[{"_1":2,"_111":-5,"_112":-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],{"_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",6119069,"mediaKeyId","2715026-214f4235d932384408b417257d9745cc","parentId",2715026,"title","Historic Preservation Board continues Basecamp school plans after detailed compatibility debate","audioSeconds",6109,"startMs",5632000,"endMs",11741000,"viewUrl","/Search/View?dp=1&key=2715026-214f4235d932384408b417257d9745cc&start=5632&end=11741","thumbnailUrl","https://assets.pipeline.soar.com/2715026-214f4235d932384408b417257d9745cc/thumbnail_5632000.jpg","articleUrl","/articles/6119069/Miami-Beach/Miami-Dade-County/Florida/Historic-Preservation-Board-continues-Basecamp-school-plans-after-detailed-compatibility-debate","mediaUrl","https://secure.pipeline.soar.com/6119069-1dfb93893ac0a70f355e729e3705b583/orig.mp4?Expires=1771178843&Signature=ceHL94vpY6nwBtqPOijdcsug0sbmcu41ymB9AXoUA--wheS-Xdmxqjyl-17A4XUYQ16FNPb4KBNlm2EsEW9ShTie2sCy~ZNJ1ibuOrt-ndztK9CFwcySmwaEgQQIO36We8jfYl~qLxa~JYEtRym6310pL~moHDk~HLxf9AWIuBTs3vpkwHfXksov5cxjHTedca9NqcJAIIh21RIGhcnJ~cRBHObcDM-vZ7E02qbbssc2NZRtApUTYa0mxvQeq0UVoQqVqxbjmCzhu-OGODVNRvV~gWlInmal7Ur6Fby1bJfD1RJzQJ4e~adkhG6xNCV1HpATq4tDSrQExb5D0Org3g__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Miami Beach, FL","date","2025-03-20T19:25:14Z","article","The Historic Preservation Board on July 12 continued review of a proposed new educational facility for Basecamp 305 at 245 and 251 Washington Avenue to the board’s September meeting following substantial discussion about massing, rooftop projections and compatibility with adjacent contributing buildings.

Staff described revisions submitted since the June meeting, noted a unanimous conditional‑use approval from the planning board and recommended approval of the design with a reduction in rooftop height exceptions. The applicant team from Architectonica presented a multi‑story design with terraces intended for outdoor teaching, a double‑height covered play area and rooftop gardens. The applicant said they would reduce their requested rooftop bulkhead projection from 20 feet to 17.5 feet if the board preferred; during the meeting the applicant offered additional flexibility to work with staff on further reductions.

Public speakers and board members praised the school concept but debated compatibility at the sidewalk and the southwest corner of the building, which is adjacent to a two‑story contributing structure. Miami Design Preservation League said it supports a school but urged lowering rooftop exceptions and further refinements to the street‑facing composition. Board members raised concerns about the visual impact of the front‑facing stair/elevator bulkhead and the extent and design of fencing around the playground; several suggested options including stepping back rooftop projections, pushing mechanical bulkheads further from the street or mirroring the plan so the vertical massing faces a taller neighbor.

After extended discussion the board voted 5–1 to continue the application to September to give staff and the applicant time to refine the design on those points. The applicant and staff said they will explore options including lowering the forward stair element, setting back rooftop bulkheads, and minimizing visible fencing with landscaping and removable netting for the play area. The board also discussed, separately, sending a recommendation to the city commission to reexamine the code’s 50‑foot side‑setback requirement for schools in mixed urban contexts; members agreed to consider that later in the agenda.

Why this matters: The site is in a sensitive historic district and the design will establish an institutional presence on a prominent Washington Avenue block; the board’s continued review aims to balance the school’s operational needs with historic‑district compatibility and sea‑level‑rise considerations.

Votes at a glance

- HPB220513 (245 & 251 Washington Avenue, Basecamp 305) — Motion to continue to September: passed, roll‑call tally 5 yes, 1 no.

Next steps: Applicant to work with staff on massing alternatives, rooftop projection reductions and fence/landscape treatments and return to the HPB in September with revised plans.","mediaType","Video","parentTitle","Historic Preservation Board Meeting July 12 2022","oneSentenceSummary","The board continued the application for a new Basecamp education facility at 245 & 251 Washington Avenue to the September meeting after extensive discussion about scale, setbacks and rooftop projections; staff and the applicant agreed to further design work on massing, stair placement and fence/landscape treatment.","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},6119075,"Board approves new synagogue and variances at 2530 Seventh Street with conditions on resiliency",392,3022000,3414000,"/Search/View?dp=1&key=2715026-214f4235d932384408b417257d9745cc&start=3022&end=3414","https://assets.pipeline.soar.com/2715026-214f4235d932384408b417257d9745cc/thumbnail_3022000.jpg","/articles/6119075/Miami-Beach/Miami-Dade-County/Florida/Board-approves-new-synagogue-and-variances-at-2530-Seventh-Street-with-conditions-on-resiliency","https://secure.pipeline.soar.com/6119075-21fa007c1b02af61abdbeddf035ef0c9/orig.mp4?Expires=1771178843&Signature=KcjUiJ8VoVooZNmXKqaVeoTO~6hM2~T-X5lq4~bDzaiIQ-FrUxcwdFq6TKzAlWy02oozIlYxcfai2Zv1Q4KzmGEIRBt7ptFJCeLtPI8LAjP1ZHSlZtxfLQKosFnHB7AE5UvLmFowB~pjaTcGlhbWGwqTelPoo~LNNkpvfmtOR4MCCu7dc0qZ~hJwpYOMi0SN2aAvPMtQtjAtGYf48RJP4brQNtWWxq9IOP7-w7cP2azpeAZXxT8rcgoY9o~Ro38C2DYIuK1GlGRD74L0s4u-y3JT-InOH155GeU1QjuP5-0tnDR6TYBDSsUV9odWvfJrML7c7xYlHVwpzsavSFtw2w__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board approved plans and variances for a new synagogue at 2530 Seventh Street on July 12 after the applicant revised elevations in response to prior HPB comments and to input from the Miami Design Preservation League. The applicant resubmitted plans that lowered and articulated window openings, introduced Jerusalem stone at the building base and terracotta ornamentation to reference original materials, and set the third floor back nine additional feet from the second‑floor façade.

Staff recommended approval of the revised design and the requested variances based in part on the lot’s longstanding substandard dimensions; the parcel is undersized relative to current minimum lot‑size and lot‑width requirements. Architect Ari Sklar described the revised massing as an effort to restore the appearance of the earlier two‑story Mediterranean/Art‑Deco volume at the street while placing contemporary residential floors above.

Board discussion covered appropriateness of materials, the relationship of new massing to adjacent contributing buildings, and sea‑level‑rise/resiliency requirements. Daniel Serrato of the Miami Design Preservation League said the design had improved but remained concerned about compatibility details.

The board first approved the certificate of appropriateness for the project by roll call (5–1). Later the board voted unanimously (6–0) to approve the requested variances — including lot size, lot width and reductions to required setbacks — subject to a condition requiring the applicant to continue working with staff to satisfy the city’s sea‑level‑rise and resiliency review criteria (chapter 133, article 2) during permitting.

Why this matters: The project replaces existing nonconforming structures on a constrained lot with a new institutional building; the board’s condition seeks to ensure resilience measures are integrated despite setback and elevation variances.

Votes at a glance

- Certificate of Appropriateness (COA) for 2530 Seventh Street: passed, roll‑call tally 5 yes, 1 no.
- Variances (lot size, lot width, setbacks, yard elevations): passed, roll‑call tally 6 yes, 0 no; condition added to continue work with staff on sea‑level‑rise/resiliency compliance.

Next steps: Applicant to record conditions in the project order, submit permits and work with staff on final landscape and water‑retention plans required by resiliency criteria.","After several revisions and board comments, the Historic Preservation Board approved a certificate of appropriateness and related variances July 12 for a new synagogue at 2530 Seventh Street; the board required continued work with staff to meet sea‑level‑rise and resiliency criteria.",{"_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},6119079,"Board approves restoration and rear additions at 1735 Lenox Avenue, debates roof color and window details",1858,1149000,3007000,"/Search/View?dp=1&key=2715026-214f4235d932384408b417257d9745cc&start=1149&end=3007","https://assets.pipeline.soar.com/2715026-214f4235d932384408b417257d9745cc/thumbnail_1149000.jpg","/articles/6119079/Miami-Beach/Miami-Dade-County/Florida/Board-approves-restoration-and-rear-additions-at-1735-Lenox-Avenue-debates-roof-color-and-window-details","https://secure.pipeline.soar.com/6119079-59cd890bf4efe8e9e1fdd0f9087239fa/orig.mp4?Expires=1771178843&Signature=TCW2g0FSDKyP4iHxZPoGdx9742YAE0aKH2z-t0pVgktJPvRc4hE7~3U4OgnkxRUj37WV-0TygWrWfCwbnJYZ7i7V-uVPPSrOzxbuNSC-aWc2upQrAi~OT-rpo9XcSVQh~v1WMcpSIm1wOJbdLel3Crr~QCYVh7xlRKJXJUpfAaHDIKdR2Mt9p7ZTthYVUmFF4ALZT6ei3hmuwAZ2XVpG~kaOs-PNh0JizOe5BOPyuGpcSyzBOcpwtYgE6jC9Zxoqk5zgKImIAhJFOdu5WMeLGsvqGPwde47iRY71k8ZQtzmTx9vERY8tAlK7BLoH6wQBrtAPCfr36cTFZ4X94VmvqA__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board on July 12 approved a certificate of appropriateness for work at 1735 Lenox Avenue, a one‑story contributing single‑family home in the Palm View Local Historic District originally designed in 1936 by Lester Avery. The project, presented by applicant representatives, restores the front façade elements and adds two one‑story additions at the rear that staff said will not be visible from Lenox Avenue.

Staff recommended approval, noting the front‑façade restoration — including reintroduction of the open porch, an arched central window feature and low planter walls — and supported rear additions not visible from the street, while asking the applicant to refine the front window muntin details to be more historically accurate. Applicant representatives said they accepted staff conditions and described the rear additions and a new pool and cabana as necessary to modernize use of the property without waivers or variances.

Public comment came from Daniel Serrato of the Miami Design Preservation League, who thanked the owners for stewardship but urged (1) historically accurate window muntins (favoring high‑relief, dimensional muntins versus flat applied muntins) and (2) concern about a trend toward darker barrel‑tile roof colors on Mediterranean‑style homes. Board members discussed those points during deliberations; several members recommended operable windows rather than fixed glazing for the front window to match the original condition and preserve ventilation options. Staff said the city code requires barrel tile on Mediterranean‑style structures and that staff typically enforces a neutral material; the staff analyst said black would not be approved and that the proposed lighter gray tile was acceptable for resiliency and heat‑island reasons, though the board discussed preferring red or historically white barrel tiles common locally.

After discussion a motion to approve the application with staff recommendations passed on a roll‑call vote of 5–1 (one board member opposed because of roof‑color concerns). The board directed the applicant to work with staff on final window muntin details and to consider operable sash on the front opening.

Why this matters: The approval preserves and restores a contributing house in a local historic district while allowing rear additions to meet modern living needs; the debate reflects broader neighborhood concerns about roof materials and authenticity in single‑family historic districts.

Votes at a glance

- HPB220516 (1735 Lenox Avenue) — Certificate of Appropriateness for partial demolition, restoration, and construction of attached additions: passed, roll‑call tally 5 yes, 1 no.

Next steps: Applicant will submit final permit plans incorporating staff conditions on window detail and coordinate final roof tile specifications with staff.","The Historic Preservation Board approved a certificate of appropriateness July 12 for restoration and rear additions at a 1936 Palm View house at 1735 Lenox Avenue, while members and preservation groups pressed the applicant to use historically accurate window muntins and questioned a proposed gray barrel-tile roof color.",{"_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},6119083,"Historic Preservation Board grants 12-month extension for Indian Creek restoration project",581,564000,1145000,"/Search/View?dp=1&key=2715026-214f4235d932384408b417257d9745cc&start=564&end=1145","https://assets.pipeline.soar.com/2715026-214f4235d932384408b417257d9745cc/thumbnail_564000.jpg","/articles/6119083/Miami-Beach/Miami-Dade-County/Florida/Historic-Preservation-Board-grants-12-month-extension-for-Indian-Creek-restoration-project","https://secure.pipeline.soar.com/6119083-b81eb117a9cb5ba30deed25b3f4e9652/orig.mp4?Expires=1771178843&Signature=Wxo-FX1jwvYX1giP~NXdvyRx58ZdUdtwnIMiKwZSfon59KfFbFoVQZKGlAuFK2ia-pwQ3ewy8kdkpB4NE0ym7UVvr4J2FI-XZcXUQ9GMmjkMEaO25ihRgwbwE4zZRjmebscwgcmH3I-K7dXNvk9b-6KT0pmX-IakkktTO6WHzNbFwOnQ~Wtbd5a~LYIcgUcMW8vHgc8DJEDsRVUzUS9MEsmCp1E6IBkmSPe-827hGKgv~IbTKZa4anWF9OwBKGIeeHdtb~iD12-WcKw9081SG9QXcGxFQzvwvCYDbNEwbuJQK6dIWlKjAvghZqt0MzxTsS7tS9~4MdUVQADvVmUKJw__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board on July 12 approved a 12-month extension of time for the certificate of appropriateness previously issued for 2901–2911 Indian Creek Drive, allowing the applicant more time to obtain full building permits for a project that includes demolition, relocation and additions.

The extension request was presented by city staff, who said they have been meeting with the applicant and have no objection. Applicant representative Graham Penn told the board the project had been delayed by a lawsuit challenging ownership; that litigation ended in the applicant’s favor in April, and the team has since resumed engineering and permit work.

The board opened the public hearing. Daniel Serrato of the Miami Design Preservation League said the group supports the project and also asked for clarification about public notification rules for continuances and withdrawals. Staff explained withdrawals do not require public hearings, while deferrals and continuances have different notice and clock rules under the city code.

After brief board discussion there were no opposing public speakers. The board voted by roll call to grant the requested 12-month extension for HPB20-0379 (also referenced as HPB2020523), with five votes in favor and one no vote. The order will permit the applicant to continue permit preparation and begin permit submittal without the HPB action expiring.

The board noted staff will continue to coordinate with the applicant during the permit review process.

Votes at a glance

- HPB20-0379 (2901–2911 Indian Creek Drive) — Motion to grant 12-month extension: passed, roll-call tally 5 yes, 1 no.

Why this matters: The project involves total demolition of two buildings, relocation and restoration of one contributing building and construction of additions; the extension keeps an existing HPB approval active while the applicant finishes complex permitting work interrupted by litigation and pandemic delays.","The Miami Beach Historic Preservation Board on July 12 granted a one-year extension for permits tied to a complex renovation and relocation project at 2901–2911 Indian Creek Drive after the applicant cited COVID delays and a property ownership lawsuit.","actionData","errors"]

Article not found

Historic Preservation Board continues Basecamp school plans after detailed compatibility debate

Board approves new synagogue and variances at 2530 Seventh Street with conditions on resiliency

Board approves restoration and rear additions at 1735 Lenox Avenue, debates roof color and window details

Historic Preservation Board grants 12-month extension for Indian Creek restoration project