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 that may impact our 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.
PROPOSED RENOVATION PROJECT: The plans submitted to the City, which have never been shared with MBNA, include a complete renovation of the hotel's rear pool deck and amenity areas, including a stand-alone water park featuring a 99-foot-tall (approximately 10-story) stair structure and more than 250 feet of interconnected water slides, located only feet from the balconies of the Sorrento Condominium tower and in close proximity to the public Beachwalk. To accommodate the proposed project, the Fontainebleau requested numerous zoning variances, including reducing the required open-space buffer adjacent to the protected sand dune system and allowing decks, patios, furniture, and other improvements within the required 10-foot setback from the Beach Erosion Control Line. These requested variances are significant and, in the MBNA's opinion, are not justified given the scale and location of the proposed development.
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 believes the proposed renovations are not 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 INVOLVEMENT: 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.
9/5/25 REVISED LETTER OF INTENT from Fontainebleau 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.
JULY, 2026:MBNA STATEMENT & HISTORICAL TIMELINE In an effort to provide clear communication and transparency with our members, MBNA has prepared a Statement and Historical Timeline which reflects and summarizes the tedious work and collaborative process spanning almost one year, during which MBNA leadership carefully reviewed the impacts of the Fontainebleau's renderings for their proposed project, including the differences between a stand alone "water park" and a "hotel accessory" use.
MBNA has hosted and participated in numerous virtual and in-person meetings with representatives of the Fontainebleau Hotel, Mayor Steven Meiner, City Manager, City Attorney, Planning Dept., City Staff, County and State elected officials, and numerous community members, in order to obtain information and express our concerns throughout this 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 resolve the community's concerns, priorities, or the principles that have consistently guided MBNA's participation as a non-profit neighborhood organization.
PROJECT MODIFICATION AND MITIGATION MEASURES June, 2026: Fontainebleau sent MBNA a statement indicating their desire to work with the community. They have considered community feedback and have taken the steps below to address concerns raised throughout the review process:
HEIGHT OF SLIDES. Reducing the overall massing and volume of the water slide structures and lowering the maximum height from the initial 120-foot height concept in the plans submitted to the City, to a maximum height of 99 feet. While these changes lessen the project's visual impact and overall scale, the community remains opposed to this project.
ELEVATOR & TOWER. Eliminating the previously proposed elevator, removing three of the tower’s originally planned five levels, and redesigning the architectural cladding to create a more transparent structure with a smaller footprint and reduced occupancy.
LANDSCAPING. Enhancement of landscaping and buffering throughout the site.
WATER INFRASTRUCTURE. Designing the water infrastructure to connect to and be powered by the property’s existing system and not increase demand on the City’s water supply.
NOISE. Locating mechanical equipment within enclosed areas and parking structures to minimize noise impacts on neighboring properties including designing the mechanical systems to not generate additional sound from equipment other than what currently exists at the site.
TURTLE-FRIENDLY. Incorporating turtle-friendly lighting and coastal-resiliency design measures consistent with State of Florida standards, regulations, and best practices for protecting sea turtle nesting and hatchling activity including appropriate lighting design, fixture selection, shielding, placement, and operational protocols to minimize impacts on the local sea turtle population.
DAY PASSES. Access to the water park slides would be restricted to registered hotel guests and guests who have rented a cabana exclusively.
CABANAS. Eliminating an entire cabana structure and planned retail program, reducing the original project program by approximately 25 percent and significantly decreasing intensity, and phasing the introduction of cabana-related amenities including cabana structures themselves over time.
ADDITIONAL COMMUNITY-FOCUSED COMMITMENTS BY THE FONTAINEBLEAU:
PARTNERSHIPS. Expand family-oriented programs and partnerships, including discounted rates, that benefit Miami Beach residents, local schools, and youth organizations.
SECURITY. Provide 24-hour security coverage along Collins Avenue to ensure appropriate supervision of driveway operations and valet parking activities, in an effort to prevent vehicle line-ups and congestion on Collins Avenue.
TRAFFIC CONCERNS. Collaborate on broader community priorities, including working with the City of Miami Beach and the Florida Department of Transportation (FDOT) to address existing traffic congestion and mobility challenges throughout the neighborhood, with particular focus on Collins Avenue and the 41st Street corridor. Additionally, provide traffic engineering expertise, coordinate with relevant governmental agencies, and support innovative transportation solutions, including a water taxi system and other initiatives designed to reduce traffic congestion.
SARGASSUM. The Fontainebleau recognizes community concerns regarding sargassum and is committed to working collaboratively with MBNA, the City of Miami Beach, and local, state, and federal partners to support research, identify innovative solutions, and strengthen maintenance and mitigation efforts that minimize impacts on residents, visitors, and the environment.
HISTORICAL SECTION with posts from 2025 to 2026:
COMMUNITY CONCERNS: Once MBNA members learned about the Fontainebleau's proposal, they immediately began expressing concerns, mainly regarding the large size of the proposed water slides and its elevated support structure, Concerns included the following:
Large Size and Neighborhood Compatibility:
Many residents believe that the proposed 99' tall/ 10-story structure and its proximity to the Beachwalk and the Sorrento Tower, is inconsistent with the residential character of MidBeach and with the historic architectural setting associated with renowned architect Morris Lapidus. Residents expressed numerous concerns that this Water Park is not compatible since it's not a typical Hotel accessory or amenity; (like a nightclub, fitness center, gym, restaurant, gift shop, etc.) There is no other Hotel in Florida that has water slides of this magnitude.
Traffic and Congestion:
Since "Day Passes" will be sold to non-hotel room guests, residents are concerned that this large-scale attraction could increase visitor volume and further impact congestion along bridges, 41st street, Collins Avenue, and nearby streets.
Access and Parking:
Questions have been raised regarding the Fontainebleau's limited driveway capacity, traffic circulation, and parking accommodations given existing roadway conditions.
Visual and Noise Impacts:
Residents have expressed concern that the height and massing of the proposed structure will affect views and neighborhood aesthetics. Noise produced by music throughout the day is also a resident concern.
Environmental and Planning Impacts:
Residents are concerned about dune preservation, impact to open spaces, turtle impacts, CCL line impacts, water consumption impacts, and impacts to applicable zoning and planning regulations. We expect that Miami-Dade will require numerous studies to address these issues at the County level.
Future Development Impacts:
Some community members are concerned that approval of a project of this scale could influence future development patterns along the Collins Avenue corridor.
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)
MBNA MEETINGS THAT INCLUDE DISCUSSION ON THE PROPOSED FONTAINEBLEAU PROJECT:
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. 1/7/26 MBNA MEETING ZOOM VIDEO RECORDING
Historic Preservation Board (HPB) Meetings: TUESDAY, JANUARY 13, 2026: The Historic Preservation Board (HPB) held 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 Meetingwas 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.
This videos below were posted on the STO6FLAGSFB INSTAGRAM Page and chat group:
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.
RESOLUTION R7 AH Commissioner Alex Fernandez sponsored Item R7 AH, co-sponsored By Commissioners Monica Matteo-Salinas, Commissioner Tanya K. Bhatt, and Commissioner Laura Dominguez. The item was heard during the City's Commission Meeting on Wednesday, March 18, 2026. The MBNA fully supported this Resolution which is a first step. At 5:00 p.m., during the special session of the Commission Meeting, it was agreed that the Mayor will convene a meeting where the Mayor, City Staff, Fontainebleau Reps, and MBNA Executive Board Members will listen to the latest proposal and obtain more information to share with MBNA Members.
Below is a message to our community describing what took place on Friday, March 13, 2026, the last day of the legislative session:
HOUSE VOTES: HB399, with Rep Borrero's language allowing the Fontainebleau to bypass the city, passed with 71 yea votes and 38 nay votes.
All 30 Democrats opposed HB399
The following 8 Republicans voted against HB399: Basabe, Brackett, Buchanan, Busatta Cabrera, Esposito, Garrison, Greco, McFarland, Synder and Mooney.
Eight Representatives did not vote.
THE MBNA RECOGNIZES AND APPRECIATES THE SUPPORT OF REP. FABIAN BASABE FOR STANDING UP TO WHAT IS RIGHT AND LISTENING TO HIS CONSTITUENTS. ----------------------------------- SENATE VOTES: Below are the names of the Senators that voted YEA or NAY to Senator Shevrin Jones' proposed Amendment to HB399 that we supported because it did not include the language to allow the Fontainebleau to circumvent the City.
Senator Shevrin's amendment lost by only THREE VOTES! (20/17)
The following 20 Republican Senators voted against us by voting NAY to Senator Jones' Amendment: Avila, Boyd, Brodeur, Burgess, Burton, Calatayud, DiCeglie, Hooper, Leek, Martin, Massullo, Mayfield, McClain, Passidomo, Rodriguez, Simon, Truenow, Trumbell, Yarborough and Albritton. (20) Ileana Garcia was absent.
The following 6 Republican Senators voted YEA to Senator Jones' Amendment: Bradley, Gaetz, Grall, Gruters, Harrell, Wright
All 11 Democratic Senators voted YEA to Senator Jones' Amendment. Independent Party member Sen Jason Pizzo did not vote.
THE MBNA RECOGNIZES CMB COMMISSIONER ALEX FERNANDEZ AND STATE SENATOR SHEVRIN JOMES FOR STANDING UP TO WHAT IS RIGHT AND LISTENING TO THEIR CONSTITUENTS.
The Fontainebleau Miami Beach Hotel failed to secure the necessary votes from the City’s Historic Preservation Board (HPB) on February 10, 2026, to build their Water Park.
Citing the absence of one Board Member, rather than allowing a vote to proceed, the night before the HPB Hearing, the Fontainebleau’s attorneys requested a "deferral", preventing the HPB from taking formal action.
Over 200 members of the community that attended joined in protest; (see video below).
Subsequently, in an effort to advance approval of their proposed Water Park project, the Fontainebleau turned to state legislators in Tallahassee.
Just prior to the close of the legislative session, their numerous lobbyists hit the ground lobbying for certain amendments to Florida House Bill 399 and Florida Senate Bill 208.
Provisions within these amendments would allow the hotel to proceed with construction of the Water Park without review or approval by the Historic Preservation Board or the Planning Department, and without meaningful community input.
This represents a significant shift away from local oversight and public participation in decisions that directly impact our neighborhood and historic district.
MARCH 3 and 4, 2026:
The amendment to HB 399, filed by Rep. David Borrero,passed in the House on Tuesday, March 3rd; (see below.)
This amendment is about a powerful owner/developer using his army of lobbyists to circumvent local government, getting away with three important variances that were DENIED by the City's Planning Board, and silencing residents by basically eliminating public input.
This amendment guts local protections and removes the public, and our valuable City boards throughout the State, from important land use decisions. It would directly affect our neighborhoods and impact the quality of life of ALL Miami Beach residents, not just a few.
When an amendment like this one shows up at the last minute, it certainly gets attention. But for those of us who live in Mid-Beach, the impact is real.
The MBNA supports development and understand that legislation evolves, but legislation with real neighborhood impacts should be heard in the light of day, not added at the eleventh hour without stakeholder input. If it’s good policy, it can stand on its own through the normal process.
We know Florida appreciates a good water park, but policymaking shouldn’t move this fast without stakeholder involvement.
We don't have lobbyists on retainer; we're just tax-paying Floridians who vote to be represented and who are asking for a fair shot to be heard.
SECTION INSERTED IN HB399, by Rep David Borrero, with language that seems specifically written to clear the way for the Fontainebleau Hotel's proposed project. The passage of this bill in the Senate circumvents Miami Beach's Rule of Law:
CITY OF MIAMI BEACH's HISTORIC PRESERVATION BOARD MEMBERS:
John Stuart, Chair
Linsey Lovell, Vice-Chair
Ray Breslin, Board Member
Elizabeth G. Camargo, Board Member
Haskel Mayer, Board Member
Randy Hollingworth, Board Member
Mitch Novick, Board Member
--------------------------------------------- Michael Belush, Liaison Giselle Deschamps, Support Staff Gabriela Freitas, Support Staff Miriam Herera, Support Staff Visit www.miamibeachfl.govfor agendas and video streaming of City Commission Committee Meetings.
The HPB reviewed the item on November 18, 2025, during which the Fontainebleau’s attorney presented a slideshow and answered preliminary questions. Over the next two hours, dozens of residents, both in person and via Zoom, expressed strong opposition to the project. The Fontainebleau requested a continuance to bring the item back before the Board.
While MBNA strongly supports efforts to upgrade and maintain properties, we have serious concerns that the current proposal would significantly diminish the Fontainebleau’s status as a historic landmark and negatively impact the broader MidBeach community. Preserving the integrity of the Fontainebleau as a historic and cultural icon is essential to the identity and brand of our neighborhood.
As currently proposed, the project raises several concerns, including but not limited to:
The addition of an eight-story slide structure that would obstruct existing condominium ocean views and is inaccessible to individuals under five feet tall;
Requests for eight variances; three of these have been DENIED by the CMB Planning Dept.
Encroachment on the Beachwalk;
Potential for environmental impacts;
New features that would increase noise across multiple blocks; and
Further exacerbation of existing traffic congestion.
For these reasons, MBNA, as an organization, is opposed to the project. However, understanding each member’s position is critically important to ensure MBNA accurately represents its membership. We respectfully request the written position of all our members for this purpose.
MBNA has partnered with the community group Stop 6 Flags at FB to coordinate advocacy efforts across MidBeach. We encourage our members, and any interested staff or residents, to join the WhatsApp group to stay informed, coordinate messaging, and plan engagement.
Please feel free to express your opinions to City Officials and to the Historic Preservation Board at: [email protected] and to [email protected]
Below are pics that the Fontainebleau shared during our 1-7-26 MBNA Virtual Meeting:
FLYERS POSTED BY THE PRESS AND ON SOCIAL MEDIA:
BELOW ARE PROPOSED RENDERINGS DEPICTING THE MASSIVE HEIGHT OF THE WATER SLIDE, THE ADJACENT STAIRCASE STRUCTURE, AND THE NUMEROUS ENCROACHMENTS THE MBNA IS OBJECTING TO:
