The Miami Design Preservation League presents its Historic Preservation Board positions for the September 15, 2026 meeting. The following statements outline MDPL’s positions and recommendations regarding five applications affecting historic properties in Miami Beach.
HPB26-0705 — 1722 Jefferson Avenue
MDPL SUPPORTS
The Miami Design Preservation League supports the proposed renovation of the historic single-family residence at 1722 Jefferson Avenue. We appreciate the applicant’s thoughtful approach to improving the property while respecting the character of the historic home and its setting within the Palm View Historic District.
We particularly support the more restrained design of the proposed pool and landscape improvements and believe the overall project demonstrates how a historic residence can be sensitively updated to meet contemporary needs while maintaining the qualities that contribute to the character of the neighborhood.
We thank the applicant and design team for their thoughtful stewardship of this historic property and encourage the Historic Preservation Board to approve the application.
HPB26-0693 — 1207 Lenox Avenue
MDPL SUPPORTS
The Miami Design Preservation League supports the applicant’s approach at 1207 Lenox Avenue.
We are particularly pleased that the applicant has chosen to locate the proposed pavers at the rear of the property rather than in a more visible location. This approach better preserves the historic character and landscaped appearance of the property as viewed from the primary public right-of-way.
We thank the property owner for her consideration and willingness to pursue a solution that accommodates her needs while remaining sensitive to the historic character of the neighborhood.
HPB26-0692, 141–145 SOUTH SHORE DRIVE
MDPL SUPPORTS THE REVISED DESIGN, WITH COMMENTS
The Miami Design Preservation League appreciates the significant improvements reflected in the revised design for 141–145 South Shore Drive, and the fact that the architect incorporated many of the public and Board comments from the July Historic Preservation Board meeting. We believe the new proposal is much more responsive to the architectural character of Normandy Isles, and we particularly appreciate the project’s Mid-Century Modern vocabulary, stepped massing, open-air courtyard, and increased attention to landscaping and open space.
One area we believe could benefit from further refinement is the left side of the entrance area where the building signage is proposed. In contrast to the landscaping and architectural detail found elsewhere in the project, this area feels somewhat stark and unresolved.
We encourage the applicant to explore opportunities to soften and better integrate this portion of the frontage into the overall design. Additional landscaping, a water feature, or another landscape or architectural element could provide visual interest and balance while creating a more welcoming transition into the property. We believe relatively modest changes here could make this area feel more intentional and consistent with the quality of the rest of the design.
At the same time, this application raises a broader preservation concern. The proposal involves the demolition of two contributing 1953 multifamily buildings and their replacement with a new 14-unit development.
As Miami Beach continues to face increasing development pressure, MDPL believes preservation should include consideration not only of historic architecture, but also of the city’s naturally occurring affordable housing. Smaller, older multifamily buildings have historically provided an important source of organically attainable housing in Miami Beach. Their incremental loss can affect both the physical character and socioeconomic diversity of our historic neighborhoods.
We encourage the Board, staff, and applicant to continue considering opportunities to preserve existing buildings where feasible and, when demolition is unavoidable, to recognize the loss of naturally affordable housing as an important part of the broader preservation conversation.
Overall, MDPL supports the revised design and thanks the applicant and design team for responding thoughtfully to previous concerns.
HPB26-0695 — 736 Collins Avenue / Vivienne Westwood
MDPL STRONGLY SUPPORTS, WITH ONE RECOMMENDATION
The Miami Design Preservation League strongly supports the proposed restoration and adaptive reuse of 736 Collins Avenue for the new Vivienne Westwood flagship store.
We commend the applicant and design team for an exceptionally thoughtful project that demonstrates how a significant international brand can establish a distinctive presence in South Beach while embracing, rather than overwhelming, the historic building it will occupy. The restoration and adaptive reuse of this 1921 contributing building, together with the careful use of limestone, brass storefront elements and other architectural details, represents the type of investment in historic properties that MDPL is pleased to see along Collins Avenue.
We also welcome Vivienne Westwood’s investment in this portion of Collins Avenue and believe projects of this quality can contribute meaningfully to the continued revitalization of the historic commercial corridor.
Our one concern is the scale of the proposed Vivienne Westwood signature sign on the primary façade. Total proposed signage is around 284 square feet against a 100-square-foot district cap, with the neon alone around 200 square feet. At more than twice the permitted size, the signage begins to overpower the historic façade rather than complement it. While we appreciate the creativity and character of the proposed signage, we encourage the applicant and Board to consider reducing its overall size so that it complements the architecture rather than competing with it.
With that modification, MDPL enthusiastically supports the application and thanks the applicant and design team for the care, creativity and investment they have brought to this historic building.
HPB26-0696 — 1751, 1757 & 1775 Collins Avenue / Raleigh, Richmond & South Seas Hotels
MDPL SUPPORTS THE PRESERVATION OF THE HISTORIC BUILDINGS, WITH CONCERNS REGARDING THE LOSS OF HISTORIC TERRAZZO
The Miami Design Preservation League recognizes the importance of the structural stabilization work being undertaken at the Raleigh, Richmond and South Seas properties and strongly supports the continued preservation and restoration of these significant contributing buildings within the Ocean Drive/Collins Avenue Historic District.
However, we are greatly concerned by the removal of historic terrazzo flooring within portions of the Richmond and South Seas Hotels. We understand that this was deemed necessary to undertake emergency structural and foundation work required to stabilize the buildings, approved at the staff level with the requirement to come back before the HPB for their approval, but, the fact remains that original, character-defining elements of the buildings are gone.
Our question to the applicant is straightforward: What is the City getting in return for the loss of this historic material?
When the preservation of a significant historic structure requires the unavoidable removal of an original architectural feature, MDPL believes there should be a corresponding commitment to restoration, reconstruction, or another meaningful preservation benefit.
We therefore ask the applicant to clearly identify how the lost terrazzo will be addressed as part of the overall restoration. Will the historic terrazzo patterns and materials be documented and replicated? Will terrazzo be restored or reconstructed in other significant public areas of the hotels? Are there additional historic features that the applicant will commit to restoring as part of this request?
Given the significance of the Raleigh, Richmond and South Seas properties, we believe the approval of an after-the-fact loss of historic fabric should be accompanied by a clear and tangible preservation commitment.