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As Miami Beach prepares to celebrate the 100th anniversary of its world-famous Art Deco architecture, city leaders are sounding an urgent alarm about legislation advancing through the Florida Senate that could erase decades of historic preservation efforts and permanently damage the city’s character and economic fabric.
The city will hold a press conference on Tuesday, April 29, 2025 at 11 a.m. in front of the Cardozo Hotel, 1300 Ocean Drive, Miami Beach to call on state lawmakers to safeguard the future of historic districts.
The threat stems from the Live Local Act, a state measure intended to incentivize attainable housing by overriding local zoning regulations.
The Legislature’s proposed expansion of the Live Local Act has raised serious concerns in historic communities such as Miami Beach because, without critical protections, the Senate version of the bill could open the door to the bulldozing of Miami Beach’s world-famous Art Deco Historic District — replacing iconic, low-scale, two- and three-story historic buildings with modern high-rise towers and forever erasing the architecture that defines the city’s identity and drives its economy.
While the Florida House of Representatives made important strides last week to protect historic properties by amending House Bill 943, Senate Bill 1730 contains none of those critical protections — leaving Miami Beach’s historic districts and contributing structures exposed to sweeping demolition and redevelopment.
City leaders are calling on the Florida Legislature to uphold the integrity of the amendments made to HB 943 by the House Commerce Committee and ensure that strong protections for historic landmarks remain intact.
“Miami Beach’s historic neighborhoods are part of our cultural identity,” said Miami Beach Mayor Steven Meiner. “Removing local control over height and density invites development that doesn’t match our infrastructure — or the needs of our residents. Once we lose our historic fabric, we won’t get it back. We must protect what makes Miami Beach iconic — and that starts with saving our historic districts.”
The amended House version of the Live Local legislation protects more than 2,600 historic buildings in Miami Beach, including approximately 1,800 structures classified as Art Deco, Postwar Miami Modern (MiMo) and Mediterranean Revival. These historic properties are located in nationally designated districts that define Miami Beach and attract visitors and residents from around the world.
“We urge the Legislature not to allow the bulldozing of the historic structures that are the foundation of Miami Beach’s character, housing, and economy,” shared Miami Beach Commissioner Alex Fernandez whose been advocating in Tallahassee on the city’s behalf for historic preservation. “Our historic architecture doesn’t just tell our story — it drives our economy, provides existing housing for our workforce, and makes Miami Beach a global destination. Protecting these buildings is not just about saving history — it’s about protecting the economic engine of Miami Beach. Art Deco is what differentiates us from every other coastal city and it’s why we are Florida’s second-largest tourist destination, behind only to Disney World.”
As written, the Senate’s version of the bill would allow developers to demolish and redevelop properties in commercially zoned districts — many of which consist of two- and three-story multifamily residential buildings — without requiring local approval. These could be replaced by towers as tall as the tallest building within a one-mile radius, in some cases reaching 500 feet — nearly 50 stories.
The threat extends to historic neighborhoods such as Flamingo Park and the North Shore Historic District, where much of Miami Beach’s naturally occurring affordable housing and mid-century architectural heritage would be placed at risk.
City leaders warn that unless the Legislature preserves the House’s historic protections, the result will be a bulldozing of Miami Beach’s architectural legacy — replacing the character that drives the city’s tourism economy and supports its workforce with high-rise towers that permanently erase its soul.
Cultural icon Emilio Estefan, owner of several historic properties in Miami Beach’s Art Deco District, including the iconic Cardozo Hotel on Ocean Drive, added:
“Miami Beach’s Art Deco architecture tells the story of who we are,” added Emilio Estefan. “For many of us who came from Cuba, these beautiful facades bring back memories of the architecture, the colors, and the spirit we left behind. For others, they represent a piece of a golden era that found a home right here. Our Art Deco buildings, like the Cardozo, define Miami Beach and set us apart from every other city in the world. It’s a treasure we must cherish and protect for future generations.”
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