The Miami Design Preservation League (MDPL) continues its vital role as a steward of Miami Beach’s architectural and cultural heritage, weighing in on several significant proposals before the Historic Preservation Board. From supporting thoughtful rehabilitation efforts at historic properties like Haddon Hall to opposing the demolition of contributing structures such as the former Parkside Hotel, MDPL’s positions reflect a careful balance between progress and preservation. As projects impacting the Venetian Causeway, Miami Beach Bandshell, and oceanfront developments move forward, MDPL advocates for design integrity, community impact awareness, and the protection of the city’s unique historic fabric.
Haddon Hall—1509 Washington Avenue
MDPL Position – Support
The Miami Design Preservation League (MDPL) appreciates the applicant’s continued investment in this project and the ongoing rehabilitation of this important property. MDPL previously reviewed and commented on the broader redevelopment proposal for the Haddon Hall complex and the Washington Avenue parcels. The revisions currently before the Historic Preservation Board appear limited in scope and consist primarily of modest adjustments to elements previously approved by the Board.
Based on the letter of intent, the proposed changes appear to be relatively minor, including operational and life-safety improvements and adjustments within the framework of the previously approved plan. MDPL finds these revisions to be modest in scope and generally consistent with the Board’s prior approvals. As such, MDPL supports the proposed adjustments and appreciates the applicant’s continued effort to work within the parameters of the previously approved project.
Venetian Causeway
MDPL Position – Request More Information
The Miami Design Preservation League (MDPL) recognizes the Venetian Causeway as a historically significant civic structure and an important contributing resource within the Venetian Islands historic resource group. The causeway represents a distinctive historic gateway between Miami and Miami Beach and remains an important element of the cultural landscape of Biscayne Bay.
Based on the Letter of Intent, the proposed project would replace eleven of the twelve existing bridge structures while incorporating design elements intended to reference the historic appearance of the original bridges, including low-profile structures, similar span configurations, railings that reference the historic bridge design, historically sensitive lighting fixtures, and a historically sensitive design for the East Bascule Bridge tender house. MDPL also notes that the two historic octagonal entrance towers will remain in place and will not be affected by the project.
From a historic preservation perspective, MDPL’s primary interest is ensuring that the design of the replacement bridges meaningfully reflects the historic character of the Venetian Causeway and that key historic features are preserved.
Before MDPL can take a formal position on the project, additional information is needed regarding potential impacts on residents and surrounding neighborhoods. At this time, MDPL does not have sufficient information to evaluate those issues and therefore limits its comments to preservation-related considerations. MDPL welcomes the opportunity to review additional information as the project continues to move forward.
235 Washington Ave.
MDPL Position – Opposition to Demolition
The Miami Design Preservation League (MDPL) strongly opposes the proposed demolition of the former Parkside Hotel at 235 Washington Avenue. The building is a contributing structure within the locally designated Ocean Beach Historic District, one of the earliest and most historically significant areas of Miami Beach.
Constructed in 1938, the Parkside Hotel represents the type of modest, human-scale hotel that defined the Ocean Beach neighborhood in the late 1930s and helped shape the historic character of Washington Avenue. Buildings such as this formed the backbone of a community that welcomed everyday travelers and residents, offering a more accessible and intimate version of the Miami Beach experience beyond the grand oceanfront hotels.
The Ocean Beach Historic District was designated specifically to preserve this story. Its significance lies not only in individual landmarks, but in the collective character created by these smaller buildings and the streetscapes they define. Together they form a cohesive historic environment that reflects the early development of Miami Beach as a vibrant seaside community.
The Parkside Hotel still clearly expresses its original design. Its two-story scale, flat roofline, balanced façade, and restrained Art Deco detailing remain intact and continue to contribute to the architectural rhythm and pedestrian character of Washington Avenue. The building is a quiet but essential part of the district’s historic fabric.
Allowing demolition in this case would establish a deeply troubling precedent. If contributing buildings can be removed simply to accommodate new amenities or open space for adjacent development, the long-term integrity of the historic district is placed at risk. Historic districts endure only when the buildings that define them are protected and allowed to remain part of the living city.
The demolition of the former Parkside Hotel would therefore represent an unnecessary and avoidable loss of a historic building that continues to contribute meaningfully to the character of Washington Avenue and the Ocean Beach Historic District.
For these reasons, MDPL respectfully urges the Historic Preservation Board to deny the demolition request and encourage the applicant to pursue alternatives that retain and rehabilitate the former Parkside Hotel. Miami Beach has repeatedly demonstrated that historic buildings can be successfully integrated into new development. Preserving this
building would continue that tradition while protecting the architectural heritage that makes Miami Beach unique.
Miami Bandshell
MDPL Position – Supports Miami Beach Bandshell Improvements—With additional Design Elements Updated
The Miami Design Preservation League (MDPL) appreciates the thoughtful design work presented for the proposed improvements to the Miami Beach Bandshell site. The Bandshell is one of the most recognizable cultural and architectural landmarks in North Beach, and MDPL strongly supports efforts that enhance the site while respecting its historic character and civic importance.
MDPL is particularly encouraged by many of the architectural concepts presented in the proposal. The renderings illustrate a design approach that is sensitive to the historic Bandshell structure and introduces new elements that appear compatible in scale, materiality, and overall design language. MDPL believes that these improvements have the potential to further activate the site and strengthen its role as an important cultural gathering space for the community.
At the same time, MDPL believes that the 73rd Street frontage deserves additional attention. While the architectural renderings for other areas of the site demonstrate a high level of design quality and visual interest, the elements proposed along 73rd Street appear less resolved and do not yet reflect the same level of architectural character or aesthetic refinement shown elsewhere in the project.
Given the importance of 73rd Street as a highly visible edge of the site and a major gateway into the Bandshell grounds, MDPL encourages the design team to further develop this portion of the project so that it reflects the same architectural richness, landscape quality, and sense of place evident in the other renderings. Strengthening this frontage through improved architectural detailing, landscaping, and pedestrian-oriented design would help ensure that the entire project reads as a cohesive and well-considered civic space.
MDPL appreciates the overall direction of the proposal and supports the project in concept, while encouraging the design team to continue refining the treatment of the 73rd Street edge so that it achieves the same level of beauty and design quality reflected throughout the rest of the plan.
MDPL looks forward to continuing to work with the applicant and the design team as the project evolves to ensure that this important North Beach landmark is enhanced in a manner that respects its historic significance and civic role.
2201 Collins Avenue (W Hotel)
MDPL Position–Support with Concerns
MDPL supports thoughtful architectural improvements to the property and appreciates the quality of the design presented. At the same time, we encourage continued refinement of the proposal so that the project respects the important public and environmental protections that govern Miami Beach’s oceanfront.
MDPL found several aspects of the architectural proposal to be thoughtful and well executed. In particular, the overall design direction appears to be carefully considered and generally compatible with the architectural character of the site.
At the same time, MDPL has concerns regarding the variances requested as part of the application, particularly those that would allow expanded deck areas, shade structures, and reduced setbacks within the Dune Preservation Overlay District and Oceanfront Overlay District.
These overlays exist specifically to protect the public realm along Miami Beach’s oceanfront and to maintain the delicate balance between private development and the shared coastal environment. Requests that reduce setbacks or expand structures within these areas should therefore be evaluated with particular care.
While MDPL appreciates the design quality of the proposed improvements, there is strong concern that the requested variances may result in encroachments into areas that are intended to remain open and visually accessible to the public. The oceanfront is one of Miami Beach’s most important civic spaces, and maintaining a clear distinction between private development and public coastal areas is essential to preserving the character of the shoreline.
For these reasons, MDPL encourages the applicant and the Board to carefully review the requested variances and to consider whether the project can achieve its design goals while minimizing encroachment into the public realm and maintaining the intent of the overlay districts.