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Images extracted from submitted plans. See full documents in the attachments section below.

HPB26-0696

1751, 1757 & 1775 COLLINS AVENUE

The following summaries were generated by AI from the official documents linked below. They may contain errors. Please refer to the original documents for authoritative information.

Proposal

The applicant is requesting an after-the-fact Certificate of Appropriateness for the demolition and removal of existing terrazzo flooring within portions of the Raleigh, Richmond, and South Seas Hotel buildings, which was necessitated by emergency structural stabilization and façade preservation work. The proposal also includes a Certificate of Appropriateness for the recreation of the terrazzo flooring consistent with historical documentation, based upon a documented field survey and approved control samples. The work is connected to previously approved structural stabilization efforts addressing significant foundation deterioration, including a soil void discovered beneath the slab-on-grade.

From the Letter of Intent

The Owner is requesting an after-the-fact Certificate of Appropriateness for the removal of interior terrazzo flooring within the Richmond Hotel and South Seas Hotel. The removal was necessitated by emergency structural stabilization and foundation reinforcement work required to preserve the contributing historic buildings and their historic façades. The request is intended to facilitate the long-delayed realization of a broader redevelopment project that advances the City's historic preservation goals.

  • Removal of interior terrazzo flooring within portions of the Richmond Hotel (1757 Collins Avenue)
  • Removal of interior terrazzo flooring within portions of the South Seas Hotel (1751 Collins Avenue)
  • Emergency structural stabilization and foundation reinforcement work beneath existing floor slabs
  • Façade stabilization and shoring system installation
  • Rehabilitation and restoration of contributing historic structures
Staff Recommendation
APPROVAL W/ CONDITIONS
Approval of the Certificate of Appropriateness (including demolition) with conditions.

Compliance Findings:

✗ Sea Level Rise: Not Satisfied ✓ Certificate Of Appropriateness: Satisfied
Key Issues
  • After-the-fact nature of the terrazzo demolition - work was performed without prior HPB approval
  • Structural necessity: a soil void (11 ft long, 90 in wide, up to 40 in high) was discovered beneath the slab-on-grade, requiring emergency stabilization
  • Loss of character-defining historic interior terrazzo flooring in lobbies, lounges, and terraces of three contributing buildings
  • Recycling and salvage plan not yet submitted (required at time of building permit)
  • Demolition Evaluation Criteria 'c' not satisfied - retention of flooring was not feasible given structural conditions
  • Sea Level Rise and Resiliency Criteria 'a' not satisfied - recycling/salvage plan pending
  • Substantial reconfiguration of ground-floor interior spaces including outdoor terraces, lounges, reception areas, and specialty rooms
  • Applicant has a pending Planning Board application to increase FAR from 2.0 to 2.5

Documents

Property Details
Historic District Ocean Drive/Collins Avenue Local Historic District
Year Built 1940
Zoning RM-3
Lot Size 132,836 square feet
Applicant Nahla Raleigh LLC
Architect Kobi Karp
Existing Building
Year Built 1940
Architect Melvin Grossman (1751 Collins Ave) & L. Murray Dixon (1757 & 1775 Collins Ave)
Partial demolition proposed
Meeting

Tuesday, September 15, 2026

09:00 AM

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