Miami Beach's Planning Board voted 6-0 Tuesday, Oct. 6, to approve portions of a major renovation transforming the former W South Beach into a Waldorf Astoria, but postponed decisions on outdoor entertainment after neighboring condominium residents raised concerns about noise.

The project at 2201 Collins Ave., backed by London-based investment firm Reuben Brothers, includes new restaurants, expanded dining areas and a private lounge. Operating restrictions for a proposed beachfront restaurant and an expanded pool deck remain unresolved.

The Real Deal reported that the board approved several components of the renovation while leaving noise limits and operating hours for outdoor venues under review.

New restaurants and private lounge advance

The approved plans include a 117-seat Peacock Alley lobby lounge, a steakhouse replacing the former Mr. Chow restaurant and an expanded all-day restaurant with 342 seats.

The former WALL nightclub would become a private, fully indoor members' lounge with a separate entrance on 23rd Street.

The broader proposal would increase the property's total occupancy across six venues from approximately 2,142 to 3,882 people, according to the city's Planning Board agenda materials.

Still unresolved are operating conditions for a proposed 224-seat beachfront restaurant on the property's northeast corner and an expanded pool deck.

The pool area's proposed occupancy would increase from 525 to 1,370 people, raising concerns among residents of the neighboring Roney Palace condominium at 2301 Collins Ave.

Roney Palace residents raise noise concerns

Roney Palace residents argued that the proposed outdoor entertainment could worsen existing noise problems, particularly during evening hours.

Unit owner Meryl Rose told the board that noise from the property already disrupts residents' sleep.

"When I call code [enforcement], they come in and say wow, that's really loud," Rose said. "They leave and then they do nothing."

Fellow resident Dennis Wedlick said the concern was not the Waldorf Astoria brand itself but the scale of the proposed entertainment and live music near residential buildings.

The city's review of the hotel's acoustic analysis also raised questions.

In an Aug. 24 peer review, Jesse J. Ehnert of consulting firm Arpeggio concluded that the original sound study did not adequately demonstrate that nearby residences would be protected from noise impacts.

The peer review found that the analysis "does not make a compelling case regarding the absence of impact upon nearby properties."

During the Oct. 6 hearing, city staff said revised modeling continued to show sound levels exceeding background conditions at the south-facing side of Roney Palace, particularly at night.

The findings indicated that outdoor entertainment could remain audible to neighboring residents despite changes to the study.

Developer offers concessions

Neisen O. Kasdin, an attorney with Akerman LLP representing Reuben Brothers, said the developer had made several concessions following discussions with Collins Park neighbors.

The proposed beachfront restaurant was moved farther from Roney Palace, and valet operations were revised to reduce traffic near the condominium.

The 23rd Street entrance would be limited to valet drop-offs, with vehicle pickups directed to 22nd Street.

The developer also proposed closing the pool deck at 10 p.m., four hours earlier than its existing 2 a.m. cutoff, except during permitted special events.

Deliveries and waste collection would be restricted to 8 a.m. to 5 p.m. to address complaints about early-morning truck noise.

Sound testing and continuous noise monitoring were also discussed as safeguards, although final outdoor entertainment conditions remain under review.

David Whitaker, president and CEO of the Greater Miami Convention & Visitors Bureau, spoke in support of the redevelopment, arguing that the Waldorf Astoria brand would strengthen Miami Beach's appeal to luxury travelers.

$425 million property set for 2027 reopening

Reuben Brothers acquired the 19-story, 348-suite oceanfront hotel for $425 million in late 2024, according to the Miami Herald.

The property is closed for renovations and is expected to reopen under the Waldorf Astoria brand in winter 2027.

The redevelopment would replace several former W South Beach venues with new dining, hospitality and entertainment spaces while retaining much of the existing building.

The Planning Board is expected to revisit outdoor entertainment restrictions, including noise limits, operating hours and monitoring requirements, in November.

Until those issues are resolved, the approval does not settle the dispute over how expanded outdoor activities could affect neighboring condominium residents.