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Boca Raton Historical Society & Museum Historic Preservation Update June 2013 In the rapidly changing world which is South Florida today, our very heritage is at stake as historic structures and sites—the few tangible reminders of our past—are fast disappearing. Our historic properties give texture, livability, and character in our fast growing, rapidly developing modern city. While the BRHS&M takes an active roll in the advocacy of historic preservation, please remember that as a private independent agency we have no actual legal power to designate or regulate designated properties within the city. Please let your city representatives know how important historic preservation is for the future of our community. BOCA RATON ARMY AIR FIELD PRESERVATION UDATE Boca Raton was home to the Army Air Corps’ only war-time radar training base during WWII, the Boca Raton Army Air Field. Radar was top secret during those years, and all Army Air Force pilots, mechanics, and navigators working with the new technology had to come here to learn it. The base (initially housed at the Boca Raton Club, now the Boca Raton Resort & Club) comprised over 800 buildings; less than twenty survive today. The base was active from 1942 until 1947, when most of the structures were destroyed by a terrible hurricane in September of that year. The base extended from Dixie Highway on the east to the Seaboard RR tracks (think Amtrak tracks—approximately the route of I95) on the west and from Palmetto Park Road on the south to north of Yamato Road. BRAAF HEADQUARTERS 101 Pine Circle ENDANGERED The headquarters building for the base was located at 101 Pine Circle, on the “the hill” just off NW Fourth Avenue. Since WW II it has operated as an apartment house. This building represents one of the most historically significant structures in all of Boca Raton. Built in 1942 as the base headquarters (T-1052) it was strategically located on the highest elevation in Boca Raton as the gateway cornerstone building overlooking over 5000 acres of the air field. The building is constructed of concrete block and retains some of its original windows and many other original features, although many additions have been made to it over the years. It is constructed in an “H” shaped pattern; such buildings were used primarily as radar training school buildings throughout the base. Several other such 1 Boca Raton Historical Society & Museum Historic Preservation Update June 2013 “H” buildings survive, particularly on or near Spanish River Boulevard. They have been renovated to become apartment houses or schools. Last year the post headquarters building was purchased by the Batmasians, local real estate developers, at auction. The Boca Raton Historical Society & Museum has met with the new owner on several occasions to encourage him to rehabilitate this important structure however he has assured of his intention to demolish and replace the building. The building has recently been boarded up for security reasons; there is still at least one tenant in residence. (The disturbed ground at the back of the property is the result of maintenance activities on site.) BRHS&M engaged the services of a local historic preservation architect and contractor to do an assessment on our behalf; Armen Batmasian was kind enough to allow us access to the building. The following were the conclusions of our preservation architect, Susan McClellan, and preservation contractor, Charles Jordan of New World Builders, both of Fort Lauderdale ( to view the full reports, please contact us at [email protected]): Conclusion by consulting preservation architect of 101 Pine Circle Site Visit, Materials Observations According to "The Secretary of the Interior's Standards for Rehabilitation" the following conclusions are drawn by this architect: • The neighborhood surrounding the property is suited to its present use .... residential low scale .... as well as it rehabilitation into similar modern use. • The "historic" roots of the building and site, this architect believes stems from its provenance as a "headquarters" that was known in the documents in evidence of the time (the yearbook of 1947 photo) and the physical remaining features that are in place to this day (the safe, the wood windows at the West, many of the doors, the very base structure and its recorded 'culture' during its vital period). • The additions that have been done since the "official" inception and building of the structure can be removed without destroying the essential three-part wing simplistic building. The additions are actually the source for most of the problems physically and economic to the present day building and site. The lack of construction quality of the additions and of the building's maintenance has compounded its appearance and thus economic state of being . 2 Boca Raton Historical Society & Museum Historic Preservation Update June 2013 The historic "significance" of this building could be derived from not one but many of the observations made in this report: culture - it is a place-holder in the development of the City over time of a significant event I events (WWII , radar training) architectural "type" -the simple construction technique of the original built structure remains even after years of neglect physically and economically site placement individually as well as collectively - the site itself has qualities begging for enhancement (peninsular site, high "point" in City, natural stepping of the site front to back) coupled with the building's spatial layout with the central assembly area flanked by the lower scale wings this architect believes could be honed for today's use. • The "economic cost" to this architect needs to be reviewed in terms of the cost to the environment. The tearing down of this structure (not only the loss of cultural resource) and the associated pollution has far more detrimental effects to the environment than does rehabilitating the structure. Much of this building's structure is salvageable. In today's economic reality, we need to be looking at "value" with a broader cultural aspect, one that has a different scale of priority than return of cents on the dollar. Conclusion by preservation contractor New World Builders Our finding is that the BRAAF Headquarters complex would not warrant demolition, from a structural standpoint, nor from a replacement cost perspective, regardless of its cultural importance to the City of Boca Raton. An experienced rehabilitation contractor would be able to renovate for considerably less money than it would cost to demolish and build the same volume from new construction. An experienced historic preservation contractor, working with an experienced architectural design team, would be able to guide the client through the rehabilitation and avoid inappropriate and costly treatments to the historic complex. When coupled with a federal tax credit of up to 20% of the renovation cost and incentives, there is no way for new construction to compete with an adaptive reuse of this historic complex in the area of value. A prudent end-user would be well advised to take advantage of the tax incentives offered to historic properties, while minimizing the cost required to provide a fully functional facility of this size. It is the hope of the BRHS&M that some individual or group will realize the extraordinary value of this property, purchase and rehabilitate it and incorporate it into some modern usage. Two years ago it was reviewed and recommended for local historic designation by the Boca Raton Historic Preservation Board. The next step is to seek approval of the Planning and Zoning Board. Currently this step is on hold as the city 3 Boca Raton Historical Society & Museum Historic Preservation Update June 2013 awaits consent of the property owner. (Although not required according to our current ordinance, it is clearly preferable that owners be in agreement with designation.) It would then go before City Council for final approval. While this is not a necessary step for preservation of the building, it would assist the owner in meeting the requirements for possible future historic preservation related tax incentives. HQ building 2013 and in 1947 Rear of building—currently boarded up for security, left; original room sized vault, right T BUILDINGS AT FAU… SAVED Amongst the surviving BRAAF structures are four buildings on the campus at FAU. A cluster of four structures (T-5, 6, 10, and 11) exist on the northeastern part of campus, immediately to the west of the El Rio Canal. The university has reroofed these structures and made a commitment to their preservation and restoration. FAU in association with the Boca Raton Army Airfield Preservation Committee of the BRHS&M engaged the services of a preservation architect, who has completed a comprehensive assessment and 4 Boca Raton Historical Society & Museum Historic Preservation Update June 2013 plan for the existing structures and the surrounding space. The architectural plan will serve as a pivotal guide in the rehabilitation and restoration of the buildings and is a necessary document for any future grant applications. Last Fall, our friends in the Arthur and Mata Jaffe Center for Book Arts at FAU completed the renovation of a large room in T6 for their handmade paper making lab. The grand opening paid homage to the building’s World War II roots. In addition, the university repainted the interiors and updated one of the restrooms to make it ADA accessible. A number of years ago, FAU kindly offered a similar space to the BRAAF Preservation Committee of the BRHS&M for use as museum space. However, we have recently found that the fee for rehabilitation of the proffered rooms at T6 to make them occupy-able according to university standards (not including the exhibition itself) will be many times our committee’s actual budget. Unfortunately we will not be able to pursue this longtime dream of our supporters at any time in the near future. T6 and T5 at left; opening of the paper lab in T6, above; paper lab party showing exterior of T6, right NEW FEE FOR BOCA RATON HISTORIC DESIGNATION APPLICATION $1500 The city of Boca Raton recently initiated a fee for all applying for historic designation for properties in Boca Raton. Formerly there was no fee for this application; fees for local historic designation application vary widely across South Florida according to our research, however, Boca Raton’s is unusually high. This strongly discourages residents and property owners from applying for designation! Please contact your City Council members regarding this impediment to historic preservation in our 5 Boca Raton Historical Society & Museum Historic Preservation Update June 2013 community!! Please note, the Boca Raton Historic Preservation Board itself has the right to initiate and make application for historic designation for historic sites, avoiding the fee. HISTORIC PRESERVATION ORDINANCE REVISED!! WE NEED YOUR HELP IN GETTING IT PASSED!!! This is an update on the status of the revised historic preservation ordinance. The city of Boca Raton’s Historic Preservation Board (HPB) approved an updated, modern version of our city’s historic preservation ordinance. The new ordinance will streamline current procedures. For example, historic designation will no longer require the approval of the Planning and Zoning Board. Instead, the HPB historic designations would be referred directly to City Council for final approval. Most importantly, the technical changes to the city’s preservation ordinance will assist the city in meeting the requirements for Certified Local Government (CLG) standing. The CLG “checklist” of requirements meets regulations of the U.S. Department of Interior and the State of Florida’s Bureau of Historic Preservation. A CLG status would allow owners of historically designated properties within the city of Boca Raton to take advantage of ad valorem tax incentives authorized by the Florida legislature once Boca Raton has passed its own tax abatement ordinance. This would be the first significant local economic incentive for historic property owners—a vital step for the future of historic preservation in our community. Additionally, each year the Federal government sends dedicated funds to the state specifically for CLG communities to use on historic preservation projects. The state, recognizing the economic hardships in recent years, does not required matching funds for these CLG grants. In other words, it is free money available for CLG communities. We can take advantage of these funds once we become a CLG community. For the past seven years the Boca Raton Historical Society & Museum has worked with the city HPB and city staff to ensure that the revised ordinance includes all of the features required for the CLG status. The revised ordinance draft has returned from Tallahassee after review for CLG compliance. Since its return from Tallahassee, the HPB and interested parties have been waiting for the revised ordinance to be brought before the HPB and then City Council for final public hearings as required by law. It is our understanding that the revised ordinance is still in the hands of city’s development 6 Boca Raton Historical Society & Museum Historic Preservation Update June 2013 services staff and city attorney’s office, which are reviewing the revisions requested by the state Bureau of Historic Preservation. Understandably the economy and other issues have put the ordinance on the back burner. It is now time to bring it to the front and get it passed. We cannot, however, do it alone. We need your help. Please contact members of the City Council and the Boca Raton Historic Preservation Board staff liaison, Daryl Johnson, and urge that the revised historic preservation ordinance be brought before the HPB and City Council for final approval as soon as possible. Daryl Johnson can be reached at [email protected] BOCA RATON ROAD ENDANGERED! Proposed partial redevelopment After several tremendous decades of redevelopment, little of Boca’s historic downtown section remains today. One of the few survivors is a section of Boca Raton Road, located just east of Sanborn Square and a block south of Mizner Park. These modest commercial buildings were begun shortly after World War II and housed the post office, department stores, and a variety of businesses over the years. Today they are amongst the few examples of the “moderne” style popular in South Florida in the 1940s and 1950s left in Boca Raton. Currently still in use and targeted by the CRA (Community Redevelopment Agency) and others for redevelopment since the 1980s, this last bit of downtown is not protected by historic designation. Two current projects will impact the area. First is a proposed adaptive use of the historic Cramer House (currently office space) as a restaurant with indoor and patio dining. At this point, it appears the house would remain intact; this would be an appropriate use of this attractive historic structure. Secondly, a nine story condo named Tower One Fifty Five has been approved for the north side of Boca Raton Road at the east end near Mizner Boulevard. Architect Derek Vander Ploeg (a current tenant on Boca Raton Road) and Compson Associates are partners in this project scheduled to begin this Fall and be completed by 2015. This would involve the demolition of the historic Eubanks House (mostly recently a bank building) and garage (ca. 1946) plus three more modern structures. 7 Boca Raton Historical Society & Museum Historic Preservation Update June 2013 In 2011, Boca Raton Road, Southeast Second Street, Southeast First Avenue, and Palmetto Park Road underwent beautification and traffic calming improvements dubbed “The Promenade.” This has greatly enhanced the appearance of the area. It is the goal of the BRHS&M to create awareness of the historic character of this neighborhood and advocate that the city require any proposed development projects be made with respect to the historic structures, low profile, and mid-century character of Boca Raton Road and surrounding streets. To raise awareness of this historic area, the Boca Raton Historical Society & Museum used a depiction of Boca Raton Road ca. late 1940s as the theme of its 2007 commemorative ornament. This is one in a series of glass ornaments depicting historical themes and properties created by the BRHS&M as a fund raising tool each year. To purchase this ornament visit the Fire Bay Gift Shop at Town Hall or our on line gift shop on this website. For further information on plans for downtown contact the Development Services Department at the city of Boca Raton. To help save the last surviving buildings of our historic downtown, please contact your City Council members. Boca Raton Road looking east ca. late 1940s and 2012 (Former) Eubanks House and garage, future site of Tower One Fifty Five project 8 Boca Raton Historical Society & Museum Historic Preservation Update June 2013 Cramer House on Boca Raton Rd, ca. 1925, left, and 2012, right SPANISH VILLAGE (Christian Warren House 200 NW 7th Street) DESIGNATED! Located at 200 NW 7th Street, the Christian Warren House is located on the southwest corner of NW 7th Street and NW 2nd Avenue. The home is contiguous to and acts as an entry to the small cohesive quiet residential neighborhood known as Spanish Village. The Christian Warren House was one of the original 100 houses planned for Spanish Village (only partially completed) by builder Harry Vought and Company for the Mizner Development Corporation in 1925-26. An ad by Harry Vought in 1925 noted that the design and materials used on the Spanish bungalows in Spanish Village were approved by Addison Mizner. To entice visitors, Vought’s ad suggested that it was a unique opportunity to buy in the “pre-development” period of Boca Raton when a new owner could witness the Cloister Inn (the Boca Raton Resort & Club) being completed, Camino Real being paved, lakes and canals being dredged, and golf courses laid down. “These houses represent happy living conditions for the man who looks for comfort and convenience, coupled with a price that is affordable,” the ad stated. The cost-approximately $7000—quite a sum at the time. Less than 20 houses in Spanish Village were actually completed. Today eleven of the original bungalows can be found in Spanish Village. Recognizing its historic significance, the Boca Raton Historic Preservation Board recommended the Christian Warren House be listed on the Boca Raton Register of Historic Places; it was just approved by City Council. Its significance is noted in its 9 Boca Raton Historical Society & Museum Historic Preservation Update June 2013 association with being one of the first examples of community planning for urban development that was part of the original Mizner Development Corporation master plan for Boca Raton, its association with renowned architect Addison Mizner, and as a good representation of the Spanish Bungalow style of Mediterranean Revival architecture. Congratulations and kudos to Chris!! The Boca Raton Historical Society & Museum is pleased that the owner has recognized the importance of this property and is willing to place it on the local register. Hopefully, others will realize the significance of their historic properties and follow suit. Christian Warren House 2011, left, and Spanish Village house from MDC brochure, right LUFF HOUSE 390 E Palmetto Park Road ENDANGERED The Luff House, at 390 Palmetto Park Road, is a unique Boca Raton example of the Florida coral rock-bungalow style. It is threatened with demolition if a buyer and new site for the house are not found immediately. The Boca Raton Historical Society & Museum is seeking: 1) individuals interested in relocating the house for private use OR 2) funds to relocate the house for community use About The Luff House Pioneer residents Theodore and Harriet Luff had the house at 390 E Palmetto Park Road constructed in the early 1920s. It is built in a Florida interpretation of the bungalow style, employing coral rock on the porches and chimneys. This type of bungalow, once fairly common, is now an exceedingly rare survivor in the state and is literally unique in Boca Raton today. As Palmetto Park Road grew more commercial, the structure was occupied 10 Boca Raton Historical Society & Museum Historic Preservation Update June 2013 by a number of businesses including Front Porch Antiques, the Boca Watch Shoppe, and Carousel Jewelers. The building was also home to community agencies such as the Junior Service League and was the first home of the Boca Raton Historical Society & Museum. It has been a vital part of downtown Boca Raton in historic and modern times, serving as a residence and successful retail establishment. Today the house is in danger of demolition. The current owners would like to sell the property. They have offered the house to the Boca Raton Historical Society & Museum; however, the Society currently has no funds for the cost of the relocation of the house, a new site for the house, the necessary foundation and infrastructure for the house, nor restoration funds. Although it would be eligible for grant funds like those provided in the past by the Florida Bureau of Historic Preservation, these are limited and cannot be counted on. What the Boca Raton Historical Society & Museum has done to save this structure: 1) Met with public officials and private and civic organizations to discuss the relocation, restoration, and possible future uses of the house 2) Researched costs for the relocation of the house This is a community treasure; once gone, it will be gone forever. Please contact the Boca Raton Historical Society & Museum at (561) 395-6766 X 106 if you would like to support the effort to preserve this rare historic link with our community’s past. Luff House ca. 1920s, left, and 2012, right. 11 Boca Raton Historical Society & Museum Historic Preservation Update June 2013 THE GILES HOUSE (LA VIEILLE MAISON) 770 E Palmetto Park Road DEMOLISHED!!!! Thomas Giles, an engineer working for the Mizner Development Corporation (MDC), commissioned the house at 770 E. Palmetto Park Road from an unknown Palm Beach architect in ca. 1927. Giles also employed doors and other unused salvaged items from the MDC after its bankruptcy in 1927. The Giles House was later converted into apartments, a real estate office, and then a single family home once again before becoming the well-known restaurant La Vieille Maison in the 1970s. The five-star restaurant hosted numerous celebrations through the years until the building was sold in 2004. The Giles House was also a venerable survivor in Boca Raton, a rare example of the Mediterranean Revival style architecture from the city's glamorous days as Florida’s premier 1920s boom town. This property was approved by the Boca Raton Historic Preservation Board for historic designation but failed to pass review by the Planning and Zoning Board early in 2010. The City Council tabled its review hearing of the Giles House until an assessment of the structure could be completed. The house was deemed unsafe by the city after further inspection indicated there was extensive deterioration from vandalism and water intrusion. The Giles House was demolished in November 2011. Fortunately, the beautiful large Live Oak remains on the Giles House site. The tree has always added an extraordinary ambiance to the garden setting and hopefully will be incorporated in the redevelopment of the property. Whimsically themed tiles were salvaged from the fireplace of the Giles House by the Boca Raton Historical Society & Museum and can now be purchased at the Boca Raton Historical Society & Museum’s Fire Bay Gift Shop. Although the loss of the Giles House depicts a great loss of the city’s early history, there is now opportunity to redevelop the site to reflect the important legacy of the Giles House. 12 Boca Raton Historical Society & Museum Historic Preservation Update June 2013 Giles House ca. 1927, left, and site after demolition, right. BOCA RATON RESORT AND CLUB PRESERVATION UPDATE The BRHS&M has been negotiating for seven years with the Boca Raton Resort and Club regarding the preservation of that beautiful and historic landmark, in many ways a symbol of our community. We are continuing to strive towards some sort of covenant concerning the historic sections of the hotel and site. In 2008, BRHS&M released a scholarly history of the hotel by well known architectural historian Dr. Donald Curl. The Boca Raton Resort & Club: Mizner’s Inn, published by the History Press. It is a comprehensive history of Boca’s most famous landmark and features 120 black and white and color photos from the collections of the BRHS&M. The book retails for $19.99 and is available at the BRHS&M Fire Bay Gift Shop as well as local book dealers and www.historypress.net. Proceeds from book sales benefit the programs of the BRHS&M. 13 Boca Raton Historical Society & Museum Historic Preservation Update June 2013 Recently the hotel completed its renovation of the former Patio Royale, the area outside the Cathedral Dining Room. Once an open air court, this portion of the hotel has been returned to its former look by replacing the roof with a transparent canopy. Palm Court 2008 The eastern section of the lobby, where the grand staircase is located, has been painted white and redecorated with contemporary furnishings to resemble the rest of the renovated lobby. Grand stair lobby (Schultze and Weaver addition) after renovation 11/2008 A new sushi bar and ice cream parlor in what were, in 1926, the original Cloister Inn Dining Room were completed three years ago. In addition, the Mizner Loggia has been redecorated, and the original cement tile floor covered with modern tile and carpet. The decorative tile wall plaque/ planters which hung there for so many years are no longer in place; instead four have been donated to BRHS&M while two hang at the Mizner Center. The original Mizner Lobby, located in the east wing of the historic portion of the hotel, remains in its original configuration. The BRHS&M has opened a small exhibition there 14 Boca Raton Historical Society & Museum Historic Preservation Update June 2013 in cooperation with the BRR&C. Historic photos are supplemented with actual Mizner Industries furnishings and antiques used by Mizner in the original décor. Now tour patrons and guests will be able to learn about the history and significance of the hotel. Original Mizner lobby, 2012 BRR&C has removed the historic hotel gates and given them to the BRHS&M; portions were in very poor condition. They are currently in storage awaiting some future display opportunity. Section of hotel gates originally designed by architects Schultze & Weaver for the Boca Raton Club addition to the Cloister Inn. Now in the collections of the BRHS&M. To learn more about the hotel and its history, join one of our docents on a guided tour of the BRR&C. For information click on the tours link on this website!! MORADA BONITA 741 E Palmetto Park Road RESTORED Pioneer realtor Harley Gates constructed this Mediterranean gem on the road to the beach in the mid 1920s. It has survived little changed, through many owners over the years. In 2006 realtor David Roberts beautifully restored the charming structure to serve as the 15 Boca Raton Historical Society & Museum Historic Preservation Update June 2013 Royal Palm Properties office. For his efforts, the BRHS&M recognized Mr. Roberts with its 2007 Preservation Award. Morada Bonita ca mid 1920s, left, and 2012, right ROYAL PALM APARTMENTS, 375 Royal Palm Boulevard ENDANGERED Constructed in ca. 1926 as the Donaldson Apartments, the Royal Palm Apartments are another rare survivor of Boca’s boomtime past. It originally consisted of four apartments with then trendy space saving devices such as Pullman dining nooks and in-door beds. It was conveniently located near the hotel’s golf course and close to the beach road. Constructed in the Mediterranean style, it is readily recognizable from an historic photo from the 1927 Boca Raton Record. The Royal Palm Apartments are unique in that it is the oldest surviving apartment house in town, little altered from Boca’s halcyon days. Developer Penn Florida has indicated to the BRHS that this property is scheduled for demolition. Development of this site has been delayed by the real estate slow down. Donaldson, now Royal Palm Apts, ca. 1927, left and 2012, right. 16