1111 Lincoln Road in Miami Beach is a pioneering example of how architecture can redefine even the most utilitarian building types. Designed by Herzog & de Meuron between 2005 and 2010, this mixed-use development transcends the traditional function of a parking garage, creating a multifunctional urban hub that serves the vibrant pedestrian community along Lincoln Road Mall. In contrast to conventional parking structures, 1111 Lincoln Road is a place where cars, people, commerce, and social events converge, transforming the parking experience into an urban event.
1111 Lincoln Road Technical Information
- Architects1-15: Herzog & de Meuron
- Location: Miami Beach, Miami, FL, USA
- Topics: Parking Structures
- Project Year: 2005 – 2010
- Photographs: © Huffton+Crow
The structure is the architecture. The car park is an organism made up of a family of concrete slabs, deployed as floor plates, columns and ramps.
– Herzog & de Meuron Architects
1111 Lincoln Road Photographs
1111 Lincoln Road Architectural Strategy: From Functional to Sculptural
Set at the intersection of Lincoln Road and Alton Road, the project occupies a prime site in the heart of Miami Beach. The development integrates a renewed Suntrust building and introduces retail spaces, a private residence, and public spaces adaptable for events like fashion shows, photo shoots, and concerts. The Miami Beach authorities, recognizing the architectural potential of the project, approved additional height for the structure, enhancing the design’s visual impact while preserving the site’s FAR (Floor Area Ratio). This extra verticality is expressed through higher ceilings and open spaces, providing panoramic views of the city and coastline, while the structure itself engages with the public realm on multiple levels.
At the heart of 1111 Lincoln Road is Herzog & de Meuron’s decision to turn a purely functional building type into an architectural sculpture. The parking garage is designed as a fully open, concrete structure where the raw materiality is celebrated rather than concealed. The architects eschewed the traditional approach of hiding the garage’s functional elements behind a facade, instead opting to expose the skeletal form of concrete slabs, columns, and ramps, giving the structure a bold and sculptural presence in the city.
The design challenges the typical anonymity of parking garages. Varying ceiling heights, ranging from standard parking levels to double or triple heights, allow the structure to accommodate additional programs. These include retail units, a private residence on the upper levels, and expansive spaces that can host temporary activities. The public is invited to experience the building by parking a car and moving through its spaces. The central sculptural staircase is an architectural highlight, providing a panoramic view of the surrounding city and turning pedestrian circulation into a ceremonial experience. Drivers are similarly engaged, with the building’s openness allowing them to feel connected to the urban landscape as they navigate the garage’s ramps.
The private residence, perched on a mezzanine level of the top floor, is seamlessly folded into the structure. With lush landscaping and terraces that bridge to the adjacent rooftop, the residence creates a dynamic mix of public and private space, demonstrating the flexibility and adaptability of the building’s form.
Multi-Use Programming: Flexibility and Urban Activation
One of the most striking aspects of 1111 Lincoln Road is its flexibility in accommodating multiple uses beyond parking. The open, adaptable nature of the structure allows it to become a venue for social and commercial activities, positioning it as an integral part of Miami Beach’s urban life. Herzog & de Meuron designed the building to store cars and serve as a space for cultural events, offering a panoramic backdrop for fashion shows, photo shoots, and private parties.
The project’s mixed-use nature includes retail spaces at the ground level and on the upper floors, where shoppers and pedestrians can experience the building’s openness. The upper levels also house a private residence, creating a unique blend of residential and public spaces. The mezzanine residence spills onto terraces, creating an intimate yet expansive connection to the surrounding city. This use of space, which integrates living, parking, and public functions, reflects Herzog & de Meuron’s innovative approach to blending urban programming within a single structure.
The sculptural staircase, situated in the center of the building, plays a key role in this blend of functions. It is not only a means of circulation but also handles the ceremonial quality of moving through the building. Both pedestrians and drivers are treated to views and experiences that are far removed from the usual parking garage monotony.
Contextual Design: Urban Integration and Public Engagement
The success of 1111 Lincoln Road lies in how it responds to its urban context. Set at the edge of Lincoln Road Mall, a pedestrian shopping street filled with restaurants and bars, the structure seamlessly integrates into the vibrant social life of Miami Beach. The architects were inspired by the lively nature of Lincoln Road, designing a structure that both complements and enhances this urban environment.
The transformation of the adjacent Suntrust Bank building from the 1970s plays a critical role in the project. The lowest flocar park’s lowest floorplate cuts through the existing building’s ground floor a glazed storefront along Lincoln Road. This transformation introduces 16 new tenants, ranging from fashion brands like Y3 and Osklen to retailers such as Taschen and Nespresso, revitalizing the area and drawing more people into the site.
Beyond the car park, the project includes a redesign of Lincoln Road Mall itself, particularly the block between 1111 and the nearby cinema. Before the intervention, this part of the street was still open to car traffic. The redesign transformed it into a pedestrian-only zone, paved with black-and-white natural stone stripes and enhanced with mature trees, water features, and public seating. The introduction of a glass pavilion by artist Dan Graham elevates the public plaza to a place of cultural engagement, further integrating art and architecture into the urban fabric.
1111 Lincoln Road Plans
1111 Lincoln Road Image Gallery
About Herzog & de Meuron
Herzog & de Meuron is a renowned Swiss architecture firm founded in 1978 by Jacques Herzog and Pierre de Meuron. Known for their innovative and context-sensitive designs, the firm has completed iconic projects such as the Tate Modern in London, the Beijing National Stadium (Bird’s Nest), and 1111 Lincoln Road in Miami. Their work blends artistic expression with architectural functionality, often employing raw materials and unconventional forms to create structures that engage with their surroundings. In 2001, Herzog & de Meuron were awarded the prestigious Pritzker Architecture Prize for their contributions to modern architecture.
Notes & Additional Credits
- Partners: Jacques Herzog, Pierre de Meuron, Christine Binswanger (Partner in Charge)
- Project Team: Jason Frantzen, Mark Loughnan (Associate), Nils Sanderson, Charles Stone (Associate), Karl Blette, Christopher Haas, Yong Huang, Yuichi Kodai, Paul Martinez, Mehmet Noyan, Caro van der Venne, Savannah Lamal
- Landscape Design: Raymond Jungles, Miami, USA
- Electrical Engineering: Franyie Engineers, Inc., Miami, USA
- HVAC Engineering: Franyie Engineers, Inc., Miami, USA
- Mechanical Engineering: Franyie Engineers, Inc., Miami, USA
- Plumbing Engineering: Franyie Engineers, Inc., Miami, USA
- Structural Engineering: Optimus Structural Design LLC, Miami, USA
- Signage: Tom Graboski Associates, Inc, Miami, USA
- Architect of Record: Charles H. Benson & Associate Architects, Miami Beach, USA (CD)
- Branding Consultant: Wolff Olins, London, UK
- Civil Engineering Consultant: Kimley Horn and Associates, Miami Beach, USA
- Signage Concept: Wolff Olins, London, UK
- General Contractor: G.T. McDonald Enterprises, Inc.
- Gross Floor Area: 22’575 m² / 243’000 sqft (car park structure)
12’635 m² / 136’000 sqft (existing buildings)
1’980 m² / 21’306 sqft (Suntrust building)
