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Images extracted from submitted plans. See full documents in the attachments section below.

HPB26-0692

141-145 SOUTH SHORE DRIVE

The following summaries were generated by AI from the official documents linked below. They may contain errors. Please refer to the original documents for authoritative information.

Proposal

The applicant proposes the demolition of two existing one-story contributing structures within the Normandy Isles Local Historic District, both designed by Gilbert M. Fein in 1953. In their place, a new four-story multifamily residential building containing 14 apartment units with an understory parking level providing 25 off-street parking spaces is proposed. The applicant also requests a waiver to reduce the minimum required understory height from 12 feet to 10 feet due to structural and design constraints.

From the Letter of Intent

The applicant proposes to demolish two existing 1-story contributing buildings and construct 'Normandy Condominiums,' a four-story multi-family residential building with a gross floor area of 27,136 SF and a height of 44'-8" to top of parapet. The design is rooted in Mid-Century Modern aesthetics, featuring cascading setback facades, a central open-air courtyard, and a material palette of white stucco, stone cladding, and architectural eyebrows.

  • Demolition of two existing 1-story contributing buildings
  • Construction of a new four-story multi-family residential building (Normandy Condominiums)
  • First level: lobby, residential parking, utilities, and private open spaces
  • Second and third levels: residential units and fitness center
  • Fourth level and roof: penthouse residential units and private roof terraces
  • Cascading setback facade with private terraces
  • Central open-air courtyard for natural ventilation and light
  • Approximately 3,643 SF of open/green space
  • First habitable floor elevation set above Base Flood Elevation (BFE)
Staff Recommendation
APPROVAL W/ CONDITIONS
Approval of the Certificate of Appropriateness (including demolition) and the waiver, with conditions.

Compliance Findings:

✗ Sea Level Rise: Not Satisfied ✓ Variance Conditions: Satisfied ✗ Certificate Of Appropriateness: Not Satisfied
Key Issues
  • Demolition of two contributing structures within the Normandy Isles Local Historic District
  • Existing buildings have finished floor elevations (5.80'–5.86' NGVD) below the FEMA base flood elevation of 8.0' NGVD for Zone AE
  • Slab-on-grade construction makes adaptation to current flood elevation requirements extremely challenging
  • Recycling or salvage plan for demolition not yet provided (Sea Level Rise criterion 'A' not satisfied)
  • Lighting/photometric details not yet provided (Certificate of Appropriateness criterion 'g' not satisfied)
  • Demolition criteria 'a', 'b', and 'c' not satisfied — structures are not irreproducible, not the last remaining examples of their kind, and retention is not critical to understanding Miami Beach architectural heritage
  • Waiver requested to reduce minimum understory height from 12 feet to 10 feet
  • Compliance with North Beach National Register District Overlay requirement for natural light from at least two elevations
Property Details
Historic District Normandy Isles Local Historic District
Year Built 1953
Style Post War Modern (Mid-Century Modern / MiMo)
Zoning RM-1
Lot Size 15,264 square feet
Applicant A Reef Tuksal
Architect Flux Architects
Existing Building
Year Built 1953
Architect Gilbert M. Fein
Style Post War Modern (Mid-Century Modern)
Stories 1
Full demolition proposed
Meeting

Tuesday, September 15, 2026

09:00 AM

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