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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 total demolition of two existing one-story contributing structures (built 1953, designed by Gilbert M. Fein) within the Normandy Isles Local Historic District and the construction of a new four-story multi-family residential building containing 14 apartments over an understory parking level with 24 off-street parking spaces. The application also includes a waiver from the minimum understory height requirements of the Land Development Regulations, where the proposed clearance of 10 to 11'-2" falls short of the required 12'-0".

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: Not Satisfied ✗ Certificate Of Appropriateness: Not Satisfied
Key Issues
  • Total demolition of two contributing structures designed by noted architect Gilbert M. Fein (1953) within the Normandy Isles Local Historic District
  • Inconsistency with Secretary of Interior's Standards for Rehabilitation - proposal involves total demolition rather than rehabilitation
  • Demolition evaluation criteria not satisfied: structures could be reproduced without great difficulty or expense; not last remaining examples of Mid-Century Modern style; retention not critical to understanding Miami Beach architectural heritage
  • Existing buildings have finished floor elevations (5.80'-5.86' NGVD) below FEMA base flood elevation (8.0' NGVD), and slab-on-grade construction makes flood elevation compliance extremely challenging
  • Waiver required for understory height: proposed 10'-11'-2" vs. required 12'-0" minimum clearance
  • Balcony projections into required side setbacks at upper levels - revised plans replace third and fourth level projecting balconies with Juliette balconies, but staff recommends expanding upper-level balconies to allow useable outdoor space
  • Lighting and photometric details not provided at concept stage - to be submitted at building permit
  • Recycling or salvage plan for demolition not yet provided - to be submitted at building permit
  • Need for archival documentation (photographic and measured) of the two contributing buildings prior to demolition
  • Significant need for additional housing units in the city; adaptation of existing buildings with additional units not considered feasible
Property Details
Historic District Normandy Isles Local Historic District
Year Built 1953
Style Post War Modern (Mid-Century Modern)
Zoning RM-1
Lot Size 15,264 square feet
Applicant Solar Investments II LLC & Prinkipos Capital LLC
Architect The Flux Architects LLC
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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