As most folks know, the Miami metropolitan area has a large collection of landmark Art Deco architecture. Most of these iconic buildings are beachfront hotels, but some of them are residential. A confluence of events lead to this concentrated grouping of now world-famous architecture—none of it would have happened without a potent combination of catastrophe, developers, vacationers, and one smart, visionary woman.

Knowing a little about the history and background of Miami's Deco buildings and why Art Deco architecture is distinctive isn't just a matter of civic pride—it's practical, especially to someone living in an historic building. Having the right ideas of what to expect when you undertake efforts at preservation, alterations, and maintenance/repairs for such landmarks could save you a lot of time and hassle.

Tragedy to Triumph

The hurricane of September 1926 in Miami Beach killed hundreds of people, demolished the city and led to a building boom that lasted for many years afterward. The Great Depression, many empty lots in South Beach and the style and interests of the visitors to the area all played a part in its reformation. The rebuilding focused primarily on recreating the resort community, but in a very new style. That style—which those early architects and developers called Modern—came out of the 1925 Paris Exposition Internationale des Artes Décoratifs et Industriels Modernes. From that long name came the much more manageable 'Art Deco,' the name by which this style has been known for generations.

According to Jeff Donnelly, public historian for the Miami Design Preservation League, the essence of Modern design and architecture was its breaking away from Neoclassical flourishes and moving toward more abstract decorative elements, with modern facades that were not as representational.

The Beaux Arts design and architectural training of many of the architects who built Miami’s earlier buildings is evident in their obvious dedication to symmetry, Donnelly continues. “They brought that design criteria to their modern designs,” he says. In metro Miami, there are two basic types of Deco buildings: 2- or 3-story buildings made of concrete block covered in stucco; and 5- or 6-story buildings made of poured reinforced concrete, also stuccoed. The Flamingo Park neighborhood and Euclid Avenue are both hotspots for this architecture.

Deco Different

Unlike the iconic Art Deco style of an enormous structure such as the Chrysler Building in New York City, most of the buildings in the Miami Beach district are just two or three stories tall. They’re characterized by facades with ziggurats at the roofline, racing stripes in sets of threes, or a three-part front façade. The Art Deco era, from 1920-1945 (during which more than 600 of Miami's collection were built), was a time when neon was still fairly new, and signs for hotels were created in glowing colors—a trait that remains true in many of Miami's historic buildings. Another of the most notable traits of Miami's Art Deco architecture are the buildings' so-called 'eyebrows'—cantilevered projections jutting out one to three feet above the windows. As well as being ornamental, they provide some practical protection from the blazing Florida sun. Tropical flourishes on some Art Deco buildings include portholes and ship railings, and some hotels also feature plaster techniques that recreate the look of marble. Some of the most notable examples are The Delano, the Raleigh, and Bell Tower at 16 Island Avenue.

Saving Miami Beach

In addition to their unique appearance, part of what makes Miami's Art Deco buildings important is that so many of them are clustered so close together, Donnelly says. South Beach, where most of these new-style buildings were built, now is home to more than 800 Art Deco structures, according to the National Register of Historic Buildings. Ever since that early building boom, Ocean Drive and Collins Avenue have been destinations for pleasure seekers and architecture lovers alike.

Funny how fast people forget, because not so long ago, South Beach was hardly the glittering destination it is today. In the 1970s, the area and its historic structures were rundown and forlorn—so much so that developers wanted to demolish pretty much everything and just start fresh. But one resident, Barbara Baer Capitman, spoke out against the plan. Organizing other like-minded individuals, she got the first district in the area put on the National Register of Historic Places for its Art Deco architecture. Later, three more districts in the area were recognized by the National Register.

In addition to helping to create the nationally registered historic districts to protect the Art Deco architecture, Capitman helped found the Miami Design Preservation League. Her legacy, and that of others dedicated to preserving the historic spots in the area, goes on. These days, there are 12 locally-designated historic districts on Miami Beach, containing some 960 historic buildings.

In the Miami Beach Architectural District (bounded by the Atlantic Ocean, Sixth Street to the south, Alton Road to the west, and the Collins Canal and Dade Boulevard to the north) there are about 600 Art Deco buildings. In Miami Beach, there are another 400, and in Miami, there are about 200 more.

These days, tourists come to the area to experience the architecture, and locals guard the look and feel of the place; as well they should, given its architectural, historic and economic significance. Everyone has to live under the same restrictions, says Judith Frankel, programs and outreach director for the Miami Design & Preservation League, but that’s a good thing.

“A benefit of living in a building in a designated historic district is you know what to expect,” Frankel says. “There’s also increased value—a lot of people interested in living in a historic building.”

Landmark Living

Along with the historic Art Deco buildings, Miami has a mix of Ultra-Modern (also known as Miami Modern, or MiMo) structures, which makes it a destination spot for anyone interested in architecture. Cheryl H. Jacobs, executive vice-president of American Institute of Architects (AIA), Miami chapter, lives in a circa-1962 MiMo building. “Within the interior of the historic district there’s a plethora of small apartment buildings, built in the 1940s as winter rentals,” Jacobs says. “Living in something historic adds more interest and character to the neighborhood. In my building, there are a lot of architects, artists and designers.”

Such professionals know their way around the local laws and regulations, and understand what they must do to have renovation and capital improvement projects in historic buildings succeed. But the average board member or homeowner may not understand the nuances of navigating such territory. It can be tricky, especially if you don’t know what to expect.

While alterations to a landmarked building can be made, they need to go through a very thorough municipal approval process. Architectural additions (such as roof decks) and physical plant upgrades can be made, too, but also must be approved. For some of these buildings, which were built without air conditioning, AC is needed. Others need elevators. These changes can be made, but must be made carefully.

Miami Beach’s Planning Department has a very stringent review process through which alterations and updates of structures are approved or rejected. Even a seemingly simple job, like applying a new coat of paint to the exterior of a building, requires a permit. But first, the building management must fill out and submit an Administrative Design and Appropriateness Review Application form, along with a swatch sample of every color of paint to be used (except white), and printed color photographs of the entire building. The work must be done in one of the colors on the Miami Beach Facade Review color chart, or a lighter shade of one of the colors on the color chart. Colors that are not on the color chart can be used only to emphasize architectural elements of a building.

Other areas of a building that will need reviewing by the planning department before commencing include work on awnings and canopies, concrete and stucco work, and projects involving shutters, railings, signs, windows and doors. The review form process also applies to other areas of residential properties, including landscaping, parking lots, fences, walls, and gates. Review of each of the various repairs mentioned costs a separate fee, ranging from $20 on up.

All that may seem onerous, but it's a small price to pay to live in one of the most architecturally interesting cities in the world, with a tropical climate to boot, lovers of Miami say. “Having the largest collection of Art Deco architecture in a district has been a wonderful development for the city… I don’t think there is much of a negative,” Jacobs says. “From my point of view, I think it’s crucial that we save everything we can.”    

Jonathan Barnes is freelance writer and regular contributor to The South Florida Cooperator.