Brickell Homeowners Association

FDOT BRICKELL AVENUE STUDY - PART II
Limitations Coming Into Focus
While neighbors in every direction are adding landscaped medians, circles and curbing to their streets to slow cars down, Florida Department of Transportation officials are close to recommending that the landscaped medians and trees be removed from the center of Brickell Avenue in the financial district to enable cars to move faster.

While there are variations in all the possible changes being explored, several options show the Brickell median taken away completely or in portions north of SE 12th Street, leaving only a four-foot wide concrete divider.

On June 15th, FDOT officials called together the volunteer Citizens Advisory and Business Advisory Committees for a joint meeting after heralding in February the beginning of a comprehensive traffic study for Brickell Avenue. The Project Development and Environment (PD&E) Study is looking at ways to improve Brickell Avenue, for 1.7 miles, from SE 25th Road to SE 4th Street (Brickell Bridge).

FDOT officials had created traffic simulations to present, which demonstrated the all-too-familiar “failures” in the “F” rated level of service in the financial district portion of Brickell Avenue. They weren’t ready with recommendations at the early June public meeting, but presented some preliminary information.

So far in their studies officials found that changing the lane “geometry” would not improve flow on Brickell Avenue. But adding a lane would, and the wide median from 12th Street to 8th Street seemed ripe for the paving. A necessary “sacrifice” if folks want to ease the congestion and move cars faster, they said, with which some attendees agreed.

FDOT officials said that converting the median to a lane wasn’t a final decision, but wanted to verify that people would be okay with the solution. At one point they asked for a show of hands for all those okay with sacrificing the oak trees and medians in that four-block stretch, but there were too many unanswered questions for the meeting participants to decide that question.

Bridge Delay Factor
A major factor contributing to Brickell Avenue congestion especially during the work week hours is the opening of Brickell Bridge for ships entering and leaving the Miami River port. FDOT officials said they weren’t confident in the time estimate supplied by the Coast Guard for delays caused by the opening of Brickell Bridge. They were told it averages four minutes.

“It may be only four minutes that the bridge is actually up, but the delay is exponential,” Andres Goins, project director, said. He said that they are seeking to independently verify the time it takes for traffic to resume.

Eighth Street Solution
They were not optimistic about the two-way conversion of 8th Street, much to the dismay of several attendees. Their early simulations didn’t show that solution as providing much relief they said, so far, and acquiring the additional land needed on either side would make it a lengthy, difficult process, not to mention expensive. They are conducting a cost-benefit analysis on the two-way conversion question.

Many have hoped that a two-way Eighth Street west of Brickell Avenue would supply another artery to move cars out of the area and give drivers an alternative route north, via Miami Avenue. Miami Avenue’s bridge over the Miami River is much higher than the Brickell Bridge and has considerably fewer vehicles using it on a daily basis.

Improving arterial roads is not the goal of this study, attendees were reminded. As FDOT officials said in February, the study is seeking ways to improve the flow on Brickell Avenue, U.S. Highway 1.

Business leaders and neighbors at the meeting, however, said that improving east-west flow, which is the direction most of development is pushing, would make things better for Brickell by giving drivers alternative routes out of the area.

Others expressed concern that pedestrians interests were not being addressed. There was no discussion of improvements that could make the area “pedestrian friendly,” an important part of the urban mix. Removing the median would make it virtually impossible to get all the way across Brickell in the short time provided by the crosswalk signals.

It’s still early in the study process, however, and most remain optimistic that pedestrian improvements will be forthcoming as promised originally in February.

Steve Greenberg, an area resident and participant on the Citizen’s Advisory Committee, summed up the reality of the situation: “FDOT wants to move vehicular traffic through faster. Those of us who live here want to slow it down. We’re at odds.”

The next Citizens and Business Advisory Committee meetings will be in August. Anyone interested in finding out more about the committees or wishing to receive notice of the meetings should contact Project Director Andre Goins at telephone (305) 470-5208 or andre.goins@dot.state.fl.us

Plans for Icon Brickell, The Related Group’s development on the Sheraton Hotel site at 495 Brickell Avenue, continue to move forward with landscaping plans completed for the property and the adjacent Brickell Park.

As reported in the last BHA News, The Related Group is entirely refurbishing Brickell Park as part of the agreement they reached with the City, which includes a guarantee that the condo association of the Icon owners will be responsible for the maintenance of the park in perpetuity. A public baywalk is planned for all around the park and around the Icon property as well, which will also be maintained by the property owners.

The Related Group updated BHA and Brickell Area Association board members at a meeting in late June. Gary Marks said their plans include relocating seven very large, old oak trees from the Icon property to Brickell Park, a tricky, but entirely feasible proposition. He said it’s been done on other projects by the specialists they’ve hired for this, and the arborists give each tree a 90% chance of recovery after relocation.

“Both Miami Circle and Brickell Park are of high archaeological sensitivity,” he said. “So we have to be careful with any trees we move or remove.”

They’re putting the oaks in spots that have already been disturbed or are not archeologically sensitive. Mr. Marks said The Related Group will also be donating 130 palms on the current site to other parks in Miami.

When the actual construction begins on the three towers, The Related Group will take a temporary 50-foot easement into the north side of the park to accommodate the construction.

Mr. Marks was candid about the disruption that is anticipated for the site’s construction, which will result in some 1,700 residential units. There’s only one access via Brickell Avenue. The three towers will have 20,000-square-foot decks that will each require seven to eight hours for the concrete pours. In addition, they’ll be pouring concrete floors every four days.

“Those are going to be heavy days with trucks. We’re planning off-site parking for employees to bus them in and out,” he said. “We have access challenges. It’s a lot of building on the site.”

Since The Related Group will take ownership of Brickell Park during construction (and then deed it back to the City of Miami when complete), they said they have worked out that side of the plan.”

To the north, the Miami Circle area belongs to the State of Florida, so there’s no access or construction easement plans in place there. The Park Service held a series of public meetings in Miami with various stakeholders to hear what people want to see on the site, how they think the Circle should be developed, displayed to the public, etc. Questions were raised about making the site part of the Biscayne National Park system, and what kinds of public amenities would be suitable and possible given the limited access.

“To the north, we’re talking to park service and other agencies as to what to do with Miami Circle Park,” Bill Thompson, executive vice president of The Related Group, said. “We offered options and they’re trying to focus on what they want, where they want it. It’s an ongoing process but it’s going to take some time to pin down what’s going to happen in that park.”

The Related Group said they plan to begin site demolition in August and foundation pouring in January. The second building construction will begin six months after the first, and the third six months after the second. Each building is expected to take 20 months to build.

PRESIDENT'S COLUMN by T. Sinclair (Tory) Jacobs
Rewards Await Those Involved

The topic of this issue’s President’s Column first came to mind several weeks ago. The general subject matter wasn’t new — getting involved — but I was freshly inspired by a mailer I received that encouraged volunteering to serve on a board. It was sent out by the Arts & Business Council and the County’s Cultural Affairs Department on behalf of some 1,100 cultural organizations in Miami-Dade.

The colorful, upbeat piece pointed out that serving on a board provided an excellent return on investment in terms of personal and professional paybacks. It said offering one’s time and talents enables a person to have a direct influence on creating policies and helping to shape programs.

And perhaps most importantly, it said that board involvement gives you the opportunity to make a difference, impact the development of your community, direct its future course, and advance the cause.

All true for cultural organizations, as well as for just about any organization in which volunteers provide the fuel and the fire to move the mission forward.

Many condominium association boards dependent on volunteer leadership have experiences, we’re told, similar to that of our own BHA nominating committee. When tapped for service, folks don’t respond that they’re not interested, but rather that they just don’t have the time with competing demands in their lives. Perhaps they are hesitant to commit and then not find the time to follow through.

But what’s the cost of letting others take the reins, of not getting informed about the matters on the table until after they’re decided? Sometimes it’s too late for a new viewpoint, while sometimes one person can change the decided course at the 11th hour. Most times, however, it’s less than efficient and puts more bumps on the path to effectively find and implement solutions.

A column by our friend of the Miami-Roads Neighborhood Civic Association, Joe Wilkins, underscored these types of consequences in an article he authored for Miami Monthly about the new traffic calming devices in the Roads. Seems that despite the best efforts of those working on the problem of increasingly hazardous conditions in the neighborhood, some folks missed the communications about it. (See “Don’t Wait Until It’s Too Late” in this issue.)

Serving on your own condo association’s board or becoming involved in BHA is a sure way to keep on top of what’s happening in your neighborhood. It’s the best way to have a hand in protecting our quality of life. Please consider lending your experience, time or talent to the efforts of your neighbors. Most of those who invest themselves will attest that the risk is low and potential returns are high.

About five years ago in my neighborhood, The Roads, there was an outcry about the dangerous and increasing volume of traffic in the neighborhood. Drivers were using our quiet side streets as high-speed alternatives to Coral Way. The building boom exploding around us threatened to make things worse. A drive to close off some of our streets was curtailed by a county requirement that traffic calming be tried first.

The Miami Roads Neighborhood Civic Association, for which I serve as a director, held a public meeting to hear concerns and then took those concerns to the city. The city hired professional consultants, and then held another public meeting to present the options.

The pros then did a traffic study, which included a tour of the residents, to obtain a full picture of the problem. The consultants’ plan was presented to residents at another public meeting and then went to the county, was approved, and presented at yet another public meeting for “final” review by the community.

Each of these meetings was advertised in our newsletter (hand delivered to every home), by our email system, in Neighbors, etc. Updates were also provided on an ongoing basis. The meetings were all well attended and residents in attendance were supportive of the project.

A contract was issued and construction of the traffic circles began. At our annual meeting in February, the proverbial manure hit the fan.

This traffic circle, located in the Miami-Roads neighborhood, was put in place to slow motorists down.

Some highly vocal neighbors opposed the project. Some said they had never heard about it. Others voiced concerns that needed to be addressed.

The problem is, almost none of those folks had attended the previous meetings or contacted us. Now that this train is well down the track, it is much harder for us to deal with their issues.

Traffic circles similar to the one above are found throughout Coral Gables, implemented in the past few years in response to heavy traffic cutting through, and frequently speeding on, the residential streets of the Gables.

There are lessons to be learned: If your neighborhood has an association — join it. These organizations benefit from having members with all points of view, and residents’ concerns are best addressed before the fact.

If your association has a newsletter — read it. Some who said they had never heard of the projects were folks to whom I had personally delivered our newsletter. Getting informed fast can prevent problems later.

The hectic tempo of our times leaves little time for people to devote to community matters. This is just as true for those who serve neighborhood associations as it is for those who are affected by their actions.

However, when the value of your property and the quality of your life is on the line, it is critical to try to devote a few hours a month to get involved.

Don ’t wait until it’s too late.

This article was reprinted with the permission of MIAMI MONTHLY.

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If you drive in the area to the southwest of the Brickell corridor in the Miami-Roads neighborhood you’ve probably noticed new traffic circles constructed and landscaped in a few different intersections. These “traffic calming” devices were put in place as a way to discourage speeding motorists from cutting through the residential streets and endangering pedestrians and other motorists, as the article by Joe Wilkins explains.

In the northeast area of the Brickell corridor, a number of residents of Brickell Key have also been working on implementing traffic calming on the Brickell Key bridge. The bridge pavement is marked with “30 mph” which may or may not be seen or heeded. Signs cautioning drivers to watch for pedestrians can be found at both ends. But the bridge presents a generous expanse of road (especially when coming out of congested Brickell Avenue traffic), and drivers often speed up. Motorists who pick up speed on the bridge have very little distance to slow down after they come over it and enter the island. Pedestrians are often nearby – in fact there’s a pedestrian crosswalk right at the end of the bridge – who many feel are at risk of being hit. Speed bumps have been suggested by some residents as a way to improve the safety situation.

Brickell Homeowners Association supports Brickell Key residents’ efforts to improve the safety of their neighborhood streets, and passed a resolution to that effect at its May board of directors meeting. Brickell Key reps are working with the various entities with jurisdiction over the bridge in an effort to come up with a solution.

Not only has 15th Road gotten a new, high-end name in “Broadway,” it’s undergoing a physical transformation befitting its swanky new identity and the growing towers lining its north side in the block between Brickell and South Miami Avenue.

The Rilea Group will provide new landscaping on the medians of 15th Road from South Miami Avenue to Biscayne Bay, CEO Alan Ojeda told BHA. The Rilea Group is the developer of One Broadway and Park Place at Brickell, two towers along Broadway/15th Road, one at South Miami Avenue, the other on the Brickell corner.

One Broadway, slated to open in August, is a 36-story, 371-unit rental property with studio, one-, two-, and three-bedroom apartments. The second, a 32-story tower, which will begin construction next summer, will be an office building with 480,000 square feet of space and ground floor retail including a restaurant that serves outdoors in the plaza/park fronting the tower.

Restoration and improvement of the medians immediately in front of the construction projects, from Brickell Avenue west for a block, was part of the overall development plan. However, Mr. Ojeda graciously agreed to BHA’s request to expand his beautification efforts to include the entire stretch of 15th Road to the Bay. He estimates it’s 600 to 700 yards. A traffic circle is also planned for the intersection of South Miami Avenue and Broadway.

Currently some mature, healthy palms dot the medians, but they’re unevenly spaced. Mr. Ojeda said that in discussing what would look best there with Brickell reps they thought that filling in the irregular gaps with more palms would be ideal. “We want to create some consistency with what’s already there,” he said.

A couple of types of ground cover are also being considered. The landscape plans will also have to take into consideration, and work around, the utilities that are part of the medians.

Mr. Ojeda said he expects the new plantings to start going in sometime during the latter part of summer.

Neighbors have asked why so many names for Southeast 15th Road? East of Brickell, it’s named for Dr. Lucia Lorenzo, a former Brickell resident who died in a shootout at a hospital protecting children in another state. West of Brickell Avenue, a new name has been added, “Broadway.” A city committee, the “Co-designation” committee, considers naming requests by residents who foot the bill for the new signage if approved. The City Commission approved “Broadway” in late 2004.

FDOT supplied BHA with an impressive report of its improvement work around Rickenbacker Causeway, Brickell Avenue and U.S. 1. The goals of the improvements were “to extend the life of the roadway and the bridges, as well as improve ridability and safety through this busy area.” Feedback from neighbors indicates that all did go smoothly and ahead of schedule, as the FDOT states, and with relatively little disruption.

The following was published in the report of FDOT’s District Six Construction Office in June 2005:

Rickenbacker Causeway Bridges
On January 19th, workers began rehabilitating two bridges along exit ramps connecting the westbound Rickenbacker Causeway to I-95 North and US 1 South. Work was performed on the roadway surfaces as well as the support structures of these bridges over SE 26th Road, South Miami Avenue, SE 25th Road and US 1. The work was scheduled to last 280 days but was completed in just 133 days. The cost of this project was approximately $632,000.

Work on bridge decks (roadway surfaces) included cleaning and placing a protective coating on the decks and handrails. Work on the support structures included pressure cleaning and painting all structural steel. There were day and nighttime lane closures and detours associated with this project, however, these were scheduled to minimize impacts to the motorists as well as area residents.

South Dixie Highway/Brickell Avenue
On January 10th, workers began roadway and safety improvements along South Dixie Highway/Brickell Avenue from just south of I-95 to SE 25th Road, and along SW/SE 26th Road from SW 1st Avenue to the Rickenbacker Causeway Toll Plaza.

This work lasted 120 days with completion in May, 2005. The cost for this work was approximately $1.47 million. This project also required lane closures to facilitate work. These were scheduled to minimize impacts to motorists and residents. Improvements for these areas included:
• Resurfacing & re-striping the roadway
• Rehabilitating asphalt pavement
• Upgrading traffic signals & signs
• Reconstructing various sidewalks & driveways
• Upgrading handicapped ramps at intersections to comply with current Americans with Disabilities Act (ADA) standards.

Some residents whose condos line 25th Road from South Miami Avenue east to the bay have been finding an increase of cars on the streets, parallel parked along the road and median. Although legally parked, they take spots that residents and their guests might need to use, oftentimes for the entire day, for free, since the street isn’t metered.

Some vehicles reportedly belong to construction workers who walk, catch a ride or a bus to their nearby construction sties. Other observant residents report that cyclists use the area as a launching point, meeting in their cars and taking off en masse to Key Biscayne and other areas on bikes.

Parking meters could deter the freeloaders, but they’re so unattractive that the idea wouldn’t receive consideration. Resident decal parking, a method of ensuring that homeowners have access to their streets for their own parking needs, has been implemented successfully in a number of areas in Miami-Dade. Typically you see this in areas on Miami Beach that are residential but also adjoin popular commercial venues that draw visitors, their cars and a high demand for parking.

In the City of Miami, Lucy Garcia, customer service manager for Miami Parking Authority, said within the Brickell corridor decal parking has been instituted on Brickell Bay Drive, between 14th Street and 15th Road. Other areas in Miami where the program is in place include around the Miami-Dade College’s InterAmerican Campus at SW 8th Street and 27th Avenue, some areas around Coral Way, and in Little Havana near Bryan Park. South Miami Avenue residents have also instituted the program on their streets, which prohibits any non-decal street parking 24 hours, every day.

The way the program works is fairly simple: residents who wish to park on the street purchase a resident’s decal for $25 a year per vehicle. If one anticipates visitors who will need street parking, daily decals can be purchased by those same residents for $1 apiece. Repairmen, visitors for parties, families in town overnight...all would need the temporary decals which can be quite a nuisance.

And finally, to implement residential decal parking, everyone has to agree to the program. Those residents who live directly on the street, as well as others in the area who might be impacted.

The Parking Authority conducts a survey of the residents to ensure that the agreement is there.

For those interested in the program for 25th Road, that means the agreement of residents of at least six condo properties, more if the surveyors expand their canvas area. For the six condos directly on 25th Road (25 Bay Tower, Brickell Biscayne, Brickell 25, Brickell Park, The Metropolitan, Brickell Forrest) that’s 628 residences.

Clearly, that would take a grand effort on the part of those who really want the program, and they still might not meet with success. The effort on Brickell Bay Drive, which required agreement from some 700 residents, took a year, Ms. Garcia reported. But they worked hard and kept at it and got all those involved to agree. They were experiencing construction workers parking there early in the morning for the entire day leaving residents with limited building and guest parking no where to go.

If you’re a resident in the 25th Road area and have an opinion about resident decal parking, for or against, let us hear from you, nbrown@brickellhomeowners.com

You can hardly pick up a Miami newspaper or magazine without seeing articles and advertisements about the development boom in Miami, especially in our neighborhood and downtown.

The chart below is from the City of Miami’s report that tracks large-scale developments within the City of Miami. The City notes that cost data totals vary as figures are not provided by developers for all projects.

Since the report in last quarter’s BHA News, the number of projects has increased by 13% and the number of residential/condo units by 7%. Square footage for office space is up by almost 5% while retail space is down slightly.

In response to BHA’s request that the City of Miami limit bicycle traffic to west sidewalks of Brickell Avenue in the interest of safety to walkers, strollers, joggers and others, the City of Miami surveyed the area. They watched for incidents involving cyclists and pedestrians, but for only two days. They didn’t see any incidents, so they concluded there isn’t a safety problem.

The City is now conducting further research and anticipates getting back to the Commission for its July 21st meeting.

The City asked BHA to provide documented incidents of bike-walker mishaps or near-mishaps. (See letter below detailing an incident.) This form, which is also available in the BHA News print version, was created to fulfill the request for data.