[{"_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",6117597,"mediaKeyId","2729525-ef2ca1acac941339221dd7b6eee30246","parentId",2729525,"title","Board splits on fate of 1920s house at 1803 Second Street; approves variances for new house after reconsideration and design changes","audioSeconds",5041,"startMs",4998000,"endMs",10039000,"viewUrl","/Search/View?dp=1&key=2729525-ef2ca1acac941339221dd7b6eee30246&start=4998&end=10039","thumbnailUrl","https://assets.pipeline.soar.com/2729525-ef2ca1acac941339221dd7b6eee30246/thumbnail_4998000.jpg","articleUrl","/articles/6117597/Miami-Beach/Miami-Dade-County/Florida/Board-splits-on-fate-of-1920s-house-at-1803-Second-Street-approves-variances-for-new-house-after-reconsideration-and-design-changes","mediaUrl","https://secure.pipeline.soar.com/6117597-4096fcade8219ce8876133c209105ba6/orig.mp4?Expires=1771131010&Signature=ORjGBbBt7PNNOl5yNROeRXXnQm1M8HwicSbUao~8h84gjaXo9QANPoFlKVJSQWcYChU0sVPZ~Gzyj3ZQhPXeiZTc2WGosDbBHsb-GgqlrAN2RZVAXzy0RwXhipUfMspU7opaTdz9idxw6cuZgbV8oyaDOAgQfxDc2HBGQsxRwbneDAIO1KPwEixbKxpRvmqwvWTQOIok9lZfdkr1pSxZggsSsunhAnAh7G9gF2zW~YFs7aX5kLKUfnLLUqTe1CKONB~BVBW8Luih6RlfBQfltKifvQcjJMSJxdDajQycHetjTPAelhqgIQ0MH8U6iBlikWomiVYVP42X3-iFJFQJqw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Miami Beach, FL","date","2025-03-21T20:50:42.983Z","article","The Historic Preservation Board spent lengthy discussion on Jan. 10 over an application to demolish an existing contributing house at 1803 Second Street and build a new single‑family home, ultimately approving three variances after a contentious exchange and a formal reconsideration.

City staff and two structural engineering reports concluded the existing wood‑frame building had suffered extensive structural and water damage and could not be economically preserved. The applicant submitted revised plans in response to board comments given at an earlier hearing, including a revised ground‑floor treatment, a stone‑clad flush garage door to reduce glazing at the street level, and adjustments intended to keep a large street‑side tree in place.

Opponents told the board the small 1920s contributing house was one of the last of its type in the neighborhood and urged preservation. Longtime neighborhood commentator Jack Finglass said the building could be repaired or reconstructed and warned that approving demolition weakens the historic district. \"This is an attempt to sweep this building under the rug,\" Finglass told the board.

The applicant's team presented engineering reports concluding the structure's framing, water damage and mold rendered it unsafe and unsuitable for restoration; they described multiple design iterations that responded to board feedback. The design team and owner noted site constraints, a specimen street tree, and required on‑site parking as drivers of the chosen layout.

Board members divided over the project's preservation implications and whether reconstruction should be required. After an initial motion failed, the board voted to reconsider. Following a further round of discussion the board approved a motion to move forward with the applicant's previously submitted (December) design with the garage door treatment adjusted to a less‑glazed panel/screening approach and then voted separately to grant the three variances the project requires: lot area, lot width and a variance to a street‑facing setback on Meridian Avenue. Staff noted the lot is legally substandard in width and area, creating hardship arguments for the variances.

Roll calls were recorded during the votes. On the final motions to approve the design approach (with adjusted garage presentation) and to grant the three variances, the board recorded majority votes in favor and instructed staff to work with the applicant on conditions and final order language.

Votes and formal actions: After a successful motion to reconsider, the board approved returning the application to the previously presented December design with revised garage treatment (motion passed by roll call). The board then approved variances for lot area, lot width and the Meridian Avenue street‑facing setback (motion passed by roll call).","mediaType","Video","parentTitle","Historic Preservation Board Meeting January 10 2023","oneSentenceSummary","After intense public comment and expert reports saying the house was structurally unsalvageable, the Historic Preservation Board on Jan. 10 approved variances to allow a new single‑family house at 1803 Second Street, but only after a formal reconsideration and a directive that the applicant refine the garage/street facade.","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},6117602,"Board approves Versailles Hotel lobby finishes, endorses restored porch terrazzo pattern",2538,2462000,5000000,"/Search/View?dp=1&key=2729525-ef2ca1acac941339221dd7b6eee30246&start=2462&end=5000","https://assets.pipeline.soar.com/2729525-ef2ca1acac941339221dd7b6eee30246/thumbnail_2462000.jpg","/articles/6117602/Miami-Beach/Miami-Dade-County/Florida/Board-approves-Versailles-Hotel-lobby-finishes-endorses-restored-porch-terrazzo-pattern","https://secure.pipeline.soar.com/6117602-8964736f28e20b1b14801faa1834c698/orig.mp4?Expires=1771131010&Signature=UqSrBUzEiJQVO2ZlX1aNK7LOhyXHAS8uuLvobat8w6ILxKfqCMt5hNdahWBO5Fc0Hk-MaLsDWf~r-vdOx4FH~oqnlcZhe9KBZ91sew~iVWjqxC7KC8eIhIxKX5eHcn3TYof-skrf99TSwVfBoVhDQ~jL-i~HPikWM3dmFMcUs0re79RruVsWW5X4zzbCP6ZOEurpy3pfQ4MN3Oorkolkhll1bSP5pepakyvW9fdb1r5Dy-H~qvUQkyeJiOMwdilZQzIZjwf2GbuqZ8j0aVg4eL9tTkfJr21-MYtngsvkdzjYoLLJJoxPpEojZwS6j39iCG4q4VfWxXYJ0xymJB3yag__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board on Jan. 10 approved final design details for the lobby and front porch of the Versailles Hotel, endorsing a revised terrazzo pattern informed by historic photographs and the retention of four original lobby columns.

Staff told the board this item was the last remaining certificate of appropriateness step for the consolidated Versailles project, and that the project team had found additional historic documentation that allowed them to refine the front porch inlay pattern. The property is a contributing building in the Collins Waterfront Historic District and the board heard extensive presentation material from the design team.

Applicant representatives described the design as a restoration that highlights the surviving historic fabric while introducing carefully developed finishes and fixtures. Denniston, the interior architect for the Aman/Versailles work, presented proposed materials including marble, terrazzo, timber ceilings and brass trim. The design retains the four original round columns in the lobby and uses cove lighting and a period‑appropriate floor motif. The design team distributed revised drawings and asked the board to adopt the updated front porch plan as part of the final order.

Staff and the Miami Design Preservation League said they supported the proposal. During the public comment period, preservation and design stakeholders again voiced support for moving the project forward. One commenter raised a sequencing question about completing certain restoration elements before the new tower receives a certificate of occupancy; the applicant replied the hotel restoration work must be completed before occupancy for the tower and that the Jack Stuart mural is being conserved separately.

Board members praised the level of detail and the preservation of surviving material. One member suggested removing a proposed potted bonsai from the central lobby plan because movable furnishings do not require board approval; staff clarified that the board's review focused on permanently attached architectural elements and finishes rather than movable furniture or planters.

The board voted to approve the design package and the edits to the consolidated order as proffered by the applicant, with the motion carrying on roll call.

Votes and formal actions: Motion to approve the lobby finish plan and the applicant's proposed corrections to the consolidated order passed by roll call (majority approval recorded).","The Historic Preservation Board approved final finishes and a reinterpreted historic porch terrazzo pattern for the Versailles Hotel lobby, concluding years of review for the complex renovation and new adjacent construction.",{"_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},6117606,"Historic Preservation Board grants continuance for proposed Lennox guesthouse after neighbor objections",1877,569000,2446000,"/Search/View?dp=1&key=2729525-ef2ca1acac941339221dd7b6eee30246&start=569&end=2446","https://assets.pipeline.soar.com/2729525-ef2ca1acac941339221dd7b6eee30246/thumbnail_569000.jpg","/articles/6117606/Miami-Beach/Miami-Dade-County/Florida/Historic-Preservation-Board-grants-continuance-for-proposed-Lennox-guesthouse-after-neighbor-objections","https://secure.pipeline.soar.com/6117606-b5544603ce33adb7ce378deaa6193156/orig.mp4?Expires=1771131010&Signature=fN0HCCVy-mcHo5jsBzYqXeSEABQexRUsZDVoH7B-a65qSOMMTkMqItVoRXIRh776Vd8sNCxlzopwj3CWnW~m5xQ6jUdjqzzD4czZ1ZvLrfmG7tzgre9Q7u5NhvFaDv2Ai7yRJHHswVr~H1cxTsyV~sVF1vJ66lN~txpDD3QZ6NMyumeM3BIpb3UvnGE5XbqnOBiNlz6XDldzSq43iUGm2w34RBv9FhuDT~a9i~BYURtTMcwE4AVS-KlUymmxdma5UHSj2ixkx5kSpmU~~-LugL5wWeQbIS5GvUCo8cNlt8SQNZOZiLp2aP4ASVu7lnVdAZNhDvH6xX51zh-T2GMdtA__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board on Jan. 10 agreed to continue consideration of an application for a two‑story accessory building in the rear yard of a contributing single‑family property on Lennox Avenue after the property owner and architect said they would try to resolve a neighbor's concerns.

The application, filed as a certificate of appropriateness for a two‑story guesthouse and related variances, was set for the board's February meeting; the board approved a one‑time deferral process and then voted to continue the item to Feb. 14 to allow the applicant and the objecting neighbor to confer.

Staff described the proposal as a modest rear‑yard addition to a restored 1940 contributing house that would contain guest quarters. Staff noted the request includes variances for lot coverage (the proposal exceeds a two‑story lot coverage threshold by about 2.52 percentage points), accessory building lot coverage in the rear yard, and two setback variances: a 5‑foot interior side variance to align the new accessory building with the existing house's 5‑foot north side setback, and a larger reduction to the rear (alley) setback. Staff said the rear setback request is prompted in part by a unique condition: the property abuts an alley across from a commercial zoning district.

Architect Wesley Castellanos, presenting for the owner, said the guesthouse is meant as an in‑law unit and explained why the rear location and modest footprint were chosen. He told the board he must raise the structure to meet flood elevation requirements and that the two‑story design triggers lot coverage calculations that otherwise would not apply to a one‑story accessory building. \"I had to raise it to the flood elevation of 9 feet,\" Castellanos said, adding that the building's configuration is constrained by the 50‑foot setback of the main house and the desire to retain usable backyard space.

Neighbor Sarah Wright, who lives directly north of the subject property, told the board she discovered the application by mail and said she was concerned the proposed guesthouse would be only 5 feet from her lot line, stand about 30 feet tall and run for more than 21 feet along her backyard. \"Having a building tower over my backyard just 5 feet from my property line would block our access to air, to light,\" Wright said, urging the board to respect the zoning setbacks that protect neighboring yards.

Representatives of the Miami Design Preservation League said they supported the property owner's restoration of the main contributing house and were open to a continuance so the parties could try to resolve the dispute.

Board members urged the applicant to use the continuance to prepare specific evidence in support of any variance findings the board will be asked to make at a later hearing and to continue discussions with the neighbor. Several members suggested design adjustments the applicant could consider, including stepping back the second level or adding landscaping and screening along the north side to reduce visual massing.

The board voted to continue the application to the Feb. 14 hearing; staff will re‑notice the application and follow the city's deferral process.

Votes and formal actions: The board approved the continuance motion (to Feb. 14) unanimously.","The Miami Beach Historic Preservation Board agreed Jan. 10 to continue review of an application to build a two-story accessory guesthouse at 1426/142? Lennox Avenue after a nearby resident objected to setback and height impacts. The applicant said design revisions and neighbor talks are underway.",{"_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},6117588,"HPB approves minutes and several procedural requests; staff to process one‑time deferral",219,95000,314000,"/Search/View?dp=1&key=2729525-ef2ca1acac941339221dd7b6eee30246&start=95&end=314","https://assets.pipeline.soar.com/2729525-ef2ca1acac941339221dd7b6eee30246/thumbnail_95000.jpg","/articles/6117588/Miami-Beach/Miami-Dade-County/Florida/HPB-approves-minutes-and-several-procedural-requests-staff-to-process-onetime-deferral","https://secure.pipeline.soar.com/6117588-c4bfd5223639ae3aeb22ccd24ccf2efc/orig.mp4?Expires=1771131010&Signature=fAaM8JbaSla9Vty8Z2BzJk7qfrepzGQgbeA-oWTp~DDxSbj3CCexxjAWNGw47yz5uqZ0Y4Yo4TtJ~fy~0Gp3uWwCfoCY4x1ZXThGee8UMDMsTWJ-SSjQOq097Lkq6wfMgl0Ns8HSUsCogGxY4r8JtraYvrYJuUgd9xyPGPn-UnBqa7b46UlpP9EMKNNDHnH5obwOuRJwxADlCQGbSDTIEYVRe9ByzCE11dCUwHEtvGAYRU76b9N-i~Bp~xH-Fw8sSsu9q6A-qEuxm8VCob26jEKcgbXtf-0KJpiJU~9XMv4X663zAxeJAkt1BeOVdlXqWqUkYLUK2Rori8wom7sU8Q__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board opened its Jan. 10 session by approving the Dec. 13, 2022 meeting minutes unanimously and handling a handful of procedural items.

Staff noted a one‑time deferral request for HPB file HPB210499 (1445 Pennsylvania Avenue), a certificate of appropriateness for partial demolition, renovation and restoration. The applicant's attorney said plans were taking longer than expected and requested additional time; staff indicated a one‑time deferral is allowable under city code if requested in writing and that the deferral would require re‑noticeing. The applicant indicated they would follow up with the planning department and staff said it had no objection to processing the deferral.

The board also agreed, at staff's request, to reorder one hearing (HPB file 220548) so that the applicant with a business conflict would be heard later in the sequence.

Votes and formal actions: Approval of Dec. 13 minutes passed unanimously; staff accepted applicant's request to process a one‑time deferral for HPB210499 and will re‑notice the application if the deferral is formalized in writing.","At its Jan. 10 meeting the Historic Preservation Board approved Dec. 13 minutes, accepted a one‑time deferral process for an application at 1445 Pennsylvania Avenue, and changed the order of hearings for another file at the applicant's request.",{"_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},6117593,"Board approves retractable trellises, with setback on second floor, for new Lincoln Road venue",1677,10061000,11738000,"/Search/View?dp=1&key=2729525-ef2ca1acac941339221dd7b6eee30246&start=10061&end=11738","https://assets.pipeline.soar.com/2729525-ef2ca1acac941339221dd7b6eee30246/thumbnail_10061000.jpg","/articles/6117593/Miami-Beach/Miami-Dade-County/Florida/Board-approves-retractable-trellises-with-setback-on-second-floor-for-new-Lincoln-Road-venue","https://secure.pipeline.soar.com/6117593-55d011b60c304392e48b43793671ecdc/orig.mp4?Expires=1771131010&Signature=SHmvfYpNPgOOxlG8WnB4sqXRT7ZWAMppvbcE5KUUZ2srJdLTbidFmuLPGijB9eeraDocVk4Nrg7Bs8R422vuORyTwqab~Z3z-rHiyYHPu4-8qd5XgKtp8tNWxn3zc8DaYmsQ4SXBS2R8vgGrjEFiTiXonLO-FqOa0yGA-eQlL5Mak53EKD58Bp7-ZqFNi75V4uFJtGSCFgxCt7GqaAwKW7HgLoZu9H52QUl37yl6~Iry6BblrfIeFuN9yfdbxdmCla~RzZCzMImrVeLKGlc4kRjVbR~~hI0mgUiz49T2FwlavhDUGmNCqPtpYS6NsaztzIUB69E183TFPH9Fw8QIsA__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board on Jan. 10 approved a certificate of appropriateness for retractable canopy (trellis) structures and an outdoor bar counter at 818 Lincoln Road, subject to staff conditions intended to preserve the building's stepped‑back composition and reduce visual impacts on Lincoln Road.

The applicant, representing the tenant operator and design team, said the terraces on the second and third levels are important to the restaurant and lounge concept and requested retractable metal louver canopies to allow year‑round outdoor seating while providing rain and sun protection. The project team described the canopies as lighter, retractable structures and proposed a planted screen at the terrace edge to reduce visibility from Lincoln Road.

Staff recommended approval with conditions, asking that the proposed canopies be set back a minimum of five feet from the inside of the parapet walls on the more visible second level and that the back bar and associated fixtures not exceed the height of the bar counter so those elements are not highly visible from the street. Staff said the building's second and third floors are set back significantly from Lincoln Road and that reduced visibility on the third floor made a setback less necessary there.

Board members questioned sightlines and drainage with the canopies closed during rain events and asked about coordination with the neighboring terrace operator. Applicants said they had discussed the project with the adjacent restaurant; the parties proposed plantings and booth seating facing inward to reduce visibility. Members generally supported a five‑foot setback on the second level while allowing the third floor canopy to extend to the parapet, and authorized the bar design as presented.

The board approved the project with the recommended conditions (five‑foot setback for second floor trellis; third floor trellis permitted at the edge; bar height limited to the counter height where directed by staff).","The Historic Preservation Board approved retractable canopy structures and an outdoor bar plan for 818 Lincoln Road's proposed Oro and Elixir venue, with a condition requiring a five‑foot setback for the second‑floor trellis but allowing the third‑floor trellis to remain at the edge.","actionData","errors"]

Article not found

Board splits on fate of 1920s house at 1803 Second Street; approves variances for new house after reconsideration and design changes

Board approves Versailles Hotel lobby finishes, endorses restored porch terrazzo pattern

Historic Preservation Board grants continuance for proposed Lennox guesthouse after neighbor objections

HPB approves minutes and several procedural requests; staff to process one‑time deferral

Board approves retractable trellises, with setback on second floor, for new Lincoln Road venue