Tag Archives: Rezone

Grove Isle: legal & parking update

And now bicycles…

The developer has now demanded that Building III’s bike room be emptied — and residents have been given seven days to vacate this space.

During Monday’s Board of Directors’ meeting, Tony Recio of Weiss Serota,  presented a much appreciated legal update regarding the developer’s various plans for the island.   Excerpts of this meeting, which include comments regarding the mediation process and parking saga, may be reviewed by clicking this [link] or the image below.

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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 lawyers fault developer’s latest plan

As announced on this site on 15 January, the Board of Directors of the Grove Isle Condominium Association received notice that the Developer had received approval of the five story plan submitted to the City of Miami.  The City Zoning Administrator determined that the proposed five story plan for 62 condominiums and a new club is consistent with Miami 21, the current zoning law.  The Board of Directors, through their attorneys Weiss Serota, appealed this determination on 31 December.

The appeal (click to open) is presented in full below.

grove isle t5r

Grove Isle is zoned T5-R

In summary, the appeal argues that the current zoning, T5-R, for 4 Grove Isle is 100% residential.  The current club is a for profit facility open to the public, including those that do not reside at 4 Grove Isle (i.e. those residing at 1, 2 and 3 Grove Isle).  In its current location, it is non-conforming regarding the zoning ordinances since it was built and opened long before Miami 21.  However, to relocate it to a site on tennis courts facing the marina, it must conform to Miami 21.  And as a commercial entity—restaurant, store, spa, etc.—it does not conform to Miami 21 since Miami 21 requires only residential units in this location (zoned  T5-R). 

grove isle appeal

Grove Isle residents appeal developer’s latest plans (click image to open)

We look forward to hearing the response and will share it when it is available

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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 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 | Coconut Grove | Miami

Grove Isle

Grove Isle, Miami — A proposed high density development risks damaging the neighborhood.  The Preserve Grove Isle (PGI) campaign supports residents’ efforts to halt a development project proposed for the Grove Isle Hotel and Resort site.  This project involves the demolition of the Grove Isle Hotel and Club and its replacement with a 18 story residential tower or numerous “5” story* residential structures that wrap around the island.  This project will destroy Grove Isle’s natural balance and superb amenities that have been enjoyed for many years.  The Grove Isle Condominium Association’s  attorneys have already noted that the developer’s project marks “a stunning departure from established law in reversing more than 30 years of legislation.”  Furthermore, there are also serious concerns about the proposed project’s environmental impact and the damage it would cause to the North Grove neighborhood.  Please read on to acquaint yourself with the latest developments and issues regarding this high density development in Grove Isle and North Coconut Grove.

* T5 Zoning may mean the proposed structures are actually equivalent to 8 stories high.

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