[{"_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",6275315,"mediaKeyId","2775001-e7abe9efa5e973ce4a3e515d452cba66","parentId",2775001,"title","Board denies Palace rooftop modification without prejudice amid neighborhood concern over outdoor entertainment","audioSeconds",380,"startMs",2460000,"endMs",2840000,"viewUrl","/Search/View?dp=1&key=2775001-e7abe9efa5e973ce4a3e515d452cba66&start=2460&end=2840","thumbnailUrl","https://assets.pipeline.soar.com/2775001-e7abe9efa5e973ce4a3e515d452cba66/thumbnail_2460000.jpg","articleUrl","/articles/6275315/Miami-Beach/Miami-Dade-County/Florida/Board-denies-Palace-rooftop-modification-without-prejudice-amid-neighborhood-concern-over-outdoor-entertainment","mediaUrl","https://secure.pipeline.soar.com/6275315-2f98e01d939dc73b394c1eb41fae4c73/orig.mp4?Expires=1771137025&Signature=C6Rt-HJgmx~qZt4eGsVj3gmLv18pi2SDyhzkvmH-GMtSHLvWsQk9MHIKksWkcrC~qYS6guNDL690tZhGKbrzxGjcSrJDMGIdyIxFXfAKdchv4tyRDxNIPnEkIgOD9QVhYibCP83AnldRSBs7rGWsoEKUh0RpJBPxSS829OAeG-Dk5eo9zEMA6~aLmQjUy2KGipNRJC2LPzBd4lZdAEzWK97J3BatbicGwZh6J1cvrA8wZvLXYbPWaFr-0OwMOFTCfuHfAXUEimUvSUYm5xvQ-d8jwRrNIOKqxXL8sO45YJP8pbD6Gtm5zu3gSs7BGIihbslnhaCt5s4hV-Pn6WC~fA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Miami Beach, FL","date","2025-03-26T12:45:35.86Z","article","The Historic Preservation Board denied without prejudice a request by the Palace at 1052 Ocean Drive to remove operational conditions in an older Historic Preservation Board order that restrict rooftop outdoor entertainment and rooftop use to guests and residents. The request was linked to a concurrent Planning Board approval that permitted expanded rooftop entertainment, and the board deferred final action while the applicant and city coordinate legal and operational jurisdiction.

Staff explained that the Planning Board has authority over outdoor entertainment and, because the Planning Board approved a modified conditional‑use permit in November that permits certain rooftop entertainment subject to operational limits, the applicant asked the Historic Preservation Board to remove older, conflicting HPB conditions so permit records match and the business can be legally licensed. “The planning board order does permit entertainment at the roof level,” a staff attorney said. “The historic preservation board order conflicts with the recent planning board approval.”

Public comment included preservationists who urged caution. Former HPB chair Mitch Novick said the board in 2003 explicitly limited rooftop uses to avoid turning Ocean Drive into a “public circus”; Daniel Serrado of the Miami Design Preservation League said the League supports the staff recommendation to keep operational detail where the Planning Board can enforce it after detailed analysis of sound and hours. Neighbors urged the board to retain restrictions while city leaders weigh broader policy on Ocean Drive nightlife.

Board members split over procedure and policy. Some members expressed strong concern about the long‑term accumulation of nightlife uses on Ocean Drive and asked whether the HPB should be able to preserve the earlier rooftop limits; others noted that the Planning Board is the correct venue for operational determinations like hours and outdoor sound levels. The board ultimately voted to deny the applicant’s request without prejudice, a procedural outcome that allows the applicant to return with more information or proceed with the Planning Board process. The vote was recorded as a denial without prejudice to allow further review and neighbor outreach.

The board’s action leaves the original HPB conditions in place for now; staff said they will transcribe the board’s concerns and work with the applicant to coordinate records with the Planning Board so the applicant can resolve legislation and licensing questions in the coming weeks.","mediaType","Video","parentTitle","Historic Preservation Board Meeting May 11 2021","oneSentenceSummary","The Historic Preservation Board denied without prejudice a request from the Palace at 1052 Ocean Drive to remove older HPB operational conditions restricting rooftop entertainment, after public concern and a staff recommendation to leave operational decisions to the Planning Board.","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},6275320,"Board approves Bancroft façade restoration and Ocean Steps redesign; asks planning board to scrutinize operational intensity",1114,2568000,3682000,"/Search/View?dp=1&key=2775001-e7abe9efa5e973ce4a3e515d452cba66&start=2568&end=3682","https://assets.pipeline.soar.com/2775001-e7abe9efa5e973ce4a3e515d452cba66/thumbnail_2568000.jpg","/articles/6275320/Miami-Beach/Miami-Dade-County/Florida/Board-approves-Bancroft-façade-restoration-and-Ocean-Steps-redesign-asks-planning-board-to-scrutinize-operational-intensity","https://secure.pipeline.soar.com/6275320-0213535f2ed4ec9ebc69ed44dea0e52d/orig.mp4?Expires=1771137025&Signature=D3vNe9QU4ieLaPVQWMoeueb87c4N~wUAryl4SjSHJTEKPuyBiMAGzzNN0VZsDNg4ix9SeagSZYv~2Y-wzKxNdOgmDS1-E75GsGE0RV5TNErkO~4VLhZop-EnJXzfNyhhGtoz9K9kuDboL1X5-5qEEq~5DUtZ23EYX1SuL0T6Sq3znbLuMKhtBDJI0rQeYUHDTXg3MZwkVtdJf4lLVEyxeCYU4fuQaop92eViQMv47RGVyHXQpfrTZNcCpzuoE5jnHm64Q4LGq74zFQ9KY2tN4vwinoSHFhsJFPDWWWkTuGiVjGHyk3G3ucJI-aBmX~8i2SCajfUjdQ24Pw2Y3sHpwg__&Key-Pair-Id=KUT5TJCACFTXG","Miami Beach’s Historic Preservation Board voted to approve a certificate of appropriateness for the partial demolition, restoration and adaptive reuse of the contributing Bancroft Hotel and to permit landscaping and design changes in the adjacent Ocean Steps commercial area at 150 Collins Avenue, while asking the Planning Board to scrutinize the intensity of proposed uses when it considers a separate conditional‑use application.

The project would restore exterior features of the Bancroft, reinstall interior floor plates removed in the 1990s and replace non‑historic materials added later. Staff and the applicant said the Bancroft exterior retains high integrity and that the project’s primary exterior changes are new window systems, restoration of the lobby and a program of plantings and shading structures in the Ocean Steps courtyard. “The project is meant to bring back the glory of the Bancroft Building,” said Rory Greenberg, a project representative.

Planning staff supported the certificate of appropriateness subject to conditions that the applicant preserve key historic elements and that certain rooftop shade structures be set back from public view. The design team said it would restore terrazzo, the west‑facing frieze and other articulation, reintroduce windows where earlier conversions removed them, and reskin the 1997‑era Ocean Steps structure in a darker material so the historic Bancroft remains visually primary.

At the meeting several residents of the adjacent 1500 Ocean Drive condominium said they supported the building‑restoration work but raised questions about the scale of proposed food‑and‑beverage seats and the project’s loading and valet circulation. “There’s a thousand seats on the plans,” said attorney Kent Robbins, representing multiple residents. He asked the board to be careful that approving the design did not amount to approving an intensely commercial operation that would generate traffic and noise in the historic neighborhood.

Board members approved the certificate of appropriateness and a narrow variance to allow a screened accessibility lift assembly to be recessed behind a wall along Fifteenth Street, subject to staff‑recommended adjustments (board vote: Weinstein Berman, Paschal, Lopez, Litt, Liebman, Klein, Finglas — yes). The board also voted to transmit a recommendation to the Planning Board urging that the planning review weigh neighborhood compatibility and “the potential for over‑intensity” in any conditional‑use approval. That recommendation passed by board motion and will be included in the planning‑board record.

Project team representatives said they had already adjusted many operational elements at neighbors’ request — trimming hours, limiting outdoor activity to earlier evening hours, and proposing a staging/valet plan they said would rely on on‑site garage spaces and curb management. But neighbors said additional detail was needed about peak‑hour valet queuing, loading auto‑turn movements in the garage, and emergency egress for large occupant loads.

The board’s approval allows the applicant to move forward with required building permits for the design work; operational approvals (how many patrons may be served, hours, outdoor sound limits) remain subject to Planning Board review of a conditional‑use permit. Board members asked staff to forward the board’s written recommendation that planning consider historic context and neighborhood compatibility, and to flag the project for careful operational review.","The Historic Preservation Board approved façade restoration and a redesigned Ocean Steps courtyard for the Bancroft Hotel at 150 Collins Avenue but asked the Planning Board to scrutinize any planned operational intensity when it considers the separate conditional‑use application.",{"_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},6275325,"Historic Versailles Hotel: board approves detailed plan for three‑level basement and strict monitoring conditions",983,1767000,2750000,"/Search/View?dp=1&key=2775001-e7abe9efa5e973ce4a3e515d452cba66&start=1767&end=2750","https://assets.pipeline.soar.com/2775001-e7abe9efa5e973ce4a3e515d452cba66/thumbnail_1767000.jpg","/articles/6275325/Miami-Beach/Miami-Dade-County/Florida/Historic-Versailles-Hotel-board-approves-detailed-plan-for-threelevel-basement-and-strict-monitoring-conditions","https://secure.pipeline.soar.com/6275325-69257dc71d2f09d0ddeebe60aa9c1d4b/orig.mp4?Expires=1771137025&Signature=P00LhwqOx-pMXBx1koeZLn9XeDaNgKTSG7XsSJmoLOdPpTpUP~-ws-WpB5v7t-IkcOfkpesJhf5gC79e-AJ7ly4HJ2wxfuxE2TfP3iGKcb9uXZiJRXCvAF1gP01BDKKIxvIZKGWL3YHL7CRExf94DRWqXeuLgUr8558ckm~MWolJpyE2pJx8Gh-NlCuKDHJgY8azJzYXhdTa4wj15ymK2~pIPhAYPTz3nzVoyBkOCkpixEv4uf~Us4venX~vm4vdz2P63it0OPfI8dBpqjXsJ9B-WH9Pz~IjeOL691esI2xE5yyE03BEtD90k92m5xrmq3Xn2YEmaOPFqvY62TrLfQ__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board on May approved a certificate of appropriateness allowing the excavation and construction of a three‑level basement beneath portions of the contributing Versailles Hotel at 3425 Collins Avenue, contingent on new monitoring and reporting requirements meant to reduce risk to the historic fabric.

Board members approved the plan after a detailed presentation from the applicant’s engineering team showing sequencing, soil‑improvement and shoring measures designed to preserve the existing structure while construction proceeds beneath it.

The board’s vote came after the applicant’s engineers described a staged approach in which temporary shoring towers and steel platforms would support the building while auger‑cast and jet‑grouted piles and pile caps are installed, columns are jacketed and new internal slabs are built. “We are going to improve the soils around the building,” said shoring engineer Youssef Hashim, describing a mix of deep‑soil mixing and jet grouting to create hard, load‑bearing soil blocks around and beneath the structure. “We are not pounding or vibrating anything. It’s going to be augering — very low impact construction.”

Staff said the additional technical submissions received since the board’s earlier review — including letters from Keller (foundation contractor), Desimone (structural), and NV5 (geotechnical) — supported the proposal but recommended conditions to lower implementation risk. Those conditions adopted by the board require, among other things, a pre‑issuance letter from the project structural engineer that identifies “critical events” that would render the building most vulnerable, on‑site supervision by the structural/shoring engineer of record during those critical events, continuous vibration monitoring with alert thresholds, and a requirement that the applicant notify the planning department no later than the next business day if any indication of structural compromise appears during work.

The applicant’s team, which included Keller North America, Desimone Consulting Engineering and NV5, walked the board through the staged plan — installing perimeter soil‑mixing, driving auger‑cast piles for temporary towers, constructing pile caps and steel platforms under the existing floors, removing interior slabs to get headroom, improving soils inside the footprint and then installing interior piles and new columns and slabs in a progressive sequence up to the roof. Desimone’s structural engineer said the approach creates a new internal structure that will be connected to the existing exterior via drilled and epoxied anchors and concrete jackets around existing columns.

Public commenters included preservation advocates who called the project “fascinating” and urged strong oversight; several engineers present described similar projects in South Florida completed with success. The board discussed worst‑case scenarios and legal remedies. City staff explained that if construction were to exceed the scope of work approved by the board (for example, collapse requiring demolition), the historic preservation ordinance allows the board to require reconstruction; after‑the‑fact demolition would be subject to an after‑the‑fact certificate of appropriateness and code enforcement.

The board approved the certificate of appropriateness by roll call (Weinstein Berman, Paschal, Lopez, Litt, Liebman, Klein, Finglas — yes) with the additional conditions described above. The applicant agreed to the monitoring and reporting language and to provide a more detailed construction schedule and the on‑site supervision plan before building‑permit issuance.

The approval authorizes the structural approach as presented and requires the applicant to return to staff (and the board if required) with any significant deviations or if the monitoring data indicate compromise.

For residents and neighbors, the work is likely to be noisy and staged over months; the applicant estimated the sequence of structural restoration would take on the order of 18 months from the start of this portion of work. The board’s adopted conditions are intended to ensure early detection of structural problems and rapid notification to city staff so the board can exercise its authority if an emergency or demolition‑level event occurs.","After months of engineering review, Miami Beach’s Historic Preservation Board approved a plan to excavate and construct a three‑level basement beneath portions of the contributing Versailles Hotel at 3425 Collins Avenue, subject to added on‑site engineering supervision, vibration monitoring and near‑real‑time reporting requirements.",{"_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},6275309,"Historic Lincoln Road signage district: board presses CVS to return with a more site‑specific, artistic sign package",547,2012000,2559000,"/Search/View?dp=1&key=2775001-e7abe9efa5e973ce4a3e515d452cba66&start=2012&end=2559","https://assets.pipeline.soar.com/2775001-e7abe9efa5e973ce4a3e515d452cba66/thumbnail_2012000.jpg","/articles/6275309/Miami-Beach/Miami-Dade-County/Florida/Historic-Lincoln-Road-signage-district-board-presses-CVS-to-return-with-a-more-sitespecific-artistic-sign-package","https://secure.pipeline.soar.com/6275309-5db3ff901a862f2fdcd83f615989ee72/orig.mp4?Expires=1771137025&Signature=H~wXfvaMlpbARfHeslkma4MrnnJb65fdQ-FKxdiNTZwvw~Tr7X3FMQZQmt2sDWAfxbBCJLRB~GrSymafVupVUSMMQXex2SZa6h0HbgaBub8yAI-f-tg68oBtjxsrXFscZqtz74TMysuahOtFnHLRr8cYRWF56chA~srwjvQ4sxi2KDHN1AGOJduow5Pc~w1flbGkF5Sp0IiKFJFL6ndi3hqlazdzWIPT56Yc-6xVtEO1T-NgyB2agXcJ1O7xPI7Qnj1nCgcNQ1CuNY4VGyYHtkKNjxCjjonAzS-1q2-6b1JDlBU26JY9oLWeorA8H1d94vHYfIvMkmp6sWFxhVlPug__&Key-Pair-Id=KUT5TJCACFTXG","The Historic Preservation Board voted to continue without decision a proposal by CVS to replace and modernize multiple exterior signs at its Lincoln Road store (306 Lincoln Road). Staff had recommended approval of a reconfigured sign package using LED contour tubing that mimics neon, but several board members argued CVS should develop a more distinctive, site‑specific proposal that reflects Lincoln Road’s historic “exuberant signage” character.

The store’s proposed package would reduce the total square footage of illuminated channel lettering compared with the existing signage and substitute LED “neon‑look” tubing for exposed neon, a standard modern approach to improve durability and reduce outages. Project lead Jennifer Ronenberger said the applicant had already reduced sign area in several locations — for example, the main identity sign would shrink from 208 square feet to 33 square feet — and said the LED tubes better meet durability and maintenance goals. “The proposed signage will have the same iconic appearance in keeping with the quintessential design setting of Lincoln Road,” she told the board.

Multiple board members pushed back. “The whole beauty of this district was the size and artistry of its signs,” said board member Jack (surname on record) in a forceful comment. Board members asked CVS to explore animated or otherwise more creative treatments for at least one icon (staff had suggested a small animated element such as a pulsing heart), to consult local designers or artists and to return with options that go beyond a generic corporate façade package.

Staff noted that Lincoln Road has a special signage district with an historical tradition of large and playful illuminated commercial signs; that district can allow larger and more creative sign treatments, but the HPB’s role is to ensure compatibility with the district’s character. Because the CVS location has had prominent signage for two decades, staff said the proposed technology change (from neon to LED tubes) was acceptable but recommended the applicant consider a small animated element to capture the street’s tradition of movement and light.

The board voted to continue the application to July to permit CVS to present a revised package that addresses board concerns about distinctiveness and animation. The applicant said it would study additional animation and consult signage manufacturers and return with options; staff and board members recommended CVS consider working with local artists or graphic designers to craft a more “Lincoln Road‑specific” expression rather than a standard corporate identity treatment.

The continuation leaves the existing signs in place for now; the applicant and staff agreed on July as the next target for a revised submission.","The Historic Preservation Board continued an application by CVS to replace older neon signage at 306 Lincoln Road, asking the company to return with a design that better reflects Lincoln Road’s unique signage district — including animation or more distinctive, place‑specific art — rather than a generic, corporate package.","actionData","errors"]

Article not found

Board denies Palace rooftop modification without prejudice amid neighborhood concern over outdoor entertainment

Board approves Bancroft façade restoration and Ocean Steps redesign; asks planning board to scrutinize operational intensity

Historic Versailles Hotel: board approves detailed plan for three‑level basement and strict monitoring conditions

Historic Lincoln Road signage district: board presses CVS to return with a more site‑specific, artistic sign package