In the 1920s, the King Cole Hotel helped put Miami Beach on the map as a popular tourist destination. Automotive industry pioneer and entrepreneur Carl Fisher developed the three-story, 60-room hotel to fulfill his vision of turning vacant land into an oceanfront winter getaway.
The hotel, which functioned as a military hospital during World War II, faced the wrecking ball in 1965 to make way for the property’s next occupant: the Miami Heart Institute. Over the next three decades, the hospital expanded its footprint on the 7.2-acre site to encompass six structures.
In 2000, Mount Sinai Medical Center acquired the Miami Heart Institute and ultimately consolidated its operations at the competing hospital system’s main campus about a mile away.
Real estate investment and development firm Lionheart Capital stepped in to purchase the deserted complex for $20 million in 2012, initiating the property’s third act as a luxury condo development. “It was a fair price, in an excellent location, and we felt confident we could transform the property into something truly special,” said Allison Greenfield, Partner at Lionheart Capital.
Residents have 24-hour access to a private art studio equipped with easels, sculpting surfaces, reference books, and supplies. Photo: Kim Sargent
But Lionheart faced some tough obstacles in converting the former hospital into condos—and starting from scratch wasn’t an option. “The site was overbuilt by about 600,000 square feet, so we would lose that space if we demolished the buildings,” said Greenfield. Rezoning the property to residential use would also limit the maximum building height of new construction to four stories.
Lionheart enlisted Stantec’s Miami practice to oversee the conversion process as architect of record. “The city was eager to approve the zoning change as long as the neighbors were in favor of it,” said Christina Villa, Senior Associate in Stantec’s Miami office.
ALSO SEE: Historic ‘skyscraper hospital’ in Brooklyn refashioned into 17 luxury condominium residences
Stantec staff met with residents of the surrounding Mid-Beach neighborhood, composed of single-family homes that range from historic 1920s structures to modern residences. “Most of the neighbors were ecstatic to hear that we were planning a condo development because it would decrease traffic and be more compatible with the neighborhood,” said Villa.
The intricate planning and design process involved reconfiguring the existing institutional building layouts to accommodate high-end residential units. “We stripped away everything that made the complex look like a hospital and brought it down to its bare columns, then started to carve out the massing of the buildings to make the floor plates work,” said Villa.
The process yielded a staggering 64 different unit layouts. “Unlike a typical South Florida multifamily building, where buyers choose a view and a stock layout, we essentially created 64 vertically stacked single-family homes,” said Greenfield.
The club room at the Ritz-Carlton Residences. Residents have access to the services of the Agatston Center for Private Medicine, led by Arthur Agatston, the cardiologist who created the South Beach Diet. Photo: Kim Sargent
Because the slabs between adjoining buildings did not align, the Stantec team planned each unit within the floor plates of its original structure, then created several new elevator lobbies that would transport residents directly up to their units.
The lower levels of the former hospital featured floor-to-floor heights of 12 to 14 feet, providing opportunities to create one-of-a-kind living spaces. “The price point for those lower floors is much higher than you would typically find in a condo tower because the units are so spectacular,” said Greenfield.
Miami's Ritz-Carlton Residences feature EUROPEAN ELEGANCE, MODERNIST AESTHETIC
To achieve its goals of establishing a European modernist design aesthetic, Lionheart engaged Italian architect and industrial designer Piero Lissoni as design architect. It was the first large-scale building project in the U.S. for the founder of Lissoni & Partners, an architecture and design studio with offices in Milan and New York.
Likening the property to “a new, small Portofino town,” Lissoni focused his attention on the building forms, façades, and public spaces. He also collaborated with Italian product designer Boffi to custom design the European-style kitchens and bathrooms in each unit.
When visitors enter the double-height main lobby, they have no clue they’re stepping into an environment that formerly housed an emergency department and surgical suites. Instead, they’re likely to be awed by the ironclad floating spiral staircase that anchors the space and the floor-to-ceiling glass wall that accentuates views of the adjacent private lake.
A floating spiral staircase marks the double-height main lobby, designed by architect Piero Lissoni, whose goal was to create the effect of a small fishing village in his native Italy. Photo: Kim Sargent
GUEST SUITES ADD A NEW OPTION TO THE MIX
The 678,000-sf Ritz-Carlton Residences, Miami Beach houses 111 condos that range in size from 2,000 sf to more than 10,000 sf and are priced from $2 million to $40 million. Also available for purchase are nine guest suites that function like hotel rooms and are positioned around an outdoor meditation garden. With the onset of COVID-19 lockdowns and work-from-home mandates, a few residents opted to convert these suites into private office environments.
Other outdoor amenity areas include a walking track that circumnavigates the property and a half-acre rooftop pool deck with private cabanas. Located atop the former hospital’s main parking structure, the expansive space offers panoramic vistas of the Atlantic Ocean, Biscayne Bay, and downtown Miami.
ALSO SEE: Designing multifamily housing for COVID-19
Residents can grow and pick their own fruits, vegetables, and herbs in the ecological food forest and community garden. They can even take advantage of a medical concierge service offered by the Agatston Center for Private Medicine, led by cardiologist Arthur Agatston, creator of the South Beach Diet.
A 36-slip private marina and captained day yacht on the neighboring Surprise Lake further distinguish the property from the region’s many other condo developments. Phase two, currently under construction, will add 15 single-family custom villas.
Since opening in February, the development is nearly sold out and has attracted an uncharacteristically large number of Florida-based residents. “I think it appeals to local buyers who may be leaving their house, but still want to maintain the individuality and specialness of their home environment,” said Greenfield. “The site is located in a beautiful, bucolic neighborhood that is perfect for those who really enjoy the South Florida lifestyle, and not just the weather.”
A postcard of the King Cole Hotel, built in 1920 by automotive industrialist Carl Fisher. The hotel was later converted to a hospital before being transitioned into residential use. Photo courtesy Stantec
PROJECT TEAM | THE RITZ-CARLTON RESIDENCES, MIAMI
DEVELOPER Lionheart Capital
DESIGN ARCHITECT | INTERIOR DESIGNER Lissoni & Partners
ARCHITECT OF RECORD Stantec
STRUCTURAL ENGINEER McNamara Salvia
CIVIL ENGINEER Kimley Horn
MEP ENGINEER Steven Feller, PE
BUILDING ENVELOPE CONSULTANT Paramount Consulting and Engineering
LANDSCAPE ARCHITECT Rhett Roy Landscape Architecture Planning
GENERAL CONTRACTOR Plaza Construction
Related Stories
Projects | Mar 11, 2022
Suffolk completes construction of luxury condominium 2000 Ocean
The 38-story glass-encased tower along the beach on 1.3 acres is owned by KAR Properties and designed by TEN Arquitectos.
Projects | Mar 9, 2022
New 243-unit luxury apartment community opens in St. Paul, Minn.
Waterford Bay, a four-story, 243-unit luxury multifamily development recently opened in St. Paul, Minn.
Mass Timber | Mar 8, 2022
Heavy timber office and boutique residential building breaks ground in Austin
T3 Eastside, a heavy timber office and boutique residential building, recently broke ground in Austin, Texas.
Multifamily Housing | Mar 4, 2022
221,000 renters identify what they want in multifamily housing, post-Covid-19
Fresh data from the 2022 NMHC/Grace Hill Renter Preferences Survey shows how remote work is impacting renters' wants and needs in apartment developments.
Projects | Mar 2, 2022
Manufacturing plant gets second life as a mixed-use development
Wire Park, a mixed-use development being built near Athens, Ga., will feature 130 residential units plus 225,000 square feet of commercial, office, and retail space. About an hour east of downtown Atlanta, the 66-acre development also will boast expansive public greenspace.
Multifamily Housing | Feb 25, 2022
First set of multifamily properties achieve BREEAM certification in the U.S.
WashREIT says it has achieved certification on eight multifamily assets under BREEAM’s In-Use certification standard.
Multifamily Housing | Feb 24, 2022
First new, mixed-use high-rise in Detroit’s central business district in nearly 30 years opens
City Club Apartments completed two multifamily projects in 2021 in downtown Detroit including the first new, mixed-use high-rise in Detroit’s central business district in nearly 30 years.
Codes and Standards | Feb 21, 2022
More bad news on sea level rise for U.S. coastal areas
A new government report predicts sea levels in the U.S. of 10 to 12 inches higher by 2050, with some major cities on the East and Gulf coasts experiencing damaging floods even on sunny days.
Urban Planning | Feb 14, 2022
5 steps to remake suburbs into green communities where people want to live, work, and play
Stantec's John Bachmann offers proven tactic for retrofitting communities for success in the post-COVID era.
Senior Living Design | Feb 11, 2022
Design for senior living: A chat with Rocky Berg, AIA
Rob Cassidy, Editor of MULTIFAMILY Design + Construction, chats with Rocky Berg, AIA, Principal with Dallas architecture firm three, about how to design senior living communities to meet the needs of the owner, seniors, their families, and staff.