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

PB26-0847

A.K.A. PB24-0680 A.K.A. PB 1922, 2201 COLLINS AVENUE

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 is requesting modifications to a previously issued Conditional Use Permit for a Neighborhood Impact Establishment at the Waldorf Astoria Miami Beach (formerly W Hotel South Beach) at 2201 Collins Avenue. The modifications include reconfiguration of the hotel's venues - replacing the nightclub with a private members lounge, adding a new beach restaurant, reconfiguring existing restaurants, and adding a new lobby lounge called Peacock Alley - along with a request for ambient level outdoor entertainment at multiple outdoor venues. The project would increase total occupancy from approximately 2,142 to 3,882 persons across six venues.

From the Letter of Intent

The applicant seeks to modify the existing Conditional Use Permit No. 1922 to enable the relaunch of the former W Hotel South Beach as the Waldorf Astoria Miami Beach. The project involves no substantial new construction but rather the remodeling and reprogramming of existing interior and exterior spaces to align with Waldorf Astoria brand standards. Key changes include replacing the WALL Nightclub with a private members-only lounge, replacing Mr. Chow's restaurant with a new upscale steakhouse, adding two new venues (Peacock Alley lobby lounge and a Beach Restaurant), and modifying hours and entertainment programming across all venues.

  • Replace Mr. Chow's restaurant with a new upscale steakhouse (Corner Restaurant) operating 5:00 PM to 2:00 AM with optional lunch from 10:00 AM, with ambient live entertainment indoors until 2:00 AM and outdoors on terrace until 12:00 AM
  • Renovate and expand the Three-Meal Restaurant by integrating the former Living Room Bar space, retaining hours of 6:00 AM to 2:00 AM with 24-hour room service and indoor ambient entertainment only
  • Remove the Living Room Bar and repurpose its footprint into the Three-Meal Restaurant and new Peacock Alley venue; remaining lobby seating areas to have no F&B service or entertainment
  • Replace WALL Nightclub with a Waldorf Astoria Private Members' Lounge operating 10:00 AM to 5:00 AM, restricted to members and accompanied guests, with live jazz, piano, and curated entertainment
  • Roll back Pool Deck and Bar day-to-day hours of operation from 2:00 AM to 10:00 PM, with access limited to registered hotel guests and members
  • Add new Peacock Alley all-day lobby lounge in the ground-floor southeast corner, operating 6:30 AM to 12:00 AM with indoor ambient entertainment and an Italian-inspired outdoor seating area
  • Add new Beach Restaurant on currently underutilized beachfront turf area, operating 10:00 AM to 12:00 AM with ambient entertainment until 9:00 PM Sunday-Wednesday and 12:00 AM Thursday-Saturday
  • Add a new valet drop-off-only lane along the north property line for ultra-VIP Members' Lounge guests, with all valet pick-up remaining on 22nd Street
  • Implement hurricane-proof impact windows for all window replacements
  • Incorporate passive cooling systems including operable windows and trellises
  • Install resilient, salt-tolerant, native or Florida-friendly landscaping per planting plan
  • Utilize cool pavement materials throughout
  • Ensure all critical mechanical and electrical systems remain above base flood elevation on the roof
  • Provide wet or dry flood proofing for any habitable spaces below base flood elevation plus City of Miami Beach Freeboard
  • Provide a recycling or salvage plan as part of the demolition permit application
Staff Recommendation
APPROVAL W/ CONDITIONS
Staff recommends the application be approved with the exception of outdoor entertainment, to be continued to the December 8, 2026 meeting, subject to the conditions in the attached draft order.

Conditions:

  • The Planning Board shall maintain jurisdiction of this Conditional Use Permit and reserves the right to modify approval at progress reports or impose additional conditions.
  • This Modified Conditional Use approval is issued to 2201 Collins Propco, LLC as owner/operator; any change of operator or 50% or more of stock ownership requires submission of an affidavit to the Planning Department prior to issuance of a new Certificate of Use/Business Tax Receipt, with a progress report scheduled within 60 days.
  • Conditions of approval are binding on the applicant, property owners, and all successors in interest and assigns.
  • The applicant shall abide by all documents and statements submitted with this application.
  • Maximum occupant load of 3,882 persons for all indoor and outdoor portions of the site, or any lesser amount as determined by the Fire Marshal.
  • Peacock Alley: occupancy ~299 persons; hours 6:30 AM-12:00 AM; indoor ambient entertainment permitted until 9:00 PM Sun-Wed and 12:00 AM Thu-Sun; outdoor entertainment not permitted.
  • Corner Restaurant: occupancy ~270 persons; hours 10:00 AM-2:00 AM; indoor ambient entertainment permitted until 2:00 AM; outdoor entertainment (ambient) shall require approval of the Planning Board.
  • Three-Meal Restaurant: occupancy ~342 persons; hours 6:00 AM-2:00 AM with 24-hour in-room dining; indoor ambient entertainment permitted until 2:00 AM; outdoor entertainment not permitted.
  • Private Members Lounge: occupancy ~158 persons; hours 10:00 AM-5:00 AM; indoor entertainment permitted until 5:00 AM; outdoor entertainment not permitted.
  • Pool Deck and Pool Bar: occupancy ~1,370 persons; hours 10:00 AM-10:00 PM; outdoor entertainment (ambient) shall require approval of the Planning Board.
  • Beach Restaurant: occupancy ~478 persons; hours 10:00 AM-12:00 AM; outdoor entertainment (ambient) shall require approval of the Planning Board.
  • Extended pool deck hours from 10:00 PM until 2:00 AM during private hotel functions (invitation-only events for registered guests): access closed to general public through hotel lobby only, monitored by security; hours not to extend past 2:00 AM; live music shall require approval of the Planning Board.
  • Extended pool deck hours from 10:00 PM until 2:00 AM for City-approved special events: occupant load determined by Fire Marshal/Building Official; entertainment including live music shall require approval of the Planning Board.
  • The applicant shall not use rooftop tennis and basketball courts for live music, entertainment, or special events.
  • For City-approved special events, applicant shall notify neighboring homeowners associations, condominium associations, and neighborhood associations within 375 feet in writing with the same notice required by the Special Event process.
  • A violation of the noise ordinance (Chapter 46, Article IV) shall be deemed a violation of this Conditional Use Permit subject to remedies under Section 2.5.2.5 of the Resiliency Code.
  • Sound system installation plan including location of all speakers and controls shall be submitted to staff for review and approval prior to building permit; only the approved house sound system shall be used; all performers including DJs must connect to the house sound system; the exterior sound system shall require approval of the Planning Board.
  • Prior to issuance of Certificate of Use and Business Tax Receipt, the sound system shall be tested under supervision of a qualified acoustical professional and Planning Department staff; post-installation acoustic testing of exterior sound systems shall be performed onsite and if possible within residential units of the Roney Plaza Condominium; sound system upper limits shall be identified in both A-weighted and C-weighted decibels; a final report shall be submitted to the City's sound study peer reviewer and Planning Department staff prior to BTR issuance; the exterior sound system shall require approval of the Planning Board.
  • Hotel security personnel shall enforce Patron Age Restriction of the City Code during all hours of operation of alcoholic beverage establishments.
  • Applicant shall coordinate with the Transportation & Mobility Department to implement an acceptable Transportation Demand Management (TDM) Implementation Plan per the Traffic Impact Analysis dated February 10, 2026, prior to issuance of a building permit.
  • At the valet station on 23rd Street, minimum 19 valet runners during AM peak and 26 during PM peak; at 22nd Street station, minimum 1 valet runner during AM peak and 2 during PM peak; numbers to be adjusted for higher-than-normal peak demands.
  • Applicant must coordinate proposed signal timing plan modifications with Miami-Dade County DTPW and FDOT.
  • Final calculation of parking requirement and payment of fee in lieu shall be made prior to issuance of Certificate of Occupancy or Business Tax Receipt.
  • Applicant shall only be permitted to request bagging of on-street parking meters or Collins Park surface lot meters during City-approved special events.
  • Street flyers and handouts shall not be permitted, including handbills from third-party promotions.
  • The Planning Board retains the right to call operators back without a modification hearing and modify hours, noise conditions, or occupant load should there be written warnings and/or notices of violation about loud, excessive, unnecessary, or unusual late-night noise.
  • The operator shall designate a 24-hour telephone contact person whose number shall be provided to neighboring residents and businesses.
  • No patrons shall be allowed to queue on public rights-of-way or exterior premises; security staff shall monitor crowds to prevent sidewalk obstruction.
  • Deliveries and waste collection may only occur between 8:00 AM and 5:00 PM each day, or as specified by the City.
  • Equipment and supplies shall not be stored in areas visible from streets or nearby buildings.
  • All trash containers shall utilize rubber wheels or noise-reducing surface finish, to be reviewed and approved by staff.
  • Adequate air-conditioned and noise-baffled trash room space shall be provided; doors shall remain closed and secured when not in active use.
  • Owner/operator shall maintain areas adjacent to the facility including sidewalks and perimeter free of trash, debris, and odor, swept and hosed down at end of each business day.
  • This Conditional Use Permit shall be recorded in the Public Records of Miami-Dade County, Florida at the expense of the applicant.
  • This order is not severable; if any provision is held void or unconstitutional, the order shall be returned to the Board for reconsideration.
  • Non-compliance with conditions constitutes a violation of the City Code subject to enforcement under Section 1.3.7 of the LDRs and may constitute grounds for revocation of the CUP.
  • The applicant shall provide access to areas subject to this CUP (excluding private residences) for inspection by the City to ensure compliance.

Compliance Findings:

✓ Concurrency: Satisfied ✗ Comprehensive Plan: Consistent ✗ Land Development Regulations: Compliant
Key Issues
  • Noise and sound levels from outdoor entertainment potentially impacting adjacent residential occupants at 2301 Collins Avenue
  • Peer reviewer confirmed modeled C-weighted sound levels (65-75 dBC) exceed ambient background levels (61-64 dBC) at the neighboring condominium facade
  • Sound study does not evaluate unamplified acoustic instruments (e.g., percussion, brass) which could pose additional low-frequency impacts
  • Significant increase in total occupancy from approximately 2,142 to 3,882 persons (an increase of 1,740 persons)
  • Pool deck occupancy proposed to increase from 525 to 1,370 persons, well above the Board-imposed limit
  • Introduction of a new beach restaurant (478 persons) at the northeast corner of the property adds new outdoor entertainment venue
  • Ambient outdoor entertainment proposed starting at 10:00 AM and ending between 9:00 PM and 12:00 AM at outdoor locations
  • Pool deck outdoor entertainment for hotel events and special event permits proposed until 2:00 AM
  • Two noise violations/warnings issued since the last Planning Board hearing (July 30, 2024), including one for violating special event permit terms
  • Historic Preservation Board approval for renovation excluded the north valet drop-off area, nightclub wall demolition/opening, and beach club - those items remain unresolved
  • Concentration of NIE uses in proximity to residential properties

Documents

Other
Zakin_Essey_Written_Testimony_PB26-0847 - Public comment
277.36 KB
08-09-2026 Operations Plan_v1
325.01 KB
Presentation - Mr. Robbins - Roney Objection 10.6.26
2.26 MB
08-09-2026 Transportation Memo_v1
280.16 KB
Presentation - Arno Bommer for Roney Sound Study 10.6.26
780.59 KB
Acoustical Report - A. Bommer for Roney 10.6.26
372.62 KB
Report - A. Bommer for Roney 10.6.26
372.62 KB
Roney Petitions
24.64 MB
08-09-2026 Sound Study_v1
8.95 MB
Petition Signatures - Affected Units
137.58 KB
Ltr to Board re Roney Objection 10.2.26 - Public comment
6.61 MB
Ltr to Board re Roney Executive Summary of Objections 10.2.26 - Public comment
129.25 KB
Applicant Presentation - WAMB Planning Board
97.59 MB
08-24-2026 Sound peer review report
375.2 KB
Schneider_Letter_to_PB_PB26-0847_Cleaned_10.02.26_1432-Public comment
88.45 KB
File No. PB26-0847-Public comment
219.41 KB
File No. PB26-0847 a.k.a. PB24-0680 a.k.a. PB 1922, 2201 Collins Avenue (Waldorf Astoria) Public comment
172.26 KB
Arnold_Zoom_Script_PB26-0847_Cleaned_10.02.26_1434-Public comment
86.41 KB
Presentation - Roney Objection 10.6.26
2.26 MB
Presentation - D. Taxman for Roney 10.6.26
1.61 MB
Presentation - A. Bommer for Roney 10.6.26
780.59 KB
20261002_WAMB Planning Board Presentation_vF
97.59 MB
Sound Study Peer review report - 2201 Collins Ave PB26-0847
375.2 KB
09-04-2026 Applicant revised sound study
19.45 MB
Waldorf - redlined MCUP
1006.25 KB
09-10-2026 Sound peer reivew response
981.9 KB
Property Details
Applicant 2201 Collins Propco, LLC
Architect Gensler
Meeting

Tuesday, October 6, 2026

09:00 AM

View Full Agenda