Historic Preservation Board continues Paris marquee case, approves Lincoln Road signage and Harding Avenue hotel plan

Miami Beach’s Historic Preservation Board (HPB) recessed its joint session with the Design Review Board and returned for an afternoon agenda that produced continuances, approvals and a handful of votes on certificates of appropriateness and variances.

The board unanimously approved routine minutes and then handled several applicant requests for continuances. It continued the application for proposed exterior and interior work at 550 Washington Avenue (the theater frontage often discussed as the Paris/Queen case) to Jan. 11, 2026, after hearing public and board concerns about a proposed rebranding of the building’s vertical marquee. The continuance passed with one member recorded in opposition.

Lincoln Road signage: HPB approved LED signage for 306 Lincoln Road (a CVS façade update) after reviewing two design options. Staff recommended Option 1, which the board adopted unanimously. Staff and the applicant described the proposal as a modernization that uses LED elements to mimic the original neon appearance while improving energy efficiency and maintenance.

Harding Avenue hotel: The board approved a certificate of appropriateness and related variances for a proposed rehabilitation and attached addition at 7510 Harding Avenue (Sorrento Villas). The project would restore the 1952 contributing hotel, add a new wing to recreate the building’s originally planned U‑shape and provide a rooftop amenity with a pool. The board approved the COA subject to staff conditions (including retention or proper relocation of an existing fountain/low wall feature and a requirement to refine portions of the new addition’s masonry treatment) and approved variances for front setback and room size after hearing economic and design testimony from the applicant team.

Other actions: HPB continued two other items to give applicants more time to work with staff: 1 Lincoln Road / 1671 Collins and 601 Washington Avenue were both continued (to Dec. 13, 2025 and Jan. 11, 2026, respectively) following staff updates and applicants’ requests.

Votes at a glance - Approval: Minutes for Oct. 12, 2025 — approved unanimously. - Continued to Dec. 13, 2025: HPB210457 (1 Lincoln Road & 1671 Collins Ave) — by motion of the board; staff and applicant requested the continuance. - Continued to Jan. 11, 2026: HPB210485 (93 Palm Ave) — requested by property owner; board accepted a request for an additional continuance and asked staff to provide an interim update in December. - Continued to Jan. 11, 2026: 550 Washington Ave (Paris/Queen marquee) — continued after extensive public comment; recorded 1 opposition in roll call. - Approved (COA): HPB200440 (306 Lincoln Road — CVS signage) — approved unanimous; board adopted staff’s recommended Option 1 (LED signage that approximates neon and adds movement). Condition: final photometric and material samples to be reviewed by staff. - Approved (COA + variances): HPB2010460 (7510 Harding Ave — Sorrento Villas rehabilitation and addition) — COA approved with staff conditions; variances for front setback and hotel unit size approved. - Approved (modification): HPB210480 (4000 Collins Ave — modification to a previously issued COA to allow 5‑foot interior setbacks for a retail tenant) — approved; staff condition that no stacked merchandise obstruct sight lines in the 5‑foot zone.

What board members emphasized Board members consistently urged applicants to preserve and restore original character‑defining features where possible and to provide clear documentation when removal is unavoidable. Historic resources advocates and the board made several requests for stronger masonry expression and for streetscape plantings that provide shade and pedestrian comfort. On the Paris marquee item, preservation advocates urged retention or creative reuse of the existing Paris letters; the applicant proposed alternative placements and said it would return with designs at the January hearing.

A city historian on the Paris item, Arthur Marcus, told the board that names and signs change over time but that the physical fabric of buildings is the primary preservation concern. “Names of buildings as well as names on signage have continually changed throughout the history of Miami Beach,” Marcus said during public comment.

Ending The board closed the session after final votes and asked staff to work with applicants on conditions, material samples and clarified planting lists. Several items were continued to allow applicants to return with revised drawings and additional documentation.