By Coral Gables Gazette staff

At its final meeting of the year, the Coral Gables Historic Preservation Board voted 5–3 to reject an appeal seeking historic designation for the University of Miami’s Eaton Residential College, clearing the way for the university to demolish one of its oldest campus buildings and proceed with plans for new student housing.

Divided board weighs preservation against university growth

The decision on Dec. 18 followed a lengthy and often emotional hearing that pitted architects, professors and preservation advocates against university representatives over whether the 1954 dormitory, located just south of Lake Osceola, met the city’s criteria for historic designation.

Preservation advocates cite architecture, history, and campus identity

The proposed designation was requested by Coral Gables resident Bonnie Bolton, over the objections of the University of Miami, which has argued that Eaton did not meet historic designation standards and that new housing to be built in its place was essential to its long-term housing plans. The case forced the board to weigh architectural significance, campus history and preservation policy against institutional growth.

University challenges historic criteria and architectural significance

“I’m kind of sad to be on different sides of this,” said Jean-Francois Le Jeune, a University of Miami professor of architecture, urban design and history, who spoke in favor of designation alongside local historian and former member of the board Brett Gillis. Le Jeune found himself opposing Jorge Hernandez, also a UM faculty member and a former chair of the city’s Historic Preservation Board, who argued against designation on behalf of the university.

Le Jeune outlined several reasons Eaton should be protected, citing the prominence of its architect, Robert Murray Little, its role as the university’s first single women’s dormitory, and its place in UM’s early post-World War II campus master plan. He described Eaton as a modernist “international style” building that helped redefine student housing and campus life during a period of rapid growth.

Bolton echoed those arguments, calling Eaton “an iconic and significant modern campus building.” She told board members the responsibility to preserve the city’s history ultimately rests with them. “Eaton Residential College is not just architecturally important,” she said. “It shaped how students lived, socialized and experienced campus life.”

Hernandez pushed back point by point, arguing that Robert Murray Little was not a “master architect” and noting there were other Little-designed buildings on campus including one at the Frost School of Music that already carry historic designation.

“The appellant’s report contains a lot of information; what it lacks is a logical fact based chain that takes facts and connects them to historic designation,” he said.

University attorney questions standing and scope of designation

Representing the university, attorney Jeffrey Bass urged the board to uphold staff’s earlier determination that Eaton does not meet the minimum criteria for historic designation. “Denial is necessary and justified,” Bass said. He characterized the appeal as unusual because it sought to impose designation on an institutional property owner against its will.

Bass also questioned whether Bolton had standing to bring the appeal, noting she lives more than three miles from the building. City officials, however, determined she did have standing under the zoning code, which allows any city resident to request a historic designation.

Board member Dona Spain pushed back on Bass’s framing. “That’s not a taking,” she said. “This happens in historic preservation all the time,” adding that involuntary designation is not uncommon when a building meets the criteria.

Board chair warns of cumulative loss to UM’s historic campus

Board Chairperson Michael Maxwell also voted in favor of historical designation and gave an impassioned defense of the board’s role in protecting buildings like Eaton. He noted that much of the university’s earliest built environment has already been lost. Maxwell said the building’s significance had been understated by opponents of designation by placing it in a broader context. “What is significant,” he said, “is what is significant to Coral Gables, to South Florida and the Miami region,” stressing that the board’s role is not to weigh national comparisons or measure the building against landmark works by architects such as Frank Lloyd Wright.

At the same time, Maxwell underscored that Eaton was architecturally distinctive of the international style including its ribbon windows, stair configurations and massing, and noted that similar buildings elsewhere are recognized as globally significant.

While affirming the university’s right to object to designation, he emphasized that the community likewise has the right to seek protection of its heritage. He reminded the board that designation does not automatically prevent demolition or alteration. “Simply by designating something,” Maxwell said, “does not mean it can’t be demolished, it does not mean it can’t be changed,” but it does acknowledge its relevance to the community’s architectural history.

Decision adds to shrinking inventory of early UM buildings

The board ultimately split, with Board Member Ana Alvarez also voting to give designation but the rest of the board rejecting it. With the appeal denied, the university may now proceed with demolition plans, marking the loss of another early campus structure. The Hecht and Stanford Residential Colleges were already demolished to make way for Centennial Village, while the Mahoney and Pearson Residential Colleges are slated to be brought down next year as well.