When a development project is proposed within the MidBeach Neighborhood Association (MBNA) boundaries, the MBNA strives to gather information, review the plans and proposals, and share accurate information with our members so they can better understand projects and their potential impact on their neighborhood. The iconic Fontainebleau Hotel, a historically protected property designed by renowned architect Morris Lapidus, is proposing a comprehensive renovation of its rear pool deck and recreational areas.
The MBNA supports improvements and redevelopment that are compatible with the surrounding neighborhood and has no objection to the Fontainebleau investing in and enhancing its property. However, after reviewing the proposal through multiple Zoom presentations, participating in an on-site walkthrough with Fontainebleau representatives, examining the architectural renderings, attending Historic Preservation Board (HPB) meetings, and hearing from numerous residents who expressed significant concerns, the MBNA continues to be concerned with the proposed renovations, which do not seem compatible with this iconic historic property or the surrounding neighborhood, primarily because of the unprecedented scale and intensity of the water park's slides.
MBNA's involvement has been guided by its mission to represent the interests and voices of MidBeach residents while promoting responsible development that balances private property rights with the preservation of neighborhood quality of life and the public interest. MBNA has never sought to interfere with the decisions or judgment of elected officials or City staff. Rather, its role has been to ensure that the community's concerns, perspectives, and priorities are clearly communicated and thoughtfully considered throughout the decision-making process.
MBNA recognizes that the Fontainebleau Hotel remains a valued member of the MBNA and appreciates the hotel's commitment to contributing to the MidBeach community through collaborations with public agencies to improve mobility and help protect the environment.
MBNA STATEMENT & HISTORICAL TIMELINE
The MBNA STATEMENT & HISTORICAL TIMELINE linked below, finalized in August, 2026, reflects the tedious work and collaborative process spanning one year, during which MBNA leadership carefully reviewed the impacts of the Fontainebleau's renderings and scope for their proposed deck renovation project. The documents and links serve to provide clear and accurate communication and transparency with our members and interested parties.
AUGUST 2025 MBNA members learned about the Fontainebleau's proposal via a Miami Herald article. The organization immediately began expressing concerns, mainly regarding the large size of the proposed water slides and its elevated support structure.
SEPTEMBER 2025 September 5, 2025 - Fontainebleau Letter of Intent submitted by Attorney Marrero The Letter of Intent for "rear yard improvements" hand-delivered to the HPB describes details of their proposed project, including the 11 variances being requested. The proposed improvements described in the 4th paragraph of this letter do not accurately reflect the magnitude of the project as seen in renderings and in plans subsequently submitted to the City and presented to the Community.
October 30, 2025 - "Stop 6 Flags at Fontainebleau" WhatsApp chat group is created by Mordechai (Mark)Weiss. Thisgrassroots movement was launched by owners of the Fontainebleau condo-hotel units and joined by hundreds of residents from neighboring buildings. Over 400 members, including residents of MBNA members, joined the chat. Information about the group's concerns regarding the proposed project, including community perspectives, social media posts, news coverage, and other related resources, were shared here.
November 12, 2025. Historic Preservation Board meeting (1st Hearing) The City of Miami Beach Historic Preservation Board (HPB) first heard the Fontainebleau's presentation describing their proposed Pool Deck Renovation Project. A summary of the hearing is provided below:
Wednesday, January 7, 2026 - MBNA Monthly Meeting via Zoom: Anthony Stahl, Senior VP, Fontainebleau Development, presented their proposed Water Park project, including renderings. Community interest was so high that the 100-person platform capacity was reached immediately, with dozens more residents unable to gain access. Following the presentation, the MBNA Board asked pointed questions and firmly reiterated its strong opposition to the project. Serious concerns were raised regarding scale, compatibility, traffic impacts, noise and community impact. Mayor Steven Meiner and Commissioner Tanya K. Bhatt both spoke and expressed their concerns. The level of attendance and engagement made one thing clear: our community is united, informed, and deeply concerned about this massive Water Park proposal.
Tuesday, January 13, 2026 - Historic Preservation Board Hybrid Meeting (2nd Hearing) HPBheld a hybrid public hearing on January 13, 2026. The proposed Water Park project by the Fontainebleau Hotel was on the Agenda. The Applicant presented the same slideshow previously shown at the MBNA's meeting, offering no meaningful revisions or substantive changes to the proposal. The hearing lasted more than 2½ hours, with a large number of residents and condominium association representatives attending both in person and via Zoom. Speaker after speaker articulated serious concerns and strong opposition to the massive scale of the proposed water park, its incompatibility with the historic character of the property, its impact on traffic and on the surrounding neighborhood , noise an d environmental concerns. The depth and consistency of opposition were unmistakable. At the conclusion of the hearing, the item was continued to the February HPB meeting since the City’s Planning Department formally requested additional documentation and further clarification from the applicant before the Board could proceed, underscoring that critical issues remain unresolved.
Tuesday, February 10, 2026 - Historic Preservation Board Hybrid Meeting (3rd Hearing) HPB Meeting was scheduled by the City with the continued Fontainebleau item on the Agenda. Over 150 Residents from MBNA Member properties attended both in person and on Zoom. After meeting was called to order and speakers were sworn in, the City Clerk announced that the Applicant (Fontainebleau Hotel) had submitted request for the item to be "deferred". It was announced that the next HPB Meeting would take place in either May or June of 2026. The FB lawyer then instructed the employees (over 30 housekeepers, restaurant and front desk staff of the Hotel that had been taken by bus to the Hearing and given blue t-shirt to wear, to leave City Hall. Residents in attendance, many who had flown in just to attend this meeting, stood up and loudly expressed their anger as they chanted "Vote Now" carrying numerous red posters.
February 24, 2026 - Miami Beach City Commission adopts Commissioner Fernandez’s Resolution C7AB opposing amendment to HB399.
WATER PARK COMPARISONS: Videos below serve to compare Soffer's TIDAL COVE WATER PARK (with a 60' tall slide) in Aventura with the proposed FONTAINEBLEAU WATER PARK (with a 99' tall slide and adjacent stair structure) in Miami Beach:
HOW MANY WATER PARKS ARE THERE IN THE UNITED STATES THAT HAVE SLIDES THAT ARE TEN STORIES HIGH OR TALLER? The only Water Parks in the United States that have slides that reach over 10 stories tall are located in huge Theme Parks. None of these are located within a Hotel property: 1. "Mount Olympus Water & Theme Park" in Wisconsin: 145' tall (14 stories) 2. Universal Studio's "Volcano Bay" in Orlando: 125' tall (12 stories) 3. Disney World's "Blizzard Beach" in Orlando: 120' tall (12 stories) 4. Kentucky Kingdom & "Hurricane Bay Water Park" in Louisville Kentucky: (121' tall (12 stories)
MARCH 2026
March 4, 2026 - MBNA Monthly Membership Meeting -
The MBNA holds an emergency community meeting to discuss the controversial Fontainebleau water park proposal and the accompanying state legislation.
Residents expressed overwhelming opposition to the legislation, which would preempt local authority by bypassing the City's Historic Preservation Board and other local review processes, allowing large-scale development adjacent to the beach without customary municipal oversight.
The meeting reflected the community's strong concerns regarding the project's potential impacts on the neighborhood's historic character, quality of life, and local governance.
March 10, 2026 The City of Miami Beach organizes a PRESS CONFERENCE in front of the Fontainebleau Hotel. In addition to Mayor Steven Meiner and several CMB Elected Officials and City Manager, dozens of residents were in attendance and spoke strongly against the proposed project. All major news media was in attendance covering this event.
Rep David Borrero added a section to HB399 that specifically cleared the way for the Fontainebleau project to circumvent Miami Beach's Rule of Law and the Historic Preservation Board Review:
March 13, 2026 - FLORIDA HOUSE OF REPRESENTATIVES and FLORIDA SENATE VOTES HB399, with Rep Borrero's language allowing the Fontainebleau to bypass the city, passed with 71 yea votes and 38 nay votes.
March 13, 2026 – Senator Shevrin Jones files an Amendment to HB 399. Amendment proposes to delete lines 104–137 of the bill. Bill passed the Senate after substituting companion bill SB208. Immediately before the final vote, the Senate briefly recessed. After returning to the floor, the amendment was defeated by a vote of 17–20, falling short by just three votes. The Senate roll-call vote is posted on the Fontainebleau portal of the MBNA website. The Senate then substituted Senate Bill 208 with House Bill 399 and proceeded to final passage. HB 399 passed the Florida Senate, retaining the language relating to administrative approval for qualifying large destination resort projects.
Wednesday, March 18, 2026 Commissioner Alex Fernandez sponsored Item R7 AH, co-sponsored By Commissioners Monica Matteo-Salinas, Commissioner Tanya K. Bhatt, and Commissioner Laura Dominguez. The MBNA fully supported this Resolution. Commission voted to authorize Mayor Meiner to meet with representatives of the Mid-Beach Neighborhood Association (MBNA) to engage in discussion and possible negotiations with the Fontainebleau.
March 20, 2026 - Permit Corrections Report is issued. The City provides the Fontainebleau with its PERMIT CORRECTIONS REPORT (CB2627634) detailing all comments from the different Planning Dept reviewers.
March 25, 2026 - MBNA Executive Board members and Miriam Weiss meet with Commissioner Alex Fernandez and City Officials at City Hall to discuss the Fontainebleau's proposal and the community's concerns.
March 27, 2026 - Governor Ron DeSantis signs HB 399 into law
March 30, 2026 - MBNA Executive Board members and Miriam Weiss meet with Mayor Steven Meiner and City officials at City Hall to discuss the Fontainebleau's proposal and the community's concerns.
APRIL 2026
April 21, 2026 - Mayor Meiner, City Staff, and Fontainebleau Reps, including Mr. Jeffrey Soffer (via Zoom) meet in person at City Hall with four MBNA Executive Board Members to evaluate next steps. and once again listen to the community's concerns.
April 30, 2026 - State Representative Will Robinson requests a formal opinion from the Attorney General’s Office on the Applicability of Section 163.31803, Fla. Stat. (HB 399) to the Certificate of Appropriateness Application submitted by Fontainebleau Miami Beach.
MAY 2026
May 5, 2026 - City of Miami Beach, Fontainebleau, and MBNA hold a Workshop Meeting. Discussions continue regarding difference between an accessory use vs. water park.
May 11, 2026 - The Attorney General’s Office issues an Opinion Letter concluding that Miami Beach cannot require HPB approval before issuing permits since the project qualifies under HB 399. The opinion strongly favors Fontainebleau’s position.
May 28, 2026 - MB City Attorney Dopico sends Letter to Commission (LTC 231-2026) concluding that the City is preempted from required a "Certificate of Appropriateness".
June 2, 2026 - Mayor Meiner’s office schedules a Zoom meeting with MBNA leadership meet to discuss possible steps moving forward and the possibility of creating a Joint Statement between all parties. Pursuant to the request of the Mayor's Office and the directives of the City Commission, the Fontainebleau and the Mid Beach Neighborhood Association (MBNA) began collaborating on a proposed Joint Statement outlining the Fontainebleau's project modifications, mitigation measures, and concessions intended to address the community's concerns.
June 29, 2026 -MB City Attorney Dopico sends Letter to Commission to the MBNA explaining the May 11, 2026 Office of the Attorney General of Florida's position and stating that based on this submission, a public hearing on the Application before the HPB will not be required.
MBNA exchanges numerous emails and draft documents for a Joint Statement as requested by the Mayor and City Commission. However, MBNA leadership was unable to reach consensus on a Joint Statement with the Fontainebleau. Instead they began working on a 10-page MBNA Statement and Historical Timeline, in order to provide a factual summary of its year-long review of the proposal and the events that transpired throughout the process.
MBNA appreciates the willingness of all parties to engage constructively throughout this process. However, despite these efforts, the proposal presented by the Fontainebleau still does not adequately address or resolve the community's concerns, priorities, or the principles that have consistently guided MBNA's participation as a non-profit neighborhood organization.
AUGUST 2026 MBNA finalizes a STATEMENT & HISTORICAL TIMELINE and makes it available through this public website portal for all interested parties. This document provides a comprehensive account of the events that have transpired over the past year and includes supporting documents and other relevant information to promote transparency and an informed understanding of this issue. Throughout this process, MBNA has remained committed to advocating for responsible development that protects the quality of life or its residents while preserving the historic character and public interests of the MidBeach community.
NOTE: As of August 4, 2026, MBNA has not received any updates regarding the status of the Fontainebleau's plans and has not been advised of the City of Miami Beach's actions or responses concerning comments previously issued by Planning Dept reviewers, or with status of the remaining variance requests..
PROPOSED RENDERINGS OF FONTAINEBLEAU PROJECT: Proposed renderings presented in November 2025, depicting the height of the slides, the concrete tower, and potential encroachments that are of concern to MBNA.
