HomeMy WebLinkAboutR-91-0682J-91-740(b)
9 / 11 91 RESOLUTION NO.
19 _ �"
A RESOLUTION REVERSING THE DECISION OF THE
HISTORIC AND ENVIRONMENTAL PRESERVATION
BOARD, RESOLUTION NO. 91-29, AUGUST 61 1991,
WHICH RESOLUTION DESIGNATED THE RYAN/FRANKLIN
MULLOY MOTOR COMPANY (BRAMAN BMW -ROLLS
ROYCE), LOCATED AT 2020 BISCAYNE BOULEVARD,
MIAMI, FLORIDA, MORE PARTICULARLY DESCRIBED
HEREIN, AS A HISTORIC SITE; AND FURTHER
REVERSING THE AMENDMENT TO PAGE NO. 21 OF THE
HISTORIC AND ENVIRONMENTAL PRESERVATION ATLAS
WHICH WOULD HAVE REFLECTED SAID HISTORIC SITE
DESIGNATION.
WHEREAS, the Historic and Environmental Preservation Board
at its meeting of August 6, 1991, following an advertised public
hearing adopted Resolution No. 91-29 by a 5 to 2 vote, APPROVING
the designation of the Ryan/Franklin Mulloy Motor Company (Braman
BMW -Rolls Royce), located at 2020 Biscayne Boulevard, as a
historic site; and
WHEREAS, pursuant to Section 62-75, Miami City Code, the
Historic and Environmental Preservation Board further approved
amending page no. 21 of the Historic and Environmental
Preservation Atlas to reflect said historic site designation; and
WHEREAS, pursuant to Section 23.1-4, Miami City Code, Mr.
Norman Braman has taken an appeal to the City Commission from
said historic site designation on the grounds that the actions of
the Historic and Environmental Preservation Board resulting in
said designation constituted a violation of appellant's due
process rights; the site designated did not meet minimum criteria
for designation; and the Historic and Environmental Preservation
Board acted without jurisdiction; and
WHEREAS, the City Commission after careful consideration of
this matter and the facts presented finds no merit in appellant's
jurisdictional and due process objections to the actions of the,
Historic and Environmental Preservation Board, but finds that the
site designated does not meet the criteria required for a
historic site designation and therefore finds no basis for
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designating the Ryan/Franklin Mulloy Motor Company (Braman BMW -
Rolls Royce) as a historic site;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the
Preamble to this Resolution are hereby adopted by reference
thereto and incorporated herein as if fully set forth in this
Section.
Section 2. The decision of the Historic and Environmental
Preservation Board, Resolution No. 91-29, August 6, 1991,
designating the Ryan/Franklin Mulloy Motor Company (Braman BMW -
Rolls Royce), located at 2020 Biscayne Boulevard, more
particularly described as Lot 1 less street and Lots 2 and 3 and
the easterly 37.5 feet of Lot 4 of Block 3 of the Plat of BAYSIDE
PARK AMENDED, as recorded in Plat Book 2 at Page 40 of the Public
Records of Dade County, Florida, as a historic site is hereby
reversed.
Section 3. The decision of the Historic and Environmental
Preservation Board to amend Page No. 21 of the Historic and
Environmental Preservation Atlas so as to reflect the historic
site designation referenced herein is hereby reversed.
Section 4. This Resolution shall become effective
immediately upon its adoption.
PASSED AND ADOPTED this 26th day of September , 1991.
ATTE
MATTY HIRAI
City Clerk
PREPARED AND APPROVED BY:
JULIE 0. U
Assistant City Attorney
JOB/mv/M2464
XAVIER JL. SUAFEZ,
APPROVED AS TO FORM AND
CORRECTNESS:
1 /
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�ting'7Cityr torney
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91- 682
designating the Ryan/Franklin Mulloy Motor Company (Braman BMW -
Rolls Royce) as a historic site;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the
Preamble to this Resolution are hereby adopted by reference
thereto and incorporated herein as if fully set forth in this
Section.
Section 2. The decision of the Historic and Environmental
Preservation Board, Resolution No. 91-29, August 6, 1991"
designating the Ryan/Franklin Mulloy Motor Company (Braman BMW -
Rolls Royce), located at 2020 Biscayne Boulevard, more
particularly described as Lot 1 less street and Lots 2 and 3 and
the easterly 37.5 feet of Lot 4 of Block 3 of the Plat of BAYSIDE
PARK AMENDED, as recorded in Plat Book 2 at Page 40 of the Public
Records of Dade County, Florida, as a historic site is hereby
reversed.
Section 3. The decision of the Historic and Environmental.
Preservation Board to amend Page No. 21 of the Historic and
Environmental Preservation Atlas so as to reflect the historic
site designation referenced herein is hereby reversed.
Section 4. This Resolution shall become effective
immediately upon its adoption.
PASSED AND ADOPTED this 26th day of
ATTE
MATTY HIRAI
City Clerk
PREPARED AND APPROVED BY:
JULIE 0. U
Assistant City Attorney
JOB/mv/M2464
ER I,. SUAREZ,
APPROVED AS TO FORM AND
CORRECTNESS:
A. QUIIN X
A tang Cit3
torney
, 1991.
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91-- 682
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REPORT OF THE CITY OF MIAMI PRESERVATION OFFICER
TO THE HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD
ON THE POTENTIAL DESIGNATION OF
RYAN/FRANKLIN MULLOY MOTOR COMPANY
2020 BISCAYNE BOULEVARD
AS A HISTORIC SITE
Prepared by C• ��
reservation OTTicer Date
Passed and
Adopted on
Resolution No.
Accepted by
Chairman, Historic an
Environmental Preservation Board
91-- 682
59�1
Page
I.
General Information
3
II.
Significance
5
III.
description
7
IV.
Planning Context
9
V.
Bibliography
10
Submitted into the public
record in connection with
item_E2 - on q - 16 -ql
Matty Hirai
City Clerk
91— 682
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FEEKHE ► i 1 11
Historic Name:
Ryan Motor Company/Franklin Mulloy Motor Company
Current Name:
Braman BMW and Rolls Royce
Location:
2020 Biscayne Boulevard
Miami, Florida 33137
Present Owner:
Norman Braman, c/o Braman Cadillac
2075 Biscayne Boulevard
Miami, Florida 33137
Present Use:
Commercial
Zoning District:
SD-19
Tax Folio Number:
01-3230-032-0130
Submitted into the public
record in connection with
itemkZ on - 6 -q I
r --
MattY Hirai
City Clerk -
Boundary Description:
Lot 1 less street and Lots 2 and 3 and the easterly 37.5 feet of Lot 4
of Block 3 of the plat of BAYSIDE PARK. AMENDED, as recorded in Plat
Book 2 at Page 40 of the Public Records of Dade County, Florida.
Classification:
Historic Site
91- 682
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RYAN/FRANKLIN MULLOY MOTOR COMPANY
2020 BISCAYNE BOULEVARD
w
z
NE 20 TERRACE
NE 19 STREET
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O
m
w
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a
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location
Submitted into the public
record in connection with
item Qz - r on R- c26- q I
Matty Hiyo;
City Clerk
\I
site plan
91- 682
C
specific Dates:
1927
Architect:
Unknown
Statement of Significance:
Submitted into the public
record in connection with
item P-- Z ` on
Matty Hirc i.
City Clerk
Ryan/Franklin Mulloy Motor Company is significant in the history of
architecture, commerce, and community planning in Miami. Completed in
1927, Ryan/Franklin Mulloy Motor Company was the first new commercial
building constructed during the early phase of the Biscayne Boulevard
Company's efforts to create a new shopping center for Greater Miami.
The building is an excellent example of a restrained, classically -
inspired design, representing a departure from the Mediterranean
Revival style buildings that dominated the early phase of development
on the Boulevard.
The development of Biscayne Boulevard into a modern shopping center
was a business venture unparalleled in Miami's history. The intent of
the Biscayne Boulevard Company was to create a new shopping center for
Miami, carefully designed for beauty and comfort, away from the
downtown area. All buildings were required to conform architecturally
with the prevailing style and plan of the area. The comfort and
convenience of shoppers was addressed with adequate private parking
lots adjacent to and behind shops. The Boulevard became the
forerunner of the modern shopping center, with developers recognizing
the increasing importance of the automobile and planning for it.
This automotive sales and service facility was the Biscayne Boulevard
Company's first building constructed entirely for commercial use.
Earlier projects had been remodelings of existing buildings ,and had
combined shops on the first floor with apartments above. The was also
the first of many automobile showrooms on a section of the Boulevard
between N.E. 19th and 21st Streets that would become known as
"automobile row."
The design and simplicity of the building are distinctly different from
the other buildings under construction by the Biscayne Boulevard
Company at the same time. The building is particularly noted for its
cast stone facade and classical detailing. The architect has not been
identified.
91- 682
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Construction on the building began in March 1927 following the
demolition of an existing house and was completed in late April.
Harrison Construction Company was the contractor.
Various automobile dealers have occupied the building throughout the
years, including Ryan Motor Company, Franklin Mulloy Motor Company
Christopher Motor Company, and Tyler Motor Company. The building
continues to house the same use and is now operated as Braman BMW and
Rolls Royce.
Relationship to Criteria for Designation:
Ryan/Franklin Mulloy Motor Company is eligible for designation under
the following criteria:
3. Exemplifies the historical, cultural, political, economic, or
social trends of the community.
This automobile showroom is significant for its historical
associations with the early development of Biscayne Boulevard and
the efforts of the Biscayne Boulevard Company in the late 1920s to
establish a new shopping area for Miami.
5. Embodies those distinguishing characteristics of an architectural
style, or period, or method of construction.
The building is an excellent example of a restrained, classically -
inspired structure.
7. Contains elements of design, detail, materials or craftsmanship of
outstanding quality or which represent a significant innovation or
adaptation to the South Florida environment.
The building is particularly noteworthy for its scale, proportion,
classical lines, and cast stone facade.
Submitted into the public
record in connection with
item P 2 on
Matty Hirt:
City Cle-rI:
91- 682
III. DESCRIPTION
Present and Original Appearance:
This two story automotive sales and service building is rectangular in
plan and is located on the southwest corner of Biscayne Boulevard and
N.E. 20th Terrace. Constructed of concrete block, the building is
faces with large rectangular blocks of cast stone and is topped with a
flat roof.
The first floor is composed of large, plate glass show windows and a
new aluminum and glass double door. The original transoms above the
windows have been blocked in and covered with canvas awnings.
The building is articulated with classically inspired detailing
including a molded cornice and shields encircled with wreaths. A
cartouche located in the center of the facade has been removed. Two
rectangular panels defined by stucco bands once contained the building
signage. Another stucco band is located along the parapet.
The eastern half of the building contains the automobile showroom.
Large, round arched openings are the major feature of this space.
Offices are located on the mezzanine, while a service garage is located
in the rear.
Although some of the detailing has been removed, the building's
original design intent is readily perceived.
Contributing Structures and/or Landscape Features:
The subject structure is a contributing structure. There are no
contributing landscape features on the site.
Submitted into the public
record in connection with
item on R - 2 6 - q
Matty Hira
City Clerk
91-- 682
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s
Ryan/Franklin Mullok, Motr~ [ompany
2020 Biscayne Boulevard
East (front) and north f--ades
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pre5Pnt Trends and Conditions:
The current Braman BMW and Rolls Royce automobile showroom has been
used for its original purpose since its construction in 1927, making
it one of the few downtown showrooms in Miami. In an effort to more
effectively compete with suburban dealerships, the owner has
considered the demolition of this building and the one immediately to
the north for the construction of a new showroom.
Because the owner is considering the use of a low interest float loan
through the Community Development Block Grant program, the owner is
now investigating the feasibility of incorporating the existing
buildings into the new project. If the City Commission does decide to
lend the funds, the City will be required to continue to explore the
ways of mitigating the adverse effects of any project on the historic
buildings, per the requirements of Section 106 of the National
Historic Preservation Act of 1966, as amended.
Preservation Incentives:
The preservation of this historic building should be viewed as an
opportunity, not as an impediment in the development of plans for a
new showroom. Elegant, historic automobile showrooms have much to
offer that can never be found in suburban dealerships. Many cities,
such as San Francisco, continue to promote their historic showrooms.
The owner may elect to take advantage of the Investment Tax Credit for
the rehabilitation of buildings listed in the National Register of
Historic Places. The City of Miami would complete the requirements
necessary for processing the National Register nomination and would
assist in the certification process.
Submitted into the public
record in connection with
item PZ - - on a - a b- 9/
Matty Hira.j
City Clerk
91- 682
t
Subm, into the public
V. BIBLIQGRAPHY
"Along the Boulevard." 1930.
record in connection with
item—L-- IR on
Matty Hirai.
City Cleric
Architectural League of Greater Miami Yearbook. 1930.
Ballinger, Kenneth. Miami Millions. Miami: Franklin Press, Inc.,
1936.
"Biscayne Boulevard, 'Fifth Avenue of South.'" The Miamian, Vol. VII,
No. 10, March 1927, p. 12.
City of Miami Planning, Building and Zoning Department, Building
Permits.
City of Miami Planning, Building and Zoning Department, Plumbing
Permits.
Dade County, Florida. Community and Economic Development, Historic
Preservation Division. Dade County Historic Survey, Site
Inventory File for 2020 Biscayne Boulevard, Miami, Florida.
"Harrison Construction Company Scrapbook."
The Herald, 1925-1930.
Hopkins, G. M. Plat Book of Greater Miami. Florida and Suburbs.
Philadelphia, 1925-36.
Metropolitan Dade County. From Wilderness to Metropolis. Miami:
Metropolitan Dade County, 1982.
Miami by the Sea. Miami: City of Miami, 1927.
"Miami Finishing $6,000,000 Highway." The New York Times, January 9,
1927, p. IX-32.
Polk, R. L. R. L. Polk and Company's Miami City Directory.
Jacksonville, Florida: R. L. Polk and Company, 1925-1936.
Shutts, Frank B. Florida the East Coast, Its Builders Resources
Industries. Town and City Developments. Miami: The Miami Herald,
1925.
"The Story of the Boulevard." The Sunday Pictorial, March 16, 1930.
Thompson, Lawrence, "A Concrete Fantasy Come True." The Miami Herald
Sunday Magazine, November 18, 1956.
91- 682
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CITY OF MIAMI. FLORIDA P Z
INTER -OFFICE MEMORANDUM
TO Honorable Mayor and Members DATE r, FILE
of the City Commission 199�
sua,ECT Appeal of Historic Designation
of 2020 Biscayne Boulevard to the
City Commission
FgpM REFERENCES
Cesar H. Odi Agenda Item: City Commission
City Manager ENCLOSURES Meeting of September 26, 1991,
RECOMMENDATION:
It is respectfully recommended that the City Commission uphold the decision of
the Historic and Environmental Preservation Board to designate the
Ryan/Franklin Mulloy Motor Company (Braman BMW -Rolls Royce), 2020 Biscayne
Boulevard, by denying the appeal.
BACKGROUND:
Please refer to the attached memorandum from the Preservation Officer
concerning this appeal.
Attachment
cc: Planning and Zoning Division
Planning, Building and Zoning Department
91- 682
CITY OF MIAMI. FLORIDA
INTER -OFFICE MEMORANDUM
-' Sergio Rodriguez DATE September 16, 1991
Assistant City Manager
SUBJECT Appeal of Historic Designation
of 2020 Biscayne Boulevard
to the City Commission
J*es-ervaiion
McManus REFERENCES Agenda Item: City Commission
P Officer ENCLOSURES Meeting of September 26, 1991
Planning, Building and Zoning Department
RECOMMENDATION:
It is respectfully recommended that the City Commission uphold the decision of
the Historic and Environmental Preservation Board to designate the
Ryan/Franklin Mulloy Motor Company (Braman BMW -Rolls Royce), 2020 Biscayne
Boulevard, by denying the appeal.
BACKGROUND:
At a public hearin on August 6, 1991, the Historic and Environmental
Preservation Board ?Board) designated the above -referenced property as a
historic site. This designation was made pursuant to all provisions of the
newly revised historic preservation ordinance (Section 23.1 of the Miami City
Code, Ordinance 10875), which gives the Board the authority to designate
historic properties, with the right of appeal to the City Commission.
On August 21, 1991, Mr. Stephew J. Helfman, Attorney, filed an appeal on
behalf of the owner; Norman Braman. The stated grounds for the appeal are
without merit, as follows:
1. Due Process Violations
The Board conducted a separate preliminary evaluation at both its
June 18, 1991, and August 6, 1991, meetings. This preliminary
evaluation was conducted pursuant to the provisions of Section 23.1-
40)(1) of the Miami City Code.
2. Criteria for Designation
As set forth in* the designation report to the Board, this property
clearly meets the criteria for designation. The expert opinion
provided by the appeallant at the Board hearing of August 6, 1991,
misinterprets both the criteria and the application of said criteria
to this property, and was reflected at the August 6, 1991 hearing.
The Board listened to the designation criteria, the staff report, and
the expert opinion in rebuttal and decided in favor of designation.
Page 1 of 2
n
k,
3. Jurisdiction
The Board acted within its jurisdiction in holding a special meeting
in August. Although Section 62-73(3) of the Miami City Code does not
require the Board to meet in August, it does not r�ecllu_de the Board
from doing so. Furthermore, Section V.B. of the Official Rules of
Procedure of the Board makes provisions for special meetings.
Likewise, the City Commission properly delegated the authority to
designate historic properties when it adopted a new historic
preservation ordinance (Ordinance 10875) on April 25, 1991.
Page 2 of 2
WEISS SEROTA & HELFMAN, P.A.
ATTORNEYS AT LAW
2665 SOUTH BAYSHORE DRIVE
SUITE 204
MIAMI, FLORIDA 33133
STEPHEN J. HELPMAN
GILBERTO PASTORMA
JOSEPH H. SEROTA
RICHARD JAY WEISS
August 21, 1991
HAND DELIVERED
Ms. Gloria Fox*
Supervisor, Hearing Boards Division
Planning Building And Zoning Department
275 N.W. Second Street, Second Floor
Miami, Florida 33130
TELEPHONE
(305) 854.0800
TELECOPIER
(305) 854.2323
RE: Notice of Appeal of Historic Designation, 2020 Biscayne
Boulevard/Braman BMW -Rolls Royce
Dear Gloria:
Earlier today I delivered to you a Notice of Appeal in
connection with the above referenced matter. That Notice contained
a typographical error which I have corrected. I would greatly
appreciate it if you would accept the enclosed corrected letter in
lieu of the letter delivered to you earlier today.
By copy of this letter I am also furnishing the copy of the
Notice of Appeal to Joe McMannis, the City's Historic Preservation
Officer.
Thank you for your kind attention and consideration to this
matter.
Sincerel, ,
Zst V1 n e fm n
SJH/sk
017.004
cc: Mr. Joseph McMannis
Historic Preservation Officer
E
1:
WEISS SEFLOTA & HELFMAN, P.A.
ATTORNEYS AT LAW
2665 SOUTH BAYSHORE DRIVE
SUITE 204
MIAMI, FLORIDA 33133
STEPHEN J. HELrMAN
GILBERTO PASTORIIA
JOSEPH H. SEROTA
RICHARD JAY WEISS
August 21, 1991
HAND DELIVERED
Ms. Gloria Fox
Supervisor, Hearing Boards Division
Planning Building And Zoning Department
275 N.W. Second Street, Second Floor
Miami, Florida 33130
TELEPHONE
(305) 854.0600
TELECOPIER
(305) 854.2323
RE: _Notice of Avveal of Historic Designation, 2020 Biscayne
Boulevard/Braman BMW -Rolls Royce
Dear Ms. Fox:
On behalf of Mr. Norman Braman and in accordance with Section
23.1-41 City of Miami Code, this letter will serve as a Notice of
Appeal of the August 61 1991 decision of the City of Miami Historic
and Environmental Preservation Board (the "Board"), designating the
property at 2020 Biscayne Boulevard as a historic site.
The grounds for the appeal are as follows:
1. Due Process Violations. The Board has violated the due
process rights of Mr. Braman. These violations include the failure
of the Board to follow the procedures for designation outlined in
the City of Miami Ordinance No. 10875 by failing to conduct a
preliminary evaluation required by Section 21-4(b)(1).
Furthermore, the process by which the Board itself proposed the
designation, instructed City staff to prepare a designation report,
set an unprecedented special meeting, and without making the
required preliminary evaluation voted to designate, is
fundamentally unfair. The result was predetermined and the hearing
was a mere formality.
2. The Site Does Not Meet Minimum Criteria. The Board's
decision must be reversed because the site does not meet the
minimum criteria for designation. The majority of the Board
disregarded expert opinion and reports which irrefutably establish
that the site did not meet the minimum criteria for designation.
3. No ,jurisdiction. The Historic and Environmental
Preservation Board acted without jurisdiction by virtue of
convening a meeting in the month of August in direct violation of
Ms. Gloria Fox
August 21, 1991
Page 2
Section 62-73(3) of the City of Miami Code which expressly provides
that "the board shall meet at least once per month except August
(emphasis added). The Board had no authority to act at that
extraordinary "Special Public Hearing" held on August 6, 1991.
Additionally, the delegation of the designation function by the
Commission to the Board is an improper delegation of authority, and
consequently, the Board lacks authority and jurisdiction.
For the foregoing reasons, and for each of the reasons
provided to the Board at the August 6, 1991 hearing, Mr. Braman
respectfully requests that the Commission reverse the decision of
the Board.
Together with this letter is a check in the amount of $650.00
for the filing fee. I would greatly appreciate it if you would
kindly acknowledge receipt of this letter and the fee and provide
me with the hearing date.
Respectfully,
SJH/sk Stephen J. Helfman
cc: Mr. Norman Braman
Mr. Joseph McMannis,
Preservation Officer
Ms. Sarah Eaton,
Planning Building and Zoning
WEISS SEROTA & HELFMAN, P.A.
DevnPr a-f /r�EPa ii�tr�%c� - 8'•G•4
Qc,5carch Atlantica, inc.
3080 N.W. 99th AVENUE, CORAL SPRINGS, FLORIDA 33065
(305)752-0618
August 1, 1991
Historic and Environmental Preservation Board Members
City of Miami, Florida
Dear Board Member,
After a thorough review of the "Report on the Potential
Designation" of the Ryan/Franklin-Mulloy Building at 2020 Biscayne
Boulevard, it is our opinion that the structure does not meet the
criteria required for an historic site designation in the City of
Miami. Of primary importance, the architectural integrity of the
building has been so severely compromised that the structure does
not meet the Secretary of the Interior's Standards necessary for
either a listing on the National Register of Historic Places or for
an Investment Tax Credit. Besides the alterations, the architect
for this building remains unidentified, the style is not
noteworthy, and despite its construction date of 1927, the
Ryan/Franklin-Mulloy Building is atypical of the rest of the
development completed by the Biscayne Boulevard Company.
This assessment is shared by the historians involved in the 1978
Dade County Historic Site Survey. The building was given a rating
of "2" in architecture, "2" in historical significance, and "2" in
context. This. rating implies "that the site has secondary
significance."
For preservationists, refuting an historic site designation is
always difficult. However, we think that a careful review of the
facts outlined in this report will show that the Ryan/Franklin-
Mulloy Building does not qualify under the City of Miami's criteria
for historic site designation.
Sincerely,
Emily erry� DYe�tuer"iah�
Research Historian
kmtEPD
SPECIALIZING IN HISTORICAL STUDIES
�ane. Day
Research Historian
91_ .682 �:
13
ARCHITECTURAL AND HISTORICAL ASSESSMENT
OF RYAN/FRANKLIN MULLOY MOTOR COMPANY
2020 BISCAYNE BOULEVARD
In Response to the City of Miami's
Report on Potential Designation as an Historic Site
According to the City of Miami's Historic Preservation
Ordinance Section 23.1-4, properties may be designated as historic
sites under Criteria A only if they:
1. Have "significance in the historical, cultural,
archaeological, aesthetic or architectural heritage of
the city, state or nation;"
2. "Possess integrity of design, setting, materials,
workmanship, feeling and association," and
3. Meet at least one of eight more specific criteria.
In a report to the Historic and Environmental Preservation
Board dated July 5, 1991, the City of Miami's Preservation Officer,
Sarah Eaton, states that the Ryan/Franklin Mulloy Motor Company
Building (Braman BMW and Rolls Royce) at 2020 Biscayne Boulevard,
is eligible for designation under three of these eight sub -
criteria. On further investigation, however, compliance with all
three of these standards has been overstated. When reviewed in
detail, none of these criteria relate to the building at 2020
Biscayne Boulevard thus negating the Ryan/Franklin Mulloy
Building's designation under these very specific rules.
#3 "Exemplifies the historical, cultural, political,
economic, or social trends of the community."
The word "exemplify" means to "show or illustrate by example."
After reviewing historical literature and the bibliography
submitted with the designation report, it is clear that the
Ryan/Franklin Mulloy Building does not illustrate the architectural
character of the early development of Biscayne Boulevard. In a
National Register Nomination Proposal entitled "Biscayne Boulevard
Thematic Group," Eaton states that "the Mediterranean Revival style
dominated the Boulevard's development until 1929, when the Biscayne
Boulevard Company embraced •modern' architecture.i' A review of
photographic archives confirms this analysis. Illustrations of
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Biscayne Boulevard during the 1920s in From Wilderness to
Metropolis: The History and Architecture of Dade County (1825-
1940), show predominately Mediterranean Revival style buildings.
Furthermore, in the current designation report, Eaton stresses
that, "all buildings were required to conform architecturally with
the prevailing style and plan of the area.i3 Eaton later admits
that "the design and simplicity of the building is distinctly
different from other buildings under construction by the Biscayne
Boulevard Company at the same time."` Because of this
inconsistency and the fact that all evidence points to
Mediterranean Revival and Art Deco as the predominant styles
promoted by the Biscayne Boulevard Company, the Ryan/Franklin
Mulloy Building is actually atypical and does not exemplify this
development.
Additionally, Eaton asserts that "the current Braman BMW and
Rolls Royce automobile showroom has been used for its original
purpose since its construction in 1927.i5 However, a thorough
review of Miami City Directories reveals that the building has
housed a variety of commercial businesses besides automobile
dealerships. Among those listed are: a real estate company
(1937), an air conditioning and refrigeration company (1938), an
office furniture business (1957)1, and a piano and organ store
(1974-1975).6 Although the building is currently occupied by an
automobile dealership, it is clear that its use has varied
throughout the years.
#5 "Embodies those distinguishing characteristics of an
architectural style, or period, or method of
construction."
Style is a manner of mode of expression. In architecture,
specific characteristics and design features are united in
construction to define a particular style. According to
Resourceful Rehab: A Guide for Historic Buildings in Dade County,
"nine styles reflect the majority of significant residential and
commercial structures in the urban and rural sections of the
county." These styles include: Wood Frame Vernacular, Masonry
Vernacular, Bungalow, Mission, Mediterranean Revival, Pueblo,
Moorish, Art Deco, and Streamline.' From Wilderness to Metropolis
adds Depression Moderne and Bahamian Style to the Dade County list.
Neither of these books on local design guidelines refers to
"restrained, classically -inspired" as an architectural style,
period or method of construction. Even at the state level, the
"Guide to the Historical Structure Form of the Florida Master Site
File" does not include "restrained, classically -inspired" as a
choice in its list of forty-three possibilities for the style of a
potential historic structure.e In fact, the building at 2020
Biscayne Boulevard borrows motifs from a number of sources, but
does not clearly represent any defined architectural style, period
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917- 682
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or method of construction. The Ryan/Franklin Mulloy Building is
certainly not an example of either Mediterranean Revival or Art
Deco, the two most important architectural styles along early
Biscayne Boulevard.
#7 "Contains elements of design detail, materials or
craftsmanship of outstanding quality or which represent
a significant innovation or adaption to the South Florida
environment."
The Ryan/Franklin Mulloy .Building was designed by an
unidentified architect, constructed of one of the most common forms
of building materials (concrete block), and completed in only a
month (March -April, 1927). The scale and proportions of the
building are common features of enframed window wall construction.
According to a National Trust publication, The Buildings of fain
Street, this form of commercial structure developed around the turn
of the century and was popular until the 1940s. This type of
building is found throughout the United States and is not unique to
South Florida. All of the decorative elements on the building are
modest. According to preservation architect and former Florida
Historic Preservation Advisory Council member, Leslie Divoll, the
use of cast stone on this facade "is typical, not particularly
noteworthy.i9 Therefore, because the design, detail, material or
craftsmanship of the Ryan/Franklin Mulloy Building is not
distinguished in any way and does not represent an innovation or
adaption to the environment, the building does not qualify for
designation under criteria V .
Integrity of Design
Even if a building does meet one of the eight criteria for
designation, and is shown to have historical significance, it must
still "possess integrity of design, setting, materials,
workmanship, feeling and association" in order to be approved.
Besides the fact that the Ryan/Franklin Mulloy Building does not
meet any of these eight criteria, it still would .not be eligible
because its architectural integrity has been severely compromised.
Originally built in 1927 to house two automobile dealerships,
the Ryan/Franklin Mulloy Building had two addresses (2020 and 2030
Biscayne Boulevard), and was pictured in early photographs as two
separate businesses. The individuality of the businesses was
important not only as two legal entities but the division of the
spaces was the major design feature of the front facade of the
building. This division is no longer intact. Not only has the
interior wall that separated the two showroom spaces been severely
altered, but the exterior pilaster that divided the front facade
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into two distinct bays has also been removed. The cartouche that
was placed in the center of the upper panel to draw attention to
this pilaster has been destroyed.
The "Real Property Record" of the City of Miami indicates that
major alterations to the building occurred in 1939, 1956, 1962 and
1976. The main entrance to the interior space has been changed
from two doors, one at either end of the front facade, to a central
recessed double glass door. This change destroyed the original
design intent of allowing the building to accommodate two separate
retail businesses. Transom windows, another important design
feature, have been covered with awnings on the exterior and blocked
in on the interior with stucco. Furthermore, most of the showroom
windows in the building were replaced in 1976 leaving little intact
on the major public facade of the structure.lo
The interior of the building has been altered by removing the
central wall, enclosing the mezzanine, adding office cubicles,
blocking the transom windows, and dropping the ceiling. All of
these alterations have changed the public space from its original
intent in 1927. Other changes to the building include enclosing
four windows on the north facade, three windows on the south
facade, and destroying a large showroom window on the southeast
corner of the structure by removing the glass and stuccoing in the
opening.
Because of all these alterations to the Ryan/Franklin Mulloy
Building, the structure no longer I,ossesses the integrity of its
original design. This negates the Preservation Incentives
suggested on page nine of the ('.esignation report because the
building does not meet the Secretiry of the Interior's Standards
necessary for either an Investmp:st Tax Credit or listing on the
National Register of Historic Places. It also makes the
Ryan/Franklin Mulloy Building ineligible for designation as an
historic site under Section 23.1-4 of the City of Miami Historic
Preservation Ordinance.
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NOTES
1. National Register Nomination - "Biscayne Boulevard
Thematic Group," 1987. "Modern" architecture refers to the Art
Deco style.
2. Ivan Rodriguez, From Wilderness to Metropolis: The
History and Architecture of Dade County (1825-1940). (Miami:
Franklin Press, Inc., 1982), p.122-123.
3. Sarah Eaton, "Report of the City of Miami Preservation
Officer to the Historic and Environmental Preservation Board on the
Potential Designation of Ryan Motor Company/Franklin Mulloy Motor
Company, 2020 Biscayne Boulevard, as a Historic Site," July 5,
1991, p.5.
4. Ibid
5. Ibid, p.9.
5. Polk's Greater Miami City Directory, (Jacksonville: R.L.
Polk and Company, Publishers, 1927-1957).
7. Charles Chase, Resourceful Rehab: A Guide for Historic
Buildings in Dade County, (Metropolitan Dade County: 1987), p.l.
8. "Guide to the Historical Structure Form of the Florida
Master Site File," Tallahassee: Florida Division of Historical
Resources, November, 1987), p.35.
9. Leslie Divoll, Telephone Interview by Jane S. Day, West
Palm Beach, July 29, 1991.
10. Peggy Rrowitz, Telephone Interview by Jane S. Day, Miami,
August 1, 1991.
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1;---4
Annotated Bibliography
of City of Miami Designation Report
for 2020 Biscayne Boulevard
Ballinger, Kenneth. Miami Millions. Miami: Franklin Press, Inc.,
1936.
Overview of real estate boom in Miami, very. detailed regarding
people, dates, costs, developments. Pages 143-146 provide details
of construction of Biscayne Boulevard. No mention of 2020 Biscayne
Boulevard building.
"Biscayne Boulevard, 'Fifth Avenue of South, "' The Miamian, Volume
VII, Number 10, March, 1927, p.12.
Comparison of Biscayne Boulevard to Fifth Avenue in New York City:
beauty, conservation, business restrictions, traffic capacity, use
as a parade route, proximity to Bay Front Park. No mention of 2020
Biscayne Boulevard building.
Dade County, Florida. Community and Economic Development, Historic
Preservation Division. Dade County Historic Survey, Site
Inventory File for 2020 Biscayne Boulevard, Miami, Florida.
One page entitled "Preliminary Site Data Form," dated July 10,
1987. Indicates "the building has been greatly altered."
Metropolitan Dade County. From Wilderness to Metropolis. Miami:
Metropolitan Dade County, 1982.
Describes Phipps Family involvement in completion of Biscayne
Boulevard, description of predominant Mediterranean Revival
architectural style, photographs of buildings along the Boulevard.
No mention of 2020 Biscayne Boulevard Building.
"Miami Finishing $6,000,000 Highway," The New York Times, January
9, 1927, p.IX-32.
Anticipates completion of the Boulevard in mid -January, description
of street, cost, etc. No mention of 2020 Biscayne Boulevard
building.
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91- 682
/.3
M
Polk, R.L. R.L. Polk and Comany's Miami City Directory.
Jacksonville, Florida: R.L. Polk and Company, 1925-1936.
A more extensive review of City Directories through 1957 reveals a
variety of businesses housed in the 2020 Biscayne Boulevard
Building.
Shutts, Frank B. Florida tip -Bast Coast, Its Builders, Resources,
Industries, Town and City Developments. Miami: The Miami
Herald, 1925.
Biographical information on S.A. Ryan.
The Herald, 1925-1930.
Advertisement dated May 8, 1927 indicates the opening of the
Franklin Mulloy Motor Company at 2030 Biscayne Boulevard.
Thompson, Lawrence. "A Concrete Fantasy Come True," The Miami
Herald Sunday Magazine, November 18, 1956, Section G.
Provides a general overview of the development of Biscayne
Boulevard: cost, dimensions of street, people involved, dates of
construction, completion date, etc.- No mention of 2020 Biscayne
Boulevard building.
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91- 682,4 i
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Ryan Motor Company and Franklin-Mulloy Motor, Inc.
circa 1929
From promotional literature "Automobile Row," source unknown.
I
IMF
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r
2020 Biscayne Boulevard
Ryan Motor Company and Franklin-Mulloy Motor, Inc.
circa 1929
From promotional literature "Automobile Row," source unknown.
2030 Biscayne Boulevard
I��
91- 682
Alterations to 2020 Biscayne Boulevard
Destroyed cartouche - east facade
Photograph by Jane S. Day, July 1991
ONO
..�:
•'•. •fir r�.
i
I
"Automobile Row," photograph circa 1929
Original cartouche is pictured on upper right side of photograph. It -:
to the right of the Ryan Motor Company sign and directly above the centra
pilaster.
0
A
LM
Alterations to 2020 Biscavne Boulevard
Central recessed door that
replaced original pilaster. Note
that the transom windows have been
covered.
Photograph by Jane S. Day, July
1991.
"Automobile Row"
photograph circa
1929, showing
central pilaster
that divided the two
dealerships and
transom windows.
J1. .1
r
.w
El
0
r�
Alterations to 2020 Biscayne Boulevard
ROI I S
RO)0
.IL
!` E
a
Enclosed windows - north facade
Photograph by Jane S. Day, July 1991
Enclosed windows - south facade
Photograph by Jane S. Day, July 1991
r
LIM
AVAM
4Z
91- 682
1:2
BIBLIOGRAPHY
"Announcing Franklin Mulloy Motor Co. Inc." The Miami Herald, May
8, 1927, p.31.
Ash, Agnes. The Story of Biscayne Boulevard, As It Were," The
Miami News, July 12, 1964, p.32.
Ballinger, Kenneth. Miami Millions. Miami: Franklin Press, Inc.,
1936.
"Biscayne Boulevard, 'Fifth Avenue of South'," The Miamian, Volume
VII, Number 10, March, 1927, p.12.
"Boulevard is Merger of Two Developments," The Miami Herald, July
28, 1929, p.21.
Chase, Charles. Resourceful Rehab: A Guide for Historic Buildings
in Dade County. Metropolitan Dade County: 1987.
"City of Miami Historic Preservation Ordinance," Section 23.
City of Miami Planning, Building and Zoning Department. "Real
Property Record - 2020 Biscayne Boulevard."
Eaton, Sarah E. "Report of the City of Miami Preservation Officer
to the Historic and Environmental Preservation Board on the
Potential Designation of Ryan Motor Company/Franklin Mulloy
Motor Company, 2020 Biscayne Boulevard, as a Historic Site,"
July 51 1991.
"Guidelines for Completing National Register of Historic Places
Forms," (Bulletin Number 16), U.S. Department of the Interior,
National Park Service, September 30, 1986.
"Guide to the Historical Structure Form of the Florida Master Site
File," Tallahassee: Florida Division of Historical
Resources, November, 1987.
Harris, Cyril, ed. Dictionary of Architecture and Construction.
New York: McGraw-Hill Book Company, 1975.
"Large Used Car Stock Sold by Ford Dealer," The Miami Herald, May
3, 1927, p.12.
Longstreth, Richard. The Buildings of Main Street. Washington,
D.C.: The Preservation Press, 1987.
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Ln
Maddex, Diane, ed. Built in the U.S.A. Washington, D.C.: The
Preservation Press, 1985.
McAlester, Virginia and Lee. A Field Guide to American Houses.
New York: Alfred A. Knopf, 1989.
Meadows, Gail. "Historic Designation Sought for Five Boulevard
Buildings," The Miami Herald, July 31, 1991, p.5D.
"Miami Finishing $6,000,000 Highway," The New York Times, January
9, 1927, p.IX-32.
"National Register Nomination - Biscayne Boulevard Thematic Group,"
report on file at the Metro Dade Historic Preservation
Division, Miami, Florida, 1987.
"National Register Nomination - Sears, Roebuck and Co. Department
Store," report on file at the Metro Dade Historic
Preservation Division, Miami, Florida, July, 1984.
"New Agency of Franklin Cars to Open Doors," Miami Daily News, May
8, 1927.
Polk's Greater Miami City Directory, Jacksonville: R.L. Polk and
Company, Publishers, 1927-1957.
Rodriguez, Ivan. From Wilderness to Metropolis - The History and
Architecture of Dade County (1825-1940). Miami: Franklin
Press, Inc. 1982.
Romer Photograph Collection, Dade County Public Library, Miami,
Florida. (Negative Number 6010).
Shutts, Frank B. Florida the East Coast, Its Builders, Resources,
Industries, Town and City Developments. Miami: The Miami
Herald, 1925.
"Site Inventory File - 2020 Biscayne Boulevard," Dade County
Historic Site Survey, on file at the Metro Dade County
Historic Preservation Division, Miami, Florida, 1978.
Tanfani, Joseph. "Boulevard Buildings May Soon Be History," The
Miami Herald, June 11, 1991, p.1B.
The Miami Herald, February 19 - May 16, 1927, Reel Numbers 350-352,
Dade County Public Library, Miami, Florida.
Thompson, Lawrence. "A Concrete Fantasy Come True," The Miami
Herald Sunday Magazine, November 18, 1956.
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91- 682
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Interviews
Divoll, Leslie. Telephone Interview by Jane S. Day, West Palm
Beach, July 29, 1991.
Krowitz, Peggy. Telephone Interview by Jane S. Day, Miami, August
1, 1991.
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