INTERNATIONAL INN - 2301 NORMANDY DRIVE HISTORIC SITE DESIGNATION

AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT REGULATIONS OF THE MIAMI BEACH CITY CODE, BY AMENDING CHAPTER 118, ENTITLED "ADMINISTRATION AND REVIEW PROCEDURES," ARTICLE X, ENTITLED "HISTORIC PRESERVATION," DIVISION 4, ENTITLED "DESIGNATION," SECTION 118-593, ENTITLED "HISTORIC PRESERVATION DESIGNATION," AT SUBSECTION (E), ENTITLED "DELINEATION ON ZONING MAP," BY DESIGNATING ONE OR MORE BUILDINGS AT 2301 NORMANDY DRIVE AS AN HISTORIC SITE TO BE KNOWN AS "INTERNATIONAL INN, 2301 NORMANDY DRIVE," AS MORE PARTICULARLY DESCRIBED IN THIS ORDINANCE; PROVIDING THAT THE CITY'S ZONING MAP SHALL BE AMENDED TO INCLUDE 2301 NORMANDY DRIVE AS AN HISTORIC SITE; ADOPTING THE DESIGNATION REPORT ATTACHED HERETO AS APPENDIX "A"; PROVIDING FOR INCLUSION IN THE LAND DEVELOPMENT REGULATIONS OF THE CITY CODE; AND PROVIDING FOR CODIFICATION, REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE.

HISTORIC DESIGNATION PROCESS
The process of historic designation is delineated in Sections 118-591 through 118-593 in Subpart B of the Land Development Regulations of the City Code (Chapter 118, Article X, Division 4). An outline of this process is delineated below.

Step One: A request for designation is made either by the City Commission, the Historic Preservation Board, other agencies and organizations as listed in the Land Development Regulations of the City Code, or the property owners involved. Proposals for designation shall include a completed application form available from the Planning Department.

Step Two: The Planning Department prepares a preliminary evaluation report with recommendations for consideration by the Board.

Step Three: The Historic Preservation Board considers the preliminary evaluation to determine if proceeding with a designation report is warranted. The designation report is an historical and architectural analysis of the proposed district or site. The report:
1) describes the historic, architectural and/or archeological significance of the property or subject area proposed for Historical Site or District designation;
2) recommends Evaluation Guidelines to be used by the Board to evaluate the appropriateness and compatibility of proposed Developments affecting the designated Site or District; and
3) will serve as an attachment to the Land Development Regulations of the City Code.

Step Four: The City Commission is notified of the Board’s decision and the initial boundaries proposed for designation. Within 60 days of the vote of the Historic Preservation Board to direct the Planning Department to prepare a designation report, the City Commission may, by a five-sevenths vote, deny or modify the proposed request for designation.

Step Five: The designation report is presented to the Historic Preservation Board at a public hearing. If the Board determines that the proposed site or district satisfies the requirements for designation as set forth in the Land Development Regulations of the City Code, the Board transmits a recommendation in favor of designation to the Planning Board and City Commission.

Step Six: The Planning Board will hold a public hearing on the proposed designation, and shall consider the proposed historic designation as an amendment to the Land Development Regulations of the City Code and, subsequently, transmit its recommendation to the City Commission.

Step Seven: The City Commission may adopt an amendment to the Land Development Regulations of the City Code by a five-sevenths majority vote, which thereby designates the Historic Preservation Site or Historic District after one (1) public hearing for a parcel of land less than ten (10) contiguous acres or after two (2) public hearings for a parcel of land that is more than ten (10) contiguous acres.

HISTORIC DESIGNATION CRITERIA
1. In accordance with Section 118-592 in the Land Development Regulations of the City Code, eligibility for designation is determined on the basis of compliance with the listed criteria set forth below.

(a) The Historic Preservation Board shall have the authority to recommend that properties be designated as historic buildings, historic structures, historic improvements, historic landscape features, historic interiors (architecturally significant public portions only), historic sites or historic districts if they are significant in the historical, architectural, cultural, aesthetic or archeological heritage of the city, the county, state or nation. Such properties shall possess integrity of location, design, setting, materials, workmanship, feeling or association and meet at least one of the following criteria:

(1) Association with events that have made a significant contribution to the history of the city, the county, state or nation;

(2) Association with the lives of persons significant in the city's past history;

(3) Embody the distinctive characteristics of an historical period, architectural or design style or method of construction;

(4) Possesses high artistic values;

(5) Represent the work of a master, serve as an outstanding or representative work of a master designer, architect or builder who contributed to our historical, aesthetic or architectural heritage;

(6) Have yielded, or are likely to yield information important in pre-history or history;

(7) Be listed in the National Register of Historic Places;

(8) Consist of a geographically definable area that possesses a significant concentration of sites, buildings or structures united by historically significant past events or aesthetically by plan or physical development, whose components may lack individual distinction.

(b) A building, structure (including the public portions of the interior), improvement or landscape feature may be designated historic even if it has been altered if the alteration is reversible and the most significant architectural elements are intact and repairable.

DESIGNATION CRITERIA ANALYSIS
The proposed North Shore Historic District Tatum Waterway Expansion is eligible for historic designation as it complies with the criteria as specified in Section 118-592 in the Land Development Regulations of the City Code outlined above. Specifically, staff finds that the proposed International Inn Historic Site located at 2301 Normandy Drive possess integrity of location, design, setting, materials, workmanship, feeling and association with the past. In this regard, the proposed historic site possesses the integrity of its original location at 2301 Normandy Drive, despite over sixty years of hurricanes, storms and economic downturns. Further, the building retains many of its historic materials, details and workmanship as well as the character of its 1950s period of construction.

Further, staff finds the proposed historic district to be eligible for historic designation and in conformance with the following designation criteria:

(1) Association with events that have made a significant contribution to the history of the city, the county, state or nation.
The construction of the International Inn directly reflects the turn of events in America following World War II (WWII). The advent of reliable and affordable mass-produced automobiles and air transportation and the advent of air-conditioning during the early mid-century period, made year-round resort living in South Florida highly desirable and practical, as well as within the reach of America’s middle class. Unprecedented development followed the American success in WWII when major new resort hotels and residential buildings were constructed. Development during this time was on a scale never before seen in South Florida. This event redefined the evolution of resort architecture in Miami Beach and Florida. Furthermore, Miami Beach played a significant role as a training site and redistribution center for the U.S. Army-Air Forces during World War II. After the war, many veterans who had trained as recruits in Miami Beach returned here to vacation or to make their home.

(3) Embody the distinctive characteristics of a historical period, architectural or design style or method of construction.
The International Inn embodies the distinctive characteristics of the Post War Modern style of architecture, the style of choice used by successful developers in the period that followed World War II in Miami Beach as well as other areas of South Florida. The structure incorporates cubic massing, dramatic angles, large expanses of glass, pipe columns, large roof overhangs, decorative breeze block elements, and exterior catwalks and outdoor stairways. Further, its location adjacent to the 79th Street Causeway and exuberant neon roof signage facing Biscayne directly reflect the Post War automobile culture.

(4) Possesses high artistic values.
The International Inn, with its dramatic use of glass, acute angles and sweeping roof line, exemplifies high artistic values. A 2002 exhibit launched by the Municipal Art Society at the Urban Center Galleries on Madison Avenue entitled, “Beyond the Box – Mid-Century Modern Architecture in Miami and New York,” which featured the International Inn, underscores the high artistic value of the architecture.

(5) Represent the work of a master, serve as an outstanding or representative work of a master designer, architect or builder who contributed to our historical, aesthetic or architectural heritage.
The International Inn was designed by Melvin Grossman, a prominent local architect who also designed the Seville, Deauville and Doral Beach hotels along Collins Avenue.

PLANNING ANALYSIS
As noted above, on June 10, 2019 Historic Preservation Board transmitted the proposed designation to the Planning Board with a favorable recommendation. Subsequently the property owner has studied redevelopment options for the subject site and a Development Agreement has been approved. The companion LDR and City Code amendments were adopted by the City Commission on November 18, 2020. For reference, these amendments provide for the following:

1. Allow for a hotel as a main permitted use with accessory uses, on properties within the RM-1 zoning district located north of Normandy Drive that have a lot area greater than 30,000 square feet and are designated as a local historic site. Currently, hotels are a prohibited use in the RM-1 zoning district.

2. Increase allowable building height from 55’-0” to 80’-0”.

3. Relax the maximum distance requirement for providing required parking off-site to 2,500 feet within the City limits or within one (1) mile for any off-site parking provided outside City limits;

4. Allow restaurants serving alcoholic beverages as an accessory use to a hotel.

5. Subject to conditional use approval, allow for a neighborhood impact establishment, ambient outdoor entertainment performances, and an outdoor bar counter (as accessory uses to a hotel).

6. The lobby bar, and any other bar on the property, shall only be permitted as an accessory use to a restaurant.

7. Outdoor and open-air ambient entertainment shall be subject to conditional use approval from the Planning Board.

8. The hours for outdoor ambient entertainment shall be limited from 10:00 a.m. to 10:00 p.m., unless modified by the Planning Board through the conditional use process.

9. Conditional use approval shall be required for an accessory outdoor bar counter.

10. Create an exemption from distance separation requirements for establishments selling or offering alcoholic beverages for consumption on-premises.

From a sequencing standpoint, as requested by the owner, the Development Agreement provides that the proposed amendments would be adopted by the City Commission prior to the adoption of the Designation Ordinance. The proposed amendments will allow a balanced approach to ensure the long term economic and cultural viability of a desired historic asset.

In conclusion, the International Inn represents an outstanding example of post-war modern architecture and is a gateway icon into North Beach and staff is supportive of the historic designation of the site.

PLANNING BOARD REVIEW
On November 17, 2020 the Planning Board held a public hearing and transmitted the ordinance to the City Commission with a favorable recommendation by a vote of 6-0.

UPDATE (First Reading)

The subject Designation Ordinance was considered by the City Commission at First Reading on December 9, 2020 and deferred to January 13, 2021. The item was deferred in order to permit the Administration to research and provide additional information regarding recent Police and Code Compliance activity at the International Inn, related primarily to a private event held on December 5, 2020.

The following is a summary of Police and Code Compliance activity at the International Inn since July of 2020:

Police
As noted in the attached December 29, 2020 Police Memorandum, the Police Department has received the following calls for service since July 2020:

1. September 8, 2020: Intentional activation of fire alarm by an angered guest.
2. September 8, 2020: Complaint that an employee actively prevented an individual from retrieving personal belongings from a room.
3. October 20, 2020: Baker Act of an individual on the premises without clothing.
4. December 5, 2020: Complaints of a loud party.

As it pertains to the event on December 5, 2020, the North Bay Village Police Department advised they had received calls relating to a loud party at the International Inn (which is immediately across the waterway from North Bay Village) around 11:45 pm. Miami Beach Police units responded and discussed the situation with the private party organizers. The volume of music was lowered, the event dispersed within a half hour, and no violations or citations were issued to the establishment.

Other than the calls identified in this memorandum, no additional calls for service were reported for the location on December 5, 2020. However, an unrelated arrest of an individual involved in the dealing of drugs on the same day (December 5, 2020) was made by City of Miami Police at the International Inn; Miami Beach Police was notified of the arrest, but did not provide any assistance.

Code Compliance
The Code Compliance Department did not receive any calls for service on December 5, 2020. Code Compliance has received one (1) call for service for the International Inn within the last year, which was for excessive trash; no trash was present at the time of inspection, and no violation was issued. There have been no violations issued this year and the last Code violation was issued in 2016.

General Summary
Notwithstanding the private event on December 5, 2020, the Police Department has seen a marked improvement in the operation of the International Inn over the last two years. As more specifically summarized in the attached Police Memorandum, calls for service have decreased, and any issues on the property have evolved in nature from felonies and other disturbances to more minor criminal activity, comparable to activity at similar establishments in the area and industry. Additionally, International Inn management has actively worked with the Police Department to address concerns and implement important and permanent security enhancements, including the following

· Installation of security cameras throughout the property.
· Installation of access control systems via electronic keycards throughout the premises; these include every hotel room door and on the adjacent FDOT lot (carried out through a Mutual Use Agreement).
· Installation of a decorative fence and lighting throughout the property.
· Addition of a security guard at night to deter illegal activity. Due to COVID-19 closures and other restrictions, this service was temporarily discontinued but, following the incident on December 5, 2020, has now been reinstated.
· Modifications to hotel booking procedures to require guests to provide proper identification.

Based upon the foregoing, the Administration is satisfied that the private event held on December 5, 2020 was an isolated occurence and not an example of a broader pattern of egregious behavior by the owners and/or management of the International Inn.

It is important to note that, under the LDR amendments adopted by the City Commission on November 18, 2020, the International Inn will not be permitted to operate as a hall for hire (e.g., to host third-party private events) at any time. Additionally, the LDR amendments will not become effective as to the International Inn unless and until this Designation Ordinance is adopted on Second Reading. Assuming the City Commission adopts the Designation Ordinance, the accessory uses that may be approved at the International Inn, as an individually designated historic site, will be limited to retail, restaurants with or without accessory bars and ambient entertainment, and personal services. Additionally, most of these accessory uses will require Planning Board approval through the conditional use permit (CUP) process.

UPDATE (Second Reading)

The subject Ordinance was approved at First Reading on January 13, 2021, with no changes.