Craig Southern, CFM

Planning Supervisor

Lauren Pruss, AICP

Assistant Director of Community and Economic Development

Peter Schwarz, AICP

Director of Community and Economic Development

Issue Statement: The Mai Kai Restaurant and Polynesian Show is a Polynesian style restaurant that operated continuously from 1956 until it closed in late October 2020 due to flood damage. The Mai Kai Restaurant is comprised of two buildings, the main restaurant, and the Bora Bora Room and has extensive tropical gardens with water features. The buildings and landscape were listed in the National Register of Historic Places in 2014 and locally designated by the City of Oakland Park as a historic resource. The Mai Kai Restaurant is locally significant under Criteria 25-74 (1)(c) and (2)(a) in the areas of Commerce, Entertainment/Recreation, and Architecture.  The applicant is proposing exterior modifications to the site and structures that require the issuance of a COA pursuant to Section 25-101, Activities Requiring a Certificate of Appropriateness.

Recommended Action: Staff recommends that the Historic Preservation Board consider that the proposed modifications are historically compatible with the existing Polynesian style architecture and setting, and consider approval of a Certificate of Appropriateness to the property for the project.

The Mai Kai is one of the most iconic and historically significant developments in Broward County. The Mai Kai was created by Robert Thornton and Jackson Thornton in 1956. In its early years, it generated approximately one million dollars annually, which made it one of the most successful restaurants in the United States. It represents historic Tiki American Pop Culture and was popularized several times on "The Tonight Show Starring Johnny Carson” where Mr. Carson ordered a tropical drink "to-go" from an actual Mai Kai waitress in costume.

Historically, the Mai Kai included eight dining rooms, a bar, tropical gardens with walking paths, waterfalls, a stage to showcase the Polynesian Islander Revue floor show, and a gift shop. Minor improvements to the property occurred over the years, and there was a large-scale renovation project conducted during the 1970s. In 2005, the Mai Kai was severely damaged by Hurricane Wilma and underwent additional renovations for restoration purposes. The Mai Kai continued operating until 2020 when a pipe burst which resulted in substantial flooding and water damage thereby causing a portion of the roof to collapse. As a result of these severe damages, the Mai Kai closed due to unsafe conditions regarding the structural integrity of the building. The Mai Kai remains closed but plans for interior and exterior renovations are now proposed.

An overview of the description of work includes demolition of the Bora Bora Room, partial replacement of the exterior flat roof with a new “A Frame” thatched roof structure, construction of a proposed event space, and access and circulation improvements off North Federal Highway. Prior to the primary phases, the Applicant proposes to conduct initial repairs that include repairing the interior finishes with significant water damage, repairing the plumbing lines, and replacing deteriorating landscaping and roof thatching. The existing flat roof will be repaired, and a permit was received to replace the existing flat roof system that was leaking and compromising the historic interiors of the Mai Kai. The existing mansard thatched roof was removed to repair the existing flat roof. The mechanical equipment has been replaced, and a permit was approved for the replacement of the existing HVAC equipment to maintain the condition of the building's interior. The primary renovations will be conducted in a series of two phases, as shown on the Proposed Floor Plan (Sheet SP-7). Phase 1 includes interior upgrades and a temporary kitchen. Permit drawings are currently being reviewed for the interior reconfiguration of the back of house area to include the staff restroom, locker rooms, new ADA restroom, and temporary kitchen. Phase 2 includes renovations of the kitchen area and the event space, A-Frame roofing upgrades, replacement of the previously removed thatched mansard roof on portions of the east and north elevations, and demolition of the Bora Bora Room and mechanical penthouse. All renovations are intended to maintain a consistent aesthetic with the original Polynesian design.

Analysis:

Due to the significance of this historic resource, the City has commissioned an expert architectural historian, Richard J. Heisenbottle, who has over four decades of expertise in all aspects of architecture and interior design with a specialty in historic preservation and theater arts projects. Mr. Heisenbottle’s work is well known throughout the State of Florida for the restoration of some of the area’s oldest and most prestigious landmarks including the Vizcaya Museum and Gardens, Gusman Center for the Performing Arts, Colony Theater, Freedom Tower, City of Miami City Hall, Trinity Episcopal Cathedral and Miami Edison Middle School.

Attached to this agenda report is a thorough analysis prepared by Mr. Heisenbottle and his associate, Nina Caruso.  This analysis provides recommendations regarding the review and approval of the proposed modifications.

Applicable Regulations:

Sec. 25-101. - Activities requiring certificate.

A certificate of appropriateness issued by the historic preservation board shall be required for any of the following activities:

1. Any alteration requiring a building permit which may change the exterior appearance of an individually designated historic building or structure.
2. Demolition of an individual building or structure that has been previously issued a certificate of designation.
3. The relocation of any building or structure or individually designated historic resource.
4. Any new construction of principal or accessory buildings, structures, or any addition to any building designated as a historic resource.

Sec. 25-107. - Action by historic preservation board.

At the public hearing provided for in this article, the historic preservation board shall approve, deny or approve with conditions each application based on the appropriate criteria contained in this article after the public hearing, except as otherwise provided for in demolition situations outlined in section 25-111. Copies of the decision shall be mailed to the applicant and property owner within ten (10) days of the decision. Unless appealed, the decision of the board shall be the final administrative decision. After the issuance of a certificate of appropriateness, except for ordinary maintenance, no change may be made in the proposed work without resubmittal of an application.

Sec. 25-108. - Review criteria for proposed exterior work on buildings or structures where a certificate of designation has previously been issued.

In consideration of an application for a certificate of appropriateness for proposed exterior construction, the historic preservation board shall utilize the following guidelines based on the United States Secretary of the Interior's Standards for Rehabilitation, 36 CFR 67:

1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.
2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of exterior features that characterize a property shall be avoided.
3. Each property shall be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.
4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.
5. Distinctive features, finishes and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.
6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, texture and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical or pictorial evidence.
7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.
8. Significant archaeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, work shall be monitored by an archaeologist, as appropriate, and mitigation measures shall be undertaken.
9. New additions, exterior alterations or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale and architectural features to protect the historic integrity of the property and its environment.
10. New additions or related new construction shall be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

Sec. 25-109. - Review criteria for proposed new construction and additions.

New construction and additions associated with an individually designated historic resource shall be compatible with the buildings, site, or environment with which the new construction is visually related. Criteria to be considered by the historic preservation board shall include the following:

1. The height, volume, mass, scale, proportions and relationship between doors and windows, rhythm of solids and voids created by openings in the facade, materials used in the facade, the texture inherent in the facade, the pattern and trim used in the facade, and the design of the roof shall be compatible with any existing historic buildings within view of the property.
2. Rhythm created by existing building masses and spaces between them shall be preserved.
3. Landscape plans shall be compatible with the buildings and environment with which it is visually related.
4. Architectural details should be incorporated as necessary to relate the new with the old and to preserve and enhance the inherent architectural characteristics of the area.

Sec. 25-111. - Demolition of a historic resource where a certificate of designation has been issued.

No certificate of appropriateness shall be issued for the demolition of a historic resource issued a certificate of designation unless the applicant demonstrates by the preponderance of the evidence that undue economic hardship or unusual and compelling circumstances support such a demolition.

1. Unusual and compelling circumstances.

a. Criteria. In situations where the applicant claims that unusual and compelling circumstances require the demolition of an individually designated historic resource the historic preservation board shall consider the following criteria:

1. The building or structure is of such interest or quality that it would reasonably meet national standards for additional designation on the National Register of Historic Places or as a National Historic Landmark.

2. The building or structure is of such design, craftsmanship or material that it could be reproduced only with great difficulty and/or expense.

3. The building or structure is one (1) of the last remaining examples of its kind in the city or the region.

4.Retention of the building or structure would promote the general welfare of the city by providing an opportunity for the study of local history, architecture or design.

5. Definite plans exist for reuse of the property if the proposed demolition is carried out, and if the plans will have a positive effect on the character of the surrounding area.

6. A reasonable effort was made to relocate the building or structure.

7. Demolition of the designated building or structure has been recommended or ordered by the appropriate public agency due to unsafe conditions.

b. Action by board. On applications for certificates of appropriateness for demolition claiming an unusual and compelling circumstance, the board may approve, approve with conditions or deny the request or may suspend action to allow further study of the matter for a period not to exceed one hundred eighty (180) days from the date of the filing of the application. The length of the delay shall be determined by the board based upon the probable time required to arrange a possible alternative to demolition.

During the stay of demolition, the board may take such steps as it deems necessary to preserve the building or structure concerned in accordance with the purposes of this chapter. Such steps may include but shall not be limited to consultation with civic groups, public agencies and interested citizens; recommendations for acquisition of property by public or private bodies or agencies; and exploration of the possibility of moving the structure or building.

Not Applicable.

Staff recommends that the Historic Preservation Board consider that the proposed modifications are historically compatible with the existing Polynesian style architecture and setting, and consider approval of a Certificate of Appropriateness to the property for the project.