Category Archives: Condomania

Issues and aggravation in our buildings, from decisions on renovations to the antics of owners.

How rising seas threaten our homes on Belle Isle and surrounding islands and neighborhoods

With sea-level rise of two feet, we see significant flooding.

With sea-level rise of two feet, we see significant flooding.

More than most, residents of our neighborhoods know the realities. Our streets have flooded for years at high tide, and we’ve endured the cost and inconvenience of road raising and pumping installation projects that will attempt to keep our neighborhoods dry.

We own or rent properties at risk from rising seas. Many of us wonder when, even with higher sea walls and pumping stations, the sea may be lapping at our door.

The Florida International University’s School of Journalism & Communication did a nifty project on sea-level rise and its South Florida impact, called Eyes on the Rise. As part of it, they created a tool that allows you to project how different levels of rising seas could impact South Florida. Using the tool, you can look at specific addresses.

At three feet, the sea spreads.

At three feet, the sea spreads.

We’ve reviewed the impact on Belle Isle and the surrounding areas with a sea level rise of two, three or four feet, but you could do this yourself and put in your house or building address to see a full range from no-rise to six feet.

At four, all wet.

At four, all wet.

For context, scientists now project a rise of 6 to 10 inches in our area by 2030. Six feet of water level appears outside of our lifetime, but nevertheless, all the projections are sobering.

Once sea-level rise reaches two feet,  buildings are in jeopardy — Costa Brava, Island Terrace and the Venetian Isle Apartments on Belle Isle, for example.

condosAs the water rises, more buildings and neighborhoods are swamped along with the homes on the Venetian islands and high-rises in Sunset Harbour and down West Avenue. As you use the tool, you see all of Sunset Harbour under water except for Sunset Harbour 1800, 1900 and the Townhouses. So is virtually all of West Avenue, the Venetian Islands and all of Belle Isle except the Grand Venetian, the Vistas, 9 Island Avenue, 3 Island Avenue and the Standard.

The Real Deal website compiled a list of major condos at risk at different level or sea level rise.

 

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On Belle Isle, the towing and ticketing is about to begin

Ever since the renovation of Belle Isle Park in 2008 and the changes in on-street parking that came with it, daytime traffic on the south side of the island on Island Avenue has been a challenge. (maybe we ought to say, even a greater challenge).

Loading zones are few, and trucks often block the street beginning with food trucks in the morning rush hour and throughout the weekday.

Part of the problem is design; another is too few spaces. But cars and trucks that overstay the 30-minute parking zones and loading zones make it all worse.

Starting Monday, the city of Miami Beach plans to crack down on violators, at the request of Belle Isle residents. Here’s the note Belle Isle Residents Association president Scott Diffenderfer sent our this weekend:

Please note that new Freight Loading Zones and 30 minute parking zones are in effect on Belle Isle and the warning period is over.  Cars in violation will be ticketed and/or towed at owner’s expense.  Please make sure you and your guests pay attention to the signs and park legally.  These parking zones were created due to resident complaints of trucks illegally parking in the road.

17th Street Residence Inn opens next week

The new Residence Inn at 1231 17th Street.

The new Residence Inn at 1231 17th Street.

The Residence Inn by Marriott that Miami Beach commissioners allowed to be wedged on to a sliver of city land at the corner of West Avenue and 17th Street is supposed to open next week.

IMG_5619Neighborhood activists fought the 116-room extended stay hotel, built by developer Ronny Finvarb on city Housing Authority property that was sold to allow construction. They argued the lot was too small and the hotel would add traffic to an already congested intersection.

But they lost the argument, and the project was approved in spring 2013.

Proposed Residence Inn site north of 17th Street

The hotel triangle.

Three years later, it’s about to open, and the pie-shaped property north of 17th Street and south of the Collins Canal/Dade Boulevard from West Avenue to Alton Road is becoming a triangle of hotel activity.

The old Boston Market property, also owned by Finvarb, is being planned for a five-story, 96-room boutique hotel with a 100-plus seat restaurant.

Next to the Residence Inn on 17th (to the east), the old Mayflower building (think, Vespa store) is seeking historic designation before a full-scale renovation that would turn the apartment building into a 72-room hotel. The historic designation would allow the renovation without providing any additional parking; the property, which already has stores and restaurants at street-level, has less than a dozen parking spaces.

And west of the Residence Inn, the city and the Florida Department of Transportation plan to build a bridge that will extend West Avenue across the Collins Canal into Sunset Harbour.

That project is in the bidding/procurement phase, which should be completed very soon. If all goes as expected, the city could be voting to green-light construction next month. According to project plans, the actual work would take 270 days — nine months.

resinnMeanwhile, the Residence Inn will be the closest hotel to Belle Isle, Sunset Harbour and upper West Avenue. As a place to put up relatives who otherwise might overstay at your apartment, consider this: Rates next week start at $224 a night (for a studio apartment with a kitchen), according to Marriott’s website.  It’s pet-friendly, and breakfast is free.

 

 

Purdy Avenue retail, parking and luxury condo project gets early ok for 90-foot height

shopsThe Residences at Sunset Harbor, a mixed-use project proposed for Purdy Avenue across from Maurice Gibb Memorial Park, got a blessing last week from a key Miami Beach committee to rise 90 feet in an area where the height limit is 50 feet.

The trade-off developer Bradley Colmer pitched to the land-use committee: more height in exchange for less intense use. The code allows 45,000 square feet of retail in a 50-foot-high structure. This project would include 15,000 square feet of retail at street level, and two floors of parking topped by 15 large, luxury condos priced at roughly $3 million each.

The project, just north of the Loft condominium and south of the bungalow that features kayak rentals, will face the Gibb Park and Biscsayne Bay. Cars will enter from the eastern back end on Bay Road.

The Miami Beach City Commission still must review the proposal.

Can Belle Isle Park be a safe and shared play space for dogs and kids?

Dogs playing unleashed Sunday in Belle Isle Park.

Dogs playing unleashed Sunday in Belle Isle Park.

Back in the middle of the last decade, when Miami Beach renovated Belle Isle Park, planners envisioned a passive park with designated play space for dogs in two fenced runs.

Sophie Landers, the granddoggerBack then, dogs hugely outnumbered kids in Belle Isle residences and Belle Isle Park.

You can make the case now that that kids are catching up — or have caught up.

If you live on our island, you know the demographics of Belle Isle have changed a lot. We have many more young families. You see moms and dads pushing strollers and walking and running little ones every day in and around the park.

There are also many dogs with owners outside the dog runs — which is perfectly fine — and often others running the park unleashed, which isn’t so fine.

Some parents  have approached the Belle Isle Residents Association to ask if there could be a dog-free patch of Belle Isle Park. They’d like an area where their kids could safely play without having to worry about them falling into a pile of poop or pee from an errant pet.

You may think, “hey, there’s a great playground at Maurice Gibb Park, go there.” And true, there is. But that’s a long way to push a stroller for a few minutes of exercise, and even more difficult with our ongoing road construction. With a park at our front door, should it be necessary if all you want to do is run around with your kids?

If you are thinking that dog owners are required to clean up after their pets, you are correct. But even the cleanup leaves a residue, and no one cleans up after a dog that pees on the grass.

At the residents association meeting on Jan. 21, BIRA President Scott Diffenderfer asked for volunteers to discussion ways Belle Isle can address the issue. A couple of parents reached out at the meeting, but more involvement would be welcomed. If you are interested, email bira@belleisleresidents.org.

 

Get ready for more neighborhood road construction and new development than you can imagine

At the Belle Isle Blog, we try to keep things in perspective. We live in a gem of a neighborhood, though not a perfect one.

We have traffic issues aplenty. We’re at ground zero for sea level rise. The street-raising and pump projects create lots of inconvenience, but in the long run, we’ll be better off with higher and dryer streets.

And we know that retailers and restaurants want our business and many folks would love to live where we live. And we like to walk to nice places to eat and shop.

So there’s pressure to build on every underused parcel of property around us, especially in Sunset Harbour, which used to be Miami Beach’s back shop — home to car mechanics, plumbers and towing companies.

We understand all of that. And still, the cumulative impact of all the upcoming road work and development proposed for the next two years in the Venetian Way-Sunset Harbour-West Avenue area that was revealed at Thursday night’s Belle Isle Residents Association meeting just staggered us.

In all, the intersecting neighborhoods can expect at least two years more of almost continuous detours, road raising and disruption from the sea=level rise work.

Add to that the impact from no fewer than seven major major development projects that are planned along a half-mile stretch from Belle Isle to Alton Road along Venetian Way, Dade Boulevard and 17th Street.

Wow.

Here is an overview of the roadwork, cheerfully outlined Thursday night by Miami Beach’s city engineer, Bruce Mowry:

— Raising by two feet the flood-prone stretch of Dade Boulevard from the easternmost Venetian bridge (the one exiting Belle Isle) to the bridge over the Collins Canal. This area floods regularly at high tides. Mowry said the City Commission next week will be discussing a proposal to fast-track this work so it can be done in advance of several other road projects nearby, as well as the anticipated reopening of the Venetian Causeway to the mainland, which is expected on March 1. Mowry said this work, once started, is expected to take 75 days.

— Finishing the road-raising work in Sunset Harbour, which will take several more months. Purdy Avenue work continues. The intersection of Bay Road and 18th Street, by Fresh Market, is next. And then Bay Road to Dade Bouelvard. And on…

— Construction of the West Avenue Bridge, which willbe a traffic show-stopper. Mowry said the bridge is currently in the bidding/procurement phase, which should be complete at the end of February. If all goes as expected, the city could be voting to green-light construction right after that. According to project plans, the actual work would take 270 days — nine months. That takes us into 2017.

— The closing and elevating of Dade Boulevard by — wait for it! — SIX FEET. This work, Mowry said, is needed to deal with flooding issues as well as to accommodate linking the north segment of the West Avenue Bridge as it connects with Sunset Harbour.

— West Avenue elevating and pump work. This job goes on — and will continue for more than a year in different segments. For our part of the world, the section from 17th Street to Lincoln Road is done. The traffic lights at 17th and West Avenue await county approval to  become operational. That ought to happen soon.

— Not a road project, but something we heard for the first time at the meeting: Maurice Gibb Memorial Park will also be raised higher. Really.

Mowry promised to keep the neighborhood posted on timetables and detours as this work progresses and, we’ll update on all of that. He also indicated he’d do a neighborhood meeting on timing and detour alternatives before some of the major new work begins.

And that brings us to the developments. We’ll go more or less from west on Belle Isle to the east, ending at Alton Road. It’s quite a list (and we’ll come back later with more detail on each in future blog posts):

–The Standard hotel and spa is discback with a renovation proposal to bring more parking to the site. In January 2013, The Standard pitched an ambitious reconstruction that included rebuilding a wing of rooms and construction of a 45-foot high robotic parking structure. The hotel never moved forward with that plan, and in the time since, the mechanized parking structures elsewhere have had lots of problems. Now, Belle Isle Residents Assocation president Scott Diffenderfer says, The Standard is proposing something less dramatic, but still significant if you live in the bungalows to the east on Farrey Lane: Knocking down the existing one floor east wing of rooms, and replace it with a two-story wing — with parking on the first floor. It would not add any units to the hotel, and would resolve their parking shortage.

— The owners of the Belle Isle Key Apartments,  31 Venetian Way, on the northeast quadrant of Belle Isle. are working on a new proposal to knock down the apartments originally built in 1931. The existing complex is 120 units in three-story buildings on 3.5 acres. The developer plans to show its proposal to the neighborhood when it’s complete. More details to come.

shopsOn Purdy Avenue, north of the Loft condominium and south of the kayak rental bungalow, developer Bradley Colmer is proposing a mixed retail, parking and condo project across from Maurice Gibb Park. The attention grabber in this project is the request to build 90 feet high on the east portion of the structure, which fronts Bay Road. The current zoning allows only 50 feet.  Colmer told residents Thursday night that despite the increase in height, the project will have less impact on neighborhood traffic than if he builds what the code allows: 45,000 square feet of retail ina 50-foot-high structure. His proposal, tentatively called the Residences at Sunset Harbour, includes 15,000 square feet of retail at street level, two floors of parking topped by 15 large, luxury condos priced at roughly $3 million each. The condos will face the bay, overlooking the park.

— At the corner of Alton Road  and Dade Boulevard, site of an old BP gas station, developers have proposed a five-story mixed retail and restaurant project. The top three floors would be parking.

— To the south, on the old Boston Market site on Alton Road, developer Robert Finvarb is proposing a 96-room “boutique” hotel with a 100-plus seat restaurant. The structure would be five stories tall. It would include a bay walk to West Avenue, and construction could start as soon as the fourth quarter of this year if it gets city approval. Finvarb is the developer of the five-story Residence Inn by Marriott on 17th Street at West Avenue.

1700 Alton copy for web.jpg`- At the corner of Alton Road and 17th Street, in the five-story retail/apartment building that includes the Vespa store, there is a renovation proposal. Currently, that building houses first floor retail and is zoned for 36 apartments and 36 hotel rooms. The new project will house retail and 72 hotel rooms.  The historic building, originally called the Mayflower Hotel, has been studio apartments since the 1990s. Currently, the building has enough parking for eight cars.

— Across the street, developers have put together a development site that includes the former Shell station on Alton and 17th Street and the private pay parking lot across the alley at 17th Street and West Avenue. Diffenderfer said they are proposing a project that will include restaurants, retail, parking and 32 high-end rental apartments in a five -story building. It would include a ramp for cars over the alley.

In coming weeks, we’ll drill down on several of these projects.

 

 

Belle Isle Residents Association meets tonight

Here’s a reminder: You can meet your neighbors and learn about key issues facing the neighborhood when the Belle Isle residents Association holds its annual meeting, tonight in the card room at Belle Plaza, 20 Island Ave.

The gathering starts with a wine and cheese reception at 6 p.m., followed by a business meeting at 7 p.m.

We’ll get an update on ongoing and future road projects (get ready for bridge construction at West Avenue), the proposal for an five-story apartment complex on the Belle Isle Key site, progress on the Venetian Causeway and more.

The association will also elect new officers and hear from you about your concerns.