Tag Archives: Coconut Grove Village Council

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.

Latest moves made on 4 Grove Isle Condominium Board site

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.

Grove Isle North Grove

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

Grove Isle Association Board Memo Aug 28 2014

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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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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

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.

fencing and demolition

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.

Traffic Issue

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.

Map showing depth of bay around Grove Isle

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.

delivery traffic

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 infrastructure will be removed and the luxury property prepared for sale. Many of these apartments will be custom designed by new owners working with their own group of decorators, contractors and subcontractors. The windows, glass walls, mechanicals, railings, paint and all the interior common furnishings are loaded at this phase. Depending on how well these new units sell, this period could be relatively short (six months) to multiple years. All new residents will need to move in and load their personal furniture and furnishings.

developer dredge biscayne bay

Grove Isle developer dredging threat to Grove Isle and Biscayne Bay

Duration: The duration of this development can be approximated using a construction “time line.” The estimate for a project of this scope, with its attendant logistical issues, is at best 2.5 to 3 years for preparation and building construction. This assumes NO legal or unexpected events, unforeseen environmental issues, and the absence of labor strikes. Custom design and modifications of each unit by their owner could take at least an additional year. If the developer were to obtain all permits necessary to begin construction in early 2016—one and a half years from now—the project would be completed by 2020. In the interim, much of the island would be a construction site. The effect on sales of existing condos is uncertain but there is no reason to believe that construction on this scale would enhance valuations. More likely, turnover of condos during this period would be decreased and price per square foot would diminish. After 2020, valuations become more difficult to predict.

Preserve Grove Isle

Note: All values and statements cited above are based on our opinions and estimates

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Grove Isle campaign seeks residents opinion on developer proposal

Grove Isle is in Coconut Grove

Preserve Grove Isle

Dear Fellow Neighbors

We are all getting bombarded with lots of information about the potential changes of our wonderful island home.   We are delighted that residents are very interested in our future. For this reason we would like to get a sense of how YOU feel.

To accomplish this goal one of your neighbors will come around to ask your opinion YES or NO in terms of whether you wish to have any high density construction on the island or not. We all realize that this topic is of paramount importance to the future life style and setting of Grove Isle.

Please note that the Condominium Association lawyers will present an information meeting for all Grove Isle owners on Monday 7 April.  Further information regarding this is included in the document attached below.

Grove Isle Condo Association Memo - 1 April 2014

Grove Isle Condo Association Memo – 1 April 2014 (click image to open)

Thank you for your support to protect our Grove Isle.  Please check the communication section for all the latest thoughts, information and developments regarding our collective home.

 

 

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Preserve Grove Isle presents case to Coconut Grove Village Council

Grove Isle Presents to Coconut Grove Village Council

Preserve Grove Isle presents to Coconut Grove Village Council

Chuck Kaplanek from The Preserve Grove Isle Organization delivered a slide show presentation to the monthly meeting of the Coconut Grove Village CouncilInterested parties and officials from throughout Coconut Grove heard, firsthand, about the proposed development plan and the large opposition to it.  Many supportive ideas were discussed and these will be added to the planning and progress of the “Preserve Grove Isle” project.  The residents’ legal rights and opinions will help shape the future of Grove Isle.

The Grove Isle Condominium Association Board has also issued a communication that their lawyers have been studying the developer’s presentation.  A copy of  the Board’s letter is attached below (please click to open) and a report is expected by the end of the week.

Grove Isle Condo Assoc Memo 25 March 2014

Grove Isle Condo Assoc Memo 25 March 2014

Please also check the latest comments from our readers.

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