[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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",6117603,"mediaKeyId","2729522-5cb68f8b5df39b40d2d4f987c0f70061","parentId",2729522,"title","Board re‑approves Breakwater Hotel lobby glass partition after staff conditions for terrazzo protection","audioSeconds",1310,"startMs",5800000,"endMs",7110000,"viewUrl","/Search/View?dp=1&key=2729522-5cb68f8b5df39b40d2d4f987c0f70061&start=5800&end=7110","thumbnailUrl","https://assets.pipeline.soar.com/2729522-5cb68f8b5df39b40d2d4f987c0f70061/thumbnail_5800000.jpg","articleUrl","/articles/6117603/Miami-Beach/Miami-Dade-County/Florida/Board-reapproves-Breakwater-Hotel-lobby-glass-partition-after-staff-conditions-for-terrazzo-protection","mediaUrl","https://secure.pipeline.soar.com/6117603-310a69f3f95f6adc0a33640b1c4b82f8/orig.mp4?Expires=1771185212&Signature=BEMR8-u1Hb3XG1zzIAlH8of0TfBlv-BMAL6hAk8cDAFnzKflaqsXZTjPeE8TlZIhSkzx-TSidO1FzNKd9nUIaLDUIPuqcN0bBd5wFZ3hr3OhtcR1vG0zwSRBNN4BpKq4iKG7TmTZ3PAC-NY9mqohPThR6Qa97aRLTNRBS8dPtVekemScTQMgag3BrnQaUqFpEWEY6xO3JHmqezRQ1N9uANXf9V8vloleQVsPKpG4VxalDHZqZped3kHedJuFBYsJMphoVTqsagSOdo11HoKVfacqIGjomsLIAixwNGgRnbnYVtkj7jOS0JKQkdx6jQU0XO6BEym4gmVggFAm1p1Lgg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Miami Beach, FL","date","2025-03-21T20:50:23.917Z","article","The Historic Preservation Board on May 9 re‑approved a previously granted Certificate of Appropriateness for a frameless glass partition in the Breakwater Hotel's original public lobby at 940 Ocean Drive. The board's approval follows staff recommendations requiring protection of the original terrazzo floor and submission of a terrazzo repair plan.

The identical proposal was approved by the board on July 31, 2020, but the applicant did not pull a building permit before the board order expired. The current submission includes updated details for a minimal, frameless glass storefront system designed to separate hotel check‑in functions from a restaurant tenant's area while preserving the lobby experience.

Ari Sklar, the project's architect, said the team will work with qualified glass fabricators and terrazzo contractors and that shop drawings and material samples will be provided to staff. \"We've insisted that they have a a good quality, glass fabricator and terrazzo contractor for any repairs,\" Sklar said.

Staff asked that where the new wall requires floor tracks or fastenings, the applicant submit a terrazzo repair plan and samples for staff review and approval. The Miami Design Preservation League supported the application in public comment, and the board approved staff recommendations on a roll call.

The approval requires the applicant to submit final shop drawings, protection measures and a terrazzo repair plan prior to building permit issuance.","mediaType","Video","parentTitle","Historic Presentation Board Meeting May 9, 2023","oneSentenceSummary","The Historic Preservation Board re‑approved a previously permitted frameless glass wall at the Breakwater Hotel's original lobby, requiring a terrazzo repair plan and shop drawings; the identical application had expired before the owner secured permits.","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":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6117608,"Board approves Meridian and Drexel phases of Lincoln Road master plan; adds conditions on trees, bike protection and bollards",449,5185000,5634000,"/Search/View?dp=1&key=2729522-5cb68f8b5df39b40d2d4f987c0f70061&start=5185&end=5634","https://assets.pipeline.soar.com/2729522-5cb68f8b5df39b40d2d4f987c0f70061/thumbnail_5185000.jpg","/articles/6117608/Miami-Beach/Miami-Dade-County/Florida/Board-approves-Meridian-and-Drexel-phases-of-Lincoln-Road-master-plan-adds-conditions-on-trees-bike-protection-and-bollards","https://secure.pipeline.soar.com/6117608-33d195b4beee2c3c91641ead0700ac8b/orig.mp4?Expires=1771185212&Signature=JNNcEKw3ywXTt4-A~DRam7T4sNE1MfglHxYlKHf4hlRpls-ZV9o2EiR6HL6HDOxZ2r86WnNldsQXWv7GKxBk8aj-ruVx107bRry7giuwWepRrav7PzG0nmgMvcDeI6p~mvfDYv4-gwPgcjKXP1tpOEHLMl7TAOcwHICr6keLgvvqUL5Cg1P918q~TC8kqRaitBYaz3VfaEFvgUMuSZzz8CxOQXfe7T3ir7iW~KD8tauF48mjU6HRLOc2KzvETSdc98EgHLj72lzzaSYSY1fxxKBHItzlgUg1LmAtyeD8LcpKK74TtX986HvGyK53Btq~Os7neIHBu1Y4tIG~-U5wNw__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board on May 9 voted to approve right‑of‑way improvements for Meridian Avenue and Drexel Avenue as part of the broader Lincoln Road Master Plan, directing staff and the applicant to refine several technical elements before final sign‑off.

Planning staff said the Meridian and Drexel designs generally follow the board's 2015 master plan but update paving, seating and tree placement and reintroduce a protected bike lane. \"The most significant change to the previously approved portion of the master plan is new pavement treatment ... the design of the pavement has been modified to correspond and to complement the existing Lincoln Road pavement design that was introduced in the 1990s,\" staff said.

James Corner Field Operations, the project's landscape consultant, presented proposed sidewalk enlargements, new street trees and a mosaic of exposed shell aggregate pavers designed to harmonize with the existing Lincoln Road color palette. On Drexel Avenue the plan would pedestrianize the block between Lincoln Lane South and North, creating a new plaza with circular planters, stepped seating and electrical access for events.

Board members and neighbors asked detailed questions about bollards, delivery and loading, tree species and canopy, construction and maintenance responsibilities, drainage and the long‑term durability of paver installations. \"If you put a bike lane ... you have to have it protected with the armadillos or whatever else you're gonna do. You do not have that in this plan,\" said a board member during questioning; the Miami Design Preservation League urged the applicant to extend the bike lane across Lincoln Road to avoid an unsafe gap.

After discussion the board approved staff's recommended order but added explicit conditions: (1) wherever possible new canopy trees should be used and planting stock should be of a significant caliper (the board requested a 6‑inch caliper target where feasible); (2) final plans should incorporate protections for the Meridian bike lane subject to review and approval by the city's Transportation Department; and (3) final bollard design and removable bollard details, and final electrical room (\"Electrical Room Number 4\") details behind the Drexel seating steps, shall be submitted and approved by staff.

Staff said pavers will be set on mortar over concrete slabs with grout joints and sealer, and that drainage, Silva cell root protection and irrigation systems will be included in final construction documents. The board also directed staff to pursue a broader study of rooftop‑addition regulations and preservation funding (separate board recommendation) at a later meeting.

The action advances construction of the Meridian and Drexel improvements to allow the city to begin coordination and phasing for implementation; staff said phase‑3 work on the main Lincoln Road corridor will come back to the board later.","The Historic Preservation Board approved phase‑2 elements of the Lincoln Road Master Plan — streetscape improvements for Meridian and Drexel avenues — and added conditions requiring mature canopy trees where possible, bike‑lane protection coordination with transportation, and review of bollard and electrical room details.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6117611,"Board approves National Hotel cabana and terrace changes, finding minimal public‑realm impact",526,4646000,5172000,"/Search/View?dp=1&key=2729522-5cb68f8b5df39b40d2d4f987c0f70061&start=4646&end=5172","https://assets.pipeline.soar.com/2729522-5cb68f8b5df39b40d2d4f987c0f70061/thumbnail_4646000.jpg","/articles/6117611/Miami-Beach/Miami-Dade-County/Florida/Board-approves-National-Hotel-cabana-and-terrace-changes-finding-minimal-publicrealm-impact","https://secure.pipeline.soar.com/6117611-bfdcb597aee6a6cd411fc0762d71cf1a/orig.mp4?Expires=1771185212&Signature=TBd2skDY0r9KJLDAdDku4vinH0r1rDBYKhycc0QiLjw1PraQiS1euI8MTzt-UcyjtZDGWrJblsa1lBaimg4yWTFVz2~2JSl7PlQo61xpMThh7aCISkcHYin09DM~80F1AXdM5ZOagoI~WFbboWS~vIF9rQ2rHaRKV6~1NXG-x37PknLHjeur-fd~0a6FaUk4BMToAXp~FBjk2JPYkf7Ciehbkoae3ZCqHYqW8z5dSsFmj7kwj0RB1FJXrUJzulq1li1DfsJAqSycwMCd5VEWZrVHA83ugfNzi1ycL69gJBlqIcpvguH2xzRJiHKgPIF68KajMYRnNe96nJO2b-A2yA__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board on May 9 approved a Certificate of Appropriateness for modifications to the National Hotel (940 Ocean Drive) that add access doors at the third level of the tower's east facade and rooftop terraces atop the hotel's cabana building.

Staff recommended approval, noting the proposed modifications would be \"virtually imperceptible\" from the beach walk and would introduce modest amenity areas for guests without adverse impacts to the contributing building or district. \"Staff has no objection to the modifications proposed as they will not have any adverse impact on the existing contributing building or the surrounding historic district,\" staff said in their recommendation.

The applicant's team presented a compact scope of work limited to the rear (east) elevations and cabana roof; the drawings show new elevated decks, trellis structures and spiral stair access that would serve fourth‑level cabana units. Ian Dimelo, counsel for the applicant, said neighbors reviewed the plans and provided letters of support.

The Miami Design Preservation League expressed support during public comment, noting plans do not include bar counters or entertainment uses on the new roof level. The board voted to approve the staff recommendation on a roll call; conditions require the applicant to comply with staff's terrazzo/finish and structural details noted in the staff report and to submit required shop drawings for review.

Board members who commented described the proposal as a modest, well‑designed addition that provides guest amenities without harming the historic appearance of the Ocean Drive streetscape.","The Historic Preservation Board approved modifications to the National Hotel's east facade and cabana building, allowing doors at third level and private rooftop terraces for cabana units; staff and preservation advocates supported the limited changes.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6117615,"Historic Preservation Board approves 16‑story hotel at 6747–6757 Collins Avenue with parking screening condition",2405,2218000,4623000,"/Search/View?dp=1&key=2729522-5cb68f8b5df39b40d2d4f987c0f70061&start=2218&end=4623","https://assets.pipeline.soar.com/2729522-5cb68f8b5df39b40d2d4f987c0f70061/thumbnail_2218000.jpg","/articles/6117615/Miami-Beach/Miami-Dade-County/Florida/Historic-Preservation-Board-approves-16story-hotel-at-67476757-Collins-Avenue-with-parking-screening-condition","https://secure.pipeline.soar.com/6117615-dc6aae8d6ed530c9f196cd14698a754a/orig.mp4?Expires=1771185212&Signature=fHtrHP3zCc8fNCOvP1Ia9-Kls2Uu~WdKpTpN3e0ZRI64uPBmoPugKGyG1rgl7CpfFjZFYN5calzbC4Wcc1fpk0MiWJ-iC1-2RgJMXWxinrSmbeM2yZsMT-6jWvMCOcRNLWBrIvBCr-q7cLb19HF~5r8cYahpUNKqSIO6Jy7q3VA-NXmMvcNEGa3jj~XZu7V2SdiS3vQMHfbkHIdgsGVhrU1r6y9Lr-0VC1INiMn8MDBo909a1~OhBwJ4n2kaR9ptuC34LluPMv-mcyVFdrd9bjLatr~wZffSBsdcpA9wMYHG9abYZGYMZo4QaTXtOocHhpmgYkTii7CtAmIAHap-XQ__&Key-Pair-Id=KUT5TJCACFTXG","The Miami Beach Historic Preservation Board on May 9 approved a Certificate of Appropriateness for a proposed 16‑story, 160‑unit hotel at 6747–6757 Collins Avenue, subject to staff conditions requiring additional screening of open parking levels.

City staff praised the architecture as consistent with the North Beach Resort Historic District and recommended approval while flagging potential adverse impacts from open parking facing an adjacent apartment building to the north. \"Staff is requesting that the applicant further refine those elevations both the north and south to incorporate a significant amount of solid wall in order to screen potential noise and lighting,\" staff said during the presentation.

Architect Bernardo Fabricio of Arquitectonica described a design that references MIMO/post‑war modern screening elements and presented updated elevations that include folded planes intended to conceal garage openings. The design team also said the proposed bronze‑tone screen product is available from multiple manufacturers and that the soffit beneath drop‑off areas will use acoustical panels to reduce noise.

Neighbor commenters raised questions about construction impacts, waste pickup locations and potential effects on views from the adjacent Sterling condominium. \"Garbage pickup is usually very early in the morning and usually a very noisy process. Is the garbage pickup on the north side facing our building or is it somewhere else?\" asked Anthony Stisso, a resident of the adjacent building. The applicants responded that trash operations are contained internally and that the project team will follow city code and best practices to mitigate construction impacts.

Board members praised the project for its thoughtful parking stacking and drop‑off design and for interpreting MIMO historic elements in a contemporary way. A motion to approve the Certificate of Appropriateness with staff recommendations passed after a friendly amendment requiring \"substantially solid walls\" on the screening elevation; a roll call showed unanimous support from voting members.

The board's conditions require final details of the solid screening to be worked out administratively with staff, and the order notes further coordination with transportation and building code as the design advances.","The board granted a Certificate of Appropriateness for a proposed 16‑story hotel at 6747–6757 Collins Avenue in North Beach, approving the design but requiring substantially solid screening on open parking levels to limit light and noise impacts to adjacent apartments.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6117620,"Historic preservation board removes single‑family designation for Toledo Island home at owner's request",1774,408000,2182000,"/Search/View?dp=1&key=2729522-5cb68f8b5df39b40d2d4f987c0f70061&start=408&end=2182","https://assets.pipeline.soar.com/2729522-5cb68f8b5df39b40d2d4f987c0f70061/thumbnail_408000.jpg","/articles/6117620/Miami-Beach/Miami-Dade-County/Florida/Historic-preservation-board-removes-singlefamily-designation-for-Toledo-Island-home-at-owners-request","https://secure.pipeline.soar.com/6117620-28be5e8ad696a7fc8ee84c05e994fba6/orig.mp4?Expires=1771185212&Signature=DVr5BfApLsKctbHyEln1fNXuXuOdxDL1jIzSmy4ednLaLHhVMM4d3u0Yr85CNzUgUOIIieQzUXam~Ul6jUfZM5WK2JmSyN8eoA~vJFzlPKkhscHw82cuvOqiexDgtrfxOuCtZpsUbUxBH~pdOWrcoM-cAa3Zj7zfoQf~XlsebNDeq2SifNApsCb-224~zJAAhwJMYZElaDvQdmHnQbzK6i793GVxphI6MizJQTyWhndkrXbZnuH1lv64kzzk4tH6zXqr~0yO0dGsLYHZtWbTJVa8boFo3Ps9ungRaW0LU0rWaYEbvMl7CNq0UEJUXaKVocSJZMSIaxXXYDy423cA-A__&Key-Pair-Id=KUT5TJCACFTXG","The Miami Beach Historic Preservation Board on May 9 voted to remove the voluntary historic single‑family designation for 603 East Toledo Drive, at the request of the current owner, Marjorie O'Neil Butler.

Staff recommended approval after finding the owner had not received typical designation incentives and that later additions had substantially obscured the original 1935 design. \"Staff is supporting her request, and is recommending that the board, approve the application,\" said Debbie Tuckett, planning staff, during the board's summary of the file.

The order the board adopted follows an extended presentation by the property owner's counsel and design team and testimony from the owner. Michael Larkin, the applicant's attorney, said the designation was obtained amid faulty permitting advice and that Mrs. Butler never received an ad valorem tax exemption or a floodplain waiver tied to the designation. Architect Jose Gomez testified the house has been \"engulfed\" by later additions and showed photographs he said demonstrate structural concerns and that the original main entrance is obscured.

Mrs. Butler, identified at the meeting as the owner, described the property and her circumstances: \"My original house was built as a small cottage, 2 bedrooms, 1 bath, With a 1 car garage. It has been added to so much over the years. The original cottage doesn't even show from the street or the water.\" She told the board the house had 52 showings and said prospective buyers largely intended to tear the house down; she told members she must sell to pay for her husband's memory care and said the designation was preventing a sale that would support her finances.

The Miami Design Preservation League opposed the removal at public comment, arguing the early additions were by the same architect and that removal could set a precedent. \"Removing the historic designation would set a dangerous precedent and potentially jeopardize the future of other historic properties in the community,\" said Matthew Goltanoff of the MDPL.

Board members discussed the balance between preservation incentives and the property's condition. After public comment and board discussion, a motion to remove the designation carried on a recorded roll call (Weinstein Berman, Ehrlich, Lovell, Stewart, Breslin, Lopez — all voting yes). Staff said the removal would also eliminate eligibility for incentives tied to the designation going forward.

The order directs staff to prepare the formal paperwork to remove the voluntary designation and to advise on any permit or code steps required for subsequent work on the site.

The board's action applies only to this property and does not change citywide designation policy; similar requests in the past have been handled on a case‑by‑case basis.","The Miami Beach Historic Preservation Board voted unanimously to remove the voluntary historic single‑family designation for 603 E. Toledo Dr., a 1935 house whose owner says additions, financial strain and health issues motivated the request.","actionData","errors"]

Article not found

Board re‑approves Breakwater Hotel lobby glass partition after staff conditions for terrazzo protection

Board approves Meridian and Drexel phases of Lincoln Road master plan; adds conditions on trees, bike protection and bollards

Board approves National Hotel cabana and terrace changes, finding minimal public‑realm impact

Historic Preservation Board approves 16‑story hotel at 6747–6757 Collins Avenue with parking screening condition

Historic preservation board removes single‑family designation for Toledo Island home at owner's request