Last-Ditch Efforts to Save Miami’s Historic Art Deco District

by Rita Cofield  on August 7, 2014 | Art Deco | No comments
Featured Image: Image Courtesy Manuel Gamba

Historic Beginnings

Image Courtesy Jasperdo

Image Courtesy Jasperdo

The Miami Design Preservation League, founded in 1976, faced an uphill battle to save the modest buildings  of Miami’s south end (on land once used for coconut farming) because they were not only different from the elaborate luxury hotels and sprawling mansions developed further north, they were less than fifty years old and were not associated with significant events or persons. The 1930s Art Deco style buildings were also considered by many as garish. Despite these odds, the League was successful in getting the South Beach district on the National Register in 1979.  It was the first 20th century Historic District in the nation and protected the largest concentration of Art Deco buildings in the world. By the 1980s, television shows like Miami Vice and photo shoots done by renowned fashion photographers such as Bruce Weber made the Art Deco District one of the most famous neighborhoods in the United States. Even Andy Warhol requested a tour.

As more attention and wealth came to South Beach, so did the desire to demolish the pre-1942 single-family homes and replace them with more elaborate ones. The League continued to advocate for historic buildings of South Beach by encouraging local designations in the National Register District as more and more demolition permits were being filed. In 1982, Miami Beach enacted its first local historic preservation ordinance, containing 100 percent owner consent provision (revised to only 51 percent in 1983). In 1992 the City Commission expanded the Historic District to the entire mile-square Art Deco district in South Beach and thus protected from demolition the full area entered into the National Register of Historic Places back in 1979. Still, many important resources remained undesignated and unprotected, leaving the door wide open for what happened next.

Proactive Preservation vs Reactive Preservation

The League has seen both lost and won battles to save historic properties in Miami, setting important precedents for preservation policy along the way. In 2013, there was a more rigorous campaign to save South Beach’s historic properties from demolition when one of Miami’s notable homes, built in 1925 by Walter DeGarmo who was a prominent Miami architect at the time, was purchased by Dr. Hochstein. After consulting with contractors and architects on the ability to salvage the badly dilapidated home, Dr. Hochstein submitted plans to raze it and build a new one three times its size – a growing trend for the growing wealthy population in Miami. Designation of private residences is usually initiated by owners, but in this case a member of the Miami Design Preservation League immediately filed a request to designate the house located at 42 Star Island Drive as historic in order to protect it from the new owner’s plans to demolish it.

The Preservation League in Miami has led many successful efforts to save threatened historic resources. However, their most recent response to the rampant demolition of Art Deco homes in South Beach, Miami involves a tactic that makes preservationists look like the (really) bad guys. Designating historic resources after they have been purchased leaves homeowners unnecessarily blindsided. Designating historic resources long before they are considered for razing or alteration gives both prospective buyers and preservation advocates an opportunity to have an open dialogue. Preservation advocates should stick to designating structures before they are slated for demolition. Last-ditch efforts often result in uneasy relationships between historic property owners and preservationists. Proactive preservation instead of reactive preservation could help quell any potential future conflicts before they become an issue.

 

 LicenseAuthor
Image Courtesy Cody RaskinCody Raskin
A sunlit stone wall with a green-framed window, letting in bright natural light; cobwebs are visible in the corners of the window frame.ZephyrisZephyris
Two colorful Art Deco buildings with pastel facades and geometric designs stand side by side. Cars are parked in front, and a few people are walking along the sidewalk under a clear blue sky.Jasperdo
Vibrant murals featuring cultural and historical figures are painted on the large concrete pillars of a freeway overpass. Two people walk underneath, and trees frame the colorful urban scene.kellinahandbasket_ChicanoPark-1024×683
A large, historic building with a tall central tower sits atop a lush, green hillside under a partly cloudy sky at sunset. Trees and foliage surround the structure, and soft sunlight bathes the scene.Karol Franks
An art deco hotel with orange trim is lit up at sunset, with dramatic clouds overhead and palm trees framing the scene.Attribution-NonCommercial LicenseManuel Gamba
Illustration of a red brick building with an American flag on top and double doors at the center. Below the building, large white letters spell out NCPTT.National Center for Preservation Training and Technology
A red brick building with arched windows on the upper floor and rectangular windows below, some of which are lit from inside. The sky above is clear.chrissteve-cands
A modern office building houses the Embassy of Mexico, with a Mexican flag at the entrance. Next to it stands a historic brick townhouse, both structures lit by warm sunlight.Mark Hogan
Logo for Architectural Resources Group featuring a red, circular abstract design with geometric and organic shapes inside a square, next to the company name in gray text on a light background.Architectural Resources Group
A model of a suburban neighborhood with tan houses and red roofs is reflected multiple times in mirrors, creating the illusion of an endless expanse of identical homes.Pleuntje
A white statue of a man in a suit stands on a blue buildings balcony, surrounded by columns and large windows. Two empty planters are on either side of the statue. The scene appears overcast.Sergey Norin
A sign for “Aunt Charlie’s Lounge” hangs above a building entrance, with rainbow and transgender pride flags displayed nearby. A colorful mural and “PRIDE” banner are also visible. An ATM inside sign is mounted by the door.torbakhopper
Logo for the Tenderloin Museum, with the word TENDERLOIN in large, uniquely styled red letters, and MUSEUM in uppercase red letters below.Tenderloin Museum
An ornate black metal gate features the word SUNKIST in orange letters with an orange fruit above the sign. Sunlight casts shadows on the decorative scrollwork.Jasperdo
A tall, white Art Deco skyscraper illuminated at dusk stands among other buildings in a cityscape, with a pink and purple sky overhead. The distant water and a bridge are visible in the background.Henrik Kam
A wooden guard tower stands in a dry, brushy landscape with snow-capped mountains and a blue sky with clouds in the background. The scene is expansive and dramatic.Mike Fisher
Illuminated church with colorful mosaic facade and arched doorways, photographed at dusk against a deep blue sky, with trees and lampposts on either side.Don McCullough
A waterfront building with large windows is illuminated at dusk, overlooking a bay with mountains and the Golden Gate Bridge in the background. Trees frame the scene in the foreground.Bruce Damonte
Bright red roses in full bloom fill the foreground, with an old stone mission featuring arches, a bell, and a cross visible in the background under a blue sky with wispy clouds.Mission San Juan Capistrano
Image Courtesy FreesideFreeside
Image Courtesy City of Los AngelesCity of Los Angeles
A person wearing a red shirt labeled VOLUNTEER stands facing a large seated audience at an indoor event, with a speaker and a presentation screen visible in the background.Muhammad Zharfan
Poster for the Richmond Project PRISM Historic Context Statement and Survey, featuring a historic photo of shipyard workers, three modern building photos, and text about the project’s preservation efforts. 2012 Preservation Design Awards.Richmond Project Prism Historic Context Statement and Survey
A close-up of the California State Capitol building’s white dome against a blue sky, with a California state flag and leafy tree branches visible on the left side of the image.Tom Myers
A worker on a blue lift sprays water onto a partially demolished building. Debris falls as machinery breaks the structure apart. A tower with a red dome is visible in the background against a clear blue sky.John Loo
Art Deco Eastern Columbia building with “EASTERN” sign, next to vintage “Orpheum” theater sign and red “JESUS SAVES” sign on a nearby beige building, all under a clear blue sky.Christopher Lance
A color-coded map of a city, with areas shaded in yellow, blue, red, and purple, separated by bold lines representing neighborhoods or zones, overlaid with streets and railroad tracks.Wyman Laliberte
A classroom with wooden desks and benches arranged in rows, a large empty blackboard at the front, and sunlight streaming through windows on the right side.Miki Yoshihito
By Jonathan HaeberJonathan Haeber
A colorful mosaic mural depicting various people in historical attire is displayed above the entrance of a Chase bank building with glass doors and reflections of cars in the windows.John Schrantz
A building entrance with a colorful mosaic mural of people riding horses above black glass doors. Text reads: Banking on Beauty by Adam Arenson, and Millard Sheets and Midcentury Commercial Architecture in California.Hunter Kerhart
A wide view of Sacramento Valley Station at dusk, with its brick facade, illuminated entrance, and modern canopies. A banner notes its 2017 Preservation Design Award from the California Preservation Foundation.Tim Griffith
Logo for The Arboretum, Los Angeles County Arboretum & Botanic Garden, featuring a stylized human figure with arms raised, forming the trunk of a tree with leafy branches.The Arboretum
A Victorian-style house with ornate trim is nestled among tall palm trees and lush greenery, with a small pond in the foreground.J. Paul Getty Trust
A yellow pencil and a metal ruler rest on top of detailed architectural blueprints with labeled rooms and measurements.Wokandapix
Illustration of a watering can pouring water onto a small plant, with a background pattern of dollar bills, symbolizing financial growth or investment.Recrea HQ
Photo by iveslevesque/Flickriveslevesque
A view through a stone archway revealing the ornate facade of a church with a colorful mosaic, arched windows, and people walking in a sunny courtyard.Harshil Shah
Stephen FreskosStephen Freskos
A red and white wall displays the words “Think outside the building.” Several people walk past on the sidewalk, some with luggage, under leafy trees lining the street.Creative CommonsEric E Castro
A person works on a laptop next to a surveying instrument mounted on a yellow tripod inside a sunlit, ancient, partially ruined mud-brick structure. Nearby are bags and equipment cables.CyArk
Large white letters spell “Palm Springs” in front of palm trees and mountains under a bright blue sky, capturing a sunny desert landscape.Randy Heinitz
Rows of traditional multi-story mud-brick buildings with flat roofs and small windows, closely packed together in a desert landscape, likely an ancient city.kebnekaise
People walk past rows of white tents at an outdoor farmers market. A large yellow sign in the foreground welcomes visitors to the Ferry Plaza Farmers Market. Vendors display goods on tables under the tents.Frank Farm
© Aquistbe CC BY-NC-ND 2.0Aquistbe
© CoolcaesarCoolcaesar
© Beyond My KenBeyond My Ken
© CoolcaesarCoolcaesar
© allenhimself CC BY 2.0allenhimself
© Steve Boland CC BY-NC-ND 2.0Steve Boland
© Clinton Steeds CC BY 2.0Clinton Steeds
© Dave Reichert CC BY-NC 2.0Dave Reichert
© Lars Plougmann CC BY-SA 2.0Lars Plougmann
A man with a beard and glasses stands in a woodworking shop beside a large, curved wooden piece on a workbench. Circular wooden sections and tools are visible in the workshop.Stephen Schafer
A vibrant stained glass dome ceiling with intricate green, red, and yellow patterns and decorative details, viewed from below.Jonathan Haeber
Close-up of a house roof with solar panels, a dormer window framed by weathered wood, small lace curtains, and red heart decorations, under a clear blue sky.pxhere
Stuft Shirt/A'maree'sKrista Nicholds
Aerial view of a park-like area with open fields, paved paths, scattered trees, a small white building, a blue tarp, and residential houses in the background under a cloudy sky.Permission from the Friends of Niguel Moulton RanchFriends of Niguel Moulton Ranch
A restaurant with a retro design and a “Coco’s” sign stands among tall palm trees under a clear blue sky. The building has tan brick walls and a slanted roof. No people or cars are present in the parking lot.Krista Nicholds
Mission San Juan CapistranoKrista Nicholds
A group of people sitting in a courtroom.Chambre des Députés
Abstract stained glass art featuring geometric shapes in vibrant colors like red, blue, green, and yellow, with intricate black lines and patterns dividing the colorful segments. Light shines through, highlighting the vivid design.Jeremy Ehling 2017
Illustration of a busy urban street corner with a large brick building, tall windows, and people walking, biking, and interacting. Trees, cars, and banners decorate the lively neighborhood scene.CFY Development
A historic building with tall arches and columns, tan walls, and large windows. The words “United States Post Office” are engraved above the entrance. Steps and railings lead up to the main doors under a clear blue sky.Noah Salzman
Berkeley Main Post office, interior, mural and wood work surrounding elevator entranceNoah Salzman
Berkeley Main Post office, sculpture on east side of main entrance. Signed: David Slivka, 1937Noah Salzman
Berkeley Post OfficeMatthew Roth
A wooden judge’s gavel rests beside a sound block on a table, with a stack of white papers or books in the background, suggesting a courtroom or legal setting.Joe Gratz
Two tall, cylindrical silver water towers with conical roofs stand above green trees under a bright blue sky filled with large, fluffy white clouds.imtnbike
A modern house with a flat roof sits on a well-manicured green lawn, surrounded by desert plants and cacti, with mountains and a clear sky in the background.The Annenberg Foundation Trust at Sunnylands
A dry, rocky desert landscape with rolling hills covered in sparse, brown vegetation. Clusters of green palm trees grow in valleys, and a narrow trail winds through the hills under a cloudy sky.Martin Haeusler
A modern building with a flat, white roof and open sides sits beside a pond. Flowering plants line the edge of the structure, and trees and distant hills are visible under a clear blue sky.The Annenberg Foundation Trust at Sunnylands
A multi-story, weathered adobe and stone building with wooden beams, exposed supports, and broken windows, surrounded by desert plants and rubble under a partly cloudy sky.Wikipedia user Jllm06
A modern glass building with a flat roof houses the Palm Springs Art Museum Architecture and Design Center. The illuminated sign is surrounded by desert landscaping, and artwork is visible through the large windows at dusk.David Glomb
A modern building with a dramatic angular roof sits behind a low wall and bright pink flowers, with palm trees and mountains in the background under a clear blue sky.© Gary Bembridge
A modern building entrance with wide steps, white railings, vertical columns, and large windows. The number 499 is displayed above the glass doors. Shrubs line the walkway on both sides of the stairs.© Stephen Schafer Photography www.HABSPHOTO.com
A large, red, round barn with small windows and a sign reading Fountaingrove Round Barn sits on a dry, grassy hill under a clear blue sky, surrounded by trees.Ernest McGray, Jr.
A large, old white building with arched windows stands behind a white picket fence. A red and white sign on the building reads, THIS PLACE MATTERS. The sky is partly cloudy.Joanne C Sullivan
A quiet street with gray wooden buildings, including one with a sign reading Kawamura Barber Shop. Potted plants sit outside, and chairs are lined up along the sidewalk under shaded awnings.Alex Westhoff
A modern building with rust-colored metal panels and large windows is connected to an older red brick building. Metal stairs lead to an entrance, and a tall tree is on the left side. The sky is clear.garcia architecture + design / Studio 101 West Photography
A poster titled San Jose Japantown Historic Context and Reconnaissance Survey features building plans, site maps, Japanese text, and color photos of historic buildings, along with client and award information.Carey & Co. / TreanorHL; historic images courtesy Bancroft Library, University of California, Berkeley
Two workers in hard hats and orange safety vests, one with City of Los Angeles on the back, stand under a concrete bridge, observing and discussing the structure on a sunny day.Los Angeles Bureau of Engineering
A large historic building with a neon sign reading CALIFORNIA HOTEL on the roof, surrounded by trees and city buildings in Oakland. Text overlay reads: THE CALIFORNIA HOTEL, OAKLAND - AFFORDABLE HOUSING.Mark Luthringer
A large, tan-colored historic building with columns stands at a busy city street intersection, surrounded by trees, pedestrians, cars, and modern buildings under a clear blue sky.Mark Luthringer
A historic red-brick building with a large neon sign reading California Hotel stands amid trees and roads, with tall modern skyscrapers visible in the background at dusk.Mark Luthringer
Aerial view of a white, multi-story apartment complex with red-tiled roofs, surrounded by trees, green lawns, and parked cars along the streets in a suburban neighborhood.AMCAL Multi-Housing, Inc.
Isometric illustration of a row of houses in white outlines on a blue background, with several bright orange cubes placed at different points around the houses.San Francisco Planning
A large modern building labeled Academy Museum with gold signage, located on a busy city street intersection with cars, traffic lights, and pedestrians under a clear sky.© John Fidler Preservation Technology Inc., for the Academy Museum of Motion Pictures
A black-and-white photo of a modern university campus courtyard shows two multi-story buildings, geometric pathways, young trees, and a few groups of people walking or standing in the open area.© Robert Glasheen Photograph Collection, UC San Diego Special Collections and Archives
A modern building with large, angled columns, two main floors with glass windows, and balconies on the upper level, surrounded by landscaped grounds. The photo is in black and white.© Robert Glasheen Photograph Collection, UC San Diego Special Collections and Archives
Black and white photo of a modern, futuristic-looking library building with large, overhanging glass floors, surrounded by trees. Several people walk along a path leading to the entrance.© Robert Glasheen Photograph Collection, UC San Diego Special Collections and Archives
A warmly lit street scene at night, featuring vintage-style buildings decorated with lights and red-and-white bunting. The storefronts are empty, and trees line the sidewalk under a glowing sky.Norm Lanier
Black-and-white photo of men, women, and children in formal attire posing in front of a large flag. Some men hold musical instruments. Text reads: Cinco de Mayo, 1916, Casa Blanca, GA.Riverside Public Library, Shades of Casa Blanca
A group of young girls dressed in traditional Mexican attire stand in a line outdoors, holding flowers and trays, with adults and other children watching in the background.Riverside Municipal Museum
A beige church with two tall bell towers, each topped with a cross, stands under a clear blue sky. An arched metal gate with a cross above leads to the main entrance, flanked by potted plants.Diocese of San Bernardino
Eight women in matching baseball uniforms stand in a row outdoors, leaning on a fence. Trees and sky are visible in the background. The image has a vintage, slightly faded look.Riverside County Mexican American Historical Society
A small brick building with signs for check cashing and a market. Newspaper boxes, an ATM, and a bike rack are outside. A crosswalk sign and tree are visible, with a cloudy sky above.Rincon Consultants, Inc.
People gather and socialize around tall, red-covered cocktail tables in a spacious, sunlit room with wooden floors and large windows. A projector screen is visible in the background above a stage.Harrison Design. Rarely seen architectural drawings were shown at the opening reception at the Alhecama Theatre.
A speaker gives a presentation to a seated audience in a conference room with large windows, chandeliers, and a projection screen displaying an image at the front.Harrison Design. Dennis P. Doordan, Ph.D., Emeritus Professor, School of Architecture, University of Notre Dame, lectured on traditional urbanism.
People are seated at round tables with yellow tablecloths, dining outdoors under a large tree near a white stucco building with terracotta roof tiles. The atmosphere appears relaxed and social.Harrison Design. The communal-style lunch at Casa de la Guerra.
A group of people, some in business attire, stand and listen to a man speaking in a narrow walkway with flags hanging above and white stucco walls on either side. The setting appears to be historic or cultural.Dr. Paul Mori. Participants and panelists took an architectural walking tour. From left to right: Dennis Doordan, Ph.D., Emeritus Professor, School of Architecture, University of Notre Dame; Anthony Grumbine, AIA, principal architect, Harrison Design; Steve Hausz, architect, and Sheila Lodge, former Santa Barbara mayor.
A wrecking ball demolishes the upper section of a concrete building, sending debris and dust into the air while large chunks of rubble cover the ground below.Brandon Doran
Aerial view of a suburban neighborhood with rows of houses, each with driveways and small lawns, casting long shadows across the streets and yards.IDuke, November 2005
Bronze plaque on a stone pedestal stating West of the Boulevard Historic District has been placed on the National Register of Historic Places by the United States Department of the Interior.Taber Andrew Bain
The Golden Gate Bridge at night, illuminated by streetlights, spans across calm water with reflections. A small lit building and Fort Point are visible below, with a deep blue sky in the background.Jonathan Haeber
Downtown cityscape with historic buildings, including Hotel Fresno and a tall tower with a red roof, under a cloudy sky. Several smaller buildings and parked cars are visible in the foreground.1FlatWorld
Low-angle view of a tall, historic brick building with multiple rectangular windows and a tower-like structure, against a clear sky.Ian Whalen
A modern art museum exterior features a red brick wall with colorful banners reading Shop, Eat, Music, Art, Culture. The angular blue structure contrasts with the historic building facade.Joel Bez
A vibrant city skyline at sunset, with colorful clouds in the sky and tall buildings, including a domed structure and modern high-rises, illuminated by warm orange and pink light.Jeff Turner
A split image shows a lively, crowded theater with a stage and blue curtains on the left, and the same theater now empty and worn, with faded seats and decor on the right.Jonathan Haeber
A mid-century modern cinema building with a large red sign reading “Cinema,” colorful vertical flags, palm trees, and a mostly empty parking lot in front under a clear blue sky.Orange County Archives
The Griffith Observatory sits on a hill in the foreground at sunset, with the downtown Los Angeles skyline in the background, its skyscrapers glowing with reflected sunlight.igorelick
Panoramic view of the Los Angeles downtown skyline at sunset, with tall skyscrapers and buildings illuminated by soft pink and orange light, and a sprawling urban area in the foreground.John O’Sullivan
A white memorial monument stands alone in a vast, sandy field with mountains in the background under a yellow-tinted sky. Japanese characters are visible on the monument’s front.Joseph Voves
A historic rural settlement with white wooden buildings, a dirt road, a weathered wooden fence, and green grass. Tall trees stand in the background under a blue sky with scattered clouds.Wayne Hsieh
A modern theater with rows of red seats and a large stage. Text reads: The Board of Trustees of the California Preservation Foundation Invites You to the Annual California Preservation Awards.Lane Barden
Andre m.Andre M
Three people wearing orange safety vests, hard hats, and masks operate surveying equipment on a tripod in a sunny, sandy outdoor environment. A red vehicle is parked in the background.Codelco
Aerial view of a modern white building complex with large rectangular and circular structures, surrounded by green lawns, trees, and a few nearby roads. Skylights are visible on the flat rooftops.relux.
A brick archway leads to a courtyard with a stone fountain and a wall featuring four bell openings, each with a hanging bell. The scene has rustic stone and brick architecture.Bennilover

 

[credits_line]

About the Author

Rita Cofield is a native of Los Angeles. She is the youngest of eight siblings and the oldest of four adopted brothers and sisters. She graduated Howard University with a Bachelor in Architecture and Planning. She fell into Stage Managing where she learned that she was destined to foster creative solutions and maintain the integrity of historic buildings, as well as historical information. She is currently a candidate for the Master of Heritage Conservation and will complete her thesis by December 2014. She is currently working as an intern for PCR Services in Santa Monica. She continues to stage manage and on occasion, direct plays in the Los Angeles area. She is a member of LA as Subject, the Historic Theaters Committee, Actors Equity, and volunteers with Habitat for Humanity. She enjoys the outdoors, learning new things, eating new foods, going to new places, and seeing new plays. She responds to the career titles, cultural resource manager/architectural and public historian/theatrical curator and artistic director. Find Rita on Google Plus.

View all posts by Rita Cofield

Submit a Comment

Your email address will not be published. Required fields are marked *