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Historic Preservation Board approves 'Noli' plan to transform Lincoln Road service lane into shaded pedestrian via
Summary
The board voted 6–0 to approve the Noli project for 719–737 Lincoln Road to convert a service alley into a covered 'Via' with micro‑retail, a landscaped plaza and restored storefronts; staff recommended approval and the board accepted an applicant request to adopt a 6‑inch knee wall and a preservation option for portions of the façade.
The Miami Beach Historic Preservation Board unanimously approved a multi‑building adaptive reuse project on Lincoln Road on June 9 that will create an interior covered pedestrian Via linking Lincoln Road to North Lincoln Lane and a new activated plaza.
Staff described the application as a partial demolition and renovation of contributing structures to create approximately 500 linear feet of activated retail frontage, a covered pedestrian arcade, and an elevated second‑floor mezzanine gathering area. Staff recommended approval with conditions.
Applicant Michael Comeras and design architect Jacqueline Gonzalez Tuzze presented the concept, describing a shaded, tree‑lined Via with smaller retail bays (roughly 120–260 square feet) and concealed utilities and trash operations. “Noli is about adding shade, adding places for people to gather that are not necessarily related to commerce,” Gonzalez Tuzze said, stressing mature vegetation and public seating as key components.
The team also offered a preservation option after additional on‑site forensics: rather than wholesale replacement of historic fluting and cornices, the applicant proposed to retain and restore more of the original facade where feasible, and to reduce the proposed new knee wall dimension from 12 inches to 6 inches. Staff supported the modified approach and noted ongoing coordination with the Design Review Board for the northern portion that lies across the DRB jurisdiction line.
Supporters including the Miami Design Preservation League and the Lincoln Road Business Improvement District praised the design, courtyard and landscaping as measures that would improve walkability, local retail mix and neighborhood character. A remote caller raised allegations about application documentation and an IRS referral; the applicant described those claims as unfounded and the board did not adopt them as part of its findings.
A motion to approve the Lincoln Road portions as presented, incorporating the 6‑inch knee wall and the applicant’s preservation option, carried 6–0. The applicant indicated the Lincoln Road portion is intended to be substantially complete by the end of the year, with broader Noli district work continuing into 2027.
