Brickell Homeowners Association

Reprinted from BHA News, Vol. XVI, No. 1 Spring 2006

A Vision for the Brickell Community

By Robert Green, BHA Associate Member 1550 Brickell Avenue

Our company developed the 1550 Brickell rental community in the late 80’Äôs, and we continue to own it. Before addressing my vision for the future of South Brickell (south of 15th Road), let me first describe the significant changes that have occurred in the Brickell area during the past two decades.

In the late 1980’Äôs, Brickell’Äôs primary commercial hub was at 8th Street, as three or four office towers had been recently completed. Brickell Key was just beginning to be developed, and there was virtually no residential development north of 15th Road. Also, most of the blocks just north of 15th Road were substantially undeveloped, as that area was considered to be inferior and at the wrong end of Brickell. The recently demolished Sheraton was the only quality hotel on this side of the River.

Although the changes in North Brickell (north of 15th) have been profound during this time, the changes in South Brickell have been very few. In my opinion, we are no longer THE Brickell residential location, as Brickell Key and other North Brickell waterfront sites are now the best residential locations in the city, and the redevelopment of the Sheraton site promises additional high-end development close to the River. Meanwhile, the buildings in South Brickell are typically showing their age and our sales prices are dwarfed by those in the newer developments.

Although it was inevitable that much of the newer development would move north, as that is where the vacant and under-developed land existed, it is not too late for us to improve our neighborhood and, in the process, improve property values in South Brickell. In order to do so, however, we must embrace the changes which have occurred around us and then develop a plan for improving our neighborhood. One such example is that the area around 15th Road has encountered significant development, thereby providing an appealing gateway to our community complete with shops, banks, restaurants and health clubs. Yet, the planning process in our neighborhood (South Brickell) has lagged that of North Brickell because we don’Äôt relate in a meaningful way to that significant and growing hub. For example, there is a relative dearth of residential development in our neighborhood which abuts (or is in close proximity to) this 15th Road hub. From a planning standpoint, that is not ideal because walking should be encouraged at such activity centers. Like all great cities, Brickell is becoming a walking city and we in South Brickell need to share in that very positive experience.

Regardless of how and why we got here, the simple fact remains that North Brickell has many exciting new buildings while we have many older, undistinguished buildings, especially on the West side of Brickell, and very few vacant sites for new development. But, all is not lost, as our community could, with appropriate zoning, become every bit as exciting as North Brickell while retaining its exclusively residential character.

While my comments relate primarily to the west side of Brickell, they could also relate to some of the older buildings on the east side of Brickell. Please understand that I am not suggesting that all of the existing low rise buildings on the west side of Brickell be replaced with high rise buildings, but I am suggesting that a more generous zoning code, which calls for mostly mid-rise buildings, would stimulate new projects, thereby providing a huge upgrade to our community and provide a more fitting compliment to the high rises to the east.

While there seems to be some level of agreement among community leaders that the development on the west side of our community is hugely inferior to that on the east, and should be improved, the solution has been elusive. One explanation could be that our political leaders have been unwilling to battle area homeowners as it is assumed that they might vigorously oppose any zoning change to the west side of Brickell. Although that assessment may be accurate, it is hard to believe that proper development of our populous South Brickell community could be thwarted by so few when no legitimate argument can be made in opposition to such a modified zoning plan.

There is one more idea which would greatly improve our South Brickell community and I feel certain that neighbors would be supportive. Specifically, Simpson Park could become a huge potential asset for our community if it were transformed into an active park instead of leaving it as a wooded, sleepy park which is poorly utilized. Although that change by itself would be a huge improvement for our community, I would suggest that we take it a step further by seeking to include a community center in that park, much like the facility that exists on Key Biscayne or, to a lesser extent, like they have at the Coral Gables Youth Center. We have all heard our community leaders talk about how much they care about preserving our communities and I cannot think of anything that would build on that notion like a community center. If this idea were floated to the political leadership, we would undoubtedly hear legitimate concerns about the cost of such a facility but, in response, I would point out how common it is for cities, including ours, to exact financial commitments from developers for such community needs. There may also be money available from Park Impact Fees, which have been collected from developers for some time now.

Communities don’Äôt just become great, we have to make them great. Sometimes, inertia or political fears dictate how cities develop. But, collectively, we have so much at stake, and I think that the time may be right to ensure that growth in our city includes us. By embracing this vision, our community will be better and so will our neighborhood. Let’Äôs work together to make it happen!

Reprinted from BHA News, Winter 2004
Brickell’s Boom: An Update on Development

It’s not news that construction in the Brickell corridor is booming with more than a dozen major projects underway and nearly as many in the planning stages. One only has to drive two and a half miles north along the Brickell Avenue/Biscayne Boulevard corridor from 25th Road to the Miami Arena to see it firsthand.

BHA News featured a rundown of the projects in a 2002 issue, and many readers now regularly request an update. With the enormous assistance of the Downtown Development Authority, the following pages provide the vital statistics, as supplied by developers to DDA, about projects in the Downtown-Brickell area south of Miami River, starting with those under construction followed by those which haven’t yet broke ground.

A remarkable 5,548 residential units (752 rental and 4,796 condo) are currently under construction, along with 300,000 square feet of retail space and the same amount of commercial space. Add to that nearly 10,000 residential units in the planning and permitting stages, 620,000 square feet in retail space and more than one million square feet in commercial space. This is on top of the 4,364 new residential units the DDA reports have been added since 1995, along with 160,000 square feet in retail space, 920,000 square feet in commercial space and nearly 900 hotel rooms. Prior to ‘95, the BHA counted 5,100 units in its membership of 26 condo associations so, if everything gets built that’s planned, the number of residential units in the area will surpass 25,000 units. Definitely booming!

Projects south of Miami River, as of March 2004:

Under Construction

Jade Residences at Brickell Bay

Location: 1295 Brickell Bay Drive
Developer: Fortune International Development and Swire Properties
Type: Condominium
Units: 340
Floors: 48
Number of Bedrooms: 1, 2, 3 & 4
Unit Sq. Ft. Range: 900 - 6,000
Price Range: $400,000- $5 million+
Project Cost: $295 million
Description: Residential, retail and office development. Amenities include nine-foot high ceilings in tower residences and 18-foot high ceilings in bay lofts; full-service business facility; concierge service; cabanas overlooking the bay, racquetball court; a 31,000-square-foot recreation area to include a European spa and fitness center, infinite edge pool, wading pool, whirlpool and landscaped sundeck.
Completion: Fall 2004

Skyline

Location: 2101 Brickell Avenue
Developer: Skyline Equities Realty
Type: Condominium
Units: 360
Floors: 38
Number of Bedrooms: 1, 2 & 3
Unit Sq. Ft. Range: 791- 1,762 plus terraces
Price Range: $225,000-$1 million+
Description: Residential. Units feature floor-to-ceiling windows, terraces, granite countertops, marble baths; high-tech gymnasium; business center; onsite valet; party room; retail areas; pool deck with Jacuzzi and volleyball courts.
Completion: 2004

Park Place at Brickell

Location: 1440 Brickell Avenue
Developer: Rilea Group
Type: Condominium & Rental
Units: 372 & 418
Floors: 36 & 40
Number of Bedrooms: Studios, 1, 2 & 3
Units Sq.Ft. Range: 550-1,500
Price Range: TBA
Description: Residential and retail development. Amenities include a garden plaza, three swimming pools, tennis courts and gym.
Project Cost: $150 Million
Completion: Winter 2007

The Sail

Location: 170 SE 14th Street
Developer: Renzi Development
Type: Condominium
Units: 152
Floors: 29
Number of Bedrooms: 1 & 2
Unit Sq. Ft. Range: 700-1,400
Price Range: $210,000-$400,000
Description: Residential and retail development. Amenities include fitness center, pool, parking garage and 24-hour security.
Project Cost: $26 million
Completion: Spring 2005

Brickell on the River

Location: 27 SE 5th Street
Developer: Groupe Pacific Int’l.
Type: Condominium
Units Phase 1: 384
Units, Phase 2: 328
Floors, Phase 1: 43
Number of Bedrooms: 1, 2 & 3
Unit Sq. Ft. Range: 800-1600
Price Range: $200,000-$600,000
Description: Residential and retail development. Amenities include swimming pool, tennis court, gym, spa.
Project Cost: $200 million
Completion: Winter 2005

Mary Brickell Village

Location: 900 S. Miami Avenue
Developer: Constructa US
Type: Rental
Units: 382
Floors: 32
Number of Bedrooms: 1, 2 & 3
Unit Sq. Ft. Range: 750-1,600
Price Range: TBA
Project Cost: $150 million
Description: 200,000 sq. ft. retail center and professional offices combined with a 382-unit luxury residential tower. Anchor stores include Publix Super Market, Bally Total Fitness, PF Chang’s China Bistro, Oceanaire Seafood Room, Redstone American Grill.
Completion: Spring 2005

Carbonell

Address: 681 Brickell Key Drive
Developer: Swire Properties Inc.
Type: Condominium
Floors: 40
Units: 284
Number of Bedrooms: 1, 2, 3 & 4
Unit Sq.Ft. Range: 1,031 - 2,860
Price Range: $370,000-$2 million
Project Cost: $198 million
Description: Residential development with amenities including pool, concierge, valet parking, tennis courts, adjacent to retail shops, restaurants and gourmet grocery.
Completion: Spring 2005

Emerald at Brickell

Address: 218 SE 14th Street
Developer: Emerald Development Group LLC
Type: Condominium
Floors: 27
Units: 142
Number of Bedrooms: 1, 2 & 3
Unit Sq. Ft. Range: 812 - 2,724
Price Range: $300,000 - $1 million
Description: Residential development. Amenities include rooftop pool, parking, fitness area, 4 penthouse levels.
Project Cost: $31 million
Completion: Winter 2005

Brickell View

Location: 30 SW 12th Street
Developer: BAP Development
Type: Condominium
Units: 323
Floors: 37
Number of Bedrooms: 1 & 2
Unit Sq. Ft. Range: 800 - 1100
Price Range: $180,000 - $500,000
Project Cost: $47 Million
Description: Residential and retail development
Completion: Winter 2004

The Club at Brickell Bay

Location: 1200 Brickell Bay Drive
Developer: Brickell Bay Plaza, LLC
Type: Condominium
Units: 645
Floors: 43
Number of Bedrooms: Studios, 1, 2 & 3
Unit Sq. Ft. Range: 410 -1,202
Price Range: $175,000 - $500,000
Description: Residential and retail development. Amenities include pool, parking garage, health club, 24-hour security, shops and restaurant.
Completion: Spring 2004

Espirito Santo

Location: 1395 Brickell Avenue
Developer: Estoril, Inc.
Type: Condominium
Units: 116
Floors: 36
Number of Bedrooms: Studios, 1, 2 & 3
Unit Sq. Ft. Range: 461 - 2,841
Price Range: $ 214,000 - $ 1.6 Million
Hotel: Conrad Hilton
Hotel Rooms: 203
Project Cost: $160 Million
Description: Residential, hotel, retail and office development. Amenities include fitness club, sky lobby, parking garage, pool, two tennis courts, whirlpool and sundeck.
Completion: Spring 2004

Planned Projects

The following projects are various stages of permitting with projected dates for breaking ground supplied for each.

Brickell City Center

Location: 901 Brickell Avenue
Developer: The Related Group & Brickell City Center, LLC
Type: Condominium & Rental
Condo Units: 440
Rental Units: 560
Floors: 46 & 55
Number of Bedrooms: 1, 2 & 3
Condo Price Range: $200,000 - $800,000
Rental Price Range: TBA
Project Cost: $300 Million
Description: Residential, retail and office development. Amenities include two pools, Two restaurants, valet- parking, health spa & exercise room, business center, concierge, 24-hour security and more.
Construction Date: Summer 2004

Millennium Residential & Retail

Location: Five parcels located between SE & SW 8th Street, north to the Miami River, along South Miami Avenue.
Developer: Millennium Partners
Description: Residential and retail development encompassing 12 acres, with expected development of approximately 4 million sq. ft.
Status: Preliminary stages of Density and Design

Brickell Station

Location: 1101 SW 1st Avenue
Developer: KV Brickell Partners Limited
Type: Condominium
Floors: Two 36 story towers
Units: 718
Number of Bedrooms: 1, 2 & 3
Unit Sq. Ft. Range: 850 - 1,500
Price Range: $225,000 - $425,000
Project Cost: $125 Million
Description: Residential and retail development. Amenities include a pool, fitness center, shops, restaurant and 24-hour security.
Construction Date: Winter 2004

Coral Station at Brickell Way

Location: Between SW 13th St. & 15th Rd., fronting on SW 1st Ave.
Developer: BVT Development Corporation, Taylor Development Land Co. & Wood Partners Inc.
Type: Condominium & Rental
Units: 365
Floors: 28 & 17
Number of Bedrooms: Studios, 1, 2 & 3
Unit Sq. Ft. Range & Price: TBA
Project Cost: $100 million
Description: Residential, retail and office development. with a pool, fitness center, restaurant and 24-hour security.
Construction Date: Spring 2004

1390 Brickell Bay

Location: 1390 Brickell Bay Drive
Developer: South Bayshore Tower, Inc.
Type: Condominium
Floors: 39
Number of Units: 323
Number of Bedrooms: Studios, 1 & 2
Unit Sq. Ft. Range: 536 -1431
Price Range: $209,000–$1 million+
Description: Residential and retail with amenities including two pools, health club, parking, coffee shop and restaurant.
Project Cost: $92 million
Construction Date: Spring 2004

The Beacon

Location: 801 Brickell Plaza
Developer: Renzi Development
Type: Condominium
Floors: 39
Units: 250
Number of Bedrooms: 1& 2
Unit Sq. Ft. Range: 700 - 1,800
Price Range: $ 240,000 - $ 600,000
Description: Residential and retail with restaurants, pool/spa, 2 parking space per unit.
Project Cost: $40 Million
Construction Date: Summer 2004

The Residences at Brickell

Address: 170 SE 12th Terrace
Developer: The Related Group of Florida
Type: Rental
Floors: 22
Units: 138
Number of Bedrooms: 1, 2 & 3
Unit Sq. Ft. Range: 770 - 1,685
Price Range: TBA
Description: Residential and retail development. Amenities include business center, clubroom, health club, food emporium, sauna, pool and spa.
Project Cost: $28 million
Construction Date: Spring 2004

Infinity at Brickell

Location: 60 SW 13th Street
Developer: Colonial Development Group, LLC.
Type: Condominium, office & retail
Units: 433
Floors: 52 stories
Number of Bedrooms: Studios, 1 & 2
Unit Sq. Ft. Range: 560-1,200
Description: Luxury condominium featuring “sky lofts” of open space with pool on 10th level deck with gym overlooking.
Construction: Fall/Winter 2004

North of Miami River

Activity is brisk north of the Miami River and in the Central Business District.

Under Construction

One Miami at 205 South Bayshore Blvd. with 896 units
Flagler First Condominiums at 101 East Flagler Street with 90 condo units
Capital Lofts at the Security Building, 117 NE 1st Avenue with 62 condominium units

Planned

Miami River Village located along the north side of the Miami River between the South Miami Avenue Bridge and Metrorail with 1,800 condo units and 800 rental units planned.
River House Lofts at 350 W. Flagler, 170 units
Metropolitan Miami, at 200 & 300 SE 3rd Street and 200 SE 2nd Street with 897 rental and condo units planned
The Loft, 234 NE 3rd Street, 196 condo units.
The Loft II, 200 NE 2nd Street with 496 condo units planned.
Everglades on the Bay, 244 Biscayne Blvd., with 866 condo units planned
Mist, 888 Biscayne Blvd. with 516 condo units planned
Ten Museum Park, 1040 Biscayne Blvd, with 200 condo units planned

Reprinted from BHA News, Fall 2003

City Coaxed, Developers Came
New Ordinance Would Reduce Bonuses for Saturated Brickell
With nearly every parcel developed or under construction along Brickell Avenue between Miami River and the Rickenbacker Causeway, it’s hard to fathom that developers need any encouragement or incentive to break ground in this prized area.

That’s what BHA has been telling the City of Miami for the past two years since it began advocating for the removal of the density bonuses provided in an ordinance enacted two decades ago. With growing concerns about traffic, infrastructure and services to support the thousands of new residential units coming online, it seems logical to limit the density of new projects and not risk the quality of life for all of residential and commercial Brickell. The current ordinance provides means for developers to increase the size of their projects rather than limit them.

Currently developers are allowed to make “a nonrefundable developer contribution of $6.67 to the Affordable Housing Trust Fund administered by the City of Miami” for an additional one square foot of allowable building space. Thus, bigger, more dense development.
The new ordinance raises the “contribution” to $12.40 per square foot and imposes minimum size restrictions on the sizes of units built: “…one bedroom units shall be a minimum of 900 square feet in size; two bedroom units shall be a minimum of 1200 square feet in size, and 3 bedroom units shall be a minimum of 1500 square feet in size.”
In qualify for additional square footage, the new ordinance requires “an enhanced level of public benefit and amenities…in the form of publicly accessible open space and/or an enhanced design that ensures all required parking is screened from street view....”

BHA had passed its resolution in November 2001 asking the City to examine the current practice, and to perhaps offer the bonuses in areas where they are looking to spur development, as was once, a long time ago, the case with Brickell Avenue. The ordinance is scheduled to come before the City’s Planning Advisory Board in November and then before the full City Commission on November 25.