The Miami Design Preservation League Advocacy Committee has outlined its positions on key items from the April 14 Historic Preservation Board meeting. These perspectives reflect MDPL’s ongoing commitment to thoughtful design, historic preservation, and the protection of Miami Beach’s public realm, and will soon be available on our website.
2201 Collins Ave. — W Hotel
MDPL Position—Support Design; Oppose Variances Allowing Encroachment on Dunes
MDPL supports thoughtful architectural improvements to the property and appreciates the quality of the design presented. At the same time, we encourage continued refinement of the proposal so that the project respects the important public and environmental protections that govern Miami Beach’s oceanfront.
MDPL found several aspects of the architectural proposal to be thoughtful and well executed. In particular, the overall design direction appears to be carefully considered and generally compatible with the architectural character of the site.
At the same time, MDPL has strong concerns regarding the variances requested as part of the application, particularly those that would allow expanded deck areas, shade structures, and reduced setbacks within the Dune Preservation Overlay District and Oceanfront Overlay District.
These overlays exist specifically to protect the public realm along Miami Beach’s oceanfront and to maintain the delicate balance between private development and the shared coastal environment. While MDPL appreciates the design quality of the proposed improvements, there is strong concern that the requested variances encroach into areas that are intended to remain open and visually accessible to the public. The oceanfront is one of Miami Beach’s most important civic spaces, and maintaining a clear distinction between private development and public coastal areas is essential to preserving the character of the shoreline.
For these reasons, MDPL encourages the applicant and the Board to carefully review the requested variances and to consider whether the project can achieve its design goals while minimizing encroachment into the public realm and maintaining the intent of the overlay districts.
235 Washington Ave.
MDPL Position – Opposition to Demolition
The Miami Design Preservation League strongly opposes the proposed demolition of the former Parkside Hotel, a contributing structure within the Ocean Beach Historic District. Constructed in 1938, the building exemplifies the modest, human-scale architecture that defines the historic character of Washington Avenue and the broader district.
The significance of the Ocean Beach Historic District lies not only in its landmark buildings, but in the collective fabric created by these smaller structures. The Parkside Hotel, with its intact scale, massing, and restrained Art Deco detailing, remains an essential part of that fabric and continues to contribute meaningfully to the pedestrian experience and historic identity of the area.
Allowing its demolition would set a dangerous precedent, eroding the integrity of the district and undermining the purpose of its designation. While the applicants have proposed a glazed ceramic block “facade” as an homage to the original building, such a plan is fundamentally at odds with the concepts of authenticity and physical history that are foundational to historic preservation. The original building would still be lost, which would be a profound loss and a tragic outcome that should not be permitted.
For these reasons, MDPL urges the Historic Preservation Board to deny the demolition request and require preservation and adaptive reuse of the existing structure.
298 Lincoln Road
MDPL Position – Support
This building along a prominent section of Lincoln Road has been encumbered by a 1980s-era facade composed of large squares of mirrored glass and a surface-mounted store logo. The proposal to remove the mirrored facade and return to an elevation more in keeping with the original is a welcome change and would improve not just this building, but the entire block. MDPL agrees with the staff recommendation for a slightly lighter version of the metal elements of the new facade.
Citywide Digital Information Kiosks
MDPL Position – Support
MDPL agrees with the staff recommendation regarding the placement of the kiosks along Washington Avenue.