As the renowned developer 13th Floor Investments prepares to demolish two long-abandoned hotel buildings in a historic Miami Beach district, city officials lament their lack of power to intervene due to a controversial state law enacted last year.
This law, known as the Resiliency and Safe Structures Act, allows property owners in specific coastal regions to bypass local regulations that are designed to protect historically significant buildings.
The implications of this act are now unfolding in Miami Beach, where 13th Floor’s initiative marks the first instance of utilizing this law within the city, though officials fear it may set a precedent for future demolitions.
Opponents of the legislation argue that, while intended to facilitate new development to address rising sea levels, it poses a severe threat to numerous historic structures, including notable hotels such as the Eden Roc, Casablanca, and Cadillac.
The developer’s application for a demolition permit to remove the 1941 Coral Reef Hotel and the 1937 Patrician Hotel in the Collins Waterfront Historic District was assessed by the city attorney’s office.
In a memo, officials concluded that the historic preservation board was stripped of its authority to assess the demolition request under the new law.
Instead, the board could only conduct a minimal review of 13th Floor’s proposal, which aims to replace the historic hotels with an impressive 17-story structure housing a luxury condo, hotel, and private club under the Casa Cipriani brand, following a partnership with the Italian Cipriani family.
The board approved the design in a unanimous vote, with member Ray Breslin expressing concerns about the diminished power local boards hold in these decisions.
He reflected on the fact that Tallahassee lawmakers have effectively overruled local interests in preserving such buildings.
Public sentiment towards the demolition was mixed during the hearing, with some attendees urging developers to at least maintain the building facades.
Prior to the state’s enactment of the resiliency law, 13th Floor had considered restoring the historic structures but abandoned this plan once the law was approved.
The impending demolition and the development plans may become focal points in the upcoming city commission elections scheduled for November.
Commission candidate Daniel Ciraldo, the former executive director of the Miami Design Preservation League, publicly addressed the Cipriani family, urging them to reconsider their demolition plans, leveraging their reputation in hospitality and preservation.
Ciraldo emphasized that the Coral Reef and Patrician Hotels represent irreplaceable remnants of Miami Beach’s architectural heritage.
He asserted that the structures, although neglected over the years, could be restored and integrated into a broader development, similar to the brand’s previous projects in New York City and Milan that involved significant renovation of historic buildings.
At the hearing, Roger Goldblatt, a representative of the Miami Design Preservation League, shared his organization’s strong opposition to the demolition and appealed to developers to retain the original facades.
Support for the developers emerged from other attendees, including representatives from local resident groups who voiced their approval of the Casa Cipriani plan.
The two buildings targeted for demolition, the Coral Reef and Patrician Hotels, are officially listed as “contributing buildings” in a historic district designated by the Miami Beach commission in 2000.
Contributing buildings are protected from demolition or major alterations due to their architectural significance to the district’s historic character. However, both structures have remained vacant for several years.
In the past, local preservationists have successfully advocated for the conservation of historic properties, but the new state law complicates such efforts significantly.
While Miami Beach officials had initially granted protections to historic districts designated before 2000, many buildings like the Coral Reef and Patrician are now vulnerable to demolition.
The Coral Reef Hotel, a modest three-story structure, was designed by Joseph J. DeBrita, while the six-story Patrician was crafted by renowned architect Roy F. France, notable for numerous iconic buildings in Miami Beach.
Opponents of the state law fear its implications might threaten other historic structures in the city, including the nearby Versailles Tower, which has been under renovation for years.
The origins of the Resiliency and Safe Structures Act have been scrutinized, with allegations suggesting that developers may have influenced its passage through significant campaigning and lobbying efforts.
The legislation arose amidst a backdrop of increasing pressure on developers to unlock the potential of valuable beachfront properties, many of which are home to historic buildings.
Past attempts by prominent individuals, such as Miami Dolphins owner Stephen Ross, to redevelop historic hotels faced public resistance and regulatory hurdles.
Ross’s proposed demolition of the Deauville Hotel was thwarted by local voters opposing increased density for his project, leading to legislative actions that curtailed local input on zoning matters.
The reshaping of the state law ultimately focuses on properties located within a targeted coastal zone, with the new regulations allowing for demolition without local oversight if specific conditions are met, such as noncompliance with FEMA flood codes or a local building official’s assessment that the structure is unsafe.
However, preserved landmarks like the Art Deco district have remained exempt from this law, allowing historic districts established before 2000 to retain their protections.
Despite these safeguards, many buildings remain at risk, including various structures designated as contributing elements in historic districts across Miami Beach.
Thirteenth Floor’s plan combines redevelopment efforts with its adjacent property, Beach House 8, to maximize the potential for the new Casa Cipriani project.
This approach allows the developers to retain additional square footage beyond what would typically be permissible, enhancing the project’s scale and luxury offerings.
The proposed Casa Cipriani will feature a slew of high-end amenities, including hotel rooms, condominiums, exclusive clubs, and wellness facilities, coupled with lavish dining options.
With starting prices reportedly set around $25 million for condo units, the overarching ambition is to construct a luxury destination that aligns with Miami Beach’s historical and cultural narrative.
Architect Brandon Haw’s design promises to merge a modern aesthetic with retro Art Deco influences while offering a significant setback from Collins Avenue to accommodate rising flood levels.
At the city’s hearings, officials affirmed the design’s high compatibility with surrounding historic structures, either through the direct approval of design modifications or circumvention of the city’s historic preservation regulations.
As he praised the new structure during the board meeting, chairman John Stuart acknowledged the constraints imposed by state legislation that has altered the historic preservation landscape in Miami Beach.
This new reality creates a challenging environment for those advocating for the preservation of historic buildings while simultaneously catering to the growing demands of developers wanting to capitalize on prime locations along the coast.
As the Casa Cipriani project moves forward, the fate of the Coral Reef and Patrician Hotels serves as a stark reminder of the ongoing tensions between preservation and development, revealing how state policies can dramatically reshape the cultural landscape of a community.
In a final reflection during the board meeting, a resident pointed out the disconnect between local voices and decisions made far away, emphasizing the need for local autonomy in protecting historic properties.
The conversation around the demolitions continues to evolve as community members advocate for preservation while facing an uphill battle against state laws that favor redevelopment and real estate interests.
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