accommodate could street

Wastiington Wastiington

x

tend the gardens adjacent to to adjacent gardens the tend

. .

. .

s

One app One

io neir improve interior Minor

e vacant sites attrac­ sites for e vacant

e e

I I

a restaurant, offices offices restaurant, a

Avenue and a new new a and Avenue

. .

Facade guidelines guidelines Facade

. .

r

ah st inter­ is to oach

'

Housing on the the on Housing

s Restaurant. s Restaurant.

, ,

the Tudor, Tudor, the

'

s scale scale s

. .

i

ate ate

-,-

7 7

­ . . ­ ..

'Rehabilitation

1R

eil iw f eieta bok hw te nfr building uniform the shows block residential a of view Aerial ie dne e.ue n cnitn fotg lines. frontage consistent and tex.ture dense size,

ad r eiiae t provide to eliminated are yard congregate dining and social activities. social and dining congregate

bedroom units,bedroom and some of the existing units facing onto the Scheme

rsre. h oe ros r nagd to enlarged are rooms hotel The preserved. schemes alternate in two is presented condition, schemes.

ing include approximately the same sizesame the and have planapproximatelyconfigurations similar were apartments Street Meridian/10th and Hotel Habana The nrsos oteoiia lnigo h itit Consequently, District. oftheplanning original the responseto in ot f h bidns r cnuie to conducive are buildings the of most available forand renovatingupgrading these buildings. The major­ ity

eetd s rttps o lutae h vrey f opportunities of variety the illustrate to prototypes as selected

scapes the largest sub-area largest the

The resident

eaiiain f xsig ulig ad prdn o te street­ the of upgrading and buildings existing of Rehabilitation Street northStreet

.

f ulig neoe truhu te eieta ae are area residential the throughout envelopes building of

ee h eta crios and many exist ofthe corridors Here, centralthe

new

are the key elements for this area. this for elementskey the are

A

converts the Habana Hotel Habana the to converts

to

.ia

ehncl systems, mechanical

fte aaa oe,acutad building courtyard a Hotel, Habana the of

l westof area Washington 5th Avenue from extends

Lincoln Road Lincoln

in the

District.

.

It also includes Flamingo Park It Flamingo includesalso

indoor

finishes,

congregate

n otor pc for space outdoor and

similar

efficiency~nd

idw ad roof and windows

.

Both

rehabilitation

elderly

in~

schemes

\\'alls

in

court.:.­

and

hods­

poor

ollte­

afe

is

.

Two-story apartment blocks with lushly planted courtyards are characteristic

fte uligt rae w adtre ero unitsfor bedroom three- and two create to building the of

yard atlevels,all yard to

couples or family tenants. The corridor would open onto the court­ ontothe open would corridor tenants.Thefamily or couples

Compatible rehabilitationCompatible and new will developmentbe guided by a

eta ra ilrnwtenihoho wt l h hr and charm theall with neighborhood the renew will area, dential ofremoval for calls which rehabilitation complete a is B Scheme pel ht hs bidns ee rgnly eind o exude. to designed originally were buildings these that appeal all walls interiornearly

rsrainodnne dsg gieie, n rpsd new proposed a and guidelines, design ordinance, Preservation

priate for market-rate apartments or condominiums. or apartments market-rate for priate and given a faceliftis which modernand more saferfor the elderly. Interior renovations and preservation of the quality Art Deco or Deco Art quality the of preservation and renovations Interior than eierna Rvvletros hr n lehr i h resi­ in the elsewhere and here Revival exteriors, Mediterranean appro­ be would arrangement units. This the between entryways verted

w alternate Two by

need nShm B,it In Scheme Street apartment building. The building is in relatively good con­ good relatively in is building The building. apartment Street dition so

elderly residents is continued in Scheme A, with one unit con­unit one A, inwith Scheme is residents continued elderly

a

a plumbingsystemnew

rs oto an.Iscret use occupied coatasofIts fresh paint. apartments current

to

that

a unit handicappedrest the and of the buildingupgraded

most of can be It theretained. existing structure does

schemes

is

rnfre it onos uiswt shared with units into townhouse transformed

of

allow cross-ventilationallow

RESIDENTIAL

the residential neighborhood

.

h corridor The

are

, also

but the exterior requires little more little requires exteriorthe but

osbe o te Meridian/10th the for possible

is

moved

through the units the through

to

the inside edge inside the

.

AREA

retired

.

The Habana Hotel contains many substandard hotel rooms.

-These

221-D-4 Section 8 (elderly in Scheme A).

the historic provisions of the Tax Reform

The CDBG door

apartments. Both yard

courtyard edge of the building to suitable

numerous tains

The two schemes propose schemes two The has bedroom apartments. While Scheme A "gut"

Street,

The Habana Hotel, located Its

or

been

financial

wall

the

space i

qinal

rehabilitations

returns should prove attractive to investors with

is

rehabil

for conversion to

exisiing center corridor, Scheme B

tandem mortgage (FNMA and GNMA) with

a

to create a stronger connection between

subdivided into

protolype

code violations. Both

plan is

analysis indicates a positiv

_

itat

i

schemes

on

similar

.

for buildings with corridor access

grants

to

housing.

many

include new

at many District apartment blocks

and assistance

the corner

congregate

renovation

substandard hotel rooms and has

provide

In

poor condition,

Act.

openings

e

for

of

return on investment

deeper

moves the

schemes are essentially

Both

congregate

Drexel

I

housing

with

analyses

acquisition costs.

through the

spaces for

Avenue

indoor

'

the

corridor to

100

and

the

housing to units.the

benefits

employ

per cent

and

and out­

building

multiple

and,

court­

larger

with

13th

the

re­

of

is

a

y y

j j

18 18

mce mce

Act. Act. Both analyses

openings openings through the court

)n between )n between indoor and out

investors investors with the benefits of

3 3

:le :le

:ite :ite

substandard substandard hotel rooms•

on on schemes are essentially

)Or )Or

,dard ,dard hotel rooms and has

t t

:irridor :irridor

for for congregate housing re-

of of Drexel Avenue and 13th

8 8

GNMA) GNMA) with 100 per cent

apartment apartment

return return on investment with

deeper deeper spaces for larger

moves moves the corridor to the

condition, condition, the bu1ld1ng

housing and multiple multiple and housing

with acquisition with acquisition costs.

access access the to uni\s

blocks blocks

employ employ

a_nd a_nd

IS IS

a a

­

-

.. ..

Six to eight units are grouped grouped are units eight to Six

ulc r cnrgt" space "congregate" or public

vided vided with a large amount of semi­

and one-bedroom and one-bedroom units are pro­

elderly elderly housing. Small efficiency

ing ing is relatively a new

Existing Existing Ground Floor Plan

Scheme A A Scheme

Congregate Congregate hous­

concept concept

in in

. .

scheme scheme provides 5 7 units.

mutual mutual

tion and for for the tion and development of

areas areas interac­ provide for social

which which may be used as living,

ing ing

around around

or cooking cooking or

support support

each each

congregate congregate

networks. networks. This

space. These These space.

-

~ ~

s,s\ace s,s\ace

. .

dJ;)­

apartments apartments costs and about the

same same as Scheme

conversion conversion would create 15 two­

bedroom 9 bedroom and

allows allows for design of comfortable

units with cross-ventilation. units cross-ventilation. with This

yard as a covered covered yard arcade. as a This

space, the corridor has been been has corridor the space,

moved moved to the edge the of court­

couples and small families. families. small To and couples

make make the courtyard a more active

accommodate a mix of retired retired of mix a accommodate

onstrates onstrates how the building could

Scheme B B Scheme

Scheme Scheme Unit Plan A -

This This scheme dem­

thr~-bedroom thr~-bedroom

A A

Scheme Scheme Typical B - Unit

Scheme Scheme B

Renovated Renovated Courtyard Interior

-

Second Second Floor Plan I I

40 40

cent cent Section 8.

a 221-0-4 tandem a tandem 221-0-4 mortgage (FNMA and GNMA

The pro forma pro The improvements improvements and assistance with acqui

three three

tor tor family housing. The renovation to t difficult difficult and would yield four three-bedroom townhouses and

Scheme Scheme B would reno

unit unit included and major maintenance done on the building

elderly elderly housing

ing, ing, kitchens and baths would be replaced.

Scheme Scheme A is a moderate proposal to upgrad

pants. pants. Two schemes were developed and analyzed

The existing building is structurally is structurally existing The building need of in sound,

maintenance maintenance and provides 20 units for its primaril

multiple multiple entries and no

This This Art Deco apartment building on the corn

iOth iOth

two-bedroom two-bedroom

Street Street serves as a prototype for

MERIDIAN MERIDIAN

s s

. .

While While unit layouts would

tor both schemes schemes both tor employ grants for facade

townhous

v

ate ate the building as duplex townhous

PAOFllE PAOFllE

i

nterconn

e

s s

e

cting cting i

o

r

wnhouses wnhouses would not be

esidential esidential building

si

n

r

tion tion costs, as well as

emain emain clo

ternal ternal

o

e

e e

ne ne handicapped

r r of Meridian

the the building as

y y

) )

corridor

with with 100 per

eld

s

,# ,#

. .

e e to e

e

rly rly oc

s

s s

s

. .

ome~ ome~

x

with with

ar;id ar;id

c

ist­

e

. .

! !

u­

• •

s s

would would remain as they are

and and tw the

(including (including one handicapped),

make make four one-bedroom unit

dio dio units would be grouped t

a

to to meet elderly housing stand­

would upgrade upgrade the Meridian would

Sc

r

ds. E ds.

heme heme

i

ght substandard substandard ght stu

e

South South Elevation

A. A.

lve lve larger studios

This proposal proposal This

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a secondary exit to the back exit the to secondary a

off off the front terrace, as well a

have have entry an from a vestibule

townhouses. Each Each townhouses. unit would

fir

possible to to possible

Scheme B. B. Scheme

Scheme Scheme B

Scheme Scheme B

s

t and second level level t second and flats, it is

T T

0 0

-

-

Townhouse Townhouse Plan

Typical Typical Townhouse Unit

c

B

et duple reate

y y

combin

]

i

ng ng

s s

x x

. .

.

L_) L_)

-----=r-= -----=r-=

-

ol b cmltl refin­ completely be would

Wh would would

i

plumbing stacks stacks plumbing

repla

s

--

hed hed

i

l

e e

ce

a

be be

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man d. d.

nd building systems systems building nd

retained

y y

e

x

isting isting

, ,

ar)ci ar)ci

the the inter

•walls,. •walls,.

stair$' stair$'

i

or or

;,. ;,.

---

~-

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, ,

hs eieta area residential this

Jhe Jhe

strengthen and reinforce the attractive neighborhood qualities of of qualities neighborhood attractive the reinforce and strengthen

col ae ao oe sae eore o te area the of resources space open major are Schools

improvements and additional tropical plantings in these parks will will parks in these plantings tropical additional and improvements

tation will dramatically renew the area's appearance. appearance. area's the renew dramatically will tation

Flamingo Park and the schoolyard parks parks Park Flamingo at Fisher and the the schoolyard and Feinb

enhance the settings of their buildings of their settings the enhance

imporant imporant

Well landscaped front yards and building setbacks are equally equally are setbacks building and yards front landscaped Well

trial-oriented population will be included. included. be will population trial-oriented

and lighting and

The other key element to preserving the residential area is is area residential the through to preserving key element The other

Public improvements will include new plantings, shade trees along along shade trees new plantings, include will improvements Public

landscape improvements by both the public and private sectors private and public the both by improvements landscape

protected. protected.

zoning ordinance ordinance zoning

L~ L~

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.fti'f

strong east-west pedestrian axes and thematic street furniture furniture street axes and thematic pedestrian east-west strong

.

----

. .

,.._ ,.._

~ ~

-

-

to the streetscape and can be upgraded by owners to to owners by upgraded be can and streetscape the to

. .

Special design considerations for the elderly, pedes­ elderly, the for considerations design Special

to to

. .

sue ht h Dsrc' sne f lc i place of sense District's the that assure

. .

Appropriate tropical vege tropical Appropriate

. .

Public Public

e

rg rg

s s

­

. .

new street furniture such as benches and bollards. bollards. and benches as such furniture street new

handicapped curb cuts. New crosswalks are proposed, as as proposed, are crosswalks New cuts. curb handicapped

as shade trees, pedestrian-scaled lighting fixtures with a a with fixtures lighting pedestrian-scaled trees, shade as

amenities. The sketch below depicts typical treatments, such such treatments, typical depicts below sketch The amenities.

Deco spirit, upgraded sidewalk paving with neck-downs and and neck-downs with paving sidewalk upgraded spirit, Deco

which, as shown above, are lacking in visual and pedestrian pedestrian and visual in lacking are above, shown as which,

Public improvements are proposed for residential streets streets residential for proposed are improvements Public

, ,

41 41

is is I I 42

theme, selling Latin clothing, furnishings and jewelry. The aroma The jewelry. and furnishings clothing, Latin selling theme,

pn lz wt vnos eln ter wares their selling vendors with plaza open shouting their sales pitches in to languagessalesand thepitches many touristsshouting their

theme mall, a pedestrian-oriented Spanish/Latin marketplace Spanish/Latin pedestrian-orienteda mall, theme pnarsal, hr lclfres oe osl hi poue aeevsoe a h oa point focal the as are envisioned produce, their sell to come farmers local where stalls, Open-air

eiet wo oe o hp Soerns il elc a similar a reflect will Storefronts shop. to come who residents commercial other of and scale pace faster tothe a contrast offer areas. The plan calls for transformation of Espanola Way into a into Way Espanola of transformation for calls plan The areas. from Washington Avenue west to FlamingoAvenue Washington west fromto

nace elsewhere unmatched

cial malls which will serve as serve willunique touristwhich malls cial

Imagine the closedstreet to and trafficredesigned the space as an

Espanola Way is one of the most cohesive streetscapes in the in streetscapes cohesive most the of one is Way Espanola itit h eierna caatr fti w-lc srth is stretch two-block this of character MediterraneanThe District.

Espanola Way and Lincoln Road are proposed

.

The small scale and intimacy of the street Theintimacy and scalesmall

attractions

Park

as

ESPANOLA WA

from

special commer­

near 15th near Street,

.

.

pushcarts,

Extending

.

Y

fSaihciie il rf hog tearfo rsarns and restaurants from air the through drift will cuisineSpanish of cafes which overlook the bazaar the overlook which cafes

the area and organize special street entertainment. street special organize and area the

h tee al s osset ih h ojcie f promoting of objective the with consistent is mall theme The

Local merchants could form an association which would promotewould which an associationform could merchantsLocal galleries or reception areas for areas reception or galleries

eaiiainadpeevto o h itits architecture District's the of preservation and rehabilitation

uy }tvt f h sre bza ad a sre scfs art cafes, as serve can and bazaar street c}Ctivity the busy of

captures the Spanish flavor in the interior design and furnishingsdesign interior in the flavor Spanishthe captures Hidden courtyards can be preserved as peaceful havens as fromthe be can peaceful preserved Hidden courtyards

an opportunity to upgrade the older hotels in a manner which alsoin hotels the whicholder a toupgrade manneran opportunity

Buildings assuch the Clay Hotels and Matanzaswill be renovated. Upper remainin spacestory can use as hotels or housing. There is

of

the Espanola Way marketplace. Way Espanola the

ttie

H M MALLS E M E H T

.

hotels.

·

.

.

h mrepae il nld fos n crafts. and foods include will marketplace The

An historic view of view historic An ste oein q bohemian the as

-

• r

saoa a atrs Its captures Way Espanola

atr f h District. the of uarter

neet charm inherent I

ptures its inherent charm trict. The renaissance of Espanola Way has already started with renovation of the Clay Hotel. The Plan envisions closing traf­ fic on one and a half blocks of Espanola Way to create a pedestrian marJ

and crafts.

. .

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example of Art Deco period sculpture. sculpture. period Deco Art of example

"Study "Study

h fcs fte eueae ml wl b a otor sculp­ outdoor an be will mall rejuvenated the of focus The

art works which were created during the Art Deco Deco Art the during created were which works art

ture and industrial design museum, featuring internadonal internadonal featuring museum, design industrial and ture

ing public improvements. improvements. public ing

il eacmlse b aeitn soerns n revitaliz­ and storefronts facelifting by accomplished be will

which illustrates the plan to reverse the current trend toward toward trend current the reverse to plan the illustrates which

inappropriate uses and vacancies on Lincoln Road Mall. This This Mall. Road Lincoln on vacancies and uses inappropriate

Lincoln Road Mall today, and at left, a sketch of the Mall Mall the of sketch a left, at and today, Mall Road Lincoln

of Two Dancers" by Maude Sherwood Jewett: an an Jewett: Sherwood Maude by Dancers" Two of

period., period.,

4 4

.

, ,

design flavor the proposed revitalization will recapture. recapture. will revitalization proposed the flavor design

An elegant original storefront on Lincoln Road shows the the shows Road Lincoln on storefront original elegant An

periods

museum featuring international sculpture of the Deco Deco and of the related sculpture international featuring museum

The center of the mall will be treated as an outdoor sculpture sculpture outdoor an as treated be will mall the of center The

attraction to tourists. to tourists. attraction

stores

jewelry, paintings, sculpture, art, antiques, antiques, art, and music electronics. paintings, sculpture, jewelry,

It will be a fashion center as well, featuring specialty clothing clothing specialty featuring well, as center fashion a be will It

ants. The focus of merchandising on Lincoln Road Mall will be be will Mall Road Lincoln on merchandising of focus The ants.

Vacar,t Vacar,t

as as

eo icuig einr furniture designer including Deco,

theme. theme.

appropriate materials and designs to match their Art Deco or or Deco Art their match to designs and materials appropriate

Mediterranean Revival facades. New New Revival signage will mall's echo the facades. Mediterranean

configuration and orientation is ideally suited to its proposed use use its proposed to ideally suited is orientation and configuration

ated ated in and of terms site building treatments facades, but the basic

the northwest edge of the District. The existing mall has has mall The existing deterior­ District. the of edge northwest the

Lincoln Road Mall is an eight-block pedestrian mall which forms forms which mall pedestrian eight-block an is Mall Road Lincoln

an Art Deco theme mall. Storefronts will be renovated with with renovated be will Storefronts mall. theme Deco Art an

. .

. .

A continuous fashion show on the mall will be an added added an be will mall the on show fashion continuous A

or underutilized buildings will be developed for new ten­ new for developed be will buildings underutilized or

Exhibit items can range from sculptures and mobiles to to mobiles and sculptures from range can items Exhibit

, ,

home furnishings, clothing, clothing, furnishings, home

LINCOLN LINCOLN

ROAD ROAD

MALL MALL

designers. designers.

Horse, by Elie Elie by Horse,

the foremost location for viewing, appreciating and collecting collecting and appreciating viewing, for location foremost the

As the awareness and appreciation for Deco design continues to to continues design Deco for and appreciation awareness As the

accelerate worldwide, Miami Beach will become recognized as as recognized become will Beach Miami worldwide, accelerate

Deco goods. goods. Deco

of the style. A request has already been made to AT&T for for AT&T to made been already has request A style. the of

specially-designed telephone booths telephone specially-designed

ness ness of industrial the and as functional well

opeesv ueo eodsg ilehnevstr' aware- visitors' enhance will Deco design use of comprehensive

trash receptacles all all trash receptacles will be

provided

additional shade trees and comfortable sitting areas will be be will areas sitting comfortable and trees shade additional

program will provide a lush backdrop for the retail activities and and activities retail the for lush backdrop a provide will program

paving patterns and Deco lighting features. An intensive planting planting intensive lighting An features. Deco and patterns paving

mall will complement the sculpture gallery and fashion shows. shows. fashion and gallery sculpture the complement will mall

An An intensive new along of Deco program public improvements the

Black Black and Deco white,

and Milles will be reproduced will be Milles and

and and Loewy will be featured. The sculptures of Lachaise, Nadelman

trains. The works of Deco designers such as Deskey, Dreyfuss Dreyfuss Deskey, as such designers Deco of works The trains.

streamlined technology such as antique race cars, airplanes and and airplanes cars, race as such antique technology streamlined

. .

h e sre furniture street new The

Nadel man, one of the best-known of the Deco Deco the of best-known the of one Nadel man,

'

s s in theme colors, will be featured abstract

custom~designed custom~designed

. .

, ,

benches, bicycle racks and and racks bicycle benches,

. .

a:s a:s

I I

ornamental aspects aspects ornamental

in in a mode Deco

. .

The The

45 45 · · 46

hr r nmru opruiis o huig n htl eoain ad o pbi ipoeet i h Msu Area. Museum the in improvements public for and renovations hotel and housing for opportunities numerous are There

21st identified area Streetduring were studythis as development ie fr eaiiain Tee ne-tlzd oes ol be could hotels under-utilized These rehabilitation. for sites

Seasonal hotels such as the Plymouth, the Abbey and others in the

rc. Nightclubs trict. iig n etranet il e salse. twl bcm a become will It established. be will entertainment and dining center for artists, writers and musicians to gather and gather to to and musicians writers artists, for center

hsae has area This

scaped park. They establish entertainment activities for the Dis­ the for activities park. They entertainmentestablish scaped

smaller seasonal hotels of quality Deco design. The Bass Museum and Public Library are major public buildings set within a land­ a within set buildings public major are Library Public and

small hotels and extends from 21st Street to Street 21st from extends and hotels small

The Museum Area is the portion of the District surrounding the surrounding District the of portion the is Area Museum The

northeast section of the District, east Washingtonof District, Avenue theof section northeast

Bass Museum and of Art Publicthe It Library. includes an area of

several

will

e eie n nw ihsos o music, for nightspots new and revived be

eldfnd tetcps hc feature which streetscapes well-defined

,f3rd

Street in the in Street

live,

.

hs ipoeet wl fcs n h ae' poiiy o ttfe to proximity area's the on focus will improvements These

this transition from more recent hotelnorth. to developmentsthe recent more from this transition

The museum area will

ec b cetn mjr its n ikgst te beachfront the to linkages and vistas major creating by beach

surrou~ding

itit n il eur pbi ipoeet wih emphasize which improvements public require will and District

directed towards moderate-income, older residents. Compatible older moderate-income, towards directed and well-designed buildings will buildings well-designed and enaaye uigti td oietf t piu develop­ optimum its identify to study this during analyzedbeen et cnitn wt te asn, cl ad est o the of density and scale massing, the with consistent ment,

and 23rd Street areas, there are several vacant lots where new lots where vacant several are there areas, Street 23rd and construction should take place. These too could be small units small be could too These place. take should construction

ovre t ya-on taset oes r housing or hotels transient year-round to converted ol b mre-ae prmns r odmnus erd to geared condominiums or apartments market-rate be could nt o le eiet n/rteats omnt. In 22ndthe community. residents artistthe and/or older units for

Pl...l!rr

area

'a:>

.

serve

as another into entryway the Deco Art

MUSEUM

be

encouraged. Each site has site Each encouraged.

AREA

.

Housing

,

---l-

J

j

I

h ig ai oe i noenrn poet bten the between property oceanfront an is Hotel David King The

uem raad h lre oes fClis Avenue. Collins of hotels large the and Area Museum

netimn center. entertainment

ihcus n jz br wl rnw h ae' rl a an as role area's the renew will bars jazz and Nightclubs

ont property between the the between property ont

of of

1w 1w

Collins Avenue. Avenue. Collins

the area's role as an an as role area's the

1 1

A new addition is proposed on the vacant site behind the King King the behind site on vacant the proposed is A new addition

David and overlooking the City's new linear beachfront beachfront linear new City's the overlooking and David

.

Street and Collins Avenue. Avenue. Collins and Street

oln Aeu.Fnly sres il ebatfe, ih partic­ with be beautified, will streets Avenue. Finally, Collins

house artists, craftsmen and middle-aged to older couples. couples. older to middle-aged and craftsmen artists, house

(primarily around 23rd Street). Seasonal Deco hotels will will hotels Deco Seasonal Street). 23rd around (primarily ular emphasis placed on the entries to the District along 23rd 23rd along District the to entries on the placed emphasis ular

h lna ih ilsrts ueos eeomn opportu­ development numerous illustrates right at Plan The

Nightclubs, once clustered here, will be brought back along along back brought be will here, clustered once Nightclubs, full length with in length full be the of District the concert renovated, and new buildings constructed on vacant sites to to sites vacant on constructed buildings new and renovated,

located In this area, as well as some of the worst eyesores eyesores worst the of some as well as area, this In located provide provide direct public access to the beachfront. A boardwalk will

program. program.

built built behind the hotels a to create public continuous beach for the

nities for this area. Some of of area. Some this for nities

axes will reinforce this theme. A linear park at 21st Street will will Street 21st at park linear A theme. this reinforce will axes

area

. .

Shade trees and public improvements along the east-west along east-west improvements the Shade public and trees

the the

finest Art Deco buildings are are buildings Deco Art finest

· ·

,

ach renourishment ach renourishment

-

, ,

park. park.

~ ~

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be be

be be

MUSEUM MUSEUM AREA

DEVELOPMENT DEVELOPMENT PLAN

I I

D D

4

LJ LJ 7 7 48

Avenue improvements already underway; the Espanola Way mini-mall; the renewed Lincoln Road Mall with sculpture museum; with parks finger Collinsthe from Avenue betweenbeach 16th and the to 21st Streets; and the Vanity Fair water gardens and plazas.

flags, sculptures, etc., at points of entry District; to the the Ocean Drive promenade; the Washington

paved crosswalks pedestrian routes, will reestablish sidewalk edges at parking lots, and will

receive special treatment, as discussed on previous pages. Among these are: plazas with fountains,

In addition the to general treatment of improvementspublic throughout District, the many areas will h ulcipoeet rpsdfrte ititclbaeissii n tl,rlt o itspast, relate to style, and spirit its celebrate District improvements public The proposed the for

from gleaming aluminum poles; streamlined benches of wood slats and curved aluminum frames; and trylon-shaped aluminum bollards.

Paving and landscaping in the District will relate to its past as well as its climate. Pink sidewalks, newly highlighted colored light by feature stripes

street furnitureproposed includes:

respond to its climate and strengthen its image: they will be a logo for the District, its "Golden Arches." Inspired by Deco materials Art and the

PUBLIC

IMPROVEMENTS PROFILE

will

be added at corners. Landscaping with

SatLJrn-like

fLJturistic

,

will

streetlights, spheres light ringed of in neon and hung

be upgraded; be neckdowns, handicapped ramps, and

imagery of 1939 the World's Fair, the vocabulary of

·

indigenous

be

clusterad

plant materials

at gathering nodes.

will

improve

~

,,----

---

Streamlined

Sidewalk

lot

by

landscaped edge

buffered from parking

benches

very

of

tive andraise the consciousness

trict offers

should be

District among designers. The Dis­

inspiration

the nation. A

District both could elicit an innova­

23rd Street. In system of signage public

are loosely defined architecturally and physically, it will be important to design a symbolic gateway to the District at major vehicular entries along 5th Street and along

a

The

Because the edges of the District

challenging

gateways and signage for the

District as a place

approach

thoughtful,

entryways

spaces

competition

;

designers

developed

it

deseNes

and historic buildings

addition

to these elements

design opportunity.

to District the pose

creative

for

a

for the design

streets,

to

and needs a

and

,

wealth of

I

a

response.

reinforce

consistent

a desti­

major

of

the

serves serves

1ners 1ners of wealth a

designers

)nsciousness of the the of )nsciousness

) these elements elements these )

:::ith :::ith

j j

~tition ~tition

nd nd

,loped to reinf to ,loped

;;ie ;;ie for

ddition, a a con ddition,

h Street and along along Street h and

1bolic 1bolic to gateway

lges of the Distri the of lges

o the District pose pose District the o

ajor vehicular vehicular ajor

1ed 1ed archite

it will be important important be it will

sg opportunity esign

creative r creative

place and a a de and place

signag

historic historic building

elicit an innova an elicit

for for de the

s

and need and

treet

e e

es

. .

fo

The Di The

c

s

p

r r

turally turally

, , maj

o

s

th

o

istent istent

n

rc

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se. se.

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­

Vanity Vanity Fair

-

water water garden with walkways, plazas for concerts and exh

national national product exhibitions, multiple entertainment

The Vanity Fair site is a key node connecting the malls, malls, the connecting a is key node site Fair Vanity The

-~ -~

and the Ocean Drive/Collins/Washington area. area. Drive/Collins/Washington Ocean the and

will will

include include a transportation terminal, multi-use a complex with shops, galleries, restaurants and cabarets, inter­

~ ~

~ ~

, ,

faclllti_e_s, faclllti_e_s,

h6tels h6tels

_

ib1t1ons ib1t1ons and laser a

and and an office

the beach through the establishment of pleasant, tropical open open tropical pleasant, of establishment the through beach the

the hotels to include restaurants and shops and restaurants include to hotels the

space will greatly enhance this area. area. this enhance greatly will space

orba i-p ilocr here boat will occur tie-ups tour

beach at each east-west street. This increase in public access to to access in public This increase street. east-west each at beach

strengthened by creating fingerparks from Collins Avenue to the the Avenue to Collins from fingerparks creating by strengthened

Visual; Visual;

hotels

place to go fishing, from the pier or on excursions on or pier the from fishing, go to place Poinciana and Royal Palm will will Palm Royal and Poinciana

These Deco hotels such as the National, Delano, St. Moritz, Moritz, St. Delano, National, the as such hotels Deco These

A A new fishing pier public will be built from the end 16th of Street out

into the ocean. Marine-related events, sailboat anchorage and and anchorage sailboat events, Marine-related ocean. the into

The section of upper upper of The Collins section 15th Avenue from to 20th Streets was

developed during the 1940 the during developed

Deco hotels with direct beachfront access. access. beachfront direct with hotels Deco

. .

Commercial uses uses will be Commercial developed within and surrounding

and functional connections to the ocean will will ocean the to connections functional and

light light

~r ~r

hotel hotel structure. Tying it together is a tropical

show. show.

'

s s as a series eight large of to ten-story

. .

The The emphasis will be to a provide

be be

upgraded as quality tourist tourist quality as upgraded

UPPER UPPER DISTRICT HOTEL

VANITY FAIR-UPPER FAIR-UPPER VANITY

. .

. .

· ·

be be

S S

site was determined to allow for allow to site the the opportunity greatest devel determined was

After an extensive site selection analysis, analysis, Vanity the proposed site selection an extensive After Fair

for intensive development which is compatible with its historic historic its with compatible is which development intensive for

neighbors

whe~ever whe~ever

structures, among the among them Cameo Theater and structures, 350 Road Lincoln

Mall will be retained and incorporated into into will be retained and the incorporated Mall design of Vanity Fair

block is in a state of transition, with several large surface parking parking large surface several with transition, of state in a is block

Washington and and Washington 15th Collins Street from to Lincoln Road Mall. This

as a single cohesive entity cohesive single a as

all to all making are of crucial function which elements the District the

The development is called Vanity Fair in deference to the popular popular the to Fair Vanity in is deference called The development

Berkeley Shore and the Warsaw Ballroom. Other significant significant Other Ballroom. Warsaw the and Shore Berkeley

Deco structures will be preserved, including Haddon Hall, the the Hall, Haddon including preserved, be will structures Deco

lots and a number of low of number a lots and

Vanity Fair will will Fair Vanity

magazine of art and leisure of the 1930's the of leisure and art of magazine

-A visual celebration of the District's rebirth, it will include a a include will it rebirth, District's the of celebration visual -A

-

will will

-

greater than the sum of the parts the of sum the than greater

stimulate a synergistic impact in which the whole may become become may whole the which in impact synergistic a stimulate

the Museum Area, Area, Museum the Vanity Fair will be located Washington between

As a focal point for activity and linkage between the Ocean Drive Drive Ocean linkage the between and activity for point a focal As

opee nt o bt tuit ad residents and tourists both for unit complete

Lincoln Road Mall. This is where all District areas intersect. This This intersect. areas District all where is This Mall. Road Lincoln

and Collins Avenues from Espanola Way north to the base of of base the to north Way Espanola from Avenues Collins and

- area, the residential area, Lincoln Road Road Mall Lincoln area, residential the area,

-

reinforce existing uses both functionally and geographically. It It and will geographically. existing uses functionally both reinforce

elements and create a cohesive Art Deco District, functioning as as a Deco and District, functioning a Art elements cohesive create

hs seil areas special these

major development designed to synthesize these separate separate these synthesize to designed development major

be reinforced by the introduction of activity-generating uses in in uses activity-generating of introduction the by reinforced be

The elements of the Preservation and Development Plan Plan Development and Preservation the of elements The

discussed above suggest how the positive character of each may may each of the how positive above character suggest discussed

vibrant outdoor plaza space and express a dynamic balance balance dynamic a express and space plaza outdoor vibrant

between new and old design. design. old and new between

Parking for the mid the for Parking

support and function space for the renovated mid-rise hotels. hotels. mid-rise renovated the for space function and support

entertainment center for residents and and tourists residents for center entertainment

Facilities for conferences and conventions will serve as as serve will conventions and conferences for Facilities

particularly Ocean Drive and Lincoln Road Road Mall. Lincoln and Drive Ocean particularly

It It

Its location is a node which links all of the major activity areas, areas, links activity all of major the is which a node location Its

be be

have several restaurants and serve as a cinema and and cinema a as serve and restaurants several have y.,ill

the major focus for tourist and resident circulation patterns. patterns. resident and for circulation tourist major focus the

, ,

possible

and yet a major statement in its own right. right. its in own statement major a yet and

be be

. .

built on a large under-utilized parcel between between parcel under-utilized large a on built

This concept offers a challenging opportunity opportunity a challenging offers concept This

. .

These must be supported, however, by a a by however, supported, be must These

-

rise hotels will be incorporated. incorporated. be will hotels rise

DISTRICT DISTRICT

-

rd omril uses commercial grade

: :

. .

. .

Vanity Fair Fair Vanity responds to

I I

, ,

. .

Espanola Espanola

This will serve to to serve will This

HOTELS HOTELS

. .

. .

Significant Art Art Significant

V

ANITY FAIR FAIR ANITY

W~y W~y

and and

49 49 -

s

711 o o

~] ~]

overall marketability of the District. In addition, new theatres, theatres, new addition, In District. the of marketability overall

provide the type of space or services critical to the continued continued the to critical services or space of type the provide

currently in in currently demand in Miami Beach and neither the small or mid

etn ros prig n up-to and parking rooms, meeting

smaller hotels and retail uses throughout the District. Large Large District. the throughout uses retail and hotels smaller

rise District hotels or the areas in which they are located can can located are they which in areas the or hotels District rise

support uses for the Convention Convention Center the for uses support

contemporary spaces will permit the establishment of Important Important of establishment the permit will spaces contemporary

sr ad h ajcn lre oes n oln Avenue Collins on hotels large adjacent the and users

component for the tramline and indoor parking to serve its own own its serve to parking indoor and tramline the for component

mi attraction main a

Vanity Vanity Fair will contain an international trade and market center as

space established as a focal point of the Vanity Vanity of the established as Fair point a space site. focal

negative impact on the existing historic built environment. environment. built historic existing the on impact negative The The

the district the

OPn:i can can be designed in a way that will not

into into the overall development. Proposed and

.

site plan perm plan site

ent' ent'

s s to contribution the vitality and economic revitalization of

T!JJJ T!JJJ

, ,

whi

l

e at the same time minimizing e the at same minimizing the development's time

, ,

i

ts the integration of the 16th 16th extension Street the of integration ts the

oe ado ofc space office and/or hotel

disruptthe disruptthe

-

date tourist facilities are are facilities tourist date

, ,

mid-rise hotels and the the and hotels mid-rise

.

approved approved by the City, it

, ,

important important outdoor

a transportation transportation a

. .

Its Its

­

essence of a reborn Miami Beach Miami reborn a essence of

contemporary terms the spectacle and excitement that is the the is that excitement and spectacle the terms contemporary

rain fti ubn marketplace urban this of creation

Van can be held for the fountains, sculptures and public spaces public and sculptures fountains, the for held be can

, ,

plazas and outdoor activity centers will link the components of of components the link will centers activity outdoor and plazas relates relates to design contemporary

n a pcaua otor ae lgt show light laser outdoor spectacular a and

highlights will include an outdoor plaza plaza w outdoor an include highlights will

styles styles and epitomized life trends in which Miami Beach during the

which characterized Miami Beach and on the latest fashions, fashions, latest the on and Beach Miami characterized which

1930'iS. 1930'iS.

Vanity Fair capitalizes on the 1930's glamour and extravagance extravagance and 1930's glamour the on Vanity capitalizes Fair

focal focal point of many revitalized successful areas which surround it.

development in the District. This urban marketplace will be the the be will marketplace urban This District. the in development

and provide the critical mass for further preservation and and preservation further for mass critical the provide and

for for tourists and residents, the complex would new attract business

and and diversify existing uses throughout the District. As a destination

a major urban and regional marketplace would help strengthen strengthen help would marketplace regional and urban major a

restaurants restaurants and retail spaces would which establish Vanity Fair as

i

ty Fair while emphasizing a tropical paradise, even as it it as even paradise, tropical a emphasizing while Fair ty

~i!Ill:llP"=a,-"'~~~12E"l'iD ~i!Ill:llP"=a,-"'~~~12E"l'iD

In addition to the dynamic mix of uses it proposes, proposes, it uses of mix dynamic the to addition In

. .

International International design competitions

. .

, ,

Vanity Fair, will express in in express will Fair, Vanity

-

~ ~

i

th a sculpture/fountain sculpture/fountain a th

. .

ao pedestr Major

le==== le====

. .

The The

an an i

h kth trgt hw tersoe At eohtl oppo­ hotels Deco Art restored the shows right at sketch The

ie aiy ar sse rm h mliue complex multi-use the from seen as Fair, Vanity site

Cameo Theatre will also be restored. restored. be also will Theatre Cameo

the Berkeley Shore and Haddon Hall, two Art Deco gems to to gems Deco Art two Hall, Haddon and Shore Berkeley the

be restored. At Espanola Way, the Warsaw Ballroom and and Ballroom Warsaw the Way, Espanola At restored. be

tion, it will house a visitor's center, transportation terminal terminal transportation center, visitor's a house will it tion,

and, above, the office building or hotel. The two plazas set off off set plazas two The hotel. or building office the above, and,

commercial uses and a major entry into the gardens the into entry major a and uses commercial

These will include commercial space fronting along these these along fronting space commercial include will These h block the

streets, and also facing the water gardens which run through through run which gardens water the facing also and streets,

The plan for Vanity Fair shows the two long blocks of the the of blocks long two the shows Fair Vanity for plan The

multi-use center set along Collins and Washington Avenues. Avenues. Washington and Collins along set center multi-use

The Berkeley Shore and Haddon Hall, fine examples of Art Art of examples fine Hall, Haddon and Shore Berkeley The

Deco design, will be restored as a focus for Vanity Fair. Fair. Vanity for focus a as restored be will design, Deco

. .

The long block along Lincoln Road will include include will Road Lincoln along block long The

I I

. .

. . In In addi­

1ulti-use complex 1ulti-use

d. d.

·ed ·ed oppo- Deco hotels Art

:! :!

.

tel. tel. set The plazas off two

' transportation terminal terminal transportation '

~rdens ~rdens

1ncoln Road will include include will 1ncoln Road

i i

lee lee

into the gardens. In In addi­ gardens. the into

II, two Art Deco gems to to gems Deco Art II, two

dWsigo Avenues nd Washington

ocus for Vanity Fair. Fair. Vanity for ocus

tll, tll,

two long blocks of the the of blocks long two

Warsaw Ballroom and and Ballroom Warsaw

fine examples of Art Art of examples fine

fronting along these these along fronting

which run through run through which

. . . . I DESIGN GUIDELINES MEDITERRANEANREVIVAL STYLE ...

TYPICALDESIGN FEATURES Old Miami Beach can once _again be a gard_en of architectural delights: birds alighting on mauve-tinteq ' sunshades; flags • Low-pitched terra cotta tiled roof announcing futuristic entryways; ship's prows emerging through • Symmetrical facade with center entry the palms; neon beckoning passersby to the strains of jazz; • Cornice moldings seashell tints elevating the spirit. • Quoins at corners • Rough stucco walls • Decorative elements reminiscent of early Spanish buildings Preserving the hundreds of significant District buildings is the goal • Original double hung windows of this revival. The success of renovation and restoration efforts will depend on an awareness of the logic and spirit of these • Wrought iron railings and grills Mediterranean Revival and Art Deco buildings. To develop an understanding of these styles among residents, owners and tenants, the following provides an explanation of local styles and ENTRYWAY suggestions for sympathetic design treatments. This Mediterranean Revival entry includes many typical features; the arched doorway, the arcade form of the upper windows, traditional The design of architecturally significant buildings on the Beach moldings and quoins, and decorative tile. was foremost a response to the climate and the atmosphere Qfthe TERRACOTTA ROOFS resort. Both Mediterranean and Deco designs are sensitively sited to provide space for the lush landscape. Buildings 09enin9iude These warmly colored roofs found transitional indoor/outdoor spaces-courtyards, porches, and on bays, entrances, porches and balconies-all enhancing one's enjoyment of the tropical settifig. arcades are the trademark al Shade from the hot sun is provided through devices such as the Mediterranean arcades and the eyebrow brise-soleil. This architecture provided a Revival style. striking contrast to the more traditional architectural styles to which vacationing Northerners were accustomed.

The Mediterranean Revival buildings of the 1920's employed rough stucco walls, terra cotta tiled roofs, arched openings, pilasters, quoins, and decorative wrought iron as design elements. They established an opulent theatrical setting for the leisure class of the twenties.

In contrast, the Art Deco style looked toward the future; it provided an escape from the doldrums and dreariness of the Depression. It reflected the hopes and symbols of a generation: the fantasies of the 1939 New York World's Fair, the streamlining of industrial design and the whimsy of a unique group of architects designing for a special place. Stucco walls were smoothed, stepped, and curved; sleek steel sash wrapped around corners and was shaded by cantilevered eyebrows. Portholes, pipe rails, scuppers, stripes and masts were borrowed from ocean liners to accent facades. Stucco reliefs, etched glass, iron work and murals celebrated tropical flora and fauna. The materials of the industrial designers, RAILINGS stainless steel, glass block, carrara glass, chrome and neon, Decorative railings are frequently used to frame upper story balconies. brought the World's Fair and the Bauhaus style to Miami Beach. They are often of wrought iron or may also be carved from wood.

52

s s

upper upper windows, traditional

3rly 3rly

many many typical features; the

Spanish Spanish buildings

and cantilevered and cantilevered

Deco Deco buildings on the Beach.

Steel Steel casements wrapping building corners with fixed transom lites

STEEL STEEL SASH

eyebrow eyebrow sunshades

ships. ships.

suggests suggests self-contained,

ings ings fantasy-like a quality which

oped

Deco Deco

the time the District District the time the was devel­

luxury luxury

Porthole Porthole windows, reminiscent of

PORTHOLE PORTHOLE WINDOWS

vances vances in

were designed designed were

ing ing the

tures tures

care care

Many Many

LIGHT LIGHT FIXTURES

. .

are are signature a of many Art

, ,

facades facades

with with which these buildings

lend lend strong imagery to the

ocean ocean

remain remain

customrnetal customrnetal

period. period.

'industrial 'industrial

liners liners

and and give the build­

as as

testimony testimony to

and and

so so popular at

and and glass

design design dur­

to to

flaqting flaqting

the ad­ the

the the

fix­

windows. windows.

isa isa decorative

in many doors and street-level street-level and doors many in

Glass Glass etched with tropical scenes

ETCHED ETCHED GLASS

shown shown

EMPHASIZING EMPHASIZING THE ENTRY

poles and poles

a typical Deco feature. here here feature. Deco typical a J-fotel. J-fotel.

Vertical Vertical

by by the masts. finials, flag­

emphasis emphasis

neon neon

delight delight

on on entryways is

on the Neron Neron the on

discovered discovered

TYPICAL TYPICAL DESIGN

• •

• •

• •

• •

• •

• •

ART ART

• •

Custom-designed Custom-designed iight fixtures

grated grated with

Stainless Stainless

Scuppers Scuppers and

work work and

Industrial Industrial sash windows wrapped around corner

Eyebrow Eyebrow brise-soleil Smooth Smooth stucco facade

Entry Entry bay

DECO DECO STYLE

steel steel sign and

announced announced with

center center window

detailing detailing

stripes stripes

FEATURES FEATURES

of of facade

recall recall

stepped stepped

glass glass block around entry

treatment treatment

World's World's Fair-inspired rocket finial. relief

ocean ocean

and and

up up toward entryway

liners liners

aluminum aluminum door design inte­ , , I APPROPRIATEPRESERVATION .. _,__.,_...... ,_"""-.:.,:{... ~}:/ ·,:;.:: =-:.::·:if]:::?~ Layering of smooth stucco planes ,_"Tit r------...... ~ .-:.:-·?.1i,d ~~ ~ ~-.. Rhythm of recessed balconies provides horizontal balance to vertical center entry bay

Entryway made important by ver­ ~~f tical emphasis of pilasters and !\i. i~.;~:"-;i window openings f. :.~ ·.:.\. :;. ··: Replacement aluminum case­ ment windows resemble original industrial sash ;~ Original details retained; scup­ pers. pipe rails. pipe columns. balcony doors. entry lights

Doors. lights and planters are all integral features of the building design to be preserved

ORIGINAL ENTRYWAY The original keystone and glass block relate the entry to the upper UNSYMPATHETICREMODELING portion of this Art Deco facade; the detailing of the aluminum doors and the light fixtures is consistent with the Art Deco spirit ~---- Jalousie porch enclosures and awning hide original pattern cre­ ated by plane of center/balcony wall and the recessed balconies RESIDENTIALPRESERVATION AND REHABILITATION ~---- Facade fragmented by different treatments Air conditioners should be The strength of the residential area of the Art Deco district lies in its located off street facade coherence and variety. Block after block of compatibly-scaled buildings provide a continuity within which unfolds the unmatched --==-----+,-1-i---,+'+'-f-t"-t"-t-t-t-t-t-f1-+rt------Original horizontal trim missing panorama of Mediterranean and Art Deco buildings. While the public sector will reinforce this coherence through coordinated ------Original pipe rails covered public improvements, the private sector must reinforce the built fabric through sensitive preservation and rehabilitation . .______Awning over entry too large; diminishes vertical emphasis of central bay The design treatment of each building must respect its place in the streetscape as well as its individual design features. Retention of ~---- Colonial diamond paned win­ building setbacks with landscaped front yards and preservation of dows, doors, eagle and lanterns the scale, mass, rhythm and historic colors of facades are critical inappropriate on an Art Deco in this respect. building

Brick or permastone planters In developing a design treatment for a building facade, an owner or seem detached from the facade designer should take a step-by-step approach to assess the

54

, ,

>Uilding >Uilding facade, an owner or

,tors ,tors

nust nust respect its place in the

sign sign features. Retention of

ind ind

t t yards and preservation of

:or :or the built reinforce must

1ich 1ich unfolds the unmatched

·ence ·ence coordinated through

,tock ,tock

1e 1e Art Deco district lies in its

JD JD

tiling tiling of the aluminum doors

,e ,e

Deco buildings. buildings. Deco the While

·elate ·elate the entry to the upper

approach approach

------✓

Art Art Deco spirit.

rehabilitation. rehabilitation.

REHABILITATION REHABILITATION

of of facades are critical

of compatibly-scaled compatibly-scaled of

to assess the the assess to

-~' - -~'

.. ..

t:'tid t:'tid

:~ :~

i i

:: ::

the streetscape. streetscape. When the .original missing stylistic features are or

material, material, scale and design as much as possible.

openings openings can destroy the balance of a facade or its relationship to

beyond repair, replacements should resemble the originals in in originals resemble the should replacements repair, beyond

facade facade as close as possible to the original design. New volumes or

Renovation Renovation should the keep efforts

assessed: assessed:

• The The stylistic features • of the building such as the types of doors, able tools. The following elements of the facade should be be should facade the of elements following The tools. able

paint paint samples to determine original color schemes can be invalu­

• The general distribution of volumes- the massing of the the of massing the volumes- of distribution general The •

elevation drawings, obtained from the Miami Beach Building Building Beach Miami the from obtained drawings, elevation

way is unsympathetic unsympathetic way materials is Deco Art the the to form of and

existing facade as it relates to the original design. Original Original design. original the to relates it as facade existing

Department, Department, old photographs from the Bass Museum and careful

facade. facade.

INAPPROPRIATELY INAPPROPRIATELY REMODELED ENTRYWAY

The The use of brick and colonial style lanterns and doors on this

windows, windows, railings, sunshades, signage and ornament

The The pattern rhythm and of openings, including balconies, win­

dows dows and doors within the massing.

building building

massir,\:i massir,\:i

and rhythm of the the rhythm and of

entry­

, ,

buildings buildings but is unsympathetic to

style wrought iron (d) may be appropriate on Mediterranean Mediterranean on appropriate be may (d) iron wrought style

buildings, buildings, used decoratively and found with a va

Many Many replacement ra

porches porches (b); wrought and Mediterranean iron, both on Deco and

which which r

parapets parapets of Art Deco buildings (a)

pipe rails rails pipe inspired liner ocean by design, often the at and found

buildings buildings were detailed. general types original ol railings include

Displaying Displaying the great care with which the Mediterranean Deco and

structure structure was originally painted

owners owners or architects engaged in rehabilitation work should perform

RAILINGS RAILINGS rudimentary paint analysis to determine the colors an historic historic an colors the determine analysis rudimentary to paint

darker darker mauves raspberries and as well as cooler lilacs, mints and

and and encouraged. Warm tones from seashell pinks and salmons to

powder blues are all appropriate powder blues appropriate Property encouraged. are are all and

of of white or pastel walls with pale or bright pastel trim should

COLORS COLORS

the the Art Deco District. Recent trends toward painting Art Deco build·

Mediterranean Mediterranean Revival style are inappropriate. The Art Deco palette

The The original use of color was perhaps the most delightful feature of

ings in the ochre, brown, beige and terra cotta tones of the the of tones cotta terra and beige brown, ochre, the in ings

Jalousie Jalousie windows. Aluminum double hung windows are readily a

able able and are preferable replacements.

and and some Art Deco buildings, has also been replaced widely with

The The double hung window {c). original to many Mediterranean Reviva

second second best, a series of four awning windows (b).

these these windows would

the salt salt the

Art Art Deco

inappropriate inappropriate

WINDOWS WINDOWS

The The windows above are those most common to the District. The four­

lite lite

a a

' '

,,,, ,,,,

', ',

casement casement (a), originally an industrial window, was widely used on

/ /

' '

e

' '

/ /

' '

late late to relief work on a facade, and generally defining outdoor

i i

/ /

buildings. buildings.

air. air.

',,,, ',,,,

/ /

/ /

/ /

/ /

many of these windows have been replaced by by replaced been have windows these of many

/ /

Jalousie Jalousie Preferable (d). windows replacements tor

I I

I I

However, However, because the steel deteriorated badly in

b. b.

i

lings lings in the Di

,

i

l

1

,,,,, ,,,,,

_,/ _,/

,,-., ,,-.,

✓---

be be

four-lite four-lite aluminum casements (a) or

' '

-

' '

' '

' '

, ,

' '

' '

' '

' ' ' '

' '

' '

' '

' '

thEJ thEJ

' '

' '

' '

; ;

s

keystone keystone or

Deco Deco style.

trict trict are inappropriate. Colonial

C. C.

□ □

f-'ermastoneor f-'ermastoneor

s

r

tucco tucco balustrades

iety iety of designs.

d. d.

be be

revived revived

brick brick

· ·

v

. .

ail­

at at

: :

l l

INAPPROPRIATE INAPPROPRIATE RAILING TYPES

and and style

original original stone or stucco

the the originals as closely as possible, in material. degree of openness.

(e) (e) and precast concrete

f. f.

ar1

APPROPRIATE APPROPRIATE RAILING TYPES

d. d.

b b

c

a. a.

PRECAST PRECAST CONCRETE

. .

WROUGHT IRON IRON WROUGHT

WROUGHT IRON IRON WROUGHT

STUCCO STUCCO

PIPE PIPE RAILS

. .

111

tY1

cut-out cut-out

(f) (f)

railings railings are too solid and massive to recall

rail

s s

New New railings should resemble

~ Em Em , COMMERCIALRENOVATION GUIDELINES MULTI-STORYCOMMERCIAL BUILDINGS ---- Restored tower gives appropriat@ emphasis to corner entry .APPROPRIATETREATMENT The District's commercial buildings include some excellent Original massing of building re­ examples of Mediterannean Revival and Art Deco design. This is tained reflected in the opulent stores along Lincolr:i Road Mall and even the modest single story structures along Washington Avenue. Eyebrows restored Unfortunately, the commercial structures include many with the most inappropriate alterations. On some buildings, original Aluminum casement window re­ facades have been completely replaced or covered, while poorly placements reflect origirials designed signage and storefronts obscure original detail on many others. There is a need for dramatic improvement in commercial 'lc=:=~~ ';z--- Storefront transom windows un­ facade treatment. covered

As in the renovation of a residential facade, the massing of the Signage on glass and lintel panel original commercial facade should be retained. In particular, in proportion to building and in storefront extensions, fake mansard roofs, and signs extending Art Deco style above the original roof line should be avoided. Secondly, the original pattern of openings should be retained or reconstructed. Uniform awnings relate to store­ The stylistic features of the original design should also be fronts preserved or rebuilt. Typical Deco features such as relief work, etched glass, carrara glass and glass block have been obscured L-----++-- Lintel and piers define storefronts on many buildings. and relate ground level to upper ' level of building Storefronts are the most critical aspect of a' tommtroial renovation. Many of the guidelines have been violated "'in --=-- - ===:::::::::::::::::::::::::=::::::======~~;; ==== =:;__- Similar treatment of all storefronts subsequent remodeling. Storefronts should be contained within with low base panels and vertical the structural bays or framework of the overall building. The windows ties buildings together vertical piers and horizontal lintels of the first floor define these and reflects original Deco mate­ bays and support upper floors. Removal of inappropriate sign rials boards, mansards or sliding materials may reveal original relief work or carrara glass details on piers and lintels. Large signs INAPPROPRIATETREATMENT generally should be contained by the lintel panels.

The design of the storefronts themselves should complement --~-- Corner tower removed adjacent storefronts and relate to the detailing of the entire building or block. Few original storefronts remain, so the redesign challenges the designer to revive the spirit of the original building in ~.;:::::~====]':~~~~-lnappropriategrillescoverwindows a contemporary, but sensitive, fashion. Many attention-getters cover the simplicity and style of original Art Deco design

Signage and awnings too large; Air conditioners should be on ---­ cover raised stucco planes. tran­ side or rear walls som windows and lintel panel

Treatments of storefronts not --~til~ff! ,___ ,_,__,,,.,.., --- Storefront openings not defined related to upper story or to one by piers and lintels another ..--- --=---- Stucco and stone inappropriate Storefrontwindows filled in - -..-- .. ---.-- - for storefronts f

cco cco

3torefronts

3r 3r

Jiers Jiers

·efront ·efront openings not defined

1 1

1age 1age and awnings too large;

plicity plicity and style of original Art

:>propriate :>propriate ;odesign ;odesign

ner ner tower removed 1y 1y attention-getters cover the

I I reflects original Deco mate-

jows jows

1 1

I I of building

31 31

s s

ilar ilar treatment of all storefronts

Jrm Jrm

)eco )eco

roportion roportion in building and to

iage iage

ffed ffed

3front 3front

ements ements

1inum 1inum casement window

relate relate ground level to upper

Jrows Jrows

d d

inal inal massing re­ building of

low low base panels and vertical

windows windows and lintel panel

hasis hasis

ored ored tower gives appropriate

and and piers define storefronts

raised raised stucco planes, tran-

and and

and and lintels

awnings awnings relate store­ to

on on glass and lintel panel

style style

ties ties buildings together

transom transom windows

to to

restored restored

• •

reflect reflect

stone stone

grilles grilles

corner corner entry

-

cover cover

origirials origirials

inappropriate inappropriate

windows windows

un­

re­

changed changed by blocking up windows

Proportion of original storefront storefront original Proportion of

roof roof and lintel

Oversize Oversize conceals original sign

front front frame

Awning and tile tile Awning cover for and store-

Jalousies Jalousies and tile inappropriate

-

The The design treatments of these stores destroy the identity of the three

buildings buildings and compete for attention.

I

NAPP

structural structural

the the block

These These three buildings are treated as distinct

APPROPRIATE APPROPRIATE TREATMENT

SINGLE-STORY SINGLE-STORY COMMERCIAL BUILDINGS

0/4,

ROPRI

I I

framework framework to define the

is is

ATET

'" '"

~

achieved achieved through a

~6

1l}_L\'\ 1l}_L\'\

REA

1 1

T

t\.~ t\.~

M

ENT ENT

-

Appropriate storefront with low low Appropriate storefront with

nal nal building framework

dows dows

base panels and and panels base

dows dows uncovered

Original Original tile rool and porthole

c:::=:======::::

,'l.1.llN'f, ,'l.1.llN'f,

__ __

expressed expressed

consistent consistent

storefront storefront

~~~~~~:;;::;;~:;;::;;:;;::;;

_.,r--rh-,c+.-,-tti _.,r--rh-,c+.-,-tti

I I

I I

' ' I I

,.1.l.81-(~ ,.1.l.81-(~

.. ..

within within the origi­

elements. elements.

approach approach

· , , ·

,

· ·

'· '·

vertical win­ vertical

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ft&.t_fN."S ft&.t_fN."S

Continuity Continuity of

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of of

win­

✓

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using using the

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Al-LIN'• Al-LIN'•

detract detract from display

covers covers roof line and stucco frame

Sign board is highway-scaled; highway-scaled; is board Sign

Large Large

Awning Awning and storelront contained

and and roof line uncovered

Simple Simple layered planes of

by by

Appropriately Appropriately

lintel lintel and glass

~ ~

lintel lintel and

~,).V//~~"' ~,).V//~~"'

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paper signs in windows windows in signs paper

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pie.s pie.s

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scaled scaled

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signage signage on

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and and roof line are lost

continuity of the building; lintel lintel building; the continuity of

Signage Signage is large; too obliterates

windows windows repeats for all storefronts

with with low base panels and vertical

Three-bay storefront treatment treatment storefront Three-bay

work work define storefronts

and and awnings appropriate

Scale and location of signage signage location of and Scale

Lintel Lintel

design design

Style Style of signage reflects Art Deco

covered covered by revealing roof line

Original Original form buildings redis­ of

stored stored

Corner Corner tower uncovered and re­

~; ~;

r r

,:::-

1 1 1 1 1 1

and and piers with original relief

v,1~1,N v,1~1,N

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to to Deco style

Shingled Shingled mansard unsympathetic

and and ribbed siding

terials terials cover original piers around

Signage, Signage, awnings, storefront ma­

Openings Openings filled in

propriate horizontal boarding boarding horizontal propriate

storefronts storefronts

Corner Corner tower covered with inap

group group of storefronts

priate priate treatments detract from this

Too Too many disparate and inappro­

I! I!

j j

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= =

5

7 7

-

J J ­ ..

UDLNSFRNW CONSTRUCTION GUIDELINESFOR NEW

racietrly significant buildings canbeorarchitecturally positive elements in the only by takenon challenges,traditionallydesign These day.

Commercial Block. Sympathetic new construction should high­ should construction new Sympathetic Block. Commercial With the following guidelines, new buildings or additions to historic tive to District styles, yet bold and forward-looking, should be should forward-looking, and bold yet styles, District to tive an historic context. anhistoric establishedby design attended to by all District property owners. Designs owners. new forbycon­ propertyto Districtattended all struction opportunities, struction statements whichlook ahead of our time, as just ArtDeco did in its There many are citiesthroughout the where countrythis principle structures. oe raie rhtcs n ter nprd let, hud be should clients, inspired their and architects creative more Savannah, Charleston, Galveston and Boston. First and

of neighboring structures. The objective of this careful treatmw,tneighboringthis ofof carefulstructures.The objective should be to environ­ complementand reinforcethe architectural in oltJ with harmony in exists New demonstrated. being is thepassing towatch scene. terraces eight-story, on shadows throw condominiums deep 400-foot et wehr t e r Dc, eierna Rvvl or Revival Mediterranean Deco, Art be it whether ment, destroyingits continuity, breaking its scale, interrupting its rhythm. is thesize, with compatibility material scale,color, rail­ behindhigh-rise concretebuildings;sit residentsnew these • Siting of new buildings should reflect adjacent buildings in buildings adjacent reflect should buildings new of Siting • ih is le nihos hc rcpoal ehne h new the enhance reciprocally which neighbors, older its light palm-shaded with yards front no are there up; stories six ings and three-story, 50-foot wide buildings.apartment Fourteen-story, its among are District Deco Art the of continuity and scale The

In some areas, opportunities exist for extraordinary new design new extraordinary for exist opportunitiesareas, Insome old. the with sympathetic be should and can construction New

Eight-story, 200-foot wide condominium buildings loomovertwo Eight-story, buildings 200-footcondominium wide Deco buildings in world! of the Art concentration • Massing is the most important consideration in thedesign considerationof is mostimportant the Massing • many include does District the While features. strongest notntl, eet osrcin rns n h Dsrc are District the in trends construction recent Unfortunately, Mediterranean Revival and Art Deco gem!:l, Deco Revival and Art Mediterranean mile of period buildingsmileperiod it of makes thata

100-foot deep hotel towers. Automobiles occupythe streetlevel of

front yards, terraces and porches should relate to those of those to relate should porches and terraces yards, front

ebc, s n ces atrs I atclr landscaped particular, In patterns. access and use setback,

with that of neighboring historic buildings. Generally, the height, neighboring buildings in and scale design.

new buildings. The volume new of buildings should bein scale

competitions.

such

as Vanity Fair, mustbe whichsensi­

landmark.it

,

it

is the one square one is the

arwl

is largest the

charjl.cter

foreQ7ost

statements which are sympathetic to the scale and spirit of the of spirit and scale the to sympathetic are which statements

n eea, e bidns hud e otmoay design contemporary be should buildings new general, In • District's architecturally significant buildings. significant architecturally District's

hsrcn bidn i rsial oto clewt ishsoi nihos Tesrn hrzna ryh o t acne dominates balconies its of rhythm horizontal Thestrong neighbors. historic scal.e its of out with is drastically building recent This h dsg, ih odfrne o h gaeu cam f h ajcn bidn' sepd aae, ie of andvertlcalwindows. roof tile parapet, stepped building's adjacent the of charm graceful the to deference no with design, the

Mtras n txue o nw ulig sol b those be should buildings new of textures and Materials •

•

commonly found in District. found the commonly

Deio design without literalimitations. design without Deio

Detailing

area.

facade should be in shouldbe facade

width, and depth should not exceed that of its neighbors' by neighbors' its of that exceed not should depth and width,

more than 15 than morepercent.

Rhythm

f pnns rcse adpoetos n h new the on projections and recesses openings, of

of new buildings should reflect the spirit of Spanish or

scale

with that of buildingsin of generalthat the with

hs e hg-ie n oln Aeu itue uo the upon intrudes Avenue Collins on high-rise new This

htm n cl o te urudn area. surrounding the of scale and rhythm

I

1 1

of of

g g area.

mue mue

roof roof andverticalwindows.

its its

balconies balconies dominates

intrudes intrudes the upon

, ,

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.

. .

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The The scale of

YfS....c.BLOCKPlANSHOWING YfS....c.BLOCKPlANSHOWING

6 6 plats required to

NO-BLOCK PLAN WITH INTRUSION INTRUSION PLAN WITH NO-BLOCK

each each building

construct construct

reflects reflects

this this volume by zoning

CONTINUITY CONTINUITY

the the

platting platting

of of

the the

code. code.

block block

COHESIVE COHESIVE STREETSCAPE

INTRUSIVE INTRUSIVE

sion sion in the neighborhood

Building Building height is a visual intru­

neighbcrs neighbcrs

rhythm and scale of smaller smaller of scale rhythm and

Design of new facade lacks lacks facade new of Design

conflicts conflicts with that of the neigh

bcrhood bcrhood The The scale of this new building

I I

BUILDING BUILDING

­

ornament tie tie ornament the the streetscape

together together and add a richness to

dows. doors. balconies balconies and doors. dows.

While While ing. ing. scale rhythm and of

dously dously from building build­ to

style style

varies varies

the the

buildings buildings

tremen­

win­

ence ence of this

height height range

Consistent Consistent size and building important important factors in the

Even Even

"fit" "fit"

Rhythm Rhythm

i~ i~

scape scape

cl ad htmo street­ of rhythm and scale

towers towers

Leftover Leftover

buildings buildings

Breezes Breezes are

outdoor outdoor living space

Grade level level Grade destroys parking

destroyed destroyed

in in this street

contemporary contemporary

of of

I I

open space space open disrupts

street street

individual individual buildings

in the lee of large large of lee the in

are are single

cut off off cut

· ·

buildings buildings

for for

coher­

most most lower lower

-

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-

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ns dce wt sie and spires with decked )ngs,

rpe wt rudd onr ad le cities older and corners rounded with wrapped

1dorned with terrazzo sunbursts. and owner's owner's and sunbursts. terrazzo with 1dorned

Miami Miami

·Jass

~Depression

un1mer, un1mer,

&;Id, &;Id,

-adedonillusions. -adedonillusions.

·

"".'·

MIAMI BEACH, BEACH, MIAMI

In the 1930 the In

tels and apartment buildings in what is is in what buildings apartment and tels

. .

w w

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:

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ces ces

t t

:..-i~e :..-i~e

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like a steamship, there one like a or, without without or, a like one there steamship, a like

the Miami Beach Architectural Architectural Beach Miami the

ted. Many Many of ted. to decided stay. them

um cleaner. The guests were were guests The cleaner. um

a te uss ae oe ht-ad ab,S6lute and white- gone have guests the day

were were

,

~ ~

flamingos, flamingos,

Huge, Huge,

abby rooms are no longer no longer are rooms abby

bands, and the hotels' hotels' the and bands,

to to

bingo wheels have replaced the Baer Baer the replaced have wheels bingo

rted rted

escape the winter and overlook ings ings overlook and winter the escape

special special

411'4,i.

built, built,

but then they have always and the comm the and always have they then but

'

By By JO THOMAS

,we oto h r eo beauty s, when most of Deco Art the

t~ t~

-

expensive expensive

. .

to to The

sboulder sboulder

~ ~

Here was was Here

hint at youth and endless the name of of name the endless youth and at hint

hyofrdfsinbe ide r el are middle fashionable offered they

·· ··

Nell' Nell'

Feb. Feb.

Beach Beach

York York

tlieir tlieir

25 25

a a

condominiums. condominiums.

nmes nmes

building building

_ _

The The

soi.all soi.all

_ _

f~~hion-

spirals; troversy that that troversy spirals;

· ·

build- finds finds build-

'

lOok-

Dis-

and the the and

en-

-

si,gn si,gn

ury ury

willing willing

ae f hist of name

unable unable

ogac be poignancy

refurbisheda

"This. "This.

· ·

It is is It

Conflict Conflict

· ·

high-rises high-rises

dtivmg

_

in in

_ _

· ·

Pr~en<

tef em itself

Capi~

· ·

questi

to to pay

stru a

to to

right right

nei~

pur

·:

to

: :

on. on.

an. an.

ory ory

Federal Federal

profit profit

ly ly

partmentsorhotels

hborhood hborhood

­

derly

cause cause

ggle ggle

chase chase

cash, sight unseen, unseen, sight cash,

on the water, Miami Miami on the water, rce rce

the the

unity's right to save save to right unity's

broiled broiled

to destroy and and destroy to

usually confronts confronts usually

Many residents residents Many

unique," unique,"

a a

and what some some what and

behind behind

struggle struggle

, ,

that that

design design

and and

older than the the than older

a a

those those

subsidies, to to subsidies,

new condom! condom! new

In In

ha

is is

property property

the the

s s

said said

caught caught

writer writer

irreplace~\llt irreplace~\llt

betw~ betw~

P. P.

a a

ot o sort

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partiou partiou r-eb~1 r-eb~1

wo~\ wo~\

Barba

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would serve primarily as a means for coordinating and direct­ and coordinating for means a as primarily serve would

ing the interests and priorities of the concerned groups. groups. concerned the of priorities and interests the ing

trict Manager are important first steps in executing the Plan, Plan, and the in executing steps first important are Manager trict

obtaining and expending public funding. The salary should be be should salary The funding. public expending and obtaining

funded jointly by the City and the District Task Force. Force. Task District the and City the by jointly funded

Formation of the District Task Force and appointment of the Dis­ the of appointment and Task Force District the of Formation

A competent full-time District Manager should be hired coordi­ hired to be should Manager District full-time competent A

eeomn poet, trcig eeoes pooig public­ promoting developers, attracting projects, development

with demonstrated experience in structuring preservation and and preservation structuring in experience demonstrated with

private relationships and providing technical assistance for for assistance technical providing and relationships private

aetee efforts these nate

interests of of interests all and groups, of as this planning a effort. continuation

trict. Weekly meetings would establish a momentum to carry the the carry to momentum a establish would meetings Weekly trict.

implementation forward at a steady pace, consistent with the the with consistent pace, steady a at forward implementation

eiwn l oiis rpsl n taeis fetn te Dis­ the affecting strategies and proposals policies, all reviewing

Force which would be responsible for continued planning and and planning continued for responsible be would which Force

eligible. Representatives of all these groups together with with together groups these all of Representatives eligible.

applying for financial grants for which private owners are not not are owners private which for grants financial for applying

which would function as non-profit corporations capable of of capable corporations non-profit as function would which

representatives of MDPL should be appointed to a District Task Task District a to appointed be should MDPL of representatives

groups would would groups

tium, tium, and residents. of an Other neighborhood existing association

Associations for Washington Washington for Avenue Associations Road Lincoln and Mall, Hotel

wes soito, o-rft osn Dvlpet Consor­ Development Housing non-profit Association, Owners

A sound revitalization strategy will require a new organizational organizational new a require will strategy revitalization sound A

network involving the creation of the following groups: Merchants Merchants groups: of the following involving creation the network

focusing on its individual specific interests. interests. specific individual its on focusing

more can can more

and local financial institutions. Working cooperatively together, together, far institutions. Working cooperatively local and financial

City, preservation and civic groups, property owners, developers developers owners, property groups, civic and preservation City,

The most essential essential most The

establish a mutual commitment among interested parties: the the parties: interested among commitment mutual a establish

effectively to priority issues issues concerns. and priority to effectively

The methodology for implementation of the Plan Plan is pro­ the a phased of implementation for methodology The

gram, realistic from a financial perspective, and and a from realistic one perspective, financial responds gram, that

the goals and objectives identified in in identified of the early stages the study. goals and the objectives

The Preservation and Development Plan Plan Development and Preservation The

IMPLEMENTATION IMPLEMENTATION

be be

be be

accomplished than by individual groups each each groups individual by than accomplished

. .

maintained or could join these larger entities entities larger these join could or maintained

This position should be filled by an individual individual an by filled be should position This

ingredient ingredient

PUBLIC SECTOR SECTOR PUBLIC

for successful implementation is is to implementation successful for

is is

derived directly from from directly derived

DEVELOPMENT DEVELOPMENT

adopt Design Guidelines, as outlined herein, as consistent consistent as herein, outlined as Guidelines, Design adopt

construction and alterations in the District. The Council would would Council The District. the in alterations and construction

ordinance would create the framework for establishing a a establishing for framework the create would ordinance

trict Ordinance drafted in conjunction with this study. This This study. this with conjunction in drafted Ordinance trict

eod tpi o h iyt dp h rpsd itrc Dis­ Historic proposed the adopt to the City is for step A second

Historic District Council charged with review of all proposed proposed all of review with charged Council District Historic

ensure the Time Future of the Miami Beach Art Deco District. District. Deco Art Beach Miami the of Future Time the ensure

capitalize capitalize

which would be considered for funding. It It for is be funding. and to would time which considered address to

private investment. investment. private

tation in Washington to the Department of Housing and Urban Urban and Housing of Department the to Washington in tation public investment may be required to leverage more extensive extensive more leverage to required be may investment public

attest to the potential market return for these projects. Substantial Substantial return for projects. these attest market to the potential

expressed interest in receiving specific development proposals proposals development specific receiving in interest expressed

td,cmuiy edr adte oslat md a presen­ a made consultants the and leaders community study,

trict, the focus of initial public investment must be supportive of of supportive be must investment public initial of focus the trict,

To encourage rehabilitation, adaptive use and compatible new new compatible and use adaptive rehabilitation, encourage To

development. development.

investors committed to demonstration projects that will verify verify and that will projects to demonstration investors committed

development as the primary development strategies for the Dis­ the for strategies development primary the as development

Development and other Federal agencies. These agencies agencies These agencies. Federal other and Development

ness of the District's unique heritage. During the course of this this of course the During heritage. unique District's the of ness are investment opportunities in preservation and compatible new new compatible and in preservation opportunities investment are

Register of Historic Places and creating_ a broad level of aware­ creating_ of and level Places broad a Historic of Register on on the is up-swing, that there reason to be and that there optimistic

plishments are apparent, such are in such as plishments apparent, listing National District the the

private commitment. Specific physical and organizational accom­ and physical organizational Specific private commitment.

phases and a strong local initiative which involves involves and both.public initiative phases which local and a strong

demonstrate a comprehensive plan which can be implemented in in be implemented can plan which a comprehensive demonstrate

ture outside interest and funding assistance. Its leaders can can leaders Its assistance. funding and interest outside ture

At this time, the Art Deco District is is in to a District cap­ good position very Deco the this At time, Art

support of the other, and this this and other, the of support

more important, the psychological impression that the District is is District the that impression psychological the important, more

projects must be carefully programmed to to must projects be happen programmed at carefully each once, in

"critical mass" necessary to create both a physical and, even even and, physical a both create to necessary mass" "critical

eral eral and state aid, especially when a sophisticated of program inter­

a high level of joint commitment is is fed­ for a obtaining a prerequisite high level of commitment joint

This This organized aims and representing and unified voice objectives

related grants is needed to stimulate revitalization. revitalization. different Many is related to stimulate needed grants

nn nn

the vitality and interest expressed by by expressed and interest so many and to the vitality

AND AND

TECHNIQUES TECHNIQUES

level level

SUMMARY SUMMARY

IM

of activity will achieve the the achieve will activity of

I I

·

PACT PACT 61 61

• •

Ocean Drive, for prototypical conversions of hotels on Ocean Ocean on hotels of conversions prototypical for Drive, Ocean

projects. UDAG monies could be sought for public public for sought be could monies UDAG projects.

(UDAG). (UDAG). This is program HUD' and s sup­ most program flexible

confidence in the private sector for implementing high priority priority high implementing for sector in private the confidence

Drive to tourist hotels hotels Drive and and to tourist services, prototypical related for

62 62

improvements and redesign of the street and traffic pattern on on pattern and traffic of street and redesign the improvements

ovrinrhblttos faatet lcs nte residen- in the blocks apartment of conversion/rehabilitations

Another prime funding source is the Department of Housing Housing of Department the is source funding prime Another

project. project.

ports development projects that stimulate private investment investment private stimulate that projects development ports

UDAG is an effective tool for an initial impact which will create create will which impact an initial tool for UDAG is an effective and Urban Development's Urban Development Action Grants Grants Action Development Urban Development's Urban and

in generally a a generally in

the city's downtown renewal effort which has developed over over has developed which effort renewal downtown city's the

eo-akt mortgages below-market

field, Massachusetts, local banks created a mortgage pool of of pool mortgage a created banks local Massachusetts, field,

$140 $140

The The City or County a pool could establish as mortgage an incen­ . lines would also provide developers, owners and tenants with with tenants and owners developers, provide also . would lines

provided by local banks and guaranteed by the City. In In Spring­ by City. the banks and guaranteed local by provided

tive for rehabilitation which would offset the currently currently the offset would which rehabilitation for tive

loans. The mortgage pool could also be established from funds funds loans. also pool from be The mortgage could established

used to subsidize interest rates or to make direct rehabilitation rehabilitation or make to rates direct interest used subsidize to

increasing mortgage rates. Proceeds of a bond issue could be be could issue a of bond Proceeds rates. mortgage increasing

factory factory

easements or agreements to maintain the the maintain to agreements or easements

other cases, exemptions or credits are granted in return for for return in granted are credits or exemptions cases, other

taxes are frozen at the pre-rehabilitation rate rate for at frozen pre-rehabilitation the are taxes

the project is completed. In Connecticut, tax assessments for for assessments tax In Connecticut, is completed. project the

rehabilitation work are phased in over a ten-year ten-year a over in phased are work rehabilitation

deferred assessments. A model example is in Oregon, where where in Oregon, is example model A assessments. deferred

Opportunities for tax relief include exemptions, tax credits or or credits tax exemptions, include relief tax for Opportunities

affect a project's cash flow and net return on investment. investment. on return net and flow cash project's a affect

single largest after-rehabilitation expense and can greatly greatly can and expense after-rehabilitation largest single

use should be considered by the City. Taxes are generally the the City. Taxes generally the by are considered be should use

Tax relief policies which encourage preservation and adaptive adaptive and preservation encourage which Tax policies relief

emphasized for these generate the impact which encourages encourages which impact the generate these for emphasized

Corner buildings or those with high visibility should be be should visibility high with those or buildings Corner

upgrading of adjacent areas. areas. adjacent of upgrading

should be expanded with priority given to Significant buildings. buildings. to given Significant priority expanded be with should

developed with Community Community with developed

The County's current Commercial Revitalization Program Program Revitalization Commercial current County's The

criteria by which to evaluate proposals. These Design Guide- Design These proposals. evaluate to which by criteria

should be focused be should

the parameters within which their development activities activities development their which within parameters the

million for projects in less less than in projects for million

level. level.

5:1 5:1

ratio to the grant amount, depending on the the on depending amount, grant the to ratio

. .

. .

This pool became a cornerstone of of cornerstone a became pool This

Development)31ock Development)31ock

3 3

years. years.

building}t building}t

15 15

• •

Grant funds funds Grant

years after after years

perioq, perioq,

a a

s,tis-

In In

tiatives tiatives such as a wind or solar powered visitor's center at the Fifth

funding cycles occur. Given Given high occur. the energy funding expenditure cycles air­ for

sals sals generally are invited at any and time considered are as new

looked looked upon most favorably. Projects could range from public ini­

energy and wind power to accomplish this function would be be would function this accomplish to power wind and energy

cooling in tropical climates, innovative applications for solar solar for applications innovative climates, tropical in cooling

Department of Energy Energy Energy State the of Department and from Propo­ Office.

social social programs. service

supplement currently available funding from State and County County and State from funding available currently supplement

facilities in the Washington Avenue area. This program might might program This Washington area. Avenue the in facilities

of of community health services and could be used to establish these

Funding Funding innovative for is energy projects available U.S. from the

Assistance for public health and social service facilities could could facilities service social and health public for Assistance

come from the U the from come

Health Health Services Development Project Grants support a full range

public health and social service facilities. facilities. service social and health public

Accelerated Public Works Program (which may be refunded in in may be refunded (which Works Public Program Accelerated

the future) is an excellent source of funds for parking facilities, facilities, parking for of funds source is an excellent future) the

cial areas. EDA also offers planning grants for design fees fees design for grants planning offers also EDA areas. cial

nesses

related to projects which support existing businesses. The The businesses. existing support which projects to related

mrvmns eesr fr h rvtlzto o lcl busi­ local of revitalization the for necessary improvements

eligible costs include access roads, parking facilities and site site and facilities parking roads, access include costs eligible

capital and loans for Public Works and Development Facilities; Facilities; Public Works loans and for and capital Development

The Economic Development Administration (EDA) provides provides (EDA) Administration Development Economic The

offs of the mass-transportation system. system. mass-transportation the of offs

UMTA

minals and adjacent parking facilities could also be funded by by also be funded could facilities parking adjacent and minals

favorably by by UMTA. favorably such as projects the related Other ter­ tram

zation. It is an economic stimulus and would be looked at at looked be would and stimulus economic an is It zation.

The proposed tram-line is an innovative and energy saving saving energy and innovative an is tram-line proposed The

grants for planning and construction of transportation projects. projects. of transportation planning and for construction grants

The Urban Mass Transportation Administration (UMTA) (UMTA) offers Administration Transportation Mass Urban The

approach to transit which specifically relates to urban revitali urban to relates specifically which transit to approach

eligible eligible

lic improvements and health facilities for the elderly are also also are elderly the for facilities health and improvements lic

eoain o omril n/r eieta rpris Pub­ properties. residential and/or commercial of renovations

facade grant and loan programs or a revolving fund for facade fund facade for a or revolving loan programs and grant facade

trict. trict.

led big sdfr ueos rjcs fetn te Dis­ the affecting projects numerous for used being already

attracting private developers to commit for the balance of of balance the for commit to developers private attracting

HUD's Community Development Block Grant Program is is Program Grant Block Development Community HUD's

costs. costs.

tially to finance Vanity Vanity to finance tially Fair. This means be would of an effective

facilities. Another approach would be to use UDAG UDAG use par­ be funds to would approach Another facilities.

tial area to innovative housing for retirees and congregate congregate and retirees for housing innovative to area tial

It It

, ,

. .

scudpbi rnvtos fsont edrc spin­ be direct to if shown renovations public could as

should be expanded in the District and could fund new new fund could and District in the expanded be should

These funds could be used for upgrading of commer­ of upgrading used for be could funds These

activ.ities. activ.ities.

.

S. S. Health of Department and Human Services.

0 0

The Plymouth's interior courtyard offers a peaceful setting setting peaceful a offers courtyard interior Plymouth's The

for poolside relaxation . . relaxation poolside for

h Pyot Htl s n da rueopruiy o year­ for opportunity reuse ideal an is Hotel Plymouth The

round transient housing, apartments or condominiums. condominiums. or apartments housing, transient round , ,

offers a peaceful setting setting peaceful a offers

ts or condominiums. condominiums. or ts

Jse Jse

potnt fr year­ for opportunity

Upper Upper Collins Avenue hotels await renovation as quality tour­

ist ist hotels.

as

Washingt.or:1-~lot

·

a a

ga!l~ry

~

of,ogEJ

age

ti

ques ques

'

Co~

• •

is is

~nq ~nq

lo lo

antique shops. shops. antique

the process of of process the

bei-n~ bei-n~

recy recy

I~ I~

,,, ,,,

those that follow for the private sector, the District Task Force and and Task Force District the sector, private the for follow that those

funding. funding.

areas at Flamingo Park and adjacent to school properties. The The properties. school to adjacent and Park Flamingo at areas

nities and are vital to the Implementation of the Action Plan. Plan. Action the of Implementation the to vital are and nities

as beachfront amenities at Lummus Park, tennis courts and play play and courts tennis Park, Lummus at amenities beachfront as

Agency. Agency.

District Manager are essential to coordinate these many opportu­ many these coordinate to essential are Manager District

For these public sector development techniques, as well as for for as well as techniques, development sector public these For

new 16th Street fishing pier would also be appropriate for this this for appropriate be also would pier fishing Street 16th new

grants could be used for proposals that relate to to relate that proposals for used be could grants

which comply with the "Secretary of the Interior's Standards for for Standards Interior's the of "Secretary the with comply which for market-rate apartments, whether new or rehabilitated. rehabilitated. or new whether apartments, market-rate for

tage Conservation and Recreation Service, (HCRS). (HCRS). 50 Service, per­ These Recreation and Conservation tage

ment, elderly and human services or the State's Housing Finance Finance Housing the State's or services human and elderly ment, door recreation facilities by state agencies and local governments. governments. local and agencies state by facilities recreation door

Other housing subsidies might be available from the State of of State the from available be might subsidies housing Other

Rehab Rehab ii itation."

cent matching grants can be used for rehabilitation activities activities rehabilitation for used be can grants matching cent include mortgage insurance under the Section 221d(4) program program 221d(4) Section the under insurance mortgage include

momentum, could become a model for serving the health and and health the serving for model a become could momentum,

A limited amount of funding for preservation projects in National National in projects preservation for funding of amount limited A

Formerly sponsored by the Bureau of Outdoor Recreation, these these Recreation, Outdoor of Bureau the by sponsored Formerly

living needs of its retired citizens. Other HUD involvement could could involvement HUD Other citizens. retired its of needs living

congregate living situations which would address the different different the address would which situations living congregate

HCRS also offers grants for acquisition and development of out­ of development and acquisition for grants offers also HCRS lrd,truh eatet wih upr cmuiy develop­ community support which departments through Florida,

eitr itit i rvdd yte eatet f neir Heri­ Interior of Department the by provided is Districts Register

District, already a unique laboratory of gerontology by its own own its by gerontology of laboratory unique a already District,

ees f eia cr ad teto wih r needed are which attention and care medical of levels

projects. There are many opportunities to create innovative innovative create to opportunities many are There projects.

vides construction/rehabilitation grants for elderly and and congregate elderly for grants construction/rehabilitation vides

et f i noe o huig HDs eto 22porm pro­ program 202 Section HUD's housing. for income his of cent

properfy while not requiring the tenant to pay more than 25 per­ 25 than more pay to tenant the requiring not while properfy

tenant~. tenant~.

assisted by a variety of HUD programs. These include Section 8 8 Section include These programs. HUD of variety a by assisted

rehabilitations where Hud provides rental assistance to eligible eligible to assistance rental provides Hud where rehabilitations

Housing renovation projects, a key element of the plan, can be be can plan, the of element key a projects, renovation Housing

the District. District. the

applicability of innovative energy systems to typical buildings in in buildings typical to systems energy innovative of applicability

non-profit corporations to conduct studies to to studies conduct to corporations non-profit

cooling or hot water. Funding would also be available to to or the City also available be would Funding hot water. or cooling

ings and hotels by private developers which might include solar solar include might which developers private by hotels and ings

tetGtwyt prdn adrhbltto o prmn build­ of apartment rehabilitation and upgrading to Gateway Street

This guarantees an owner a reasonable income for the the for income reasonable a owner an guarantees This

active active

evall,/ate evall,/ate

uses such such uses

. .

The The

the the

tary of the Interior's Standards for Rehabilitation." The The Tax also Act Rehabilitation." for Standards Interior's of the tary

provides a disincentive for demolition of buildings within National National within buildings of demolition for disincentive a provides

osrain n erain evc adcnom ote "Secre­ the to conform and Service Recreation and Conservation tation. All proposed work must must work proposed All tation.

tricts to amortize rehabilitation costs over five years or to take take to or years five over costs rehabilitation amortize to tricts

Register Districts. The normally available advantageous tax treat- tax advantageous available normally The Districts. Register

ceeae dpeito o h ot o custo ad rehabili­ and acquisition of costs the on depreciation accelerated

producing properties under the Tax Reform Act of 1976. This law law This 1976. of Act Reform Tax the under properties producing

Substantial tax incentives incentives tax Substantial

has recently been extended to 1984 and enables owners of of owners enables and 1984 to extended been recently has

ainl eitr ulig o ulig i ainl eitr Dis­ Register National in buildings or buildings Register National

the streetscape. Pedestrian links to the beachfront might be be might beachfront the to links Pedestrian streetscape. the

another deserving of bonus points. points. bonus of deserving another

scaping and public seating areas which maintain the continuity of of continuity the maintain which areas seating public and scaping

be to allow a larger addition in exchange for preservation of a a of preservation for exchange in addition larger a allow to be

ferred to other parcels to allow a building larger than permitted by by permitted than larger a building allow to parcels other to ferred

ao etro fcd o itro sae o fr xasv land­ expansive for or space; interior or facade exterior major

ific preservation and public amenity objectives. An example would would An example objectives. amenity public and preservation ific

rne t eeoes yteCt nrtr o copihn spec­ by accomplishing for in the return City to developers granted

in the City's adopted Design Guidelines are maintained. maintained. are Guidelines Design adopted City's the in

beachfront hotels, as long as the general parameters established established parameters general the as long as hotels, beachfront

larger than usual new additions to existing buildings such as as such buildings existing to additions new usual than larger

mark. This concept should should concept This mark.

h znn odnne n eun o peevn te itrc land­ historic the preserving for return in ordinance zoning the

greater size. These additional development rights may be trans­ be may rights development additional These size. greater

nte to i rnfr f eeomn Rights Development of Transfer is tool Another

Bonuses which would allow additional height or density could be be could density or height additional allow would which Bonuses

ing is rehabilitated instead of being replaced by a new building of of building new a by replaced being of instead rehabilitated is ing

refers to the additional development rights forfeited when a a build­ when forfeited rights development additional the to refers

but might concentrate on hotels and housing in the Ocean Ocean the in housing and hotels on concentrate might but

Size and types of eligible projects could be defined by the banks, banks, the by defined be could projects eligible of types and Size

A mortgage pool, if not established by the City itself, should should itself, City the by established not if pool, mortgage A

Drive/Collins Avenue area. area. Avenue Drive/Collins

rae b te oa bnig omnt t poie less-than­ provide to community banking local the by created

mechanisms are also applicable as assistance to individual are individual as to owners. also assistance applicable mechanisms

erties. Many of the funding programs described as public sector sector public as described programs funding the of Many erties.

okhp wihwud norg onr ougae hi prop­ their upgrade to owners encourage would which workshops

Corporations could sponsor promotional campaigns and design design and campaigns promotional sponsor could Corporations

market interest rates for rehabilitation activities within the District. District. the within activities rehabilitation for rates interest market

newly established, non-profit Development Corporations. These These Corporations. Development non-profit established, newly

ates financing through conventional bank mortgages. It will also also will It mortgages. bank conventional through financing ates

eeomn poet wee n niiul r oprto negoti­ corporation or individual an where projects development

traditional and innovative financial arrangements. This will include include will This arrangements. financial innovative and traditional

require cooperative efforts by merchants or hotel owners through through owners hotel or by merchants efforts cooperative require

Private. sector activities will be achieved through a a through achieved be will activities sector Private.

PRIVA

are are

be be

provided for rehabilitation of income· income· of rehabilitation for provided

adapted by Miami Beach to permit permit to Beach Miami by adapted

be be

approved by the Heritage Heritage the by approved

T

E E

I I

SECTOR SECTOR

. .

This technique technique This

variety variety

be be

63 63 of of I ments for any demolition costs are not allowed. Furthermore, the raising can include special activities within the Dlstrict such as a law prohibits accelerated depreciation for any property construct­ 'Deco Ball' or an informal picnic, auction or show inside the build­ ed in whole or in part on the site of such a demolished building. ing. The effort should be broad-based, with emphasis placed on PRO FORMA A ~~;\ Ys1"sl the theater's regional audience base so that contributors can be WAVESHOTEL REHABILITATIONAND ADDITION • , Under provisions of the Revenue Act of 1978, a 10% investment drawn from a larger area. ·-~ tax credit is available to owners who rehabilitate buildings over 20 PROGRAM: Construction of 110-room (30 rehab, 80 new) modern hotel facility, including a major restaurant/lounge (4,000 square feet). Assumes .;, years old for industrial or commercial usei Shops and hotels Another private sector tool for cultural facilities is donations from $40,000 Community Development Block.Grant matching grant for facade would qualify but residential apartments would not. Rehabilitation private foundations or corporations. Whether the corporation is treatment and transfer or swap of municipal parking lot at no cost to improvements must have a life of five years or more, and work looking for a tax deductible donation or is interested in promoting developer. must be approved by the Department of Interior, as with the Tax the project as a valuable cultural asset to the community, support Reform Act benefits. can be vary important. Often, a corporation will agree to match 1:1 DEVELOPMENT COSTS Acquisition Costs or 2:1 Jhe amount of private funds raised. This commitment can be $ 470,000 Construction Costs' Renovations of theaters and dance halls could be completed using 2,293,800 used as a catalyst to generate a higher level of private Non-Construction Costs a combination of private fund-raising and federal grants. Fund- contributions. Architect and Engineer 183,500 Construction Bond 15,000 Construction Loan Interest 315,000 Points on Loan 50,000 Insurance and Real Estate Taxes 10,000 Legal and Accounting 8,000 Other Costs (including pre-opening) 25,000 ACTION PLAN Subtotal 606,500 Total DevelopmentCosts $3,370,300 . INCOME AND EXPENSE ANALYSIS The Art Deco District is now jn an excellent position to-take al!lvan­ Rolin's Place Room income ($45/night, 70% occupancy) $1,264,700 Income from Restaurant and Lounge tage of the accelerating interest and commitment to revitalizatlen Commercial renovation $30.59 705,000 of older areas. As the nation's best and most concentrated Total Income $1,969,700 example of Art Deco architecture, the District has generated a In order to capitalize on the growing national interest and aware­ Direct Room Expense 285,000 growing appreciation of the period and a strong interest in promot­ ness of older areas and to stimulate and maintain interest of the ing and enjoying the spirit and features of this style. Direct Restaurant/Lounge Expenses 575,000 private sector, substantial and continued public investment must Non-Distributed Expenses2 625,000 be programmed over the first 10 years. Throughout the implemen­ Coordinated development in the District is the highest priority, Total Expenses $1,485,000 tation, public improvements will continue to be an important Net Operating Income $ 484,700 referring to both rehabilitation/preservation and new construction strategy for realizing the rebirth of the District. Major street and activities. Typical construction costs for rehabilitation were pre­ pedestrian improvements on Ocean Drive and lower Collins ECONOMIC VALUE, FINANCING AND NET CASH FLOW pared during the evaluation of prototypical conversions as part of Avenue will be followed by subsequent improvements further Economic Value at 12 % Capitalization Rate $4,000,000 Mortgage Amount (75 % Loan to Value Ratio) 3,000,000 this study. Financial pro formas are included in this report and north on Collins, and in the residential and museum target areas. indicate the financial viability of upgrading the buildings for both Mortgage at 12¾ % for30years, constant of 13.04% 391,200 family and one-two person units. Preliminary cost summaries for Net Cash Flow $ 93,500 these buildings are representative of other buildings of similar size Commercial theme malls at Espanola Way and Lincoln Road Mall EQUITY AND RETURN and condition: will require public improvements, as will the 16th Street fishing pier Gross Equity Required $ 370,300 and eventually the Vanity Fair complex. In all, a total of $32,800,000 CDBG Facade Grant 40,000 Cost per in public improvements is estimated over a phased ten-year period. The Waves sq. ft. Net Equity Required $ 330,300 Return on Equity 28.3% Scheme A-upgrading, 50 hotel rooms $40.66 Scheme 8-renovation and addition, $34.65 Given the high costs of development, a realistic ten-year phasing DEVELOPER'S PROFIT INCENTIVE FROM TAX REFORM ACT 110 hotel rooms strategy is proposed. This phasing strategy is based on the need to $925,000 X 30% $ 277,000 use initial capital grants as a means to leverage private investment Habana Hotel All items in 1980 constant dollars Scheme A-24 family units $38.87 and additional federal commitments for later phases. In addition, 1 Costs provided by Marks-Seiden Construction Company Scheme 8-57 congregate elderly $40.77 two primary concerns are addressed: 1) the desire to capture the 2 Includes administrative, management fee, heat and power, repair and growing international tourist market; and 2) the need to provide maintenance, advertising, laundry, retail, real estate taxes, insurance Meridian/10th Street adequate and affordable housing and services for the District's and reserves. · Scheme A-16 elderly units $23.23 existing population. These two concerns are not in conflict. The Source: Hammer, Siler, George Associates Scheme 8- 7 townhouse units $24.35 phasing plan gives equal attention from the outset and avoids dis- • 64

-

ates ates

, ,

~, ~,

,ction ,ction Company

: :

of13

)) ))

,ND NET CASH FLOW FLOW CASH NET ,ND

s s

real real estate taxes, insurance

-ant -ant

• •

O O

ipal ipal

FROM FROM TAX

(4,000 (4,000 square feet)

ADDITION ADDITION

heat heat and power, repair and

rehab':'ao rehab':'ao new) modern hotel

.

matching matching grant for facade

04% 04%

parking lot at no cost to to cost no parking at lot

REFORM ACT ACT REFORM

$ $

$ $

$ $

$ $ $ $

$4,000,000 $4,000,000

$1

$1,485

$3,370,300 $3,370,300

$1,264,700 $1,264,700

$ 470,000 470,000 $

3,000,000 3,000,000

. .

2,293,800 2,293,800

Assumes Assumes

,

277,000 277,000

391,200 391,200

370,300 370,300

330,300 330,300 484,700 484,700

625

606,500 606,500

969,700 969,700

575,000 575,000

705,000 705,000 285,000 285,000

315,000 315,000

183

93,500 93,500

28.3% 28.3%

40,000 40,000

50,000 50,000

25,000 25,000

10

15,000 15,000

8,000 8,000

,

,

,

,

000 000

000 000

000 000

500 500

i i

1 1

:

1 1

t t

I I

u u

.· !

I I

k k

! !

1 1

,, ,,

1 1

TARGET TARGET

TARGET TARGET AREA V

TARGET TARGET AREA II

TARGET TARGET AREA Ill

AREA AREA IV

______

L_"'_iv_.,.;..1:..£.. L_"'_iv_.,.;..1:..£..

______

taey oes h tnya period ten-year the covers strategy

The phasing strategy outlined below is proposed as a working working a as proposed is below outlined strategy phasing The xrs itrs o pbi mne bcm available become monies public or interest express

individual development projects to occur earlier as developers developers as earlier occur to projects development individual

model. Inherent in this approach is a flexibility which would allow allow would which is flexibility a approach in this Inherent model.

spring up to support and profit from this new clientele new this from profit and support to up spring

activities, such as restaurants, health spas and boutiques, will will boutiques, and spas health restaurants, as such activities,

sundries shops they expect. The point must be emphasized, that if if that emphasized, be must The point expect. shops they sundries

ready market and captive audience at hand, commercial commercial hand, at audience captive and market ready

tourists want to stay in hotels which are crowded and old-fash­ and crowded are which hotels in stay to want tourists living accommodations are attractive, people will come. With a a With come. will people attractive, are accommodations living

ioned

come to visit if the surrounding area is visually deteriorated. Nor Nor do is area to if visit come deteriorated. visually the surrounding

seily n aain n rsr communities resort and vacation in especially

A key assumption based on evaluation of revitalization projects in in projects revitalization of evaluation on based assumption key A

te cte ars te nation the across cities other

ronment and attractive living accommodations is primary, primary, is accommodations living attractive and ronment

networks which now exist. exist. now which networks

placement or disorientation from the social fabric and community community and fabric social the from or disorientation placement

0 C C 0

~-----.J ~-----.J

, ,

or do not have the standard amenities of coffee and and coffee of amenities standard the have not do or

E E

A A

IV IV

, ,

sta ceto o laat envi­ pleasant a of creation is that

. .

After five years, the City City the years, five After

. .

People will not not will People

. .

. .

This initial initial This

borhood services and shopping. Existing communal support support communal Existing shopping. and services borhood

sites housing for the District residents, close to the beach and to neigh­ to and beach to the close residents, District the for housing

neighborhood should be made into an area of safe and affordable affordable and safe of an into area made be should neighborhood

City to conduct an aggressive campaign to encourage developers developers to encourage campaign an aggressive City to conduct

An important emphasis of this critical mass development is is for the development mass of critical this emphasis important An mixed residential/commercial uses on identified development development identified on uses residential/commercial mixed

to undertake rehabilitation and compatible new construction for for construction new compatible and rehabilitation undertake to ices in this area and further west in the residential area. This This area. residential the in west further and area this in ices

funded as part of an UMTA grant for the transit system. system. transit the for UMTA grant an of part as funded

areas later on could be coordinated with the tram-line and and possibly with the tram-line on be later areas could coordinated

public improvements at the Fifth Street Gateway and in other other in and Gateway Street Fifth the at improvements public

commercial uses uses Funding at above. hotel housing or grade with for commercial

and for development sites sites on Collins lower Avenue and development for

utb aefo bt h ulc n rvt sectors private and public the both from made be must

Drive scope-both public improvements and hotel renovations­ hotel and improvements public scope-both Drive

The Ocean Drive, Collins Avenue, Washington Street area will will area Street Washington Avenue, Collins Drive, Ocean The

should also include solicitation of federal grants to commit for for commit to grants federal of solicitation include also should UDAG grant from HUD could could HUD from UDAG grant

zation. The initial six-month period of planning and organization organization and planning of period six-month initial The zation.

serve serve Phases lb and II and lb Phases

design and implementation of the facility the of implementation and design

for designing the tram-line and capturing funding for both detailed detailed both for funding and capturing tram-line the designing for

vehicular incompatibilities. This study would also serve as as a basis serve also would This study incompatibilities. vehicular

analyze current traffic levels, problem areas, and pedestrian/ pedestrian/ and areas, problem levels, traffic current analyze

A traffic study of the District should should District the of study traffic A

planning for the District. District. the for planning

demonstrated by this data should should data this by demonstrated

aeu eauto o economic of evaluation Careful

study based on the impending availability of 1980 Census data. data. Census 1980 of availability impending the on based study

Other City actions should include a population and social needs needs social and population a include should actions City Other

trict newsletter would maintain awareness of issues issues and of progress. awareness maintain would newsletter trict

Commerce and other groups would help to create a forceful new new forceful a create help to would groups and other Commerce

be be built, or inside lobbies hotel image and let and image

coverage and plenty of promotional activity by the Chamber of of Chamber the by activity promotional of plenty and coverage

ings of various aspects of the plan adjacent to sites where they they to sites where will of plan ings adjacent the of aspects various

could include flags and banners at the entries to the District, an an District, the to entries the at banners and flags include could

established by the City or MDPL without major cost. These items items These cost. major without MDPL or City by the established

General impact image-makers during the first six months can be be can months six first the during image-makers impact General nomto cne a rmnn lcto, n one render­ mounted and location, prominent a at center information

growth. growth.

hud aeul eaut acmlsmns o date to accomplishments evaluate carefully should

District's population now perceives as the direction for future future for direction the as perceives now population District's

have responded to the initial goals and objectives, and what the the what and objectives, and goals initial the to responded have

. .

Funding must be secured from HUD for housing and and housing for HUD from secured be must Funding

as the "Critical Mass" necessary as the first step of revitali· revitali· of step first as the necessary Mass" "Critical as the

·

people know that plans are really underway. A Dis­ A underway. really are plans that know people

. .

During these two phases, major commitments commitments major phases, two these During

be be

. .

These items, as as items, as well These good media

used for much of of initial Ocean the used much for

, ,

social and demographic trends trends demographic and social

be be

be be

incorporated into all future future all into incorporated

completed as a means means to a as completed

. .

I I

, ,

which will will have which

. .

, ,

Ideally, Ideally, a

how they they how serv­

• •

66 66

tion grants in the District's commercial areas. The Lincoln Road Road Lincoln The areas. commercial District's in the grants tion

Phase 11 will continue the critical mass development in the Ocean in Ocean the development mass 11 Phase critical the continue will

rv ra hl as otnig rga o aae rehabilita­ facade of program a continuing also while area, Drive

area. area.

amenities that enhance the desirability for retirees to live in this in this live to retirees for desirability the enhance that amenities

networks should be reinforced with improvements and outdoor outdoor and improvements with reinforced be should networks

The 23rd Street section of the Museum Area is is edge a of the Area weak Museum of the section Street The 23rd

ceed ceed as soon as proposals development

entail preparation of design guidelines and requests for develop­ for requests and guidelines design of preparation entail District and a prime location for new development. This could pro­ This could new development. for location a and prime District

outdoor sculpture gallery will be developed to promote the Art Art the promote to developed be will gallery sculpture outdoor

ment proposals. proposals. ment

Deco theme of the mall. Continued planning for Vanity Fair will will Fair Vanity for planning Continued mall. the of theme Deco

are are

put forward by put forward the City .

open- space amenity. amenity. space open-

The City could also initiate the fishing pier as a recreational/ recreational/ a as pier fishing the initiate also could City The

guidance of their merchants' organizations. Vanity con­ Vanity Fair could organizations. merchants' of their guidance

ceivably be ready to go into construction by the end of Phase Ill. Phase of end the by construction into go to ready be ceivably

Way. From here, both areas should be able to grow under the the under grow to able be should areas both here, From Way.

include the street improvements for Lincoln Road and Espanola Espanola and Road Lincoln for improvements street the include

projects started earlier. Major projects initiated in this phase will will phase in this initiated projects Major earlier. started projects

Phase Ill during year 3 will involve continuation and expansion of of expansion and continuation involve 3 will year during Ill Phase i i

lions. lions. Vanity con­ Fair could

:>e :>e 19 19

.incoln Road and Espanola Espanola and Road .incoln

s initiated in this phase will will phase in this s initiated

1tinuation 1tinuation of expansion and

ion by the end of Phase 111. 111. Phase of end ion the by

pier as a recreational/ recreational/ a as pier the under grow to able

and the important balance between resident and tourist can can tourist and resident between balance important the and

maintained throughout implementation of the Plan. Plan. the of implementation throughout maintained

bilitations will continue to service the existing population needs, needs, population existing the service to continue will bilitations

uses and replacing them with more stable uses. Residential reha­ Residential stable uses. more with them uses replacing and

development will continue in all target areas, weeding out weaker weaker out in weeding areas, all target continue will development

and there will be less need for catalytic public funding. Private Private funding. public catalytic for need less be will there and

efforts. By this time, the District's vitality will be strongly renewed, renewed, be vitality will strongly District's By the efforts. time, this

Phases Phases IV and V all develop of further previous the and extend will

t;ie t;ie

jobs for area residents. And, as as And, residents. area for jobs

classifications will be generated. These new permanent jobs will will jobs permanent new These generated. be will classifications

completed, numerous permanent jobs of various categories and and categories various of jobs permanent numerous completed,

terms of benefits for the economy of Miami Beach. The The Beach. Miami of economy the for benefits of terms

penetrate in the first instance hundreds of construction industry industry construction of hundreds instance first the in penetrate

The economic impacts created as a result of upgrading and revi­ and upgrading of result a as created impacts economic The

talizing the Art Deco District are both "direct" and "indirect", in in "indirect", and "direct" both are District Deco Art the talizing

revitalization process, which will extend over a period of time, will will time, of period a over extend will which process, revitalization

Altogether, as a place to live or visit, the District will be pleasant pleasant be will District the visit, or live to place a as Altogether,

and comfortable, a world of its own. own. its of world a comfortable, and

such as lighting fixtures, paving patterns and park benches. benches. park and patterns paving fixtures, lighting as such

the visual appearance of the buildings but in street improvements, of in improvements, but buildings the street the appearance visual

trip back in time to the 1930's, when life appeared less complex, complex, less appeared life when 1930's, the to in time back trip

and perhaps easier to escape. Theme will predominate, not not only in and will easier Theme to predominate, escape. perhaps

emerged in a neighborhood setting. This setting will be unique, a a unique, be will setting This setting. neighborhood a in emerged

tion of a pedestrian-oriented environment. In contrast to "single­ to In contrast environment. pedestrian-oriented a of tion

hotels to the North, visitors to the District will become fully fully become will District the to visitors North, the to hotels

Th_e Th_e

event" tourist experiences, such as a stay at one of the major major the of one at stay a as such experiences, tourist event"

outlook of the District, and the intermingling of new and old will will old and new of intermingling the and District, the of outlook

stimulate an awareness of regeneration. regeneration. of awareness an stimulate

their historic neighbors with complimentary forms and materials. materials. and forms complimentary with neighbors historic their

sympathetic treatments, and new infill structures will enhance enhance will structures infill new and treatments, sympathetic

grandeur. Inappropriate renovations will be replaced by more more by replaced be will renovations Inappropriate grandeur. New design will express the continued growth and progressive progressive and growth continued the express will design New

architecture will be preserved and brought back to their former former their to back brought and preserved be will architecture

and highlight of the scenery. Deco and Mediterranean Revival Revival Mediterranean and Deco scenery. the of highlight and

The rich architectural heritage unique to the District will be be will unique to District a the heritage focus The architectural rich

distinct sense of a faraway place. place. faraway a of sense distinct

streetscape. Tropical paradise imagery will renew renew the island Tropical imagery will with a paradise streetscape.

breezes will rustle the leaves as people promenade along the the along promenade people as leaves the rustle will breezes

The landscape will become a dominate feature of the scenery. scenery. the of feature dominate a become will landscape The

restored beachfront, enjoying the picturesque views of ocean and and views of ocean picturesque the enjoying beachfront, restored

Lush tropical gardens and parklands will again abound. Ocean Ocean abound. again will parklands and gardens tropical Lush

to the liabilities identified earlier and to the goals and objectives objectives and goals the to and earlier identified liabilities the to

restore the natural environment of this significant barrier island. island. barrier significant this of environment natural the restore

impact are: physical, economic and social. social. and economic physical, are: impact

First and foremost, the Preservation and Development Pian Pian will Development and Preservation the foremost, and First

established to convert these liabilities into assets. These areas of areas These assets. into liabilities these convert to established

dramatic. There are three principal areas of impact. These relate relate These impact. of areas principal three are There dramatic.

vate sectors, the effects will be even more substantial and more more and substantial more even be will effects the sectors, vate

The impact of this plan will become evident within the first year of of year first the within evident become this will of plan The impact

implementation. implementation.

quality of life will be dramatically improved through the crea­ the through improved be dramatically life will of quality

, ,

As As

ECONOMIC IMPACT IMPACT ECONOMIC

development proceeds, by the public and pri­ and by public the proceeds, development

PHYSICAL IMPACT IMPACT PHYSICAL

each each

revitalized project is is project revitalized

IMPACT 0 F THE THE F 0 IMPACT

expenditures in local private restaurants, retail outlets, entertain­ outlets, retail restaurants, private local in expenditures

ment facilities and other establishments. establishments. other and facilities ment

The influx of many thousands of additional tourists, convention convention tourists, additional of thousands many of influx The

ground will generate millions of additional dollars to be pumped pumped be to dollars additional of millions generate will ground

delegates and other visitors resulting from an improvement in in improvement an from resulting visitors other and delegates into into annually.These the increased local economy represent dollars

Miami Beach's reputation as as a reputation Beach's Miami

pancy) and sales taxes (increased tourist expenditures). expenditures). tourist (increased taxes sales and pancy)

ne fo te oe ro tx mr tuit/nrae occu­ tourists/increased (more tax room hotel the from enues

As a result of increased tourism and visitation encouraged by by the encouraged visitation and tourism increased of As result a

of-town expenditures introduced into the local economy. economy. local the into introduced expenditures of-town

upgrading of hotel resources, Miami Beach will obtain greater rev· rev· Beach will Miami obtain greater resources, hotel of upgrading

tourism and visitation to the City with the resultant increase in in out· increase resultant the to the with visitation City and tourism

The revitalization of the Art Deco District can can District Deco Art the of revitalization The

erate these volumes of impacts as well asbe a factor in in increased a factor as well asbe impacts of volumes these erate

4. There was a substantial decrease in in crime; decrease a substantial was There 4.

5. Public revitalization efforts resulted in private investment in in the investment in resulted private efforts revitalization Public 5.

2. The increase in property tax value ranged from 11 11 in ranged The tax from value to 2. increase property percent 43

3. The increase in property tax revenue generated ranged from from ranged generated revenue tax property in increase The 3.

the City of Miami Beach. Beach. Miami of City the

1. The increase in retail sales ranged from 25 percent to 125 125 to percent 25 from ranged sales retail in increase 1. The

generate corresponding increases in real estate tax revenues for revenues real in tax estate increases corresponding generate

will result in improved commercial facilities and housing housing and facilities commercial improved in result will

The revitalization of buildings and entire blocks within the District District the within blocks entire and buildings of revitalization The

resources. This in turn, will increase property valuations and and valuations property increase will turn, in This resources.

and other service workers. Many of Many these be will positions filled workers. by and service other

and unskilled positions (especially in the hotel field), retail clerks clerks retail field), hotel in the (especially positions unskilled and

following conclusions : : conclusions following

districts in Alexandria, Galveston, Savannah and Seattle with the the with Seattle and Savannah Galveston, in Alexandria, districts

hotel, retail and apartment service industries, many semi-skilled semi-skilled many industries, service apartment and retail hotel, Miami Beach residents. residents. Beach Miami

tion in historic districts, was prepared for the National Advisory on on National for Advisory the prepared was districts, in tion historic

inciude a number of managerial and administrative positions in positions inciude and a administrative of managerial number the

lyzed impacts over long periods of time (3 to 15 15 historic in (3 years) to time of periods long over impacts lyzed

impact resulting from the physical improvements. The study ana­ study The improvements. physical the from resulting impact

A national case study of urban revitalization impacfs of preserva­ of impacfs revitalization urban of study case national A vation to Urban Revitalization Revitalization Urban vation to

Historic Preservation in 1979. 1979. in Preservation Historic

areas ranging from $4 million to $80 million. million. $80 to million $4 from ranging areas

percent; percent;

nine percent to 49 percent; percent; 49 to percent nine

percent; percent;

major major

The The Contribution of Historic Preser­

revealed considerable economic economic considerable revealed

resort and recreational play­ and recreational resort

I I

be be

expected to to gen­ expected

PLAN PLAN r, r, •

t.Q

awareness to the social needsresidents andto the awarenessof social and concernsvisi os Te infcn sca cmoet o Mai Beach Miami of components social significant The tors. independently. function to continue and owners by shop spending greater lel, h rcn Ltn mirns h te orss cn be can tourists, the ahd immigrants Latin recent the elderly, accommodated within the Plan and indeed will contribute to the to contribute will indeed Plan and the within accommodated e These The social impact is critically dependent on the physical and eco­ on physical dependent the is critically impact The social oi impacts nomic expenditures in associated amount will reinforce existing networks among res among networksexisting reinforcewill

will directly improve their living conditions living their improve directly will

iya iet euto hsPeevto n eeomn Plan. Development and Preservation ofthis result a as nity direct support care which the residents require residents the which care support

revitalization of this uniqueenvironment. ofthis revitalization 2 between willnew generateexpended dollar The will District oe uprie oil en social supportive more jobs, additional into construction, more willthe economy generate taeisfcs nte itits urn rsdn ouain and population resident current District's the on focus strategies Miami Beach will recapture its image as a unique social commu­ social as uniqueimage a its recapture will Beach Miami mrvdadmd ae o lel eiet.Cnrgt hous­ residents. Congregate for elderly safer made and improved n il epn o h vros eeso eia ad communal and medical of levels various the to respond will ing

ol aetedul eei fpoiigmaigu activ meaningful benefitproviding haveof doublethe would

emr od,mr t e n ingeneral and see to more do, to more be more e more increase activities economic and social physical, l withthe ua niomn fr eiet n iios alike visitors and residents for environment tural omnt pride will behas community Streetgenerated. which crime,accel­ is the equallytourist residents tothe well-suited tries can be created to revive many of the dying arts of sewing, of arts dying ofthe many revive to created be can tries rtd eety sol sbie nte iet rprin o new to proportion direct the in subside should recently, erated of those with mixed be will residents the of culture stitchery and tailoring in which the residents are in well-versed the and whichtailoring stitchery atmosphere friendly and streetscape informal the within rd n ciiy nte District. in the activity and pride population, the among increase families younger and As tourists has continued to attract people to Miami Beach and which by its by which and Beach Miami peopleto attract to has continued residentsand a training new in generations these crafts in groups ofhousing these terms Plan the will accommodate

relaxed eie utrl n cmeca cnes il tmlt te cul the stimulate will centers commercial and cultural Revived

etoa ad omril ed i a wih is which way a in needs commercial and reational

x

,

x

citing place to be to place citing

noml hrce fses hssneo omnt. As community. of sense this fosters character informal

i

penditures will have a "multiplier effect"; that is, every is, that effect"; "multiplier a have will penditures

festyles of the older population. The pedestrfai;i population.older festyles ofthe

.

be

h Pa a be peae wt a sensitive a with prepared been has Plan The

a place to better live, a to place better visit and a

.

v

rnet Mn o te development the of Many ironment.

SOCIAL

.

Infusion of these new dollars new theseInfusion of

employ~es,

.

i

egbrod settings Neighborhood dents and dentshelpto them

.

Housing stock will be will stock Housing

,

the District will be a be will District the

.

5 and 3

.

The

IMPACT

.

,

Cottage

nices in increase an

etc.

the

life~tyles

.

harmoni@us

0that times

.

tourist, all tourist,

There will

world of world

whicli

i

i

ndus

:

ty for ty '

.

,

This

ind the

rec­

·

­

­

­

ulc mrvmns il nac te ult o lf fr eiet ad visitors and residents for life of quality the enhance will improvements Public

.

,

.

)uality )uality

,icipal ,icipal

Revenues Revenues

of of

lire lire

tion and create the foundation of a significant future. future. significant a of foundation the create and tion

The challenge and opportunity presented in the Plan for Miami Miami for Plan the in presented opportunity and challenge The

ec a neaanmk h r eo itit ao attrac­ major a District Deco Art the make again once can Beach

faceless and sterile environment. environment. sterile and faceless

compatible new development. The alternative is further erosion of of erosion is further The alternative new development. compatible

its fabric and the loss of its major resources, producing a totally totally a producing resources, major its of loss the and fabric its

determine whether to take the lead in a dynamic program that will will that program in lead the a dynamic take to whether determine

marketing are essential to promote projects which support the the support which projects promote to essential are marketing

retain and preserve its unique built environment, while guiding guiding while environment, built unique its preserve and retain

goals of this Plan. Plan. this of goals

ups ms b etbihd ih h pbi sector public the with established be must purpose

im Bah s t h cosod o decision-making of crossroads the at is Beach Miami to bear the burden of altering course alone. A partnership of of partnership A alone. course altering of burden the bear to Miami Beach, from which creative leadership and vigorous vigorous and leadership creative which from Beach, Miami

demolition and intrusive new construction, must not be expected expected be not must construction, new intrusive and demolition

serve and enhance the architectural heritage of the District. District. the of heritage architectural the enhance and serve But the development community, now rigorously engaged in in engaged rigorously now community, development the But

have been identified as starting points where new work can pre­ can work new where points starting as identified been have

with the District's existing character, and at least thirty locations locations thirty least at and character, existing District's the with

community

cial cial rebirth of for the industry tourist and of for support the residential

Major programs proposed for for are Vanity Drive cru Fair proposed and Ocean programs Major

ects which include rehabilitation of existing buildings or which which or buildings existing of rehabilitation include which ects

oue rtxrle hudb norgd o eeomn proj­ development for encouraged be should relief tax or bonuses reinvest profits from certain market ventures in District structures. structures. in District ventures market certain from reinvest profits

techniques for existing residential buildings are needed to insure insure to needed are buildings residential existing for techniques

an abundant housing stock for the elderly. Development incentives, incentives, housing stock an for the elderly. Development abundant

typical studies and those are included. More creative ownership ownership creative More included. are those and studies typical

feasibility of reuse development has been demonstrated by by proto­ has demonstrated been development reuse of feasibility

ipae eiet nr eoih infcn buildings significant demolish nor residents displace

the pattern of unnecessary demolition halted once and for all. all. for and The once halted demolition unnecessary of the pattern

case is made for co-existence among tourists and residents. residents. and tourists among co-existence for is made case

them. The Plan does not propose to alter traffic patterns, does not not does patterns, traffic to alter not propose Plan The does them.

The preservation of the New Yorker Hotel must be assured, and and assured, be must Hotel Yorker New the of preservation The

The Plan supports existing community resources and builds upon upon builds and resources community existing Plan The supports

better environment for the population of retired citizens. citizens. retired of population the for environment better

and to expand housing opportunities and services which create a a create which and services opportunities housing expand and to

stantiates the potential both to regenerate tourism in the District District the in tourism regenerate to both potential the stantiates

ftento' frms rsr communities resort foremost nation's the of

Due to a resurgent tourist industry in South Florida, the Plan Plan sub­ the Florida, in South industry tourist resurgent a to Due

The Preservation and Development Plan presented in this study study this in presented Plan Development and Preservation The

contains fresh and exciting elements which can assist the City of of City the assist can which elements exciting and fresh contains

Miami Beach and its Art Deco District in resuming their role role as their in one resuming District its and Deco Art Beach Miami

. .

Opportunities for new development can be integrated be can integrated development new for Opportunities

CONCLUSION CONCLUSION

. .

, ,

the City of of City the

. .

. .

A strong strong A

It must must It ­

f f

Bureau Bureau

Bayer, Herbert, Walter Gropius and lse Gropius. Gropius. lse and Gropius Walter Herbert, Bayer, Bush, Donald J. J. Donald Bush,

htgah rpitd rm ale pbiain apa o page on appear publications earlier from reprinted Photographs

Barr. Alfred Alfred Barr.

Washington Storage Company, p. 63T 63T p. Company, Storage Washington

Sandra Sandra

Anthony Anthony Nina Primm, p. 42L/BR 42L/BR p. Primm, Nina

nrw aimn pp Capitman, Andrew Mimi Mimi Viita

Walter Smalling, Jr., pp. 14T. ISTR, ISTR, 14T. Smalling, pp. Jr., Walter David J. Kaminsky. pp. 8C/R, 9BR. 13R. 14B, 33C. 53TC/C/R, 62B 62B 53TC/C/R, 14B, 13R. 33C. 9BR. 8C/R, Kaminsky. J. pp. David

im einPeevto Lau. pp League. Preservation Miami Design

Associated Photographers. Miami. p. 4TR 4TR p. Miami. Photographers. Associated

Collection of Seth H. Bramson, pp. 4TC/BR, 5. 7T 7T 5. 4TC/BR, pp. Bramson, H. Seth of Collection Matlack Collection. Historical Asso Historical Collection. Matlack

Alex Maclean/Landslides, pp. 3L/R, 3L/R, pp. Maclean/Landslides, Alex Romer Collection, Miami-Dade Public Library, pp. 4TL/BL, 6T/L 6T/L 4TL/BL, pp. Library, Public Miami-Dade Collection, Romer

All photographs in this report were taken by Robert E. Chisholm, Chisholm, E. Robert by taken were report in this All photographs

of Modern Art. 1936. (p. 10) 10) 1936. (p. Art. Modern of the Preservation Preservation the of the

Boston

1975.(p. II) II) 1975.(p.

pp. 6BR. 7B. 6BR. pp.

11. 11. 33R,

34T

AIA except as noted below. below. noted as except AIA

, ,

of of 38L. 46R,49, 58T,63B 58T,63B 46R,49, 38L.

C. C.

P H O T O G R A P H Y Y H P A R G O T O H P

: :

C. C.

, ,

Charles T. Branford Co Co Branford T. Charles

Government Research, New Orleans, Pion Pion and Orleans, New Research, Government

ASL/Rand ASL/Rand

Howell. pp. 22B. 22B. pp. Howell.

pp. ISTL, 17BL. 17BL. ISTL, 21 22T B, pp.

H., H.,

Platt, p. 21B 21B p. Platt,

The The

421; 421;

Jr., Jr.,

Cubism Cubism and

Streamlined Streamlined

4SC 4SC

46T. Sources for these views are noted below. below. noted are views these for Sources 46T.

. .

Vieux Carre. 1968. (pp. 33R. 46T) 46T) 33R. 1968. Vieux (pp. Carre.

IOC::, IOC::, 62T

23 23

D

Abstract Abstract

C R E D D E R C

ec

.

. 1952. (p. 10) 10) 1952. (p. .

c

ade

iation of Southern Florida. Florida. Southern of iation

26T. 26T.

. . _

12R. 12R.

41, 45T. 52T/R 52T/R 45T. 41,

. .

. .

New York: Braziller Braziller York: New

8TL. 11 11 53TL 27T. 8TL. BL. 26C.

Art. Art.

38R, 52C. 53BL 53BL 52C. 38R,

13T/BL. ISBL, 25TR, 33L, 33L, ISBL, 13T/BL. 25TR,

New York: The Museum Museum The York: New

Bauhaus Bauhaus 1919

~ ~

Program Program

~ ~

, ,

Co .. .. Co

T S S T

-

s s

1928. 1928.

10. 10.

~ ~

(or (or

"' "'

• •

• •

The Consultants Consultants The the completion of this study. Particular thanks are given to the following: following: the given to are thanks Particular study. this of completion the

• • • • vided research data, information and assistance which was invaluable to invaluable was which assistance and information data, research vided

• • Wallace McHarg Roberts and Todd. p. 25TL 25TL p. Todd. and Roberts McHarg Wallace

South Shore Developers, Inc., p. 24T 24T Inc., p. Developers, Shore South

Venturi. Rauch and Scott Brown. p. 24B 24B p. Brown. Scott and Rauch Venturi.

SPECIAL SPECIAL

were prepared by Anderson Notter Finegold Inc. Inc. Finegold Notter Anderson by prepared were

xet o ies not items for Except

Wright. Wright.

McClint9n, Katherine M. M. Katherine McClint9n, oisn C Robinson.

Cheney. Sheldon and Martha C. Sheldon. Sheldon. C. Martha and Sheldon Cheney. Kirstein. Lincoln. Lincoln. Kirstein.

ADDCO. The Art Deco Development Corporation Corporation Development Deco Art The ADDCO.

U.S. Department Department U.S. Cons

Aristides Aristides David David

Robert M. Baker. Southeastern Regional Director, Heritage Heritage Director, Regional Southeastern Baker. M. Robert

Diane W. Camber, Acting Director, Bass Museum of Art Art of Museum Bass Director, Acting Camber, W. Diane

New New Charl University Press, I I 93 I Press, University

PA: Whittlesey House. 1936. (p. 11) 11) 1936. (p. House. Whittlesey PA: uem fMdr At 1948 Art, Modern of Museum

e

York. York.

es es

rvation and Recreation Service Service Recreation and rvation

C. C.

Frank Lloyd, Lloyd, Frank

N. Potter Inc., 1972. (pp. 10, 10, 45L) 1972. (pp. Inc., Potter N.

J. J.

Jamison. Officer of Public and Private Partnerships. Partnerships. Private Public and of Officer Jamison.

e

New York: Oxford University Press, 1975. (p. 11) 11) 1975. (p. Press, University Oxford York: New

Millas. Associate Professor, University of Miami Miami of University Professor, Millas. Associate

rvin and Rosemarie H. Blelter. Blelter. H. Rosemarie and rvin

wish wish

The The Sculpture Elie of Node/man.

of of

e

Mod to express special appreciation to all all to appreciation special express to

d below, below, d

Housing Housing

. .

Art Art

(p. 11) 11) (p.

e

rn rn

Deco: Deco:

Architecture. Princeton: Princeton Princeton Princeton: Architecture.

APPREC

and and

all all

. .

graphics and architectural renderings renderings architectural and graphics

(p. 45R) 45R) (p.

A A

Urban Development Development Urban

Guide for Collectors. New York: York: Collectors. for Guide New

GRAPH

Art Art

Skyscraper Skyscraper Style:

and and the Machine.

New York: The The York: New

I

ATION ATION

who who

Art Art

I

York, York,

pro­

CS CS

Deco Deco

, , i1 i1

......

Consultant on the Aging Aging the Consultant on

Types

ADA . HOWELL C. SANDRA

Printing

George Dengler, Project Manager Manager Project Dengler, George

Economics Economics Consultants

HAMMER, SILER SILER ASSOCIATES GEORGE HAMMER,

Michael R Michael

oet E Robert

Architects/ Architects/ Planners/ Interiors Nina Primm, Graphic Designer Designer Graphic Primm, Nina

Margo B. Webber, Author, Report Production Production Report Author, Webber, B. Margo LEMUEL RAMOS, AIA, ASSOCIATES ASSOCIATES AIA, LEMUEL RAMOS,

Anthony C. Platt, Renderer Renderer Platt, C. Anthony

Paul Paul

Mimi Viita, AIA, Project Architect Architect Project AIA, Viita, Mimi

Architects Architects

Ma

hsrpr wspeae by prepared was report This

ANDERSON NOTTER FINEGOLD INC. INC. FINEGOLD NOTTER ANDERSON

u

ie N rice

J. J.

e

tt

McGinley, Project Manager and Principa and Manager Project McGinley,

: :

i

N

ng

. .

. .

Chisholm, Principal Principal Chisholm,

imrod imrod

. .

Davis, Renderer Renderer Davis,

: :

Finegold, AIA, Principal-in-Charge Principal-in-Charge Finegold, AIA,

and and

Serif Serif

Preservation Preservation Planners

P

& &

ress ress

Sans, Sans,

I

nc. nc.

. .

Ph.D. Ph.D.

: :

l l

Planner Planner I I