Design Review Board approves variances for two‑story understory home at 424 West Toledo

The Miami Beach Design Review Board unanimously approved plans and two variances for a new two‑story understory residence at 424 West Toledo, a waterfront lot on the Venetian Causeway, during its March meeting.

Staff told the board the application seeks approval for a contemporary two‑story home on a 21,874‑square‑foot lot and requested variances to fill a large portion of the understory and to allow walls and fences along the causeway to exceed the typical height limit. "Staff recommends that the application be approved subject to the conditions in the attached order," a city staff member said during the presentation.

Architect Dakota Hendon, principal of A and D Studio, described the site as unusual for Miami Beach because grades near the causeway rise significantly; he said the lot area is "21,874 square feet" and explained the design uses stepped terraces and screened openings to reduce visual mass. Hendon said the design keeps finished floor elevations mostly below the project's stated high points and incorporates a raised breezeway, mechanical screening, and a sculpture garden in place of a pool.

City staff and the applicant said the grade difference — the front elevation along West Toledo sits 2 to 3 feet lower than the side elevations adjacent to the causeway — created a demonstrated hardship that supports the requested understory fill and the taller wall along the Venetian. The applicant requested that portions of the understory be filled so that usable garage and outdoor dining areas would sit at lower grades while the remainder of the understory would allow water to flow beneath the structure.

Board members praised the project's massing, landscaping and sensitivity to topography while noting a concern about precedent. One member cautioned the board to avoid approving a rule that could be widely used elsewhere; another said the approach is unlikely to be broadly requested because owners often prefer maximum understory square footage. The board also asked whether the screening elements would be operable; the architect said the screens would open to reveal glazing and views to the water.

Motion to approve the application and the variances was made by Miss Lewin and seconded by Mr. Diffenderfer; the board voted 5‑0 in favor (Diffenderfer, Killer Nelson, Lewin, Paez, Lester). The approval is subject to the conditions listed in the staff draft order.

The applicant and staff will return with final plans consistent with the board's conditions as part of the standard final‑order process.