[{"_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",6275318,"mediaKeyId","2775034-fe5bd5d33d49fac34414c53d2c3f3256","parentId",2775034,"title","Historic Preservation Board continues Tropic Air site review, asks for revisions on western facade, signage and ground-level treatment","audioSeconds",4269,"startMs",643000,"endMs",4912000,"viewUrl","/Search/View?dp=1&key=2775034-fe5bd5d33d49fac34414c53d2c3f3256&start=643&end=4912","thumbnailUrl","https://assets.pipeline.soar.com/2775034-fe5bd5d33d49fac34414c53d2c3f3256/thumbnail_643000.jpg","articleUrl","/articles/6275318/Miami-Beach/Miami-Dade-County/Florida/Historic-Preservation-Board-continues-Tropic-Air-site-review-asks-for-revisions-on-western-facade-signage-and-ground-level-treatment","mediaUrl","https://secure.pipeline.soar.com/6275318-d471da79b17919b3569380abad5249d5/orig.mp4?Expires=1771195657&Signature=IHTuJaY8uIjW3h8nzEaHYLPj1yPJ2w3Ozk7uj9HKZDaoQMqNQC9UKIIIfGEQ~9RskWUD6F9mog08abs2eiMhiRBoh5l2ThbYEfqyZqctm4q9nkwjnZ6v1QzUOMv7Mx2946uWtf1SCOyW3hXQDeM5kK7Hhm3ToV4N1B9N17uIyqbqbHF8Cty3eoDCUwSgdzgepGTX5t3M9fzaLf9mFia8PCugZxmEvSnRVFl1tvemGajhFROs0AHPGEpUj9JZJUspgIbU0rumYjG4mqBvEx41bRrl3x8MKRhy-dyAfjChngfkFgiHqYbFEAITkubsSt7Xpg8avXuXVMkbpfttS7UAXw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Miami Beach, FL","date","2025-03-26T12:46:19.9Z","article","The Historic Preservation Board on its February meeting continued review of HPB file 200431, an application for a certificate of appropriateness and several variances for a four‑story mixed‑use project at 88070 First Street (the former Tropic Air site), asking the applicant to return with detailed revisions addressing the building’s west‑facing facade, how historic signage or a commemorative plaque will be integrated, and how the raised ground‑level “understory” will be finished and screened.

Board members and staff said the project’s massing and overall design show promise but want clearer resolutions for three items staff flagged in its report: the western parking/active‑use liner, the roof‑level landscape plan (to be finalized administratively) and how mechanical and underside elements will be treated so the raised ground plane remains a public‑facing, durable space.

City planning staff described the project as a 4‑story mixed residential and commercial building with two commercial pavilions, a residential lobby, 10 ground‑level parking spaces, 36 residential units and a rooftop amenity deck. Staff recommended support for most of the requested variances (rear setback, rear yard lot coverage, maximum projections and unit minimums) on the basis of lot configuration and practical difficulty, but asked the applicant to resolve an outstanding “active use liner” gap at the Bay Drive parking entrance.

Applicant representatives told the board they had withdrawn the variance for the active‑use liner after further study and planned to provide habitable space there and a plaque on a publicly accessible face of the building recounting the Tropic Air structure formerly on the site. Ethan Wasserman (attorney for the applicant) said the team had coordinated closely with planning staff and with the Miami Design Preservation League and described additional resiliency measures, a raised first‑floor planning strategy and a “jewel box” of small retail pavilions to activate the corner.

Public testimony included support from Daniel Ciraldo of the Miami Design Preservation League, who urged that “a plaque be placed on a publicly accessible wall denoting the Tropic Air…including a brief history and historically accurate image of the original building.” A representative of the Normandy Isle homeowners said the project would “enhance our Normandy Circle fountain” and urged approval once outstanding design items were resolved.

After board deliberation the HPB voted to continue the application to the March 8 meeting so the applicant could return with revised plans showing the western facade treatment, a proposal for signage/plaque placement and a revised treatment of the undercroft and mechanical elements. The motion to continue passed with the board present at the meeting; a recusal for one board member (on other grounds) and one absentee were noted in the record.

The board’s direction emphasizes: (1) reduce visible glazing and add shading/solid elements or obscured treatments on the west elevation; (2) provide a concrete proposal for a Tropic Air historical plaque or a vertically oriented sign in a location sympathetic to the original Tropic Air signage; and (3) provide durable, weather‑resistant detailing for the raised ground plane so service equipment and pipework are concealed and the understory reads as public, pedestrian space. The HPB set a return date for March 8 and encouraged staff‑level coordination in the interim.

Votes at a glance: the motion to continue the item to the March 8 HPB meeting carried (majority; one board member absent at the vote).","mediaType","Video","parentTitle","Historic Preservation Board Meeting Ferburay 9 2021","oneSentenceSummary","The Historic Preservation Board on its February meeting continued review of a proposed four‑story mixed‑use project at the former Tropic Air site, asking the applicant for clarified designs of the west façade, a plan for historic signage/plaque and durable finishes for the raised ground‑level public space.","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},6275297,"HPB chair raises alarm on demolition pressure in historic residential neighborhoods; calls for outreach, emergency listing and incentives",202,353000,555000,"/Search/View?dp=1&key=2775034-fe5bd5d33d49fac34414c53d2c3f3256&start=353&end=555","https://assets.pipeline.soar.com/2775034-fe5bd5d33d49fac34414c53d2c3f3256/thumbnail_353000.jpg","/articles/6275297/Miami-Beach/Miami-Dade-County/Florida/HPB-chair-raises-alarm-on-demolition-pressure-in-historic-residential-neighborhoods-calls-for-outreach-emergency-listing-and-incentives","https://secure.pipeline.soar.com/6275297-aaa77add69edb576b597b5166c270b33/orig.mp4?Expires=1771195657&Signature=Vy-kN96ISr9nORqiRCvFpZt5vyXuVohjmaOzO0ra4PkXrbsPpmKXD8r6QCM0lx2zsd~AF9woM8kmLbhZeUM7JSVk8yrO0BEfvjjtql0-eT~OdKNKAnHEL76uOIMvOPSnNWBZTbLQHAxuWM~7CEe~QzbCl9QEXa36quuE8JdxqohO1zuW6tK0FWAyxJLJwvpjRA6PlXaAv6cWl093KdJabJhTjNvwzNb6dGVQvozbVToQXeGAe49CT5ykYRHLYuT4-u0LT-VPcPxnHgPOMnjvMr9vtVMy7aRLT5bvJq8FSKR4MJg5hFuTWf7VVVfbsrMJOK4m-nroV-7PRzf3OLmqZg__&Key-Pair-Id=KUT5TJCACFTXG","At the opening of the February Historic Preservation Board meeting the chair raised an urgent concern about accelerating property turnover and demolition pressure in Miami Beach’s historic residential neighborhoods. The chair said many large parcels with historic residences have been purchased by buyers from outside Florida and overseas and that those purchases could result in demolition and replacement by “out‑of‑scale” glass and concrete buildings that would erode the character of the city’s historic residential fabric.

The chair asked the HPB to discuss an emergency program modeled on previous “Save Our Historic Homes” efforts, to coordinate outreach to current and new owners encouraging historic certification, and to explore incentives such as tax benefits to encourage designation and appropriate restoration. The chair requested the HPB work jointly with the City Planning Department, the Miami Design Preservation League, Miami‑Dade Heritage Trust and others to propose a short list of at‑risk properties and develop educational materials for owners. Board members acknowledged the matter and asked staff to include it on a future agenda so the board could develop next steps and potential recommendations.

The board noted the Palm View neighborhood study was deferred to March 8 at the neighborhood association’s request, leaving time at the end of the March agenda to address urgent preservation discussion items. The chair framed the request as a policy and outreach matter rather than a single permit or project determination; no formal votes were taken. The HPB asked staff to research options and to propose next steps for board consideration in a follow‑up agenda item.","At the start of the February meeting the HPB chair urged the board to consider an emergency outreach campaign and possible expedited listings to protect vulnerable historic residential properties from demolition by large out‑of‑area purchases.",{"_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},6275302,"HPB approves revised residential tower at Versailles site; board endorses relocating Jack Stewart mural to public site",3569,7240000,10809000,"/Search/View?dp=1&key=2775034-fe5bd5d33d49fac34414c53d2c3f3256&start=7240&end=10809","https://assets.pipeline.soar.com/2775034-fe5bd5d33d49fac34414c53d2c3f3256/thumbnail_7240000.jpg","/articles/6275302/Miami-Beach/Miami-Dade-County/Florida/HPB-approves-revised-residential-tower-at-Versailles-site-board-endorses-relocating-Jack-Stewart-mural-to-public-site","https://secure.pipeline.soar.com/6275302-ae744a5264f6f37fbbb5be8473008d72/orig.mp4?Expires=1771195657&Signature=bLVQ97YYbIelS1vUduQJUP90yuIJqXxr0FNZXTJL3jgkUKTz48OwquPUkBDw7kfexXv17BfVFYPo5-kPGb6~pe5LvTd7IARPv0abrCKckAg0uANzuqEQAvXDiJcwn8IkH9joThUOl0DO0iWj5sACnBqvMX~Q~RoF-nG~~6cT7tkRFBZVGqIBSDWvHAawo1e5KUeJxr8aTv3QY1KyN9AgLvMf9X8j2jk2A92SHFCByEZ6O~IpS7pGfHNQo9YU1lUqh6bqsQuaS4fDMlJHRTEaticKWP13F2bl~f-ukQ5mCP4zTfQEU9lkpCp-coAho7ydggkWcTEnQTP1~kOD2Z9HHQ__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board approved design modifications to the residential tower portion of the Versailles redevelopment (3425 Collins Avenue) after the applicant reduced overall height by nearly 30 feet, increased setbacks from the Versailles building, and agreed to several design and public‑art commitments.

Staff briefed the board on the history of the project and noted the applicant’s recent changes in response to the HPB’s December comments: a substantial overall height reduction, an increased eastward shift of the tower, reduced depth for many north‑facing balconies, and a larger, higher‑volume public lobby in the podium. Staff recommended approval of the revised tower massing as reducing the addition’s visual dominance, but asked the board to withhold approval of the three‑level basement portion located underneath the historic building until additional structural and monitoring details are submitted.

Applicant representatives emphasized the project’s public and economic benefits, described the project team and ownership group, and said the tower reduction and podium modifications were intended to improve sightlines and the relationship to the Versailles. The team also presented revised driveway details for the Collins Avenue frontage and committed to paver‑based drive surfaces and a substantial front‑yard planting plan; the HPB conditioned final approval of driveway treatments on board/staff review of the landscape package.

A high‑profile public art element — the Jack Stewart Apollo mural — was a lingering issue. The applicant proffered restoration and relocation of the mural; staff and the applicant presented a plan to relocate and reinstall the mural on a large public façade at the Scott Raikow Youth Center (Pine Tree Drive), which would place the restored mural in a highly visible public location rather than on private property. The board voted unanimously to recommend relocation and restoration and asked the applicant to provide final elevation and installation details prior to issuance of the tower permit. The applicant confirmed it will finance mural restoration and installation costs.

Board action: after discussion the HPB adopted the staff recommendations with two clarifications: (1) the three‑level basement portion underneath the existing contributing building will return to the HPB for separate review with detailed structural protections and monitoring, and (2) final landscaping/paving and curb‑cut materials for the Collins Avenue frontage will require HPB/staff review. The HPB approved the tower modification by a 6–1 vote (one board member opposed).","The Historic Preservation Board approved design modifications to the residential tower portion of the Versailles/Aman redevelopment at 3425 Collins Avenue after the applicant reduced overall height, increased certain setbacks, and committed to restoring and relocating the Jack Stewart Apollo mural to a public wall for long‑term display.",{"_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},6275308,"HPB approves renovation and attached addition at 1030 Sixth Street; variances granted including unit‑size percentages",4721,1925000,6646000,"/Search/View?dp=1&key=2775034-fe5bd5d33d49fac34414c53d2c3f3256&start=1925&end=6646","https://assets.pipeline.soar.com/2775034-fe5bd5d33d49fac34414c53d2c3f3256/thumbnail_1925000.jpg","/articles/6275308/Miami-Beach/Miami-Dade-County/Florida/HPB-approves-renovation-and-attached-addition-at-1030-Sixth-Street-variances-granted-including-unitsize-percentages","https://secure.pipeline.soar.com/6275308-6afe90c70a5497723fc5c07a84c220cf/orig.mp4?Expires=1771195657&Signature=Dhq4WexqsRLKPIlPGTDJOJxQJmIiSACIW2cAZTi6PUcC1C9ZWKbH9kxrEfitSZbQ8tFghMkClltTo9u1CWFoHZvPTW6iCLFcdDQ7UPJZ~O-1Kgv8bC6XdBdOV2aApMAclXH9KDzyqr4cG9wNiHmXmSvKbDNujq5ayocYJhsBEdQ5-AkVJkiykgDkGyYZ-D3flqNxExObroIoZBah9TmF7NSQ2gbYSStMxDee2itFgk4-auR40ShcVlTwx6FCGjY4hLpuAnuEa2Ap1qng~W8fddmGSvkQgPMgCKEIjW~dv1jj8HH3hsaxS6soNpRxzPWBSmGim7D7Q4f9rUkKJaKLxg__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board voted to approve a mixed restoration and attached‑addition hotel project at 1030 Sixth Street (HPB file 20‑0420), including partial demolition, restoration of contributing buildings and a newly attached rear addition that will create a roughly 65‑room hotel with rooftop amenities and restaurant space.

Staff presented the project and noted that the applicant had responded to prior board concerns by reducing the overall height of the new portion by one story (about 10 feet), narrowing the width of the taller massing, eliminating walk‑out balconies to reduce overlooking and preserving the historic courtyard configuration. Staff recommended approval of most variances (side setback, rear setback, rear yard coverage and maximum projections) on the basis of the site constraints and the goal of retaining contributing buildings and the courtyard, but had expressed reservations about a requested variance to change the required hotel unit‑size distribution.

Project architect Jennifer (last name on file) summarized design changes: narrower massing, increased setbacks adjacent to the historic buildings and converting previous walk‑out balconies to balconettes. Applicant counsel said the hotel would preserve the front faces of three contributing buildings, retain the courtyard plan, and restore façades.

Board members asked detailed questions about unit layouts, mechanical locations and lobby size. The applicant explained the revised unit distribution arose from site constraints while maintaining the minimum 300 sq ft unit size; the requested variance related to the percentage distribution of units between 300–335 sq ft and those larger than 335 sq ft.

Public comment included support from neighborhood representatives and the Miami Design Preservation League with suggestions about lobby and back‑of‑house planning. The board adopted the certificate of appropriateness and approved the package of variances (including the unit‑size distribution variance) subject to the conditions in the draft order: rooftop and courtyard landscape details, screening and mechanical placement to be approved by staff, and requirements for protection of the retained facades during construction.

Votes at a glance: HPB approved the certificate of appropriateness and associated variances (roll calls recorded at meeting).","The Historic Preservation Board approved a certificate of appropriateness and six variances for a hotel redevelopment at 1030 Sixth Street after the applicant reduced the tower height and made design changes intended to preserve three contributing buildings and the historic courtyard plan.",{"_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},6275313,"HPB approves generator at 2660 Collins Avenue with landscaping and bike facilities to screen equipment",4219,2946000,7165000,"/Search/View?dp=1&key=2775034-fe5bd5d33d49fac34414c53d2c3f3256&start=2946&end=7165","https://assets.pipeline.soar.com/2775034-fe5bd5d33d49fac34414c53d2c3f3256/thumbnail_2946000.jpg","/articles/6275313/Miami-Beach/Miami-Dade-County/Florida/HPB-approves-generator-at-2660-Collins-Avenue-with-landscaping-and-bike-facilities-to-screen-equipment","https://secure.pipeline.soar.com/6275313-64f0c1ea736efc8e3e382a342edb0134/orig.mp4?Expires=1771195657&Signature=j~BkU4ZRps75xng1dA-qV8T1Mb-6mZve~8Ktp1Nyz4KKQsa9c6fuZqaYBB9w3ncbiwFmiL4RvxMJpgL6LKk7BEkl-buyeCL4ci~30cyWiLMiA46xuYtI2p35f0SGx1g5AlxxbUFhf-jeUOczodQiuUMSPDHSzMrq92ALkKba-NxSCjVQygNxQO7O109eP7Cp0EZdS--xlHu-BaRdwF1yX6QRe~Vk~Nq856iKaK8I48BFGKCUhvvGK6V91ikStheVf1EiSPboYmXp5ZOgbrSFYP9ugCN0wzxhu68rSExwy9yAE6Wp91WYqvc8eoBt0Ghqf-18yhDkln47PmMbpza9kw__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board approved a certificate of appropriateness for the installation of an emergency generator at 2660 Collins Avenue — a city‑owned municipal parking lot — to provide auxiliary power to the Indian Creek pump station used in flooding mitigation efforts.

City staff and the Capital Improvement Projects division told the board the generator location had been chosen after review of many alternatives and public input; planners said locating the generator on the west side of Indian Creek or within high‑rise parcels on the east side had been rejected because those options either conflicted with a planned greenway or were not available. Staff said the chosen site at the northwest corner of the municipal lot is the closest feasible location that minimizes neighborhood visibility and maximizes operational efficiency.

At the board’s suggestion, the city refined the design by removing six parking spaces to make room for the generator and surrounding layered, tall landscaping intended to screen the equipment from neighbors rather than installing a hard concrete screen. Staff said neighbors had expressed a preference for a softer, vegetated buffer, and that approach would also avoid a large, tall masonry screen that would increase project cost and could complicate access for maintenance.

The applicant also agreed to install bicycle facilities adjacent to the generator — initially a bicycle rental/rack facility for approximately 14 bikes — and to coordinate future parking‑lot and greenway improvements planned as part of the Indian Creek Greenway project. City and neighborhood speakers told the board they supported the selected generator location and the landscaping approach. Alicia Casanova of the Mid‑Beach Neighborhood Association told the board: “We fully support this plan and this location as we have been for the past couple of years.”

After discussion the HPB voted to approve the generator installation subject to the conditions in the staff draft: preservation of the reduced curb footprint, approval of the layered landscape screening plan (to be coordinated with parking operations and public works), installation of the bicycle facility, and the understanding that the generator is situated on city property and may be relocated in the future if the city pursues redevelopment of the parking lot.

Votes at a glance: board approved the project (majority vote).","The Historic Preservation Board approved a certificate of appropriateness for a municipal emergency generator to support the Indian Creek pump station at 2660 Collins Avenue, conditioned on layered landscaping to screen the equipment and the addition of bicycle facilities.","actionData","errors"]

Article not found

Historic Preservation Board continues Tropic Air site review, asks for revisions on western facade, signage and ground-level treatment

HPB chair raises alarm on demolition pressure in historic residential neighborhoods; calls for outreach, emergency listing and incentives

HPB approves revised residential tower at Versailles site; board endorses relocating Jack Stewart mural to public site

HPB approves renovation and attached addition at 1030 Sixth Street; variances granted including unit‑size percentages

HPB approves generator at 2660 Collins Avenue with landscaping and bike facilities to screen equipment