[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,86,98],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6125190,"mediaKeyId","2677638-a336caf52c163b7721e2ad1df739a810","parentId",2677638,"title","Board approves revised 411 Michigan office project after developer scales back drive aisle and preserves two historic structures","audioSeconds",5828,"startMs",492000,"endMs",6320000,"viewUrl","/Search/View?dp=1&key=2677638-a336caf52c163b7721e2ad1df739a810&start=492&end=6320","thumbnailUrl","https://assets.pipeline.soar.com/2677638-a336caf52c163b7721e2ad1df739a810/thumbnail_492000.jpg","articleUrl","/articles/6125190/Miami-Beach/Miami-Dade-County/Florida/Board-approves-revised-411-Michigan-office-project-after-developer-scales-back-drive-aisle-and-preserves-two-historic-structures","mediaUrl","https://secure.pipeline.soar.com/6125190-1bdc4fb231990d1bdd91875b93160352/orig.mp4?Expires=1771136981&Signature=BmwFsoRyS8ljkBmQdOLmhlN0EYmLDvAud7XBGnjV5G1DcD6dQ-iBP1eMlRL9Ink9NFhTz64yDLoJU0hsqY-XoBqhN4GDCdL3PVoF6-xFMe03oEfDOhmJxFp1MVwOjRAzCMEKLpQh1M49iEMqn0qprXcHs70Qnm2RTYuYc9CvxsMWczZGJxjSLFGZ0gHAoM9N7bHTW7CzlxrVhHijBg~99z8A6npP8NnVye13-v6zQ4roDaij9~BwZ4POD~xNjZg5DZ0I7QAVAfUKZWdVEjl~HFzFqvFh12sUrC~9yRtH7aSfxdqRgSMa9NrXRbMfww-xaLLTLYkvZ~qBVkT8Gg45xA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Miami Beach, FL","date","2025-03-18T16:37:46Z","article","The Historic Preservation Board on June 14 approved a revised plan to build a Class A office at 411 Michigan Avenue that retains and adaptively reuses two contributing historic buildings on the site and withdraws a requested variance for a minimum drive aisle width.

Staff had told the board the applicant revised plans after an April hearing, moving and reducing portions of the new office building to create a 22‑foot drive aisle so the applicant withdrew a requested variance for drive‑aisle width. The developer also proposed to relocate and retain most of a one‑story rear building and adapt it as an open‑air dining venue tied to a street‑level café; the proposal keeps the two contributing structures and moves mechanical parking to create the open space.

Why it matters: The changes reduce the project’s impact on neighboring historic properties and preserve elements of the site’s built history while allowing new office construction. Staff recommended approval of the application as revised, subject to conditions in the draft order.

What the developer said: Matt Amster, attorney for the project, introduced the development team and described outreach the owners had performed with neighbors, local associations and school stakeholders. Developer Saif Sumaida said the project “will be our first Class A office building in Miami Beach” and that the team “re‑designed the building at great expense” to respond to board concerns. Architect Elan (Alon) Bloomberg described moving the office mass north by roughly three feet, reducing balcony depth on the south side and relocating the one‑story contributing garage structure to create a courtyard and the 22‑foot drive aisle.

Board discussion and public comment: Neighbors, the Friends of Southpointe Elementary and the Miami Design Preservation League spoke in public comment. Supporters emphasized neighborhood outreach and school partnerships; critics and nearby residents urged additional upper‑level setbacks and said the office mass still felt large in places. Board members reviewed those concerns, the revised drawings and staff’s analysis.

Formal actions and votes: The board first considered a narrow variance from the city’s “open court” requirement (the code requires an open‑to‑sky court of a minimum area in the front setback). The roll call recorded two ‘‘no’’ votes and five ‘‘yes’’ votes and the variance passed 5–2 (No: Miss Liebman, Mister Reid; Yes: Miss Weinstein‑Berman, Mister Klein, Mister Breslin, Mister Paschal, Mister Lopez). The board then approved the certificate of appropriateness for the overall project, including the adaptive reuse and required conditions, by unanimous vote.

Conditions and next steps: Approval was subject to the staff‑recommended conditions in the draft order, including preservation and restoration requirements for the contributed buildings, a requirement to resolve on‑street loading plans with the parking department prior to permitting, documentation of historic features and a required historic display. The board also asked the applicant to work with staff on details such as awnings, landscaping and the design for the relocated one‑story structure. The applicant must finish final permit drawings and meet building‑code and parking‑department requirements before permits are issued.

Who spoke (selected): Matt Amster (attorney, project rep), Saif Sumaida (developer), Alon Bloomberg (architect, Cube 3, presenter), Debbie Tackett (staff), Matthew Pender (Friends of Southpointe Elementary, public comment), Laura Bala (resident, public comment), Daniel Serraldo (Miami Design Preservation League, public comment).

Ending: With the board’s approval the project moves to final design and permitting; staff and the applicant will complete the conditions and parking/loading plans before building permits can be issued.","mediaType","Video","parentTitle","Historic Preservation Board Meeting June 14, 2022","oneSentenceSummary","The Historic Preservation Board on June 14 approved a revised plan to build an office at 411 Michigan Avenue that keeps two contributing historic buildings, withdraws a prior drive‑aisle variance and secures a variance for the city’s open‑court requirement, after the developer reduced the office mass and proposed adaptively reusing a one‑story garage as an open‑air dining venue.","taxTitle","Miami Beach, Miami-Dade County, Florida","taxId",2893,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":46,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6125179,"Board approves modifications to Bancroft building project; requires lower, staff‑approved hedge and conditions on lobby feature",5116,1204000,"/Search/View?dp=1&key=2677638-a336caf52c163b7721e2ad1df739a810&start=1204&end=6320","https://assets.pipeline.soar.com/2677638-a336caf52c163b7721e2ad1df739a810/thumbnail_1204000.jpg","/articles/6125179/Miami-Beach/Miami-Dade-County/Florida/Board-approves-modifications-to-Bancroft-building-project-requires-lower-staffapproved-hedge-and-conditions-on-lobby-feature","https://secure.pipeline.soar.com/6125179-f5e72dfec080d32eecb1756f120e648e/orig.mp4?Expires=1771136981&Signature=Y4Nr8PmEXW7wbjNW2AFrREAIy2HbFArs0eyf8Io5i9UN0FVlsBH7DykTFpGGt64CMC8HKqaCfM1VWwLrpwXo7DK7ULE1OdFjRrlV70Pm9jLP78QIujC6VFqyre0CQ3-TgxgRTt0Yh-4vX~xUnqCj3GcFrw2PdvLJnKeFWnRzJgs6WgRLvAUCdkNw~zsoNpNwzJpPPcdLTwS9-SvQ8JJL0JX7Pq4jGZZdKwWFGg09yRcc58fle6aXmYum83HnKuMl8PCbZspnFGa075pGeAbl5BC~hA~kMsaQmgwm-4uvW9zPwk6a0YH9Fs~jPkM0wxNxaK0DY3O50MThZJacko~X5w__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board approved multiple interior and exterior modifications to the previously approved Bancroft rehabilitation at 1501 Collins Avenue on June 14, while tightening conditions for a proposed hedged barrier and interior café/bar elements.

What passed: Staff had recommended approval of a set of design changes to the approved Bancroft project including: limited colored limestone on the 1990s octagonal addition to reduce scale, a canopy at the southwest porch (to be refined in coordination with staff), modest rooftop parapet increases in a few places with a cable rail to meet 42‑inch guard requirements, and interior lobby changes for a proposed café/restaurant.

Terrazzo medallion, lobby bar: Staff requested that the building’s original compass‑rose terrazzo medallion remain visually unobstructed. The applicant proposed a removable, raised bar element to relocate the café’s functional bar to a more operational position while avoiding cutting into the terrazzo. The board approved the COA with a condition that the lobby medallion remain visible; members also authorized staff to work with the applicant on a design for a movable, elevated bar and plumbing run through the ceiling (not through the terrazzo) so the medallion is not permanently covered. A requirement that the applicant place a historic plaque inside and outside the relocated contributing building was added to the conditions.

Hedge height: Board members and staff had debated whether a tall privacy hedge (originally requested at 8–10 feet) was appropriate in the district. The board initially passed a 7‑foot maximum hedge condition, but staff subsequently advised the chair that the approval threshold for this modification required five affirmative votes. The board reconsidered and adopted a limit of 5 feet maximum height for the hedge along the street frontages; staff will approve the specific species and require a species that will not mature above the limit without maintenance.

Other conditions: The approval included staff‑recommended items such as a tree/arboreal report by a certified arborist, restoration of contributing windows and removal of through‑wall AC units in contributing structures, and waterproofing and building‑code compliance for the relocated one‑story accessory building intended for outdoor dining.

Votes: The board approved the COA and the conditions in a recorded vote; the final hedge restriction and other conditions were adopted after reconsideration and clarification; the motion to approve with the final conditions passed with six affirmative votes on the hedge amendment and the COA motion passed unanimously.

Why it matters: The Bancroft is a contributing streamline moderne building at the Collins/15th edge; the approved modifications aim to reinvigorate a vacant property while preserving key historic interior and exterior features and adding a neighborhood‑oriented café and rooftop uses.

Key participants: Rory Greenberg (owner/representative), Tracy Slavens (applicant representative), Ari Sklar (architect on the synagogue item earlier; for Bancroft the team included local architects), Debbie Tackett (staff), Daniel Serraldo (Miami Design Preservation League). Public comment included support from neighbors and neighborhood associations. The board asked the applicant to return to staff for final details and to include waterproofing, plaques and final landscape plans prior to permits.

Ending: With the conditions adopted, the project advances to permit review; staff will work with the applicant on the lobby bar design, final landscape palette and species selection for the hedge and verify required historic preservation treatments prior to final certificate issuance.","The Historic Preservation Board approved modifications to the Bancroft rehabilitation project at 1501 Collins Avenue on June 14, but limited a proposed tall privacy hedge to a staff‑approved species kept at a maximum 5 feet and required the historic lobby terrazzo medallion remain visible.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6125184,"Historic Preservation Board approves two Housing Authority senior buildings in Normandy Isles",4460,1700000,6160000,"/Search/View?dp=1&key=2677638-a336caf52c163b7721e2ad1df739a810&start=1700&end=6160","https://assets.pipeline.soar.com/2677638-a336caf52c163b7721e2ad1df739a810/thumbnail_1700000.jpg","/articles/6125184/Miami-Beach/Miami-Dade-County/Florida/Historic-Preservation-Board-approves-two-Housing-Authority-senior-buildings-in-Normandy-Isles","https://secure.pipeline.soar.com/6125184-cf4b52c348c44cbacbc850c545997660/orig.mp4?Expires=1771136981&Signature=edIRrH-1Er42o5qzHcYs42NWlM~VMqrhXZH~0On3A4W8KhDQW5wzsdSc~8k3jNL078ckTo6JpT7z0p9urP22GJfZStMpnIeRXw0mk~8r7-7bvu8mf71ImJEAkzdLW3uOMeT1kwGK1MChRfpEEY065Konr2pSAgcSa~GNTyq2JREkQP83lXchMZTVSVs7X22fNaJFmm~eAJk104R0TX4KAfsdjr8Bc5cdCmIroz3l~V25i0W3oIAhxy8O4RGYjJ6seq57LJ1p1ed8RrjokmvmEqZTJvWLedTIkHbb4Uvsr4tby8roGy-0h8vZhFwIxeqJHo2DSCTzGR~7veKzN00siA__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board on June 14 unanimously approved two new affordable senior housing projects designed for Normandy Isles by Brooks + Scarpa and developed by the Miami Beach Housing Authority.

What passed: The board approved certificates of appropriateness and granted the narrow site variances the projects required to fit HUD‑funded affordable units onto the relatively small parcels at 185 South Shore Drive (Vista) and 280 South Shore Drive (Breeze). Staff said the scheme intentionally repeats compatible typologies and massing found in the Normandy Isles local historic district, breaking building façades into smaller volumes and using courtyards, covered terraces and planting to reduce perceived bulk.

Why variances were needed: The projects must meet federal (HUD and state) funding requirements — including minimum unit sizes and program spaces — while complying with local overlay rules. Staff concluded the parcel sizes and programmatic requirements create practical difficulties under the city’s supplementary rules for special uses; the requested variances were narrowly drawn and, staff said, the minimum necessary to achieve the affordable housing program while meeting other code requirements.

What supporters said: Neeson Kazdin (attorney), Mike O’Hara (Housing Authority) and Moshe Kagan (Housing Authority vice‑chair) presented the agency’s case; Jeff Huber of Brooks + Scarpa walked the board through context, courtyard typologies and resiliency measures (elevating first occupiable floors to BFE+). Speakers from neighboring buildings and the Miami Design Preservation League spoke in favor. Commenters cited neighborhood outreach, preservation of large live oaks and project benefits for older residents who need affordable units near transit and services.

Votes and actions: The Board voted separately on the two project approvals and related variances; both COAs and all variances passed on recorded roll calls with unanimous yes votes. Actions recorded: approval of the COA for 185 South Shore Drive and approval of the setback variance for the same parcel; approval of the COA for 280 South Shore Drive and approval of two narrow setback variances for that parcel.

Next steps: The Housing Authority will proceed to final design and permitting. Staff will review building‑permit drawings and site engineering, and applicants will satisfy code and permitting conditions recorded in the draft orders before permits issue.

Selected speakers and participants: Neeson Kazdin (attorney for Housing Authority), Mike O’Hara (director of housing development, Housing Authority), Moshe Kagan (Vice Chair, Housing Authority), Jeff Huber (Brooks + Scarpa), Jason Wilson (landscape), Daniela (staff). Members of the Normandy Shores homeowners association and neighborhood property owners also spoke in support.

Ending: The approvals clear a major step for the Housing Authority’s plan to add 119 affordable senior units in Normandy Isles; the projects now move to final permit review and construction scheduling.","The board unanimously approved two complementary affordable senior housing projects — Vista and Breeze — proposed by the Miami Beach Housing Authority. Both projects include variances tied to setback provisions that apply specifically to schools and other special uses; staff recommended approval and the board granted required variances and COAs.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6125174,"Board approves aluminum railing replacement at 301 Ocean Drive after design revisions",4258,2160000,6418000,"/Search/View?dp=1&key=2677638-a336caf52c163b7721e2ad1df739a810&start=2160&end=6418","https://assets.pipeline.soar.com/2677638-a336caf52c163b7721e2ad1df739a810/thumbnail_2160000.jpg","/articles/6125174/Miami-Beach/Miami-Dade-County/Florida/Board-approves-aluminum-railing-replacement-at-301-Ocean-Drive-after-design-revisions","https://secure.pipeline.soar.com/6125174-4de72a3408aafcef01e81ddb571f992e/orig.mp4?Expires=1771136981&Signature=jOgtu1yEYyPesHG77qDPi4RbkVhP022AmfVX7JZNytAhvl2hwGVREKxOPe4H~2-kYH1WOSOB-4P6Y8lEMTSlpSzgqX1BdVeg7LJ~gIt5JugG8QLm5PDzFhDcQmVVnmwIXAIIQtHPvoyHHQdF~ll~twm1xefdkDjlbNV47ztABgSboQmhUM-ysLDRnHam0UBsET0zwAufHpKFxYRsvPxvL8H6K7ZZF~8ox8aF35lxuHf2bGsNzs~ThZpAz-GmeCo4vUIvqfNZH0LxVcIQh-uglbZdsPOfumj6ln7Vo~DxdsefDC9a9QWfuE8lCADHW5czxmRCvbn1-XPPRRJgXfP5Ag__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board approved replacement railings and guardwalls at 301 Ocean Drive on June 14 after the applicant revised the design to more closely match the original appearance and to respond to structural constraints.

Why the replacement: Staff and the applicant showed the board that the existing concrete precast and cast‑in‑place guardrails had deteriorated in places and the original balcony slab thickness (4 inches) limits options for in‑place concrete repairs or thicker replacement members. An engineered aluminum solution provides a lighter assembly that is surface‑mounted and can be maintained or replaced in the future without invasive slab work.

Design revisions: The applicant refined the earlier submittal so panels and perforation patterns render as a solid mass at typical viewing angles while providing the necessary perforations to avoid excessive wind loads. The architectural team matched proportions, introduced thicker profiles where needed and specified a matte white Kynar coating to match the building’s white finish.

Board action: Following public comment from the Miami Design Preservation League and a short staff presentation that noted a minor discrepancy the board approved the revised aluminum railings and recommended the applicant proceed to mock‑up fabrication under staff oversight. Approval was unanimous on recorded roll call.

Practical next steps: The applicant agreed to a mock‑up to confirm the visual effect and to coordinate final fabrication and coating with staff. The board’s approval is based on the line‑drawn plans and mock‑up results; the final railing shop drawings will be checked by staff during building permit review.

Who spoke: Jessica McCoy (engineer on project), Debbie Tackett (staff) and Daniel Serraldo (Miami Design Preservation League public comment).","After revisions requested at an April hearing, the Historic Preservation Board approved replacement of deteriorated precast guardrails and solid masonry balustrades at 301 Ocean Drive with custom white‑coated aluminum railings designed to mimic the original profiles and accommodate wind and structural limits.","actionData","errors"]

Article not found

Board approves revised 411 Michigan office project after developer scales back drive aisle and preserves two historic structures

Board approves modifications to Bancroft building project; requires lower, staff‑approved hedge and conditions on lobby feature

Historic Preservation Board approves two Housing Authority senior buildings in Normandy Isles

Board approves aluminum railing replacement at 301 Ocean Drive after design revisions