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print like loading tagged city of miami developer grove isle grove isle condominium association board miami21 aug 30 2014 7 comments coconut grove grove isle hotel miami miami21 north grove neighborhood grove isle board issues update on proposed development the grove isle condo association has recently updated residents with details regarding the developer s new plan for the island the new proposal foresees a tower of 168 feet and 12 stories high as such it represents a 20 height reduction from his original proposal it is important to note that this height information is meaningless as no other data for example building volume and footprint has been provided despite requests for more information made months ago in the mediation process more moves on 4 grove isle site it appears that the developer s application to rezone his section of the island has not yet been confirmed for hearing by the city s planning and zoning appeals board rezoning part of grove isle is an attempt to force the city s hand and throw out miami21 s relevance in the north grove it s a slippery slope a decision to allow rezoning 4 grove isle may facilitate the eventual rezoning of the whole north coconut grove coastline rezoning of grove isle could lead to the rezoning of much of the surrounding waterfront a copy of the latest board memo is available below click image to open grove isle association board memo aug 28 2014 25 730790 80 237708 please support and share this story share on facebook opens in new window facebook share on whatsapp opens in new window whatsapp share on x opens in new window x email a link to a friend opens in new window email print opens in new window print like loading tagged coconut grove coconut grove village council developer grove isle miami miami21 rezone aug 18 2014 9 comments coconut grove coconut grove law grove isle grove isle amenities grove isle condominium miami miami21 north grove rezoning tactic developer applies to city of miami to rezone 4 grove isle as grove isle goes so goes the north grove potential for waterfront high rises linking downtown coconut grove to brickell in july grove isle associates llp submitted the document see below requesting rezoning of approximately half of 4 grove isle specifically the 3 acres currently occupied by the hotel restaurant spa in contrast to a variance where an owner requests a waiver from the current zoning law i e miami21 this is a request to rezone this portion of the property from t5 to t6 8 thus allowing the building of a condominium tower along the plans originally proposed such a tower would then be in compliance with miami 21 there is no request to rezone the other 4 acres now zoned as t5 4 grove isle drive rezoning application folio 01 4114 002 0010 click image to open rationale the primary argument for rezoning half of 4 grove isle is that the adjacent buildings i e 1 2 3 grove isle are high density buildings and changing the zoning of 4 grove isle will not significantly change the character of the island the application argues that existing buildings at grove isle are in effect t6 8 buildings the proposed t 6 8 development on 4 grove isle property would fit with the neighborhood therefore they argue that the zone change is harmonious and consistent with the surrounding grove isle buildings however 1 2 and 3 grove isle are non compliant with miami 21 having been built before proper zoning controls were in place one might argue now that allowing high density buildings on grove isle in 1977 was an error caused by the absence of strict zoning laws and the pro development attitude at the time urban planners would now properly propose that high density high rises do not belong on the waterfront but should be set back from the waterfront so that there is a gradual continuum from the waterfront of low rise then medium rise then high rise development indeed this is one of the fundamental principles of miami 21 with a goal of avoiding the miami beach and north situation of beach front high rises miami21 zoning of grove isle and north coconut grove the rezoning process for this rezoning application the planning department of the city of miami is only charged with reviewing the rezoning application and not in the larger sense of how the rezoning and new development is linked to the 1977 ssa or the 5 year litigation history from 1973 77 that lead to the 1977 settlement agreement any rezoning must be in compliance with the comprehensive plan of the city of miami city council has the ultimate decision making responsibility on rezoning implications for rezoning rezoning will lead to construction of a large luxury condominium tower all of the issues of access to the island damage to the causeway storage of materials etc will greatly impact not only grove isle but residents of north grove and coconut grove see earlier post of 25 june north grove rezoning threat appears rezoning benefits whom will rezoning of 4 grove isle benefit you the public will see no benefits indeed the public will no longer have access to a public restaurant and boutique hotel there will be no aesthetic contribution to the region and a negative contribution to the environment including biscayne bay there will be no benefits to the residents of grove isle property values are already sagging in a market in which the rest of miami continues an upward trend the developers will be the sole beneficiaries as measured financially in sum this is all about money the developers recently bought this property with the idea of quick fast track financial gain rezoning of grove isle could leading to rezoning of much of the surrounding waterfront implications rezoning represents a legal approach to circumventing zoning laws the process is significantly different than that employed for application of a variance miami has a long history of being pro development and changes to the zoning of grove isle could portend efforts to rezone much of the waterfront on the nearby mainland in the north grove thus allowing contiguous high rise development from downtown coconut grove to brickell this would logically complete high density development all along western biscayne bay but is it good for miami in the long run grove isle is the canary in the coal mine could this be the beginning of a domino effect of high density development in areas zoned otherwise please support and share this story share on facebook opens in new window facebook share on whatsapp opens in new window whatsapp share on x opens in new window x email a link to a friend opens in new window email print opens in new window print like loading tagged coconut grove development grove isle miami miami21 north grove rezoning t5 jul 25 2014 28 comments coconut grove law grove isle grove isle amenities grove isle condominium litigation miami miami21 north grove north grove neighborhood the grove developer moves to rezone 4 grove isle 4 grove isle hotel club views priceless and still neglected the 4 grove isle developer has now submitted an alternative plan for the island to the city of miami the new application mentions a 12 story tower on a development area which excludes the tennis club as such this is a more sophisticated attempt to split the island and test the resolve of the community against further high density development rezoning is required as the project will still not be in keeping with the miami21 planning regime a structure which should provide a foundation for real estate decisions furthermore it is not yet clear what effect this will have on club amenities or how the developer intends to overcome the serious logistic and environmental constraints of the island needless to say local residents both on and off the island and the real estate market have been spooked by this project perhaps it is also partly responsible for the recent high profile departure from our neighbourhood for further detail on this update please click on the board memo image below please also share your insights on this topic in the comment section below grove isle board memo july 24 2014 click to open please support and share this story share on facebook opens in new window facebook share on whatsapp opens in new window whatsapp share on x opens in new window x email a link to a friend opens in new window email print opens in new window print like loading tagged biscayne bay coconut grove developer grove isle grove isle club miami21 permit planning jun 28 2014 4 comments appeal coconut grove coconut grove law grove isle grove isle amenities grove isle condominium litigation miami miami21 the grove grove isle mediation update the grove isle condominium board recently issued two updates please click on memo images at end regarding the status of the mediation process with the developer the board entered into these discussions at the suggestion of city of miami commissioner marc sarnoff the process has been paused so that far greater information regarding the developer s proposals and methods are made clear the board has yet to receive this information the board has also discovered that the developer has put forward an application to allow the installation of construction fencing associated with the demolition of the grove isle hotel and club this move is surprising as it is not yet clear what or where exactly the developer is going to build or demolish some fear that these parallel moves could be construed as a demonstration of bad faith in the mediation process or that this process is not being taken seriously perhaps it would be useful to know what the officials at miami city hall and city of miami district commissioner marc sarnoff think about of all of this grove isle condominium board memo of june 20 2014 click to open grove isle condominium board memo of june 27 2014 click to open 25 735160 80 220192 please support and share this story share on facebook opens in new window facebook share on whatsapp opens in new window whatsapp share on x opens in new window x email a link to a friend opens in new window email print opens in new window print like loading tagged city of miami coconut grove coconut grove village council demolition developer grove isle grove isle condominium board grove isle hotel and club mediation process planning jun 25 2014 25 comments biscayne bay coconut grove coconut grove law grove isle miami north grove north grove neighborhood the grove grove isle one if by land and two if by sea redux although there remain many legal environmental and political issues to be resolved before any development can proceed on grove isle we believe the logistical issues of developing a large new project on the far side of a small island already with over 500 residential condominiums quite daunting to obtain detailed analysis and expert consideration from a third party removed from this discussion we queried an experienced construction engineer in order to obtain a professional opinion the comments made regard either the developer s plan a the tower or plan b five story horizontal development both of roughly equivalent size we specifically wished to learn the options that any contractor would have for the demolition phase the construction phase and the completion phase grove isle has long sought to protect its bridge from high weight loads the challenge is that this is a large project proposed on a very tight thin and long slice of grove isle this island connected to the mainland by a two lane causeway that is rated for 15 tons is fully occupied and the primary residence for many families plan a is positioned on the exact opposite side of the island from the causeway entrance the island is surrounded by biscayne bay and the bay is about 2 4 feet deep within a half mile of the island perimeter except where dredging was performed to approximately eight feet many decades ago in the marina area grove isle demolition and construction threats preparation phase during the preparation phase space for the trucks supplies workers parking will be reserved and secured presumably chain linked fencing and lighting will be installed to minimize theft and vandalism of construction materials there will be signage for resident traffic detours placement of construction trailers and the need to reserve a large area for outgoing debris and incoming building materials given that 4 grove isle covers about 40 of the circumference of the island all of these activities will necessarily be in close proximity of 1 2 and 3 grove isle grove isle drive provides access to 500 family homes demolition phase during the demolition phase the existing hotel club building spa roadways parking structures and other related structures will be demolished and the debris asphalt concrete glass and metal removed as a crude estimate our consultant suggests that this will involve the removal off island of about 15 000 tons of debris given the 15 ton limit of the causeway approximately 1000 dump truck runs will be required if removal is by land if removal is by sea standard dump barges would be used these barges which hold about 2400 tons of debris draw 14 feet of water six or seven barges would be required however nowhere in biscayne bay is the water depth 14 feet either a channel would need to be dredged from the ocean to approximately 16 feet deep or many more but much smaller barges that draw considerably less water could be used nonetheless there is currently no channel to the island to support even medium size barges see the image of the government chart of biscayne bay below grove isle is shown within the large red circle a number of the depth readings also circled in red are indicated in feet sea grass and the limited depths of biscayne bay surround grove isle construction phase in this phase the 18 story tower plan a or multiple lower sized buildings plan b will be constructed on the development site this involves the building of the foundation preparation of elevator shafts and assembly of the steel framework next concrete is poured for floors and exterior windows and facades installed when tight to weather the interior walls are built and the plumbing electrical and hvac installed finally interior walls are tiled or painted appliances and cabinetry installed and floors laid with wood carpet or stone modern construction techniques usually perform many of these activities in parallel from the lower floors to the top floors in sequence this entails the delivery to the island and to the construction site specifically of about 30 000 tons of materials including cement steel glass mechanicals hvac etc again from the analysis above this will require over 2000 trailer trucks and cement trucks or many specialty barges to accomplish importation of these materials furthermore new roads and parking areas will need to be built the proposed project may involve thousands of journeys to move over 30 000 tons of material on to our island completion phase there will be a clean up and furnishings phase where all the construction infra...