Miami Beach’s Historic Preservation Board is set to review plans for yet another residential tower along Collins Avenue. Developers BHK Crystal Beach, a partnership affiliated with the BH Group and the Kolter Group, are seeking approval for a 17-story luxury residential tower at 6985 Collins Avenue. The project would require the demolition of two existing landmarks: the Crystal Beach Suites Hotel and the historic Normandy Plaza Hotel. In their place, plans call for a modern glass tower designed by Kobi Karp Architecture, spanning the 1.1-acre oceanfront site at Collins Avenue and 71st Street.
Plans recently submitted to the city indicate the partnership is seeking a luxury addition to Miami Beach, with only 37 residential units spanning from floors 5 to 17. This equates to just two to three units per floor, keeping the project well below the maximum allowable density. Likewise, the average unit size per home will be 2,911 SF, but penthouses on the top floors reach up to 4000 SF. Residents will have access to a range of amenities, including a pool, lounge areas, and additional facilities.
The ground floor of the building is designed with pedestrian safety and street activation in-mind. Large sidewalks, retail space, a concealed drop-off zone, and bicycle parking on the ground floor are all designed to create a more pedestrian-friendly environment. Above that, two podium levels of parking will be concealed from public view, providing 86 spaces: ensuring at least two parking spaces per residence, retail parking, and guest parking.
The proposed tower will reach 225 FT, rising 17 floors with an additional rooftop deck on the 18th level, a height typical for North Beach. In addition, its facade will combine curtain glass, glass balconies, and white finishes, giving the building a modern look. In a letter to the City of Miami Beach, the developer’s attorney described the project as a “beautifully designed residential building that will add positively to the surrounding neighborhood.”
Unfortunately, preserving the Normandy Plaza Hotel structure is not in the cards for the developer, as demolition is now permitted for the property. For context, the building was declared unsafe in 2018 after sitting vacant for nearly five years. In the summer of 2019, the City of Miami Beach suggested multiple plans for the property, including full demolition and the selective preservation of certain facade elements. Although the process of finding a demolition contractor occurred later that year, the work never proceeded.
The developers behind the current project, however, plan to follow the city’s earlier recommendations. Significant portions of the facade will be carefully removed and donated to a university, museum, or other civic institution. In addition, an organization will have the opportunity to laser scan and document the exterior for educational purposes, ensuring that the architectural legacy of the Normandy Plaza Hotel will live on. The design of the new building’s facade will also incorporate elements that pay homage to the historic structure.
Regarding the Crystal Beach Suites Hotel, constructed in 1950, the building is classified as non-contributing within the North Beach Resort Local Historic District. Although it undergoes the same historic review process as other district buildings, its lack of historical significance to the area means demolition or alterations are typically less controversial. In contrast, the Normandy Plaza Hotel dating back to 1936, is a contributing structure, making any proposed changes subject to further scrutiny due to its historical importance.
The Historic Preservation Board is set to review the proposal on September 16th, 2025 at 9 A.M. Like multiple projects put forth for the board, multiple revisions and reviews are typically required before moving forward. This project is likely no exception.