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
- 1600 Washington Avenue, 425 16th Street and 1601 Drexel Avenue.
- 1620 Drexel Avenue.
- 100 21st Street.
- 323 23rd Street.
- 230 1st Street.
- 225 Ocean Drive.
- 1200 Meridian Avenue.
- HPB25-0663, 336 Meridian Avenue.
OPEN AND CONTINUED ITEMS AND PREVIOUSLY CONTINUED ITEMS
HPB25-0656, 1600 Washington Avenue, 425 16th Street and 1601 Drexel 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 total demolition of two structures and the construction of a new mixed-use building.
MDPL Position: While we appreciate the need for market-rate housing on Miami Beach, we oppose the proposed demolition of the contributing Henry Hohauser streamline moderne building and the design of the proposed apartment building. In 2018, city preservation staff described this building as having “a high degree of historic and architectural integrity with only limited modifications” and commended the applicant for proposing to retain and restore it. Now, years later, the same owner says the building cannot be saved, a clear case of demolition by neglect, where they have allowed a previously intact contributing building to deteriorate to justify its demolition.
We believe the proposed building is incompatible with the architectural character of the surrounding historic district. The design lacks articulation, proportion, and contextual sensitivity. The minimal setbacks at the ground level, combined with the height, could lead to a claustrophobic streetscape not appropriate for a dense, walkable neighborhood. The expansive glass facades, particularly the extremely wide elevation along 16th Street, lack any meaningful articulation or design features that would break up the massing. The building reads as generic modern construction that could be located anywhere, rather than a thoughtfully designed structure that respects its location in the heart of Miami Beach’s historic downtown. In contrast, the 2018-approved design incorporated curved elements, eyebrows, and articulated retail that was more compatible with the neighborhood’s Art Deco and MiMo character.
We are also concerned about the proposed height increase from the by-right 100 feet to 150 feet, which is contingent on pending legislation. If the board is inclined to consider approval of the design with additional height and FAR beyond what is currently permitted, we strongly urge that significant public benefits be required, including: a proffer restricting short-term rentals; an increased proportion of two-bedroom units to accommodate families rather than the predominantly studio and one-bedroom configuration proposed; and most importantly, a design that demonstrates architectural merit and compatibility with the historic district. The applicant has characterized this project as intentionally “modest” in design to reduce costs—we believe that if our community is to grant additional development rights, we should expect architecture of substance that will be valued by future generations, not merely the most generic form possible.
MODIFICATIONS TO PREVIOUSLY APPROVED BOARD ORDER
HPB24-0616 a.k.a. HPB 7424, 1620 Drexel 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 construction of a new 2-story commercial building with an active roof deck. Specifically, the applicant is requesting approval for a new roof deck design inclusive of canopy structures and an outdoor bar counter and to modify a condition of the final Order.
MDPL Position: We support the project subject to staff recommendations. We appreciate that this development will bring activation and investment to Lincoln Road.
However, we have specific concerns regarding the proposed rooftop canopy structure. We strongly urge that the rooftop canopy be designed and screened to ensure it is not visible from the street level. Across the street, this board previously approved a rooftop canopy structure that is very visible and overpowers the contributing structure.
Additionally, we encourage the applicant to ensure the building design allows for adaptability and potential future conversion to alternative uses should the restaurant concept not succeed, given the substantial 20,000 square foot footprint. The building should be designed with flexibility to accommodate multiple tenants or alternative commercial uses without requiring significant structural modifications.
HPB25-0667 a.k.a. HPB20-0442, 100 21st Street.
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 hotel building, the total demolition of an accessory cabana structure, the construction of ground level and rooftop additions, one or more waivers and a variance to relocate signage to a non-street facing façade. Specifically, the applicant is requesting to exceed the scope of the previously approved demolition.
MDPL Position: We acknowledge the structural challenges discovered during construction of the Bulgari Hotel (formerly Seagull Hotel) and do not oppose the additional demolition request, provided that the visible facades as approved in the original design are maintained.
However, we note our continued concern with the piecemeal nature of demolition requests for this project. This project previously came before the board in May 2025 for additional demolition approval. The project now returns with a request for further demolition of the entirety of the top levels, including the north facade. We would prefer to see comprehensive structural assessments and plans at the outset of projects rather than these continued incremental requests for additional demolition.
We look forward to the revitalization of this long-dormant property..
NEW APPLICATIONS
HPB25-0658, 323 23rd 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 modifications to the south façade and the introduction of canopy structures.
MDPL Position: We support the project subject to staff recommendations. We agree with staff’s concerns regarding the use of simulated wood finishes and the proposed black canopy, and encourage the applicant to utilize more neutral, contextually appropriate materials as recommended by staff.
HPB25-0661, 230 1st 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 after-the-fact installation of an artistic mural.
MDPL Position: We support the after-the-fact application for the installed murals subject to staff recommendations.
HPB25-0666, 225 Ocean Drive.
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 installation of an artistic mural.
MDPL Position: We support the installation of the mural in Marjory Stoneman Douglas Park. The proposed vinyl mural installation on the park bathhouse represents a thoughtful enhancement to public facilities and provides an engaging visual element appropriate for the namesake of the park.
HPB25-0668, 1200 Meridian 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 an Art in Public Places (AIPP) art installation within Flamingo Park.
MDPL Position: We support the installation of the proposed playful, whimsical public art sculpture in Flamingo Park.
HPB25-0663, 336 Meridian Avenue.
Existing Structure
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 one structure, the substantial demolition of one structure, the construction a single-family home and a variance from the minimum required setbacks.
MDPL Position: We oppose the proposed project for multiple reasons. First, the application does not demonstrate sufficient justification for the near-complete demolition of a contributing structure within the Ocean Beach Historic District. Retaining only three facade walls does not constitute meaningful historic preservation and fails to preserve the architectural integrity that the structure contributes to the neighborhood.
The proposed new construction is incompatible with the scale, massing, and architectural character of the surrounding historic district. The oversized design, particularly the projecting glass block overpowers the historic facade. The overall design lacks contextual sensitivity to the predominantly Art Deco and Mediterranean Revival character of Meridian Avenue and the interior portion of the South of Fifth neighborhood.
We oppose the requested variance to reduce the rear setback from 14 feet to 4 feet. The applicant has not demonstrated a legitimate hardship—claims of base flood elevation challenges do not justify reduced setbacks.
We believe this proposal represents over-development of the site and sets a concerning precedent for demolishing contributing structures while claiming preservation through facade retention alone. We encourage the applicant to reconsider the design with a more contextually appropriate architectural approach that genuinely integrates and respects the historic structure, reduces the overall mass and scale, and eliminates the projecting elements that overpower the streetscape.
