3. COA-23-039 400 S OCEAN BLVD. The applicant, 400 S Ocean 205 206 LLC, has filed an application requesting a Certificate of Appropriateness review and approval for the tile replacement of the 2nd and 4th floor balcony tile of a Landmarked condominium.
 
This project has been tentatively added to this agenda.
Received via email on 9.19.23:
To: Members of the Landmarks Preservation Commission
From: Elizabeth Baird
I am a resident of 400 S Ocean Boulevard. As a resident on the 4th floor, where the balcony tiles are to be replaced, I want to express my objection to the use of porcelain tiles.
All the exterior walkways in our building are 24 x 24 travertine tiles, and these tiles are 24 x 48. Mixing different materials and sizes of exterior tiles is not something that should be done in a landmarked building such as ours. A jumble of different types and sizes of tiles on our famous exterior walkways cheapens the building. And even the Palm Beach Landmarks Manual says -- “Whenever possible, replace original building materials with elements similar in texture, size and color, to ensure the continuity or fluidity of the overall design.”
Since we were forced to swap out the original blue tiles that were in our water garden and that we all loved, to something completely different and that none of us likes, we do not want to see any more such changes made to our beautiful landmarked building, and we ask that the Landmarks Commission stop that from happening by requiring that the 2nd and 4th floor balcony tiles be replaced with the same kind and size of travertine tiles that were there before.
Received via email on 9.19.23:
My name is Denise Swan, I am an owner of three residences at 400 South Ocean Blvd. This letter is being sent as my formal objection to the request to change the tiles on both the second and fourth floor balconies of the building.
I feel very strongly that all of the tiles in the building should be the same material and same size.
Edward Durrell Stone created a beautiful building, and there is no way that a historical building would ever have tiles of different size and composition on various levels. At the homeowners meeting in May, we were asked to choose from only three samples, all of which were just tile not even travertine.
Our family owns an apartment on the second, fourth, and penthouse level of the 400 building. We have lived in the building for over 30 years.
Thank you for your time and consideration in this matter I look forward to the zoom meeting tomorrow, September 20.
Denise G. Swan
Received via email on 9.19.23:
Hello Kelly,
My husband, Steve Varkaris, and I are the owners of one of the units in the 400 Building. We have been owners since 2017 and have supported many of the improvements, both financially and in any other way possible to improve and maintain the building. We believe it is of utmost importance to continually improve the conditions of a facility because there is constant need for maintenance and renovation to keep the building safe and in the best working order for all to enjoy.
I believe there is an issue that has been raised by some members of the building opposing the use of a porcelain tile. We believe there is no reason to oppose the use of a porcelain tile, in fact , we are in full support of a porcelain tile replacement for the outdoor areas because is it not porous. To put limestone tile on the exterior of a building is a mistake because of the porous nature of the tile, and while it may have been done in the past for whatever reason, to replace it with limestone today, is clearly negligent knowing what we know about limestone tile and it’s porous nature.
We have been patient with many delays and constant interruptions to the use of the building because of construction issues arising over the years and often due to pauses to ensure we are compliant with Landmarks and would love for this to be put to bed as quickly as possible. It is in no one’s best interest to have a building under construction with tarps and visually messy during the season as it affects both the enjoyment of the owners as well as renters.
Please quickly approve the porcelain choice that Mr. Missner, the engineers / architects , and the board, have proposed so we can move on to important work and complete everything that is outstanding. Feel free to contact us with any questions.
Thank you so much for your continued work with landmarks to ensure we can all enjoy historic and important sites in the future.
Sincerely,
Maria Varkaris
Received via email on 9.19.23:
To: Members of the Palm Beach Landmarks Preservation Commission
From: Jane Beasley and Dan Chamby
We are residents of the 400 Building, at 400 S Ocean Boulevard. We are writing to you, on behalf of ourselves, as well as other residents with whom I have spoken, in regard to the hearing on September 20, 2023, to review the proposed replacement tiles to be installed on the 2nd and 4th floor balconies of our building..
As you are aware, a fundamental feature of the 400 Building is its exterior common corridors, walkways and terraces, including the balconies on the 2nd, 4th and 6th floors. These balconies abut not only the individual apartments, but also wrap around the entire building and abut the central common area walkways and terraces. We believe these wraparound balconies are an integral part of the building’s unique architectural features and that the replacement materials to be used on these balconies should be consistent with those used in other areas of the building.
Residents on the 2nd and 4th floors will be directly impacted by this decision, and we would like to express our specific concerns about the choice of the replacement tiles, in particular --
The proposed replacement tiles are 24 x 48 porcelain tiles, and thus are of both a different material and a different size than the existing 24 x 24 travertine tiles used elsewhere throughout the building.
The proposed replacement tiles on the 2nd and 4th floor balconies will differ not only from those at the entry to these apartments, but also from those used on the 6th floor balconies, resulting in a mismatch between the central and the outside walkways, and between balconies, in the building.
In several areas on the 2nd and 4th floors, the replacement tiles will abut the central common walkways, and we are concerned about the transition between these tiles of different materials and sizes.
It is therefore our opinion that all materials used on all exterior walkways, balconies and terraces should be consistent throughout the building, both in size and material, and should not be a patchwork of differing materials, sizes and patterns. We believe the use of differing materials on the exterior walkways is inconsistent with both Stone’s design concept for the building and LPC regulations, and would negatively impact the value of the building.
As additional background, the COA package presented by the Board states that the choice of these particular replacement tiles was approved by a majority of residents; however, as far as we’re aware, while residents did approve the repairs to the 2nd and 4th floor balconies as part of a special assessment, there was no vote approving the use of these particular tiles. Rather, the residents I have spoken to uniformly oppose the use of any tiles that differ in material and size from those used throughout the building. If such a resident vote did occur, the Board should be able to provide minutes and a record of the vote, but we have no memory of, or Board documents relating to, such a formal vote. Furthermore, despite our suggestion that the change in the size and material of the replacement tiles should be submitted to the full LPC for approval, the Board was instead advised by counsel that such a submission was not necessary. We believe that a material change such as this should have been submitted to a formal vote by residents and afterwards to the LPC for prior approval.
We and other residents have previously expressed our objections to the members of the Board, so they are well aware of our views.
The COA package also contains a recent letter from a structural engineer, Botkin Parssi & Associates -- drafted in preparation for the LPC review on September 20 -- that opines that travertine is not a suitable material for use on exterior walkways of the building, due to its porosity and the possibility of leaks. The 24 x 24 squares of travertine currently used on exterior walkways throughout the building were in place when the 400 Building was landmarked, and we have consulted various experts who have advised that travertine is frequently used in exterior applications, in part because the porosity of the material creates a nonskid surface, thus making it suitable for exterior applications. We have further been advised that the issue of leaking is merely a matter of proper waterproofing, maintenance and repair, as needed. Our contractor has now installed a waterproofing underlay with a multi-year warranty on the balconies, which should resolve any concern about leaking, regardless of the type of overlay material to be used. In addition, there have been multiple repairs in recent years to exterior walkways and terraces in other areas of the building, all of which have retained the existing travertine when replacement tiles have been necessary. Therefore, in our opinion the engineer’s letter is inconsistent with what has been done in recent repairs in other areas of the building and is not dispositive as to whether retaining travertine on the balconies is suitable. Furthermore, if for some reason travertine is deemed to be unsuitable for the 2nd and 4th floor balconies, it would by extension be unsuitable for use in other exterior walkways in the building.
The COA package presented by the Board also contains an email from Kenneth Direktor, the lawyer who recently assisted in revising our condo documents, in which he states his opinion that the condo documents give the Board the authority to designate the standards for the balcony tiles to be used. That opinion is apparently based on his understanding that residents installed the tiles on the balconies outside their apartments, and this is not the case. According to the information we have, the current travertine pavers used throughout the building, including the balconies, were approved by residents and installed throughout the building as a part of an earlier renovation under the direction of Robert Gilbane, a construction expert who was also a resident of the 400 Building, and Hicks Stone, the son of Edward Durell Stone and an architect in his own right, who is a recognized authority on his father’s work and aesthetic. Furthermore, Direktor’s opinion ignores the authority of the LPC to approve exterior changes to a landmarked building.
The Preservation Foundation has recently done an excellent film on the 400 Building as part of its Landmarks Discovered series, and that film is an excellent resource, with many views of the building, and includes an interview with Hicks Stone about his father’s vision for the building.
Finally, we are particularly concerned about this issue, as it follows a controversial decision regarding the replacement of the tiles in the central courtyard reflecting pool, after needed repairs. The courtyard reflecting pool is widely recognized as perhaps the most unique and defining feature of the building, and residents expected that after the needed repairs were completed, the tiles would simply be replaced with the same tiles, which were the tiles that were in place in 2012 when the building was landmarked. However, we were advised by the Board that this proposal was submitted for administrative approval and was rejected by LPC staff and the Town, who required the installation of an entirely different size, color and pattern of tiles. We have been told by Hicks Stone and other long-time residents who are familiar with the history of the building that these replacement tiles are not consistent with the original design by Stone. We and many, if not most, residents have been surprised and extremely disappointed with the result of this change and are concerned about how such a significant change could have been required without approval by the full LPC.
Should you have any questions or wish to contact me directly, below is my contact information.
Jane Beasley
Public Comment, Town of Palm Beach Admin
admin
over 1 year ago
Received via email on 9.14.23:
Robert V. Gilbane
575 Island Drive
Palm Beach, Fl. 33480
I am a registered voter in Palm Beach, former 400 Board member, and with John Dodge, previous co-head of the 400 Building Committee, that supervised the 2010 renovation Landmarked by this Commission. Our family first came to Palm Beach in the 1950’s and lived at 400 from 1980-2014. My career has been spent in real estate development and construction in our family business which started in 1870. We build or develop approximately 8 million sf each year throughout the country and overseas.
When we moved to 400 we were attracted by Edward Durell Stone’s white, six-story 400 Building classically designed around a central open courtyard. The ground floor featured an armillary sculpture and tropical plants floating on circular islands of various sizes over an azure blue tile water garden. Many of you have seen the classic Slim Aarons photo of Lily Pulitzer models standing on one of the circular islands in the water garden. The attached photos show the interior courtyard during the circa 2010-2011 renovation, a photo after the renovation was completed and the Slim Aarons photo shoot. Notice the azure blue tiles and the simply detailed walkways. Quite striking.
The 2010 renovation for 400 was well thought out and unanimously approved by the 400 owners. Hicks Stone was hired to oversee the alterations and update the building with the intent of respecting his father’s original design. We purposely decided to bring in Hicks, as the architect, rather than just hire an engineer and contractor. Hicks employed a thoughtful and inclusive design process. He prepared renderings showing the building’s proposed updated design features including the interior common areas so that everyone could be “onboard” before the work started.
When the Gilbane family arrived at 400 in 1980 all the concrete walkways and external stairs were painted white. The first-floor elevator/concierge lobby centerpiece square was natural stone travertine. Hicks said that his father’s original design intent was to have all the walkways in natural stone travertine but cost cutting modified this to primarily white painted concrete. During the renovation project we purchased natural stone travertine walkway pavers at an attractive price and Hicks approved both the color and size of the natural stone travertine squares that we installed and then sealed.
We used a blue azure colored Mexican tile in the pool courtyard tiles very similar in color, size and pattern to the original tile visible in the Slim Aarons photo. We restored the garden armillary statue and the circular landscape islands. Hicks also approved an updated but classical design of the elevator cab interiors. The residents were delighted with the completed project. We received Landmark status and the average value of apartments increased well over 250 %.
I no longer am a 400 resident or Board member and recognize that not all old structures are worthy of Landmark status. However, there are many residents in Palm Beach who believe 400 is “special” for its architectural design and history. The Commissions criteria for issuance of a certificate for appropriateness state “exterior alterations shall not affect the architectural quality or historic character of the building and “No landmark…shall be…altered…until after an application for a certificate of appropriateness (including the kind and texture of the building material) as to exterior architectural features has been submitted to and approved by the commission. “
There is great concern from those who have visited the building that the alterations now being made have not been well studied or thought out. The most impactful feature, the blue tiled water garden has been significantly altered with the substitution of a much lighter, muted white color tile. The latest proposal is to remove the natural travertine walkways and replace with a contemporary porcelain tile. The proposer is claiming they can’t replace it with stone travertine as the material is to heavy and porous. This is not correct as natural stone travertine is a classic material used in exterior applications throughout Florida. Travertine has natural fissures and that’s why “good practice” is to seal it and maintain it. As long as it is properly maintained travertine is very durable.
The Landmark Commission has the authority to decide the appropriateness of changes or alterations to existing Landmarked properties. I question the process, if there was one, used by the 400-building committee and designer (if there is one) in obtaining approval from both the 400 community and the Landmarks Commission for these alterations. Who proposed and/or approved the change in color of the courtyard tiles as it no longer bears any resemblance to the historic color used. What will be the color, material and size of the walkway tiles – will they be travertine or white painted concrete or some out-of-character, synthetic modern material and color? These alterations significantly change the design and materials used in the previous renovation of this Landmarked building.
I am concerned that citizens will be distraught and dismayed with these alterations and only left with memories of “what was” and question how these new alterations could ever be permitted and approved. I hope the Landmark Commission members and staff visit 400 and review the alterations and proposed changes to ensure that the heritage of this building is protected and not lost for future Palm Beach generations.
Bob Gilbane
Received via email on 9.15.23 from Juliet C. Folger:
To the 400 South Ocean Board:
September 11, 2023
As we arrive at the 400 South Ocean / Edward Durrell Stone building (our ownership from the mid-60’s) we are appalled at the selection of the bathroom-like tiles in the water garden. The identical, original blue glass, mottled tiles were found to replicate the original, installed ones. There had been no evident leaking tile problems for about 40-50 years.
The company that installed the replacements were obviously deficient as leaking ensued shortly after installation. The persons who made the choice of installers obviously was inexperienced. How many letters of recommendation, how many interviews of former clients? LPC had no prior history or expertise of the water garden’s tiles to enable approval or disapproval. Did the apartment owners or the LPC (not staff)ever vote on the selection of the blue, glass Spanish tile? One of its features was the mottled surface which produced a sparkling water surface. At this time we are confronted with bathroom style tile.
Now the building needs to decide on the 6 floors of walk-way flooring which connect all the apartments, elevators, storage room, swimming pool, changing rooms and entertainment space. Historically, and traditionally these have been installed with travertine. Much of this was added 30 years ago. A warning threat of excretion due to porosity has delayed a vote on replacement. There has been no formal vote but only a sign-up sheet in the manager’s office, which has now vanished. The LPC staff is not qualified to vote on the acceptable qualities of flooring. Travertine can be sealed (with a non-slip mat finish), and water proof underlay (by an experienced crew could stanch that issue). Marble is also porous, but applied on floors and kitchen counters.
The mentioning of balconies is confusing to residents. There are small balconies outside the individual apartments. Are you proposing replacing those fkoor tiles some of which face the Atlantic storms with travertine or a plastic composite? If the latter, it should closely as possible match the travertine in over-all hues and quality. Kirkland House next door found a blad but practical solution. There may be a compromise solution for the balconies on the west side of the building.
Another offensive part of the building, both outside and on the inside walls and ceilings is the blinding white paint. The water garden no longer softens the hospitable atmosphere of this too white decision-probably a decision by earlier boards.
Apartments 415, 416 LLC
Received via email on 9.18.23:
Dear Ms Pardue-
Please note that as a unit owner at the 400, I fully support the board’s selection of material for the balconies. The material is appropriate and sustainable.
Best regards,
Chris Kirsten
Apt 424
Received via email on 9.18.23:
We are writing in support of the 400 building decision to use Italian porcelain during its renovation As long time owners and citizens of Palm Beach we have watched the gallivant efforts of our condo leadership try to get ahead of the repairs that are necessary to maintain our building as an architectural icon of our town A great deal of time and effort has gone into how to among other things, replace the leaking travertine.
We believe that the right decision was made to procure the Italian porcelain It has a longer life span, is lighter thus better for the integrity of the building Additionally the owners throughout the building had much time to review the options available to us and overwhelmingly supported the decision made by our board We hope the Landmark Commission will respect our decision and not be swayed The Italian porcelain is not only attractive but also very protective of our building Thank you for your attention to our desires Pamela Aycock Marc Himmelstein Unit 110
400 South Ocean Boulevard
Received via email on 9.18.23:
Dear Members of the Palm Beach Landmarks Preservation Commission,
My wife and I have been apartment owners at 400 S. Ocean Blvd. since 2015 and frequent visitors prior to that.
We are extremely proud of our stunning building and are keenly aware of its architectural significance. In fact, this was an important reason for our purchase almost ten years ago. We applaud the work that has been accomplished in recent years to repair this structure and restore its original integrity and beauty.
I strongly support the recommendation of our engineers to use Italian porcelain to replace our deteriorating travertine balcony surfaces - for reasons, among others, of water resistance, durability, and maintenance. Perhaps most relevant, the porcelain material as installed will not detract from the aesthetics of the building that we appreciate so much.
Thank you for your thoughtful consideration.
John and Julie Lindsey
Apartment 222
Received via email on 9.18.23:
Dear Ms. Churney,
Please be advised that
I am in full support of the installation of the Italian Porcelain tile on the balconies at the 400 South Ocean Building.
I am a resident in Apartment 108.
Thank you for your consideration.
Sincerely,
Barbara Fosco
Received via email on 9.18.23:
Sara, Kelly,
I am writing to you about the urgent matter that will be presented to you on at the hearing on September 20th: the installation of Italian porcelain tile on the balconies of the 400th Sth Ocean Building. As a designer and an owner of unit 419 in the building, I urge you to approve the tile that the building has so carefully researched by our board to maintain the integrity of the building and to adhere to the guidelines set forth by the Landmarks Preservation Commission.
As an individual with a tremendous amount of appreciation for history and design, I write to tell you that the tile is in keeping with the aesthetic of the original design of the building. We have made a huge investment in the upkeep of this Landmark building to date and would hope that the Landmarks Preservation Commission will trust our judgment as we continue our partnership in preserving the intent of the original architects. If the Commission makes the guidelines too stringent to adhere to, the future of the building’s fiscal and social vibrancy will be at stake.
We hope our track record will be enough to assure you that the board has made the right decision in the tile.
With much respect for your dedication to the preservation of historical design,
Judith Grey
Unit owner 419
400 sth Ocean BLVD
Received via email on 9.18.23:
Hello Landmark Committee and Town of Palm Beach and Mrs. Chutney and Mrs. Pardue, Please allow the use of porcelain at the 400 building as recommended by our contractor and by our engineer and by our architect. The advantages of porcelain are many. Please consider: Porcelain is scratch and stain proof. Porcelain never needs sealing and will never fade. Porcelain is completely water-resistant and tougher than travertine. Porcelain is mildew and mold resistant, anti-slip, totally free of allergens and harmful substances such as PVC, VOC and formaldehyde. Porcelain prevents the formation and stagnation of bacteria. On the other hand, travertine can suffer from etching, scratches, and stains. Travertine is porous with imperfections, small cracks and holes. Travertine accumulates dirt and mold, even when properly maintained. Travertine needs sealing, thus spoiling the look and increasing slip possibility.
Regards,
Gonzalo Diaz
400 Building #221
Received via email 9.18.23:
Dear Ms Churney and Ms Purdue
I’m writing this letter in support of the board of the 400 Building in its proposal to replace the balcony floor surfaces with the proposed Italian Porcelain “travertine” tiles.
I have been a board member for several years now and the work that has been done in the past couple of years has been little short of Herculean in terms of structural and aesthetic improvements after a period of woeful, and arguably, dangerous neglect.
All board members are crucially aware of the wider importance of this building and the criticality of keeping faith with the original design language while maintaining an affordable and inclusive home for its owners (not all of whom are super wealthy and for whom the recent assessments have been a heavy burden).
I feel the board generally, and it’s leadership specifically, have done an amazing amount recently to stabilize both the building’s condition and it’s appearance for the long term while making critical upgrades (eg elevators, pool, water garden, roofing, hurricane glass etc. etc.).
I am firmly of the opinion that the proposed treatment of the balcony floors is entirely in keeping with the core look and feel of our building while offering enhanced safety and waterproof performance (according to our engineer). Both these are of course connected: like many buildings in South Florida the 400 has suffered water ingress problems promoting rebar rust and concrete spalling. We want to do everything we can to avoid compromising the structural integrity of the building the biggest enemy of which is, of course, water. We have consistently been advised that the existing travertine marble has, over time, poor water proofing performance, is maintenance-intensive and has worse “slip and fall” characteristics (a meaningful consideration given the demographics of our residents). The proposed material is of indistinguishable color to travertine (hence its brand presumably) but lacks the characteristic openings that allow water to pass through and get trapped underneath the tile over time from where it starts attacking the concrete and rebar. That has been the building’s experience in multiple locations.
I understand you have been contacted by 2 residents and 2 non-residents objecting on various grounds, one of which I gather is originality. To be clear, the travertine treatment came a long after initial construction, it was not original to the building. Further, I’d highlight that no-one outside the building will see any difference whatsoever to its looks and I’m betting, once installed few residents, would feel it’s impact. A further modest point is that I see Mr Stone has cited Richard Meier’s extensive use of travertine at The Getty Center in LA. Firstly the drought-ridden climate of Southern California is quite different from our own and thus presents a totally different water ingress challenge and secondly, cursory research shows that that complex has struggled with consistent leakage…
So in short:
*We, as a board, have moved heaven and earth to stabilize and upgrade the building over the last couple of years.
* Everything we have done has been with the look and feel paramount in our minds while looking to enhance safety where possible, that’s why we live there after all!
* The proposed new tiles are aesthetically VERY close to the current travertine (even though that material was NOT original to the building) while being SAFER both to residents and the building’s fabric in the long term.
* The change cannot be seen by non residents, and is minor in any case for residents.
I hope you take my points into account in your deliberations and with the utmost of respect for your invaluable work hope you can approve the board’s proposal and let us finish our work on our beloved building.
Sincerely,
Jonathan Copplestone
Board member, The 400 Building
Owner of units 417 and 418
Received via email on 9.19.23:
Dear Ms Churney and Ms Purdue:
As a fellow board member with Jonathan Copplestone at the 400, I wholeheartedly support his comprehensive letter to the commission for the rationale of replacing travertine tiles with porcelain tiles on the 2nd and 4th floor balconies.
To further strengthen this position, as an interior architect, licensed in the states of Florida and New Jersey, this choice of materials as a specification for exterior flooring is in the best interests of the residents of the building from a health, welfare and safety (HWS) standpoint and it is the material recommended by the 400 building’s engineer.
From a HWS standpoint, porcelain is more slip resistant than travertine and doesn’t require a chemical based maintenance routine. In my design business I rely upon HWS and engineering in all decision making for my clients.
Lastly, as one of the fortunate few to have a unit on the 6th floor, I have approximately 700 sf of terrace that may soon need to be replaced and I will endorse the use of porcelain here as well. I was able to reach out to 2 of my other 3 neighbors and they were all in agreement.
Thank you for your consideration of this matter.
Regards,
Kevin Byrne
PH-B
Received via email on 9.19.23:
To: Landmark Preservation Commissioners, and Sarah Pardue,..
I cannot believe the opinions of a few at The 400,..
Ms. Pardue, I have dubbed you ‘Saint Sarah’ for all you and the exceptional Town staff do to protect Palm Beach.
Since opening of The 400 in 1962, we have been blessed by a special relationship with the Town of Palm Beach. And, never brought internal community discussions into the public forum.
I have lived on the 4th Floor since 1963. I worry about a few, some who have no interest in The 400, soliciting the revered LPC with information that is not factual in dates, or complete in context.
Must I be reduced to trying to correct the historical record? Truly, I worry for the future of The 400.
Unedited,..but heart felt,..please read below,..
My family and I have been winter residents of Palm Beach since 1948.
Between houses in 1962, staying in our favorite Maisonette at The Everglades, we were told about this new luxury oceanfront seasonal rental with spectacular five-star hotel amenities.
It was love at first sight,..
Edward Durell Stone and his firstborn son, the noted urban planner, architect, and landscape architect, Edward Durell Stone, Jr. and associate architect, Miles A. Gordon, created a triumph for tropical living.
Ed Stone, Jr. was a friend. He explained the elaborate open space of The 400 atrium is unique, and would probably not be acceptable to a developer today. Generally, a developer prefers a solid block of units as salable space.
The gift of The 400 is its open spaces. The vistas, the play of light, the apartment double exposures, the atrium’s water garden composed of circles within a rectangle, symbolizes Heaven and Earth. The Armillary Sphere, Mr. Stone’s signature water garden sculpture, (never had lighting), is of the celestial zodiac. The night skies at The 400 are spectacular.
A special design feature, every owner, regardless of his unit’s location, has the penthouse level common area swimming pool and party room for enjoyment. These vistas, of both the Town and the Atlantic, are memorable.
At The 400, Mr. Stone truly delivered on his famous design principles for tropical living.
We came to lease the brilliantly designed and appointed apartment 403N in 1963 by the haute interior designer, Antoinette Johnson, Mrs. Carlton Palmer. It has been our Palm Beach home to this day.
I have been a board member at The 400. Had the very great honor and privilege of working with Mr. John B. Dodge as he marshaled our first major restoration of The 400 in 2002-3-4-5. This restoration was fraught with issues, including a punishing lawsuit. However, HEROIC Mr. Dodge persevered. He saved The 400.
Today, I have had the honor and the privilege sharing historical information about The 400 with HERO, Mr. Missner, president and treasurer, board of directors, the design committee, as they marshal the most successful building-wide restoration to date.
There is a “Band of Brothers” camaraderie between the design committee, the reconstruction teams, and above all our extraordinarily talented membership. Members contribute constantly by sharing their great talents and expertise with Mr. Missner. He believes in an open-door policy.
Truly, The 400 is blessed, just when our historic property is in need of a major restoration, a hero appears.
Thanks to Mr. Missner’s HEROIC management, we were well into a masterful restoration before the State passed the new safety laws in 2022, 2023.
Finally, on point: the benefits of the porcelain travertine: waterproof, skid-resistant, 25-year warranty.
Apologies for the extensive personal introduction. It is my 79th birthday. Old age makes it hard to synthesize
treasured memories of a lifetime at The 400.
Safety first:
I hope you will give The 400 and this old Palm Beach coconut, the new safety features our cantilevered balconies need and deserve that will be delivered by the porcelain travertine.
In order to step onto the balcony, I must raise one foot at a time, eight inches (8”) high to clear a raised curb that the living room glass slider rests upon. Installed in 2003, this high and wide curb is helpful in the protection of the units from extreme weather conditions, especially during heavy rainstorms and hurricanes. Waves of rainwater slash at façade with great force.
However, the curb requires some attention to step onto the balcony. Without a strong grip of the slider handle for support, I would lose my balance. Today, “Slip and fall” litigation is always a concern, even at The 400.
Aesthetics:
On Wednesday, I am told, you will see a sample of porcelain travertine. It is a brilliant new form of travertine.
Just as technology has improved all building materials, this porcelain travertine, brings exceptional benefits and beauty.
It is a companion, a look-a-like, to the existing quarter-inch (1/4”) porous travertine stone that was installed at The 400 during the 2002-3-4 restoration.
Mr. Missner, a super lawyer and a preservationist, whose family has been in high-rise construction from the late 1930s, has instituted a program of care and extensive professional treatments for this 20-year-old travertine beginning in 2021, 2022, 2023. We now have clean, attractive atrium walkways and decks.
It is simply the 61-year-old façade cantilevered balconies that needs special protection of the porcelain travertine to survive the ravages of oceanfront weather.
Hope you understand, this 2003 porous existing travertine, now being preserved, was a quick save by our former manager, Mr. Steven Hildebrandt, when our contractor failed on the delivery of Italian travertine. Steven asked his real estate developer father to direct his most skilled tiler to The 400 for the installation of this stone. As with all installations, there were issues, and some great successes.
However, in discovery this year, there was no 20-year-old waterproofing on my balcony. It may have disintegrated with age and extreme weather. Now I know why I have areas of efflorescence on my interior walls. Another reason for a waterproof porcelain travertine is a tough 25-year waterproof surface.
The membership deserves safety and beauty on our balconies,..the porcelain travertine delivers both.
Thank you for allowing me to send this unedited email.
Again, apologies for what a wise, great gentleman called a “Kerfuffle.”
Best regards,
Nancy Tuck Gardiner, unit 403N
Received via email on 9.17.23:
To: Landmarks Preservation Commission
From: Ann Free
I am a resident of Palm Beach, and live in the Edward Durell Stone building at 400 South Ocean Boulevard.
My husband and I have owned an apartment on the 4th Floor since 2005, moving in just as
the major renovation of the condominium was being completed. When I walked into the entrance of the 400 Building, there was this beautiful azure blue reflecting pool. The fountains were running, and the sculpture was lighted This reflecting pool was the focal point of the atrium, which opened to the sky.
The entrance floor of travertine snaked around the reflecting pool and continued on the first floor of the building. This same travertine floor continued into the elevator, wrapped around the building on the 2nd, 4th and 6th floor exterior balconies, and was on the central exterior corridors and the terrace of the 6th floor, which had a rooftop pool overlooking the Atlantic Ocean.
The 400 is a remarkable building and a significant example of Stone’s architecture and was
awarded landmark status in 2012.
Because of the significance and beauty of the 400, I feel compelled to comment on the
proposal before the Commission to replace the travertine with a porcelain tile
called “travertine.” This porcelain tile is “travertine” in name only -- it is a different material, a different texture and a different size from the existing pavers used on all exterior walkways throughout the building. To replace the travertine pavers on two of the wraparound balconies with this tile would destroy the uniformity of the exterior walkways in the building, and in my opinion is not a suitable replacement for the existing natural stone.
I am grateful that the Commission as a whole will have the chance to evaluate this
proposal. In my opinion it does not meet the criteria set forth in the Landmark Manual regarding exterior alterations to a Landmarked building.
I might add that we learned the “hard way” the damage caused when changes are made without the input of the full Commission -- when the recent change to the tiles in the reflecting pool was made, I understand it was not reviewed by the full Commission but was decided at the staff level.
The azure blue reflecting pool no longer reflects the azure blue sky, as Stone intended. It is a flat, light blue tile, interspersed with white and lavender tiles. It is a mystery where this color and pattern originated. We were told that this pattern was decided by the Town.
There are always excuses when a change is questioned. “The glass tiles caused a leak in the garage below, and our only choice was the flat tile.” “The travertine is too porous.”
I am not an expert, but I was told by our contractor that he had no problem using glass tile in the reflecting pool, since it was properly waterproofed. I was also told by knowledgeable experts that travertine can be used on exteriors if properly installed over waterproofing and is sealed and well-maintained.
I’d like to address the statement in the COA presentation that the majority of the residents approved the porcelain tile. There was no formal vote by residents, and I know that at least one member of the Board and Design Committee does not favor the use of this porcelain tile, and that a majority of the residents on the 4th floor feels the same way.
I appreciate having the opportunity to be able to voice my opinion, and I trust that the Commission will protect our landmarked 400 Building.
Received via email 9.17.23:
Dear Commission Members:
I write this letter to address the proposed renovation at 400 South Ocean Boulevard.
My name is Hicks Stone. I am one of Edward Durell Stone’s five children. I am an architect in private
practice. I opened my practice in 1991. I took my Master of Architecture at Harvard University’s Graduate
School of Design. Prior to that time, I held an apprenticeship in my father’s firm, Edward Durell Stone
and Associates. After I graduated from Harvard I worked as a senior designer in the office of Philip
Johnson and John Burgee Architects. Johnson, like my father, was a prominent midcentury architect. I
currently live and practice in Williamstown, Massachusetts. My practice is focused on single-family and
multi-family housing. I wrote my father’s biography, Edward Durell Stone, A Son’s Untold Story of a
Legendary Architect, which was published by Rizzoli, the art book publisher, in 2011. I am currently
writing a companion book to a film on the modern architecture of New England being produced for
public television.
Because of my background as a son, as a biographer, and as an architect, I think that it is perfectly
reasonable to say that I am the world’s preeminent expert on the work and life of Edward Durell Stone.
The fact that I am also an architect gives me a unique understanding of his design aesthetic.
Today I received an image of the tile recently installed on the bottom of the reflecting pool in the
building’s atrium. I was both shocked and appalled by what I saw. The multicolor tile selected in no way
resembles the tile that was originally used by my father. The original tile was a uniform color which
resembles the Pantone color Maui Blue (16-4525 TCX). The were no inset tiles of differing colors
whatsoever in the original building, yet the chosen patterning is a mélange of differing shades of blue
and white. I was surprised that this type of installation was not within the purview of the Commission,
because it should have been.
To provide some historical context to my professional relationship with the 400 Association, in 2000, I
was contacted by the board of trustees, and I was asked to assemble a list of suggestions to improve the
appearance of the building, which had been neglected by prior boards. The hallmark of Dad’s work is its
simplicity, grandeur, and elegance. His great skill was to make complex architectural problems, like
hospitals for instance, appear simple and immediately comprehensible to untrained observers. His work
at the 400 reflects that skill. He used to walk the design studios of his office and his constant message to
his architects was “simplify, simplify”1.
At the time that I was approached by the board, the building had been untouched since it was first built
in the early 1960s. Aside from the overall deterioration of the building, it was clear that Dad’s usual
ornamental flourishes of the era had been scaled back by what was a limited construction budget.
Dad was deeply influenced by classical architecture, and his work often used materials that were found
in classical antiquity, like Carrara marble or Roman travertine for instance. In fact, he was made a
Commendatore by the Republic of Italy, Italy’s highest honor, for placing the largest single order of
Carrara marble in the history of the region’s quarries. The marble was destined for the façade of his
Standard Oil Building in Chicago, Illinois.
Apparently, a local structural engineer is claiming that travertine is unsuited for exterior applications, but
this kind of assessment is well outside of any structural engineer’s area of expertise or project
responsibility. I would remind the members of the Commission that Pritzker Prize laureate and AIA Gold
Medal winner Richard Meier used over 1.2 million square feet of Italian travertine on the exterior plazas
and buildings of the Getty Research Institute in Los Angeles, with 65% of the total square footage used
on the Getty’s exterior plazas.2 Built in 1985, the Getty is an enduring reminder that an exterior
travertine installation is eminently suitable and achievable.
But any material, regardless of its beauty and appropriateness, requires skilled and knowledgeable
installers in order to have a successful outcome. Unlike the Getty, the travertine installation at the 400
has never lived up to anyone’s expectations for this very reason. While I support its planned removal, any
new installation must be uniform throughout the common areas of the building. Doing only a partial
installation would destroy the unity and simplicity of my father’s architecture.
As members of the Landmarks Preservation Commission review alterations for the building, especially
the replacement of the common area flooring, it is important to view any proposal through my father’s
lens of simplicity, grandeur, and elegance. For instance, if replacement pavers are contemplated, the
panels should be square, and the panel sizes should be large and uniform. If classical materials are not
used, then the coloration should conform to the austere modernist palette - they should be generally
white in tone. Any grout joints should have a similar tonality, and they should be as thin as the
installation and material permits.
In the event budgetary issues prove nettlesome, returning the common areas to their original state
would be completely reasonable while adding a suitably abrasive white topcoat to the structural slabs.
Any proposed installation should be reviewed by waterproofing specialists and structural engineers to
ensure that the integrity of the structural concrete and the overall structural stability of the building will
not be adversely impacted.
I hope that this background will assist the Commission in its decisions. I am happy to make myself
available to members of the Commission as a courtesy for all current and future deliberations involving
this building should you wish further information at any time.
Thank you for your interest in my father and his work.
Sincerely yours,
B. Hicks Stone, AIA
1 Ernest E. Jacks, Jr., “The Elegant Bohemian: Tales of Architect Edward Durell Stone”, (private collection, 2001),
339.
2 Chris Santilli, “The Getty Center’s Stone Seduces Visitors”, no. M991033 (Hanley-Wood Group, Inc., 1999): 2-3.
Please allow the use of porcelain at the 400 building as recommended by our contractor and by our engineer and by our architect. The advantages of porcelain are many. Please consider: Porcelain is scratch and stain proof. Porcelain never needs sealing and will never fade. Porcelain is completely water-resistant and tougher than travertine. Porcelain is mildew and mold resistant, anti-slip, totally free of allergens and harmful substances such as PVC, VOC and formaldehyde. Porcelain prevents the formation and stagnation of bacteria. On the other hand, travertine can suffer from etching, scratches, and stains. Travertine is porous with imperfections, small cracks and holes. Travertine accumulates dirt and mold, even when properly maintained. Travertine needs sealing, thus spoiling the look and increasing slip possibility.
Received via email on 9.19.23:
To: Members of the Landmarks Preservation Commission
From: Elizabeth Baird
I am a resident of 400 S Ocean Boulevard. As a resident on the 4th floor, where the balcony tiles are to be replaced, I want to express my objection to the use of porcelain tiles.
All the exterior walkways in our building are 24 x 24 travertine tiles, and these tiles are 24 x 48. Mixing different materials and sizes of exterior tiles is not something that should be done in a landmarked building such as ours. A jumble of different types and sizes of tiles on our famous exterior walkways cheapens the building. And even the Palm Beach Landmarks Manual says -- “Whenever possible, replace original building materials with elements similar in texture, size and color, to ensure the continuity or fluidity of the overall design.”
Since we were forced to swap out the original blue tiles that were in our water garden and that we all loved, to something completely different and that none of us likes, we do not want to see any more such changes made to our beautiful landmarked building, and we ask that the Landmarks Commission stop that from happening by requiring that the 2nd and 4th floor balcony tiles be replaced with the same kind and size of travertine tiles that were there before.
Received via email on 9.19.23:
My name is Denise Swan, I am an owner of three residences at 400 South Ocean Blvd. This letter is being sent as my formal objection to the request to change the tiles on both the second and fourth floor balconies of the building.
I feel very strongly that all of the tiles in the building should be the same material and same size.
Edward Durrell Stone created a beautiful building, and there is no way that a historical building would ever have tiles of different size and composition on various levels. At the homeowners meeting in May, we were asked to choose from only three samples, all of which were just tile not even travertine.
Our family owns an apartment on the second, fourth, and penthouse level of the 400 building. We have lived in the building for over 30 years.
Thank you for your time and consideration in this matter I look forward to the zoom meeting tomorrow, September 20.
Denise G. Swan
Received via email on 9.19.23:
Hello Kelly,
My husband, Steve Varkaris, and I are the owners of one of the units in the 400 Building. We have been owners since 2017 and have supported many of the improvements, both financially and in any other way possible to improve and maintain the building. We believe it is of utmost importance to continually improve the conditions of a facility because there is constant need for maintenance and renovation to keep the building safe and in the best working order for all to enjoy.
I believe there is an issue that has been raised by some members of the building opposing the use of a porcelain tile. We believe there is no reason to oppose the use of a porcelain tile, in fact , we are in full support of a porcelain tile replacement for the outdoor areas because is it not porous. To put limestone tile on the exterior of a building is a mistake because of the porous nature of the tile, and while it may have been done in the past for whatever reason, to replace it with limestone today, is clearly negligent knowing what we know about limestone tile and it’s porous nature.
We have been patient with many delays and constant interruptions to the use of the building because of construction issues arising over the years and often due to pauses to ensure we are compliant with Landmarks and would love for this to be put to bed as quickly as possible. It is in no one’s best interest to have a building under construction with tarps and visually messy during the season as it affects both the enjoyment of the owners as well as renters.
Please quickly approve the porcelain choice that Mr. Missner, the engineers / architects , and the board, have proposed so we can move on to important work and complete everything that is outstanding. Feel free to contact us with any questions.
Thank you so much for your continued work with landmarks to ensure we can all enjoy historic and important sites in the future.
Sincerely,
Maria Varkaris
Received via email on 9.19.23:
To: Members of the Palm Beach Landmarks Preservation Commission
From: Jane Beasley and Dan Chamby
We are residents of the 400 Building, at 400 S Ocean Boulevard. We are writing to you, on behalf of ourselves, as well as other residents with whom I have spoken, in regard to the hearing on September 20, 2023, to review the proposed replacement tiles to be installed on the 2nd and 4th floor balconies of our building..
As you are aware, a fundamental feature of the 400 Building is its exterior common corridors, walkways and terraces, including the balconies on the 2nd, 4th and 6th floors. These balconies abut not only the individual apartments, but also wrap around the entire building and abut the central common area walkways and terraces. We believe these wraparound balconies are an integral part of the building’s unique architectural features and that the replacement materials to be used on these balconies should be consistent with those used in other areas of the building.
Residents on the 2nd and 4th floors will be directly impacted by this decision, and we would like to express our specific concerns about the choice of the replacement tiles, in particular --
The proposed replacement tiles are 24 x 48 porcelain tiles, and thus are of both a different material and a different size than the existing 24 x 24 travertine tiles used elsewhere throughout the building.
The proposed replacement tiles on the 2nd and 4th floor balconies will differ not only from those at the entry to these apartments, but also from those used on the 6th floor balconies, resulting in a mismatch between the central and the outside walkways, and between balconies, in the building.
In several areas on the 2nd and 4th floors, the replacement tiles will abut the central common walkways, and we are concerned about the transition between these tiles of different materials and sizes.
It is therefore our opinion that all materials used on all exterior walkways, balconies and terraces should be consistent throughout the building, both in size and material, and should not be a patchwork of differing materials, sizes and patterns. We believe the use of differing materials on the exterior walkways is inconsistent with both Stone’s design concept for the building and LPC regulations, and would negatively impact the value of the building.
As additional background, the COA package presented by the Board states that the choice of these particular replacement tiles was approved by a majority of residents; however, as far as we’re aware, while residents did approve the repairs to the 2nd and 4th floor balconies as part of a special assessment, there was no vote approving the use of these particular tiles. Rather, the residents I have spoken to uniformly oppose the use of any tiles that differ in material and size from those used throughout the building. If such a resident vote did occur, the Board should be able to provide minutes and a record of the vote, but we have no memory of, or Board documents relating to, such a formal vote. Furthermore, despite our suggestion that the change in the size and material of the replacement tiles should be submitted to the full LPC for approval, the Board was instead advised by counsel that such a submission was not necessary. We believe that a material change such as this should have been submitted to a formal vote by residents and afterwards to the LPC for prior approval.
We and other residents have previously expressed our objections to the members of the Board, so they are well aware of our views.
The COA package also contains a recent letter from a structural engineer, Botkin Parssi & Associates -- drafted in preparation for the LPC review on September 20 -- that opines that travertine is not a suitable material for use on exterior walkways of the building, due to its porosity and the possibility of leaks. The 24 x 24 squares of travertine currently used on exterior walkways throughout the building were in place when the 400 Building was landmarked, and we have consulted various experts who have advised that travertine is frequently used in exterior applications, in part because the porosity of the material creates a nonskid surface, thus making it suitable for exterior applications. We have further been advised that the issue of leaking is merely a matter of proper waterproofing, maintenance and repair, as needed. Our contractor has now installed a waterproofing underlay with a multi-year warranty on the balconies, which should resolve any concern about leaking, regardless of the type of overlay material to be used. In addition, there have been multiple repairs in recent years to exterior walkways and terraces in other areas of the building, all of which have retained the existing travertine when replacement tiles have been necessary. Therefore, in our opinion the engineer’s letter is inconsistent with what has been done in recent repairs in other areas of the building and is not dispositive as to whether retaining travertine on the balconies is suitable. Furthermore, if for some reason travertine is deemed to be unsuitable for the 2nd and 4th floor balconies, it would by extension be unsuitable for use in other exterior walkways in the building.
The COA package presented by the Board also contains an email from Kenneth Direktor, the lawyer who recently assisted in revising our condo documents, in which he states his opinion that the condo documents give the Board the authority to designate the standards for the balcony tiles to be used. That opinion is apparently based on his understanding that residents installed the tiles on the balconies outside their apartments, and this is not the case. According to the information we have, the current travertine pavers used throughout the building, including the balconies, were approved by residents and installed throughout the building as a part of an earlier renovation under the direction of Robert Gilbane, a construction expert who was also a resident of the 400 Building, and Hicks Stone, the son of Edward Durell Stone and an architect in his own right, who is a recognized authority on his father’s work and aesthetic. Furthermore, Direktor’s opinion ignores the authority of the LPC to approve exterior changes to a landmarked building.
The Preservation Foundation has recently done an excellent film on the 400 Building as part of its Landmarks Discovered series, and that film is an excellent resource, with many views of the building, and includes an interview with Hicks Stone about his father’s vision for the building.
Finally, we are particularly concerned about this issue, as it follows a controversial decision regarding the replacement of the tiles in the central courtyard reflecting pool, after needed repairs. The courtyard reflecting pool is widely recognized as perhaps the most unique and defining feature of the building, and residents expected that after the needed repairs were completed, the tiles would simply be replaced with the same tiles, which were the tiles that were in place in 2012 when the building was landmarked. However, we were advised by the Board that this proposal was submitted for administrative approval and was rejected by LPC staff and the Town, who required the installation of an entirely different size, color and pattern of tiles. We have been told by Hicks Stone and other long-time residents who are familiar with the history of the building that these replacement tiles are not consistent with the original design by Stone. We and many, if not most, residents have been surprised and extremely disappointed with the result of this change and are concerned about how such a significant change could have been required without approval by the full LPC.
Should you have any questions or wish to contact me directly, below is my contact information.
Jane Beasley
Received via email on 9.14.23:
Robert V. Gilbane
575 Island Drive
Palm Beach, Fl. 33480
I am a registered voter in Palm Beach, former 400 Board member, and with John Dodge, previous co-head of the 400 Building Committee, that supervised the 2010 renovation Landmarked by this Commission. Our family first came to Palm Beach in the 1950’s and lived at 400 from 1980-2014. My career has been spent in real estate development and construction in our family business which started in 1870. We build or develop approximately 8 million sf each year throughout the country and overseas.
When we moved to 400 we were attracted by Edward Durell Stone’s white, six-story 400 Building classically designed around a central open courtyard. The ground floor featured an armillary sculpture and tropical plants floating on circular islands of various sizes over an azure blue tile water garden. Many of you have seen the classic Slim Aarons photo of Lily Pulitzer models standing on one of the circular islands in the water garden. The attached photos show the interior courtyard during the circa 2010-2011 renovation, a photo after the renovation was completed and the Slim Aarons photo shoot. Notice the azure blue tiles and the simply detailed walkways. Quite striking.
The 2010 renovation for 400 was well thought out and unanimously approved by the 400 owners. Hicks Stone was hired to oversee the alterations and update the building with the intent of respecting his father’s original design. We purposely decided to bring in Hicks, as the architect, rather than just hire an engineer and contractor. Hicks employed a thoughtful and inclusive design process. He prepared renderings showing the building’s proposed updated design features including the interior common areas so that everyone could be “onboard” before the work started.
When the Gilbane family arrived at 400 in 1980 all the concrete walkways and external stairs were painted white. The first-floor elevator/concierge lobby centerpiece square was natural stone travertine. Hicks said that his father’s original design intent was to have all the walkways in natural stone travertine but cost cutting modified this to primarily white painted concrete. During the renovation project we purchased natural stone travertine walkway pavers at an attractive price and Hicks approved both the color and size of the natural stone travertine squares that we installed and then sealed.
We used a blue azure colored Mexican tile in the pool courtyard tiles very similar in color, size and pattern to the original tile visible in the Slim Aarons photo. We restored the garden armillary statue and the circular landscape islands. Hicks also approved an updated but classical design of the elevator cab interiors. The residents were delighted with the completed project. We received Landmark status and the average value of apartments increased well over 250 %.
I no longer am a 400 resident or Board member and recognize that not all old structures are worthy of Landmark status. However, there are many residents in Palm Beach who believe 400 is “special” for its architectural design and history. The Commissions criteria for issuance of a certificate for appropriateness state “exterior alterations shall not affect the architectural quality or historic character of the building and “No landmark…shall be…altered…until after an application for a certificate of appropriateness (including the kind and texture of the building material) as to exterior architectural features has been submitted to and approved by the commission. “
There is great concern from those who have visited the building that the alterations now being made have not been well studied or thought out. The most impactful feature, the blue tiled water garden has been significantly altered with the substitution of a much lighter, muted white color tile. The latest proposal is to remove the natural travertine walkways and replace with a contemporary porcelain tile. The proposer is claiming they can’t replace it with stone travertine as the material is to heavy and porous. This is not correct as natural stone travertine is a classic material used in exterior applications throughout Florida. Travertine has natural fissures and that’s why “good practice” is to seal it and maintain it. As long as it is properly maintained travertine is very durable.
The Landmark Commission has the authority to decide the appropriateness of changes or alterations to existing Landmarked properties. I question the process, if there was one, used by the 400-building committee and designer (if there is one) in obtaining approval from both the 400 community and the Landmarks Commission for these alterations. Who proposed and/or approved the change in color of the courtyard tiles as it no longer bears any resemblance to the historic color used. What will be the color, material and size of the walkway tiles – will they be travertine or white painted concrete or some out-of-character, synthetic modern material and color? These alterations significantly change the design and materials used in the previous renovation of this Landmarked building.
I am concerned that citizens will be distraught and dismayed with these alterations and only left with memories of “what was” and question how these new alterations could ever be permitted and approved. I hope the Landmark Commission members and staff visit 400 and review the alterations and proposed changes to ensure that the heritage of this building is protected and not lost for future Palm Beach generations.
Bob Gilbane
Received via email on 9.15.23 from Juliet C. Folger:
To the 400 South Ocean Board:
September 11, 2023
As we arrive at the 400 South Ocean / Edward Durrell Stone building (our ownership from the mid-60’s) we are appalled at the selection of the bathroom-like tiles in the water garden. The identical, original blue glass, mottled tiles were found to replicate the original, installed ones. There had been no evident leaking tile problems for about 40-50 years.
The company that installed the replacements were obviously deficient as leaking ensued shortly after installation. The persons who made the choice of installers obviously was inexperienced. How many letters of recommendation, how many interviews of former clients? LPC had no prior history or expertise of the water garden’s tiles to enable approval or disapproval. Did the apartment owners or the LPC (not staff)ever vote on the selection of the blue, glass Spanish tile? One of its features was the mottled surface which produced a sparkling water surface. At this time we are confronted with bathroom style tile.
Now the building needs to decide on the 6 floors of walk-way flooring which connect all the apartments, elevators, storage room, swimming pool, changing rooms and entertainment space. Historically, and traditionally these have been installed with travertine. Much of this was added 30 years ago. A warning threat of excretion due to porosity has delayed a vote on replacement. There has been no formal vote but only a sign-up sheet in the manager’s office, which has now vanished. The LPC staff is not qualified to vote on the acceptable qualities of flooring. Travertine can be sealed (with a non-slip mat finish), and water proof underlay (by an experienced crew could stanch that issue). Marble is also porous, but applied on floors and kitchen counters.
The mentioning of balconies is confusing to residents. There are small balconies outside the individual apartments. Are you proposing replacing those fkoor tiles some of which face the Atlantic storms with travertine or a plastic composite? If the latter, it should closely as possible match the travertine in over-all hues and quality. Kirkland House next door found a blad but practical solution. There may be a compromise solution for the balconies on the west side of the building.
Another offensive part of the building, both outside and on the inside walls and ceilings is the blinding white paint. The water garden no longer softens the hospitable atmosphere of this too white decision-probably a decision by earlier boards.
Apartments 415, 416 LLC
Received via email on 9.18.23:
Dear Ms Pardue-
Please note that as a unit owner at the 400, I fully support the board’s selection of material for the balconies. The material is appropriate and sustainable.
Best regards,
Chris Kirsten
Apt 424
Received via email on 9.18.23:
We are writing in support of the 400 building decision to use Italian porcelain during its renovation As long time owners and citizens of Palm Beach we have watched the gallivant efforts of our condo leadership try to get ahead of the repairs that are necessary to maintain our building as an architectural icon of our town A great deal of time and effort has gone into how to among other things, replace the leaking travertine.
We believe that the right decision was made to procure the Italian porcelain It has a longer life span, is lighter thus better for the integrity of the building Additionally the owners throughout the building had much time to review the options available to us and overwhelmingly supported the decision made by our board We hope the Landmark Commission will respect our decision and not be swayed The Italian porcelain is not only attractive but also very protective of our building Thank you for your attention to our desires Pamela Aycock Marc Himmelstein Unit 110
400 South Ocean Boulevard
Received via email on 9.18.23:
Dear Members of the Palm Beach Landmarks Preservation Commission,
My wife and I have been apartment owners at 400 S. Ocean Blvd. since 2015 and frequent visitors prior to that.
We are extremely proud of our stunning building and are keenly aware of its architectural significance. In fact, this was an important reason for our purchase almost ten years ago. We applaud the work that has been accomplished in recent years to repair this structure and restore its original integrity and beauty.
I strongly support the recommendation of our engineers to use Italian porcelain to replace our deteriorating travertine balcony surfaces - for reasons, among others, of water resistance, durability, and maintenance. Perhaps most relevant, the porcelain material as installed will not detract from the aesthetics of the building that we appreciate so much.
Thank you for your thoughtful consideration.
John and Julie Lindsey
Apartment 222
Received via email on 9.18.23:
Dear Ms. Churney,
Please be advised that
I am in full support of the installation of the Italian Porcelain tile on the balconies at the 400 South Ocean Building.
I am a resident in Apartment 108.
Thank you for your consideration.
Sincerely,
Barbara Fosco
Received via email on 9.18.23:
Sara, Kelly,
I am writing to you about the urgent matter that will be presented to you on at the hearing on September 20th: the installation of Italian porcelain tile on the balconies of the 400th Sth Ocean Building. As a designer and an owner of unit 419 in the building, I urge you to approve the tile that the building has so carefully researched by our board to maintain the integrity of the building and to adhere to the guidelines set forth by the Landmarks Preservation Commission.
As an individual with a tremendous amount of appreciation for history and design, I write to tell you that the tile is in keeping with the aesthetic of the original design of the building. We have made a huge investment in the upkeep of this Landmark building to date and would hope that the Landmarks Preservation Commission will trust our judgment as we continue our partnership in preserving the intent of the original architects. If the Commission makes the guidelines too stringent to adhere to, the future of the building’s fiscal and social vibrancy will be at stake.
We hope our track record will be enough to assure you that the board has made the right decision in the tile.
With much respect for your dedication to the preservation of historical design,
Judith Grey
Unit owner 419
400 sth Ocean BLVD
Received via email on 9.18.23:
Hello Landmark Committee and Town of Palm Beach and Mrs. Chutney and Mrs. Pardue, Please allow the use of porcelain at the 400 building as recommended by our contractor and by our engineer and by our architect. The advantages of porcelain are many. Please consider: Porcelain is scratch and stain proof. Porcelain never needs sealing and will never fade. Porcelain is completely water-resistant and tougher than travertine. Porcelain is mildew and mold resistant, anti-slip, totally free of allergens and harmful substances such as PVC, VOC and formaldehyde. Porcelain prevents the formation and stagnation of bacteria. On the other hand, travertine can suffer from etching, scratches, and stains. Travertine is porous with imperfections, small cracks and holes. Travertine accumulates dirt and mold, even when properly maintained. Travertine needs sealing, thus spoiling the look and increasing slip possibility.
Regards,
Gonzalo Diaz
400 Building #221
Received via email 9.18.23:
Dear Ms Churney and Ms Purdue
I’m writing this letter in support of the board of the 400 Building in its proposal to replace the balcony floor surfaces with the proposed Italian Porcelain “travertine” tiles.
I have been a board member for several years now and the work that has been done in the past couple of years has been little short of Herculean in terms of structural and aesthetic improvements after a period of woeful, and arguably, dangerous neglect.
All board members are crucially aware of the wider importance of this building and the criticality of keeping faith with the original design language while maintaining an affordable and inclusive home for its owners (not all of whom are super wealthy and for whom the recent assessments have been a heavy burden).
I feel the board generally, and it’s leadership specifically, have done an amazing amount recently to stabilize both the building’s condition and it’s appearance for the long term while making critical upgrades (eg elevators, pool, water garden, roofing, hurricane glass etc. etc.).
I am firmly of the opinion that the proposed treatment of the balcony floors is entirely in keeping with the core look and feel of our building while offering enhanced safety and waterproof performance (according to our engineer). Both these are of course connected: like many buildings in South Florida the 400 has suffered water ingress problems promoting rebar rust and concrete spalling. We want to do everything we can to avoid compromising the structural integrity of the building the biggest enemy of which is, of course, water. We have consistently been advised that the existing travertine marble has, over time, poor water proofing performance, is maintenance-intensive and has worse “slip and fall” characteristics (a meaningful consideration given the demographics of our residents). The proposed material is of indistinguishable color to travertine (hence its brand presumably) but lacks the characteristic openings that allow water to pass through and get trapped underneath the tile over time from where it starts attacking the concrete and rebar. That has been the building’s experience in multiple locations.
I understand you have been contacted by 2 residents and 2 non-residents objecting on various grounds, one of which I gather is originality. To be clear, the travertine treatment came a long after initial construction, it was not original to the building. Further, I’d highlight that no-one outside the building will see any difference whatsoever to its looks and I’m betting, once installed few residents, would feel it’s impact. A further modest point is that I see Mr Stone has cited Richard Meier’s extensive use of travertine at The Getty Center in LA. Firstly the drought-ridden climate of Southern California is quite different from our own and thus presents a totally different water ingress challenge and secondly, cursory research shows that that complex has struggled with consistent leakage…
So in short:
*We, as a board, have moved heaven and earth to stabilize and upgrade the building over the last couple of years.
* Everything we have done has been with the look and feel paramount in our minds while looking to enhance safety where possible, that’s why we live there after all!
* The proposed new tiles are aesthetically VERY close to the current travertine (even though that material was NOT original to the building) while being SAFER both to residents and the building’s fabric in the long term.
* The change cannot be seen by non residents, and is minor in any case for residents.
I hope you take my points into account in your deliberations and with the utmost of respect for your invaluable work hope you can approve the board’s proposal and let us finish our work on our beloved building.
Sincerely,
Jonathan Copplestone
Board member, The 400 Building
Owner of units 417 and 418
Received via email on 9.19.23:
Dear Ms Churney and Ms Purdue:
As a fellow board member with Jonathan Copplestone at the 400, I wholeheartedly support his comprehensive letter to the commission for the rationale of replacing travertine tiles with porcelain tiles on the 2nd and 4th floor balconies.
To further strengthen this position, as an interior architect, licensed in the states of Florida and New Jersey, this choice of materials as a specification for exterior flooring is in the best interests of the residents of the building from a health, welfare and safety (HWS) standpoint and it is the material recommended by the 400 building’s engineer.
From a HWS standpoint, porcelain is more slip resistant than travertine and doesn’t require a chemical based maintenance routine. In my design business I rely upon HWS and engineering in all decision making for my clients.
Lastly, as one of the fortunate few to have a unit on the 6th floor, I have approximately 700 sf of terrace that may soon need to be replaced and I will endorse the use of porcelain here as well. I was able to reach out to 2 of my other 3 neighbors and they were all in agreement.
Thank you for your consideration of this matter.
Regards,
Kevin Byrne
PH-B
Received via email on 9.19.23:
To: Landmark Preservation Commissioners, and Sarah Pardue,..
I cannot believe the opinions of a few at The 400,..
Ms. Pardue, I have dubbed you ‘Saint Sarah’ for all you and the exceptional Town staff do to protect Palm Beach.
Since opening of The 400 in 1962, we have been blessed by a special relationship with the Town of Palm Beach. And, never brought internal community discussions into the public forum.
I have lived on the 4th Floor since 1963. I worry about a few, some who have no interest in The 400, soliciting the revered LPC with information that is not factual in dates, or complete in context.
Must I be reduced to trying to correct the historical record? Truly, I worry for the future of The 400.
Unedited,..but heart felt,..please read below,..
My family and I have been winter residents of Palm Beach since 1948.
Between houses in 1962, staying in our favorite Maisonette at The Everglades, we were told about this new luxury oceanfront seasonal rental with spectacular five-star hotel amenities.
It was love at first sight,..
Edward Durell Stone and his firstborn son, the noted urban planner, architect, and landscape architect, Edward Durell Stone, Jr. and associate architect, Miles A. Gordon, created a triumph for tropical living.
Ed Stone, Jr. was a friend. He explained the elaborate open space of The 400 atrium is unique, and would probably not be acceptable to a developer today. Generally, a developer prefers a solid block of units as salable space.
The gift of The 400 is its open spaces. The vistas, the play of light, the apartment double exposures, the atrium’s water garden composed of circles within a rectangle, symbolizes Heaven and Earth. The Armillary Sphere, Mr. Stone’s signature water garden sculpture, (never had lighting), is of the celestial zodiac. The night skies at The 400 are spectacular.
A special design feature, every owner, regardless of his unit’s location, has the penthouse level common area swimming pool and party room for enjoyment. These vistas, of both the Town and the Atlantic, are memorable.
At The 400, Mr. Stone truly delivered on his famous design principles for tropical living.
We came to lease the brilliantly designed and appointed apartment 403N in 1963 by the haute interior designer, Antoinette Johnson, Mrs. Carlton Palmer. It has been our Palm Beach home to this day.
I have been a board member at The 400. Had the very great honor and privilege of working with Mr. John B. Dodge as he marshaled our first major restoration of The 400 in 2002-3-4-5. This restoration was fraught with issues, including a punishing lawsuit. However, HEROIC Mr. Dodge persevered. He saved The 400.
Today, I have had the honor and the privilege sharing historical information about The 400 with HERO, Mr. Missner, president and treasurer, board of directors, the design committee, as they marshal the most successful building-wide restoration to date.
There is a “Band of Brothers” camaraderie between the design committee, the reconstruction teams, and above all our extraordinarily talented membership. Members contribute constantly by sharing their great talents and expertise with Mr. Missner. He believes in an open-door policy.
Truly, The 400 is blessed, just when our historic property is in need of a major restoration, a hero appears.
Thanks to Mr. Missner’s HEROIC management, we were well into a masterful restoration before the State passed the new safety laws in 2022, 2023.
Finally, on point: the benefits of the porcelain travertine: waterproof, skid-resistant, 25-year warranty.
Apologies for the extensive personal introduction. It is my 79th birthday. Old age makes it hard to synthesize
treasured memories of a lifetime at The 400.
Safety first:
I hope you will give The 400 and this old Palm Beach coconut, the new safety features our cantilevered balconies need and deserve that will be delivered by the porcelain travertine.
In order to step onto the balcony, I must raise one foot at a time, eight inches (8”) high to clear a raised curb that the living room glass slider rests upon. Installed in 2003, this high and wide curb is helpful in the protection of the units from extreme weather conditions, especially during heavy rainstorms and hurricanes. Waves of rainwater slash at façade with great force.
However, the curb requires some attention to step onto the balcony. Without a strong grip of the slider handle for support, I would lose my balance. Today, “Slip and fall” litigation is always a concern, even at The 400.
Aesthetics:
On Wednesday, I am told, you will see a sample of porcelain travertine. It is a brilliant new form of travertine.
Just as technology has improved all building materials, this porcelain travertine, brings exceptional benefits and beauty.
It is a companion, a look-a-like, to the existing quarter-inch (1/4”) porous travertine stone that was installed at The 400 during the 2002-3-4 restoration.
Mr. Missner, a super lawyer and a preservationist, whose family has been in high-rise construction from the late 1930s, has instituted a program of care and extensive professional treatments for this 20-year-old travertine beginning in 2021, 2022, 2023. We now have clean, attractive atrium walkways and decks.
It is simply the 61-year-old façade cantilevered balconies that needs special protection of the porcelain travertine to survive the ravages of oceanfront weather.
Hope you understand, this 2003 porous existing travertine, now being preserved, was a quick save by our former manager, Mr. Steven Hildebrandt, when our contractor failed on the delivery of Italian travertine. Steven asked his real estate developer father to direct his most skilled tiler to The 400 for the installation of this stone. As with all installations, there were issues, and some great successes.
However, in discovery this year, there was no 20-year-old waterproofing on my balcony. It may have disintegrated with age and extreme weather. Now I know why I have areas of efflorescence on my interior walls. Another reason for a waterproof porcelain travertine is a tough 25-year waterproof surface.
The membership deserves safety and beauty on our balconies,..the porcelain travertine delivers both.
Thank you for allowing me to send this unedited email.
Again, apologies for what a wise, great gentleman called a “Kerfuffle.”
Best regards,
Nancy Tuck Gardiner, unit 403N
Received via email on 9.17.23:
To: Landmarks Preservation Commission
From: Ann Free
I am a resident of Palm Beach, and live in the Edward Durell Stone building at 400 South Ocean Boulevard.
My husband and I have owned an apartment on the 4th Floor since 2005, moving in just as
the major renovation of the condominium was being completed. When I walked into the entrance of the 400 Building, there was this beautiful azure blue reflecting pool. The fountains were running, and the sculpture was lighted This reflecting pool was the focal point of the atrium, which opened to the sky.
The entrance floor of travertine snaked around the reflecting pool and continued on the first floor of the building. This same travertine floor continued into the elevator, wrapped around the building on the 2nd, 4th and 6th floor exterior balconies, and was on the central exterior corridors and the terrace of the 6th floor, which had a rooftop pool overlooking the Atlantic Ocean.
The 400 is a remarkable building and a significant example of Stone’s architecture and was
awarded landmark status in 2012.
Because of the significance and beauty of the 400, I feel compelled to comment on the
proposal before the Commission to replace the travertine with a porcelain tile
called “travertine.” This porcelain tile is “travertine” in name only -- it is a different material, a different texture and a different size from the existing pavers used on all exterior walkways throughout the building. To replace the travertine pavers on two of the wraparound balconies with this tile would destroy the uniformity of the exterior walkways in the building, and in my opinion is not a suitable replacement for the existing natural stone.
I am grateful that the Commission as a whole will have the chance to evaluate this
proposal. In my opinion it does not meet the criteria set forth in the Landmark Manual regarding exterior alterations to a Landmarked building.
I might add that we learned the “hard way” the damage caused when changes are made without the input of the full Commission -- when the recent change to the tiles in the reflecting pool was made, I understand it was not reviewed by the full Commission but was decided at the staff level.
The azure blue reflecting pool no longer reflects the azure blue sky, as Stone intended. It is a flat, light blue tile, interspersed with white and lavender tiles. It is a mystery where this color and pattern originated. We were told that this pattern was decided by the Town.
There are always excuses when a change is questioned. “The glass tiles caused a leak in the garage below, and our only choice was the flat tile.” “The travertine is too porous.”
I am not an expert, but I was told by our contractor that he had no problem using glass tile in the reflecting pool, since it was properly waterproofed. I was also told by knowledgeable experts that travertine can be used on exteriors if properly installed over waterproofing and is sealed and well-maintained.
I’d like to address the statement in the COA presentation that the majority of the residents approved the porcelain tile. There was no formal vote by residents, and I know that at least one member of the Board and Design Committee does not favor the use of this porcelain tile, and that a majority of the residents on the 4th floor feels the same way.
I appreciate having the opportunity to be able to voice my opinion, and I trust that the Commission will protect our landmarked 400 Building.
Received via email 9.17.23:
Dear Commission Members:
I write this letter to address the proposed renovation at 400 South Ocean Boulevard.
My name is Hicks Stone. I am one of Edward Durell Stone’s five children. I am an architect in private
practice. I opened my practice in 1991. I took my Master of Architecture at Harvard University’s Graduate
School of Design. Prior to that time, I held an apprenticeship in my father’s firm, Edward Durell Stone
and Associates. After I graduated from Harvard I worked as a senior designer in the office of Philip
Johnson and John Burgee Architects. Johnson, like my father, was a prominent midcentury architect. I
currently live and practice in Williamstown, Massachusetts. My practice is focused on single-family and
multi-family housing. I wrote my father’s biography, Edward Durell Stone, A Son’s Untold Story of a
Legendary Architect, which was published by Rizzoli, the art book publisher, in 2011. I am currently
writing a companion book to a film on the modern architecture of New England being produced for
public television.
Because of my background as a son, as a biographer, and as an architect, I think that it is perfectly
reasonable to say that I am the world’s preeminent expert on the work and life of Edward Durell Stone.
The fact that I am also an architect gives me a unique understanding of his design aesthetic.
Today I received an image of the tile recently installed on the bottom of the reflecting pool in the
building’s atrium. I was both shocked and appalled by what I saw. The multicolor tile selected in no way
resembles the tile that was originally used by my father. The original tile was a uniform color which
resembles the Pantone color Maui Blue (16-4525 TCX). The were no inset tiles of differing colors
whatsoever in the original building, yet the chosen patterning is a mélange of differing shades of blue
and white. I was surprised that this type of installation was not within the purview of the Commission,
because it should have been.
To provide some historical context to my professional relationship with the 400 Association, in 2000, I
was contacted by the board of trustees, and I was asked to assemble a list of suggestions to improve the
appearance of the building, which had been neglected by prior boards. The hallmark of Dad’s work is its
simplicity, grandeur, and elegance. His great skill was to make complex architectural problems, like
hospitals for instance, appear simple and immediately comprehensible to untrained observers. His work
at the 400 reflects that skill. He used to walk the design studios of his office and his constant message to
his architects was “simplify, simplify”1.
At the time that I was approached by the board, the building had been untouched since it was first built
in the early 1960s. Aside from the overall deterioration of the building, it was clear that Dad’s usual
ornamental flourishes of the era had been scaled back by what was a limited construction budget.
Dad was deeply influenced by classical architecture, and his work often used materials that were found
in classical antiquity, like Carrara marble or Roman travertine for instance. In fact, he was made a
Commendatore by the Republic of Italy, Italy’s highest honor, for placing the largest single order of
Carrara marble in the history of the region’s quarries. The marble was destined for the façade of his
Standard Oil Building in Chicago, Illinois.
Apparently, a local structural engineer is claiming that travertine is unsuited for exterior applications, but
this kind of assessment is well outside of any structural engineer’s area of expertise or project
responsibility. I would remind the members of the Commission that Pritzker Prize laureate and AIA Gold
Medal winner Richard Meier used over 1.2 million square feet of Italian travertine on the exterior plazas
and buildings of the Getty Research Institute in Los Angeles, with 65% of the total square footage used
on the Getty’s exterior plazas.2 Built in 1985, the Getty is an enduring reminder that an exterior
travertine installation is eminently suitable and achievable.
But any material, regardless of its beauty and appropriateness, requires skilled and knowledgeable
installers in order to have a successful outcome. Unlike the Getty, the travertine installation at the 400
has never lived up to anyone’s expectations for this very reason. While I support its planned removal, any
new installation must be uniform throughout the common areas of the building. Doing only a partial
installation would destroy the unity and simplicity of my father’s architecture.
As members of the Landmarks Preservation Commission review alterations for the building, especially
the replacement of the common area flooring, it is important to view any proposal through my father’s
lens of simplicity, grandeur, and elegance. For instance, if replacement pavers are contemplated, the
panels should be square, and the panel sizes should be large and uniform. If classical materials are not
used, then the coloration should conform to the austere modernist palette - they should be generally
white in tone. Any grout joints should have a similar tonality, and they should be as thin as the
installation and material permits.
In the event budgetary issues prove nettlesome, returning the common areas to their original state
would be completely reasonable while adding a suitably abrasive white topcoat to the structural slabs.
Any proposed installation should be reviewed by waterproofing specialists and structural engineers to
ensure that the integrity of the structural concrete and the overall structural stability of the building will
not be adversely impacted.
I hope that this background will assist the Commission in its decisions. I am happy to make myself
available to members of the Commission as a courtesy for all current and future deliberations involving
this building should you wish further information at any time.
Thank you for your interest in my father and his work.
Sincerely yours,
B. Hicks Stone, AIA
1 Ernest E. Jacks, Jr., “The Elegant Bohemian: Tales of Architect Edward Durell Stone”, (private collection, 2001),
339.
2 Chris Santilli, “The Getty Center’s Stone Seduces Visitors”, no. M991033 (Hanley-Wood Group, Inc., 1999): 2-3.
Please allow the use of porcelain at the 400 building as recommended by our contractor and by our engineer and by our architect. The advantages of porcelain are many. Please consider: Porcelain is scratch and stain proof. Porcelain never needs sealing and will never fade. Porcelain is completely water-resistant and tougher than travertine. Porcelain is mildew and mold resistant, anti-slip, totally free of allergens and harmful substances such as PVC, VOC and formaldehyde. Porcelain prevents the formation and stagnation of bacteria. On the other hand, travertine can suffer from etching, scratches, and stains. Travertine is porous with imperfections, small cracks and holes. Travertine accumulates dirt and mold, even when properly maintained. Travertine needs sealing, thus spoiling the look and increasing slip possibility.