MDPL’s Advocacy Committee has reviewed the following projects on the upcoming Historic Preservation Board agenda and offers our positions below. Have a comment about a project you would like to share with our committee? Contact us.
Please note: the lack of a position on a project does not indicate support for or opposition to that project. To review the Historic Preservation Board Agenda, including public participation information: Click Here
- 1800 Michigan Avenue
- 1244 Ocean Drive
- 3425 Collins Avenue
- 6979 & 6985 Collins Avenue
- 809 2nd Street
- Sidewalk color within the historic districts
OPEN AND CONTINUED ITEMS AND PREVIOUSLY CONTINUED ITEMS
HPB24-0641, 1800 Michigan Avenue
Proposed Structure
Click to view the full City of Miami Beach Staff Report
An application has been filed requesting a Certificate of Appropriateness for the total demolition of the existing single-family home and the construction of a new single-family home.
MDPL Position: We previously opposed the proposed demolition of this property, expressing concern about demolition by neglect and the dangerous precedent it would set for other historic properties. We are pleased that the applicant has now revised their proposal to retain and restore the original garage structure rather than pursuing total demolition.
We now support the application subject to staff recommendations, particularly the addition of a window on the west elevation at the second level, and other staff recommendations. The proposed Mediterranean Revival styling is more contextually appropriate for the character of the historic Palm View neighborhood rather than a modern box.
MDPL Position [from June 17, 2025]: We strongly oppose the proposed demolition. This appears to be a case of demolition by neglect, where the owners are intentionally allowing the property to deteriorate to justify demolition. Despite an engineer identifying holes in the roof months ago, the owners have failed to file permits or even place a tarp to prevent further damage. The owners refuse to sell individual lots and will only sell them together as a development opportunity, revealing their true intentions. If aging concrete and standard maintenance issues such as moisture intrusion justify demolition, then virtually every historic property in the city becomes vulnerable. This would set an extremely dangerous precedent.
We support the staff recommendation to defer to July, but only if the owners are required to immediately secure the structure and make it watertight.
MODIFICATIONS TO PREVIOUSLY APPROVED BOARD ORDER
HPB25-0660 a.k.a. HPB 7069, 1244 Ocean Drive
Current Site
Proposed Structure
Click to view the full City of Miami Beach Staff Report
An application has been filed requesting modifications to a previously issued Certificate of Appropriateness for the partial demolition, renovation and restoration of the 3-story hotel including the construction of a new roof-top pool and pool deck. Specifically, the applicant is requesting to modify several conditions of the final order.
MDPL Position: We are concerned about the proximity of residential uses and the potential for disturbances to residents in nearby buildings, particularly the large residential building directly behind the property. We want to ensure that proper outreach has been conducted with neighboring building owners and residents so they are aware of and have had an opportunity to comment on the proposed changes to rooftop operations. We believe this matter should be subject to a conditional use permit review by the Planning Board as recommended by staff, rather than simply modifying the existing Historic Preservation Board conditions.
HPB25-0662 a.k.a. HPB 7490, 3425 Collins Avenue
Current Site
Proposed Structure
Click to view the full City of Miami Beach Staff Report
An application has been filed requesting modifications to a previously issued Certificate of Appropriateness for the partial demolition renovation and restoration of the existing 16-story hotel building, including the total demolition of the 1955 south addition, and the construction of a new 16-story detached ground level addition. Specifically, the applicant is requesting modifications to the design of the guardhouses and the detached residential addition.
MDPL Position: We appreciate the extensive investment and resources being dedicated to preserving the facade of and reconstructing the Versailles Hotel. However, we have concerns about the proposed modifications to eliminate the lattice work facade elements of the new tower. While we understand the applicant’s engineering concerns, we believe these design elements were fundamental to the approved design’s character.
We are concerned that this lattice work was an integral part of the original design approval, and the applicant is seeking to walk back these commitments years later. There should have been sufficient research and feasibility analysis conducted at the time of the original approval, particularly considering how far along the project is now. The floor-to-ceiling glass elements now become more prominent and feel disconnected from the overall design.
We would welcome the opportunity to meet with the applicant to discuss design alternatives that could address their concerns while developing a design that is more contextually compatible with the surrounding district.
NEW APPLICATIONS
HPB25-0652, 6979 & 6985 Collins Avenue
Current Site
Proposed Structure
Click to view the full City of Miami Beach Staff Report
An application has been filed requesting a Certificate of Appropriateness for the construction of a new multi-family residential building.
MDPL Position: We lament the potential loss of the contributing L. Murray Dixon-designed Normandy Plaza Hotel and the lack of local control over demolition decisions in our historic districts. However, we acknowledge that the proposed design represents an improvement to the streetscape. We support the project subject to staff conditions, particularly the inconsistencies in the arch details at the podium.
HPB25-0657, 809 2nd Street
Current Site
Proposed Structure
Click to view the full City of Miami Beach Staff Report
An application has been filed requesting a Certificate of Appropriateness for the construction of a new single-family home, including variances from the minimum lot width and lot area.
MDPL Position: Noting our concerns from the precedent-setting demolitions that occurred at 819 Second Street and 802 Second Street, where contributing structures were demolished and replaced with designs that we believe compromise the neighborhood’s historic character, we have no opinion on this application. The approval of this third building would continue this trend and further undermine the integrity of the historic district.
Sidewalk color within the historic districts
MDPL Position: We strongly support maintaining red sidewalks throughout Miami Beach’s historic districts and citywide. The red sidewalks are a defining characteristic of Miami Beach, established by Carl Fisher as part of his vision to make guests feel they were walking on a “red carpet” befitting a luxury resort destination. This distinctive feature has become synonymous with Miami Beach’s identity and should be preserved as part of our architectural and historic heritage. We believe maintenance challenges could be addressed rather than abandoning this important design element.
