Category Archives: Grove Isle Condominium

Grove Isle residents must act!

 *** Progress Update from the Board (04/06/16):
“…amendment was approved at the special meeting of the members held on March, 29, 2016. We sincerely appreciate the overwhelming unit owner turnout resulting in 409 votes in favor of the amendment and 30 opposed.
We would like to thank all owners who participated by exercising their right to vote on this important issue. …Grove Isle Board of Directors” 
(Note:  a favorable vote for the amendment facilitates the adoption of material improvements to Grove Isle)  ***

Grove Isle Gardens

The Grove Isle Condo Association asks that residents pay VERY close attention to the forthcoming vote to amend Article 6.1(b) of the Association’s Declaration of Condominium.
It is essential that ALL OWNERS give this matter serious consideration.  Please do not neglect your interests on Grove Isle.
PGI strongly recommends residents vote a FOR (YES).  We need everyone to vote.
Contact your building manager if you require any further information on the issue and/or the voting procedure.
Click image to open vote document

Click image to open vote document

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Other updates:
  • Tiki hut upgrade built with expertise of the Seminole Tribe is nearing completion
Grove isle New Tiki under construction

Grove Isle Tiki Hut under (re)construction

 

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Grove Isle Club to stay open pending legal case(s)

Quick Update:  The Grove Isle Club is set to reopen on May 15 pending further court proceedings.

More news to follow.   GI Board Memo now included below.

Legal summary follows below from Glen H. Waldman our attorney who is protecting the rights of Grove Isle residents.

Legal update from The Grove Isle Board - April 29

Legal update from The Grove Isle Board – April 29 (click to open)

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Grove Isle: Full House at Court Today

Grove Isle residents turned out in force today to hear that the Developer’s motion to dismiss our injunction was denied.  One hundred and twenty islanders filled the courtroom and proceedings only finished at 5pm.  The hearing will continue on Wednesday (4/29) at 10.30am in the same courtroom.  We encouraged you to join us then to help Preserve Grove Isle.

For latest update please see http://eepurl.com/bldCeH

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Grove Isle: New member-only valet parking policy

 

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Yesterday the developer sent out the March Grove Isle Club calendar.   On the back is a notice that complimentary valet parking is now being offered to all Club members.   This appears like a retreat on the developer’s previous position (see previous posts).

This last development shows at best poor planning and communication from the developer, or at worst an attempt to manipulate the feelings of as many people on the island as possible.

The simple fact is that Grove Isle could not have been built without enough parking spaces.   An agreed number of shared spaces (our research shows this to be 111 spots) was/is a city requirement.

We trust that the Grove Isle Board will continue to robustly deal with this dispute.

 

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Grove Isle (Over) Development 101

Rendering of Sailboat Key (38 Storey)

Rendering of Sailboat Key / Grove Isle (4 x 38 Storey)

The goal of Preserve Grove Isle is to provide to residents of Grove Isle and the public in general accurate and objective information related to the history of development and the legal issues related to proposed development of 4 Grove Isle.  We have worked to provide accurate and detailed information to make certain that the issues before Grove Isle, Grove Isle Associates (the Developer) and the City of Miami are transparent.  After all, “sunshine” is what makes Miami, and sunshine on these issues is good for the public interest.

Please scroll down to read a summary of our research.

Sailboat Key (Grove Isle) 4 Towers & Club with Parking

Sailboat Key / Grove Isle Towers, Club with Extensive Parking

To this end, under the “Documents” tab on the home page, we have made available public documents, including contracts, filings, permits, and plans related to the proposed development of 4 Grove Isle.  Some of these documents are very old, dating back into the 1970’s, whereas others are recent.  These documents provide the legal basis for our claim that the Settlement Agreement of 1977, signed by the City of Miami, the then owner/developers and those from Coconut Grove who originally opposed the proposed plan of development of Sailboat Key on Fair Isle, limits further development of Grove Isle.

Alternative Rendering of Sailboat Key (1500 Car spaces)

Alternative Rendering of Sailboat Key / Grove Isle

In summary, the documents show:

1]  Grove Isle’s original development was complicated by legal and political action.  The local community was in total opposition to the development and expressly the overdevelopment of an undeveloped island with its plan to build four 40 story towers with 2000 units and 1500 parking spaces.

2]  The process resulted in a compromise that shaped the island as we see it now. After significant litigation, the Settlement of 1977 defined what would be allowed and the location of all of the elements, including the club on the eastern shore of the island.

3]  Building permits were issued, three 18 story towers and one five story tower were built and certificates of occupancy issued—all within the constraints of the Settlement of 1977.

4] Sale of 4 Grove Isle in March 2013 and plan to build an 18 story residential tower on the site of the hotel/restaurant/club—after over 30 years without change on the island.

5] Weiss-Serota Memorandum of Law claiming the absence of vested rights to build an 18 story tower based on the Settlement of 1977 and the importance of current zoning law, Miami 21.

Grove Isle Condominiums and Club Rendering

Grove Isle Condominiums and Club Rendering

For access to the PGI document archive please go to the DOCUMENTS section of this web site. .

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Grove Isle Rebuts Developer’s Moves with Appeals

Grove Isle Residents Association recently reported that the City of Miami’s Zoning Administrator has determined that the latest five story proposal for 4 Grove Isle is consistent with its zoning regulations, known as Miami 21Grove Isle’s lawyers are appealing this administrative decision.  The decision on compliance with current zoning laws is completely independent of the terms of the 1977 Settlement Agreement—the agreement signed by the City to allow development of Grove Isle. 

Meanwhile the developer’s request for a demolition permit for 4 Grove Isle is still pending before the city.  Grove Isle’s Association has reconfirmed that they will also challenge this request.  Demolition without agreement on a final solution for 4 Grove Isle risks substantially damaging values and amenities for residents of Grove Isle if a debris field/bulldozed site is generated without a building permit for planned development.

Grove isle Board Jan 2015

Grove Isle Board Memo Jan 9, 2015 (click on image to open document)

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Grove Isle Board reshapes to face island’s challenges

Grove Isle Elections Underway December 2, 2014

Grove Isle Elections Underway December 2, 2014

A big thank you goes out to all the residents that participated in the Grove Isle Condominium Board elections last week.  These votes have now led to a significant modification of the Board and its elected officers.  This Board is well placed to robustly address the challenges being presented to our island community.

Please click on the image below to see the detailed results of the poll.

Grove Isle Election

Grove Isle Votes 2014 – Board Election Results (click image to open)

We are very grateful for the commitment shown by current and past members of the Board to ensure that Grove Isle remains a wonderful place.

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Grove Isle Board Elections to be held December 2 , 2014

Although this PRESERVE GROVE ISLE  website was initiated as a response to the potential development of 4 Grove Isle into residential condominiums, one can interpret the goal of preserving Grove Isle more broadly by promoting the participation of the residents of Grove Isle in dealing with some of the major issues before us.

These issues include, but are not limited to, (1) the development of 4 Grove Isle, horizontally, vertically or not at all; (2) the strategy for interacting with the developer (e.g. mediation); (3) rebuilding of the infrastructure of Grove Isle under the control of the Board; (4)  assessments for continued improvements; (5)  Re-appeal of the Dues suit to force the owners of 4 Grove Isle to participate in maintenance costs on Grove Isle, moving forward and reimbursement for back costs; (6) general housekeeping issues for the buildings and property; (7) development of a strategy for the protection/enhancement of property values on Grove Isle.

Grove Isle Election

Grove Isle Votes

To this end, the Board of the Grove Isle Condominium Association plays a critical decision-making role.  The Board is elected annually, and that election is coming up in two weeks.  There are nine board members, three from each building.  The new board will elect a chairman.  It is our understanding that all of those candidates for a Board seat will have a brief description of their background distributed shortly by the Condominium Association.  WE ENCOURAGE EVERY CANDIDATE TO PROVIDE, BEYOND THAT BRIEF DESCRIPTION, THEIR APPROACH TO DEALING WITH THE ISSUES LISTED ABOVE.  This can be done directly on this website so that the residents, the voters, have the appropriate data to make an informed decision.

Grove Isle Election First Notice Document

Grove Isle Election Second Notice Now Delivered

In the current environment, members of the Board have considerable responsibility, expend considerable effort, and work as unpaid volunteers.  In this form of representative governance, we need to all participate and be properly informed.

This is the time to let the Board know how you feel.

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Are Storm Clouds Approaching Grove Isle?

Storm passing Grove Isle

It has been a quiet summer on the development front vis a vis Grove Isle—at least on the public side.  As a reminder, the developer has taken a three pronged approach to move his agenda forward:  (1) Mediation with the Board of Directors.  The first (and only) meeting was held in June, with the understanding that the Board requested more detailed plans that have not since been received; (2) the developer’s initiation of litigation against the City of Miami to move his application for an 18 story tower forward; this application is based on one side of an interpretation of the Settlement of 1977 that led to the development of Grove Isle; (3) the developer’s application to have a portion of 4 Grove Isle rezoned from T5 to T6-8, thus allowing for building of a condo tower under current zoning law, Miami 21.  In the mix of these activities was also a proposal by the developer to limit the height of the tower to 12 stories and 168 feet.  In the meantime, many competing luxury condo tower projects are either in construction or past the permitting phase in Miami, with construction imminent.

Members of the Grove Isle Club—essentially all residents of Grove Isle—have been invited to a informational meeting at the Club on October 10 at 4 pm by the developer.  As indicated below in the invitation, among the agenda items included are the timing of demolition of certain club facilities, new club facilities, alternative club facilities during construction.  It is unfortunate that the developer has elected a time that makes attendance by members difficult:  at 4 pm, members who have their primary residence at Grove Isle are still at work; and the snowbirds are not scheduled to start arriving until the beginning of November.

Grover Isle Club Notice

Developer’s Notice of Meeting & Agenda (click to view)

The Board of Directors of the Grove Isle Condominium Association immediately sent out an announcement to all residents of Grove Isle.  This announcement, copied below, specifically emphasizes that the City of Miami has not issued a permit for demolition to the developer.  Furthermore, it was confirmed that this informational meeting has been called by the developer and not the Condo Association.

Grove Isle

Grove Isle Condo Board’s response to the developer’s notice (click to view)

In our effort to keep everyone abreast of the potential development of 4 Grove Isle with a residential tower of luxury condominiums, we provide this information in the interest of transparency.   We thank the Board for their continued vigilance.

Committee to Preserve Grove Isle

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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

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

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

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

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.

Grove Isle North Grove

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?

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Developer Moves to Rezone 4 Grove Isle

Priceless views from 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

Grove Isle Board Memo July 24 2014 (click to open)

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Grove Isle mediation update

grove isle negotiator tracker

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.

Grove Isle Fencing Demolition

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 20, 2014 (click to open)

Grove Isle Condominium Board Memo of June 27, 2014 (click to open)

Grove Isle Condominium Board Memo of June 27, 2014 (click to open)

 

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