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Historic Preservation Board approves two Housing Authority senior buildings in Normandy Isles
Summary
The board unanimously approved two complementary affordable senior housing projects — Vista and Breeze — proposed by the Miami Beach Housing Authority. Both projects include variances tied to setback provisions that apply specifically to schools and other special uses; staff recommended approval and the board granted required variances and COAs.
The Historic Preservation Board on June 14 unanimously approved two new affordable senior housing projects designed for Normandy Isles by Brooks + Scarpa and developed by the Miami Beach Housing Authority.
What passed: The board approved certificates of appropriateness and granted the narrow site variances the projects required to fit HUD‑funded affordable units onto the relatively small parcels at 185 South Shore Drive (Vista) and 280 South Shore Drive (Breeze). Staff said the scheme intentionally repeats compatible typologies and massing found in the Normandy Isles local historic district, breaking building façades into smaller volumes and using courtyards, covered terraces and planting to reduce perceived bulk.
Why variances were needed: The projects must meet federal (HUD and state) funding requirements — including minimum unit sizes and program spaces — while complying with local overlay rules. Staff concluded the parcel sizes and programmatic requirements create practical difficulties under the city’s supplementary rules for special uses; the requested variances were narrowly drawn and, staff said, the minimum necessary to achieve the affordable housing program while meeting other code requirements.
What supporters said: Neeson Kazdin (attorney), Mike O’Hara (Housing Authority) and Moshe Kagan (Housing Authority vice‑chair) presented the agency’s case; Jeff Huber of Brooks + Scarpa walked the board through context, courtyard typologies and resiliency measures (elevating first occupiable floors to BFE+). Speakers from neighboring buildings and the Miami Design Preservation League spoke in favor. Commenters cited neighborhood outreach, preservation of large live oaks and project benefits for older residents who need affordable units near transit and services.
Votes and actions: The Board voted separately on the two project approvals and related variances; both COAs and all variances passed on recorded roll calls with unanimous yes votes. Actions recorded: approval of the COA for 185 South Shore Drive and approval of the setback variance for the same parcel; approval of the COA for 280 South Shore Drive and approval of two narrow setback variances for that parcel.
Next steps: The Housing Authority will proceed to final design and permitting. Staff will review building‑permit drawings and site engineering, and applicants will satisfy code and permitting conditions recorded in the draft orders before permits issue.
Selected speakers and participants: Neeson Kazdin (attorney for Housing Authority), Mike O’Hara (director of housing development, Housing Authority), Moshe Kagan (Vice Chair, Housing Authority), Jeff Huber (Brooks + Scarpa), Jason Wilson (landscape), Daniela (staff). Members of the Normandy Shores homeowners association and neighborhood property owners also spoke in support.
Ending: The approvals clear a major step for the Housing Authority’s plan to add 119 affordable senior units in Normandy Isles; the projects now move to final permit review and construction scheduling.
