Status Check: Port Tunnel Project

Project components

Work on connecting the Port of Miami with a tunnel and widening the MacArthur continues on schedule. Set to cost $607 million to build, and the first tunnel of its kind in Miami-Dade, it will essentially provide direct access to those needing to enter the Port without having to clog up traffic on Biscayne Blvd.

For more information, read this.

The mechanism created specifically to build the tunnel.

Once completed, the tunnel entrance is expected to look like this:

Rendering of the completed Port tunnel

It currently looks like this:

Tunnel construction site May 30th, 2011

Widening of the causeway

When I wrote about this in 2007, the Palm, Star, and Hibiscus Island Homeowners Association posted my article on their home page–probably due to the potential impact on their island communities. Back then, as now, they are, with discerning eyes, keen to watch closely.

Think there’s room in the budget to make the MacArthur Cause look more interesting in the day? Probably not.

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Midtown Miami, Revisited

Sugarcane Raw Bar and Grill

Back in September of 2007, I wrote a development outlook for Midtown Miami. In it, I said:

“In anticipating the type of commercial activity that may take place around Midtown, the Sunset Place comparison becomes useful. Currently, Midtown doesn’t really offer dining options. The Design District does a better job at filling the void, but Midtown remains depressingly behind in this respect. It’s a simple formula: where there is big box retail and new residential towers, we can expect restaurants, lounges, wine bars, and cafes to follow suit. (Javier Zayas-Bazan, Sept. 25, 2007)”

Mercadito

In January of last year, a “resident” wrote (in comment #34 of the post):

“After an initial boom thing look a lot slower. Circuit City’s departure left a big hole behind that is unsightly and being filled on and off by fly-by-night operations selling Christmas decorations, Halloween supplies etc. If the place was so attractive and booming I am sure high visibility retailers would be fighting over it. Whole foods once rumored to want to erect operations there has apparently scrapped them as well. The number of winos, drunks, drug addicts and panhandlers seems to be exploding. Maybe if we get lucky the whole thing will fly someday but for now, aside from a few small mom and pop cheese & wine places nothing much is happening. (Resident, March 15, 2010)”

Sustain

Today, much of the south sector retail space remains vacant but, as expected, in the last two years, lounges and restaurants have begun to fill in the more centralized spaces–helping to make Midtown a viable nighttime destination. Previously, this aspect had not materialized. This recent viability will go far in boosting Midtown’s prospect for success

Cerveceria 100 Montaditos (Spain-based)

Almost four years ago, I began my last Midtown development outlook by saying,

“Midtown Miami is, in many ways, the most obvious symbol of Miami’s rapid urban transformation.”

Today, it might be representative of Miami’s long crawl back. We’ll have to take a closer look to find out.

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Museum Park (Finally) Disturbing the Ground

Museum Park construction from MacArthur Causeway

For years we’ve been waiting for ground to be disturbed on Bicentennial Park to make way for Museum Park. It finally has, and along with the acquisition of the neighboring Herald land by Genting, will act as a catalyst for development in the Parkwest and Arts and Entertainment District, as the DDA likes to call the area.

Museum Park model by Cooper, Robertson,& Partners

With the Port tunnel project, which I wrote about in 2007, this whole area will be loud with construction activity for years to come. How sweet it is to wake up in the morning and hear the sound of progress.

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Wynwood Urban Art at a Glance

Wynwood

Wynwood is a striking place. In the day, there isn’t much activity, retail, or otherwise. At night, at least on the Second Saturday of every month, the neighborhood transforms. Galleries, often marked by psychedelic building murals, open their doors to a world of art.

Wynwood on Second Saturday nights

The activity of Second Saturday, while taking at place mostly at night, brings a deep art movement to light. Thousands of people converge, from all walks of life, to enjoy art, music, drinks, food, often from an army of lunch trucks, and take it all in. But, it’s only one day out of the month. The absence of a viable daytime economy bogs the area down. Once a month, it’s brilliant, at the pinnacle of Miami’s night scene, a glimpse of its progressive urban future:

Via – apmotionlab

Now, let’s take a daytime glimpse at its urban art.

Any one up for loose a interpretation?

Everywhere you go there’s a mural’s odd figures and expressions capturing your attention.

Hardcore Art and Contemporary Spaces (bottom right corner)

Home to over 50 galleries, Wynwood probably has even more wall murals. This is the hub of an art movement that, anchored by Art Basel or not, is singular and growing–the murals project Wynwood’s vibe:

Teddy Ruxpin's fate

By Andrew Spear

Cat Lover

Where's the robber?

Post-Lebron Dan Gilbert

Ping Pong Wong.

Still in the rabbit hole.

To be continued…

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(Park) Poor Brickell

The Infrastructuralist has a good article on the most notable urban parks in the world. It is a list of the vast green lungs on which great cities breathe–something our emerging City is starved of. There is no great urban park in Miami. There are bay-front lawns that are scantily used, poorly stewarded, and do little to bring the urban fold together. What Miami has, and is largely overlooked, is a lot of vacant urban land. Being that vacant land is a prerequisite for park space, these parcels, in and of themselves, while not much, together, represent true urban park potential.

Aerial view of vacant parcels in the Brickell Interior--reserved for the development of Brickell CitiCenter

Miami, unless it’s willing to imminent domain land on a 1960′s Overtown-devastating scale, cannot have an uber-large urban park the likes of what the Infrastructuralist mentions, and must instead seize smaller parcels and convert them to park use, a’ la Savannah (with its squares). This, if not done, will result in an urban environment devoid of green space to chill out, converse, converge, and depart from the daily grind.

Parks, aside from, among many other things, being meeting points and a boost to peripheral land values, can showcase local art. There is no better example than Gaudi’s famed Parc Guell in Barcelona. Commissions to create fountains and public art installations can give a much needed boost to local artists and do well to reflect Miami’s artistic depth, but this is not meaningfully discussed.

Aerial view of vacant land at the confluence of S. MIami Avenue and SE 1st Ave.

The parcel of land that shown in the image above was once going to be the site of a building known as the Flatiron–an allusion to its namesake in NYC. This project, like so many others, was scrapped, and what remains is a vacant lot used, at times, as a parking lot. If you put on your rose tinted urban glasses, you might see a park with a grand fountain surrounded by buildings. A canvas for local art. A fountain representative of our City’s soul, it’s place in the world, anything but another building. Let the City be a living room, a gathering place, a showcase for the people, and not just a narrow stomping ground for impatient pedestrians, a concrete and glass labyrinth.

Admittedly, Brickell has its share of parks. Let’s see: Simpson Park, which, in its fenced-in state, is not exactly welcoming; Southside Park, which is on the fringes of urbanism; and if you want to count the Miami Circle, the City’s very own, ancient who knows what the hell, then you have one more. Affluent Brickell is park poor and that doesn’t appear to be changing anytime, ever.

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Herald Land Sale Saga Over

Siffin's cancelled plans

With the acquisition of the Miami Herald property by Genting Malaysia, a several year old land sale saga is over. It began with Pedro Martin’s plans for CitiSquare, and when that fell through, Mark Siffin emerged with his own controversial plan, and when that fell through, it resulted in a lawsuit. Just when it was beginning to look like the whole back and forth was never going to end, Sacramento-based McClatchy is touting a new (and final) deal with Genting.

Coincidently, Genting, isn’t the only Asia-based conglomerate betting big on Miami. Swire, purportedly moving forward with its plans for Brickell Citi Center, which I have reservations about,  represents the other major private mixed-use project moving forward in Miami. Swire, mostly known for it’s activities on Brickell Key, has made forays into the mainland market before–most notably with Jade.

After a historic bust, it is doubtful that this news represents the advent of a recovery, much less a boom, but it is a reminder that Miami’s urban development remains premature and it potential for growth is BIG. These 14 acres of prime bay front property represent a potential spark of new development for Miami. Presumably, the lawsuit has been dropped, and hopefully, so will the jaws of passers-by when Genting changes the face of the City.

Post Script: God forbid Genting build anything as calamitous as this.

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Thank You Giants

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A New Gym and Three Clowns

The other morning, I stumbled upon the Jose Marti Gymnasium construction site and thought it was a great public amenity for the neighborhood. With this in mind I stopped my car, rolled down the window, and began snapping some shots. Before I could finish, some where in the distance I heard shouts. It seemed to be coming from above me because no one was on the street. I rolled down the window further and heard “Dile a ese come pinga que pare de tirar fotos!…Terrorista!!” (ask a Spanish speaker for the translation). Hearing that compelled me to drive off, but upon doing so I stopped, got off the car and snapped one more picture. I didn’t notice then, but when I got home, I zoomed in and saw what had happened:

Image: Zoomed in image of three clowns

The three enlightened fellows shown above were doing the yelling. With that said, the gymnasium is a great benefit for the community, but it’s price tag is a bit steep at $10.4 million. To think the City gave the construction contract to the company that hired these morons gives me chills though.

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Collins Avenue Development Activity Expanding

Image: Formerly Fairwind Seafood Bar and Grill

On May 17, last year, I wrote a post on the Collins Avenue Shopping District’s relatively rapid emergence and unique attributes. I ended the post by stating:

“The shopping district currently ends at 10th street, but there is room for it to expand northward. Collins, between 10th and 15th streets represents an underutilized segment of the storied avenue.”

Since then, the area north of 10th street on Collins has begun to transform as the anticipated northward expansion of new retail and hotel activity takes place. Structures are getting bought, restored, or demolished to make way for new businesses.

South Beach as a neighborhood and international brand has continuously redefined itself. It’s in these subtle changes, the motifs within the theme, that you see the redefinition taking place, so that every time a New Yorker or Londoner visits SoBe they feel like the experience has improved. This adaptability, along with the endowments nature has granted the island, is the key to its continued success.

Let’s see what this expansion looks like on the ground:

Image: 1221-25 Collins (NY-based owners)

Image: Hotel Webster 1220 Collins

Image: Site of future retail on 12th and Collins

Image: Palmer House Apartments 1119 Collins

Image: Tudor Hotel 1111 Collins

Image: Courtyard adjacent to the Tudor Hotel

Image: formerly David’s Cafe 1058 Collins

Image: Fairwind Hotel 1000 Collins

Image: Stardust Apartments 910 Collins Avenue

Image: Coral House

Image: Franklin Hotel 860 Collins

Image: Close up of the Franklin Hotel

Map: Green line represents existing Collins Avenue shopping District and new retail. The Red line represents the area of northward expansion currently taking place.

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Jacobo Cababie Dies of a Massive Heart Attack

Today, the profile I wrote on CABI principal Jacobo Cababie (developer of Everglades on the Bay, Turnberry projects, the Capital at Brickell) was the most popular read on my site. Considering I had written it months ago and didn’t have a direct referrer (website linking to me), I figured maybe something happened to him and people are searching him on Google. Turns out, something did. He died of a massive heart attack. No word on how or whether this tragedy will affect his firm’s numerous major Miami projects–including the Fontainebleau expansion.

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Foram Group Bullish on Miami’s Class A Office Market

Condo Boom Stimulating Class A Office Development

Loretta Cockrum, President of the Foram Group (builders of the Brickell Financial Center) has said that the condo market boom has impacted the demand for Class A office space. Most agree that the condo boom, with all of its problems, does have one major positive aspect: the improvement of Miami’s demographics. For Miami, the status quo means mostly low income. Although not likely to quickly change, the incoming occupancy waves in and around the urban core will bring up income levels so that they are more compatible with declining home prices. This demographic improvement, according to Loretta, has and will continue to result in significant high quality commercial development.

Local Small Business Owners Uninterested in Green

Regarding the “Green” or LEED aspects of the Brickell Financial Center, Loretta stated that local small business owners have been mostly indifferent to green development but larger outside corporations based out cities like Chicago, NYC, and San Francisco have come to expect green buildings. According to her, these types of companies are the ones likely to set up shop and bring jobs and affluence to the local market.

Commercial Market is Looking Up

If large corporations are persuaded to do business in urban Miami, then corporate condo-bundle acquisitions at below prevailing prices (sometimes 30% less) are likely. All in all, Ms. Cockrum and representatives of Cushman and Wakefield agree that the Class A commercial market will remain strong as new inventory comes in 2009. With Class A rates stagnant throughout the 1980′s and 1990′s, along with the lack of new inventory added, and a small office market compared to most other U.S. urban centers, Miami’s Class A market is primed for growth.

More from BoB:

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Jorge Perez’s $1 Billion ‘Opportunity Fund’

Cash is King

At Friday’s ULI Conference Related Group principal Jorge Perez announced plans for a $1 billion “opportunity” fund for the purpose of bailing out troubled buyers and expanding assets. Mr. Perez emphasized the scarcity of prime land and claims that the next upswing, whenever that may be, will involve significantly higher acquisition prices–prices that will make today’s per square foot values seem minimal in comparison. In a market where cash is king, he aims to demonstrate that his crown shines the brightest.

Conflict of Interest?

When asked if he would use the fund to acquire mortgages and units in Related Group projects, he quickly dispelled the notion. He did not disclose the fund’s other partner. He went on to say that the next 8 months will be the toughest for the market as most of the construction units are delivered. Within the last six months the fall out (contract walk outs) for Related Group projects was hovering at around 3%, now he estimates that number to be at around 20% with matters likely to deteriorate before they get better.

The Fall Out

Closings in his most high end developments continue to remain strong. He went on to say that his lower end loft developments have not been hit hard by fall out, but the middle of the road luxury condos were being affected. He said that it’s important that during these difficult months Condominium Associations remain fully funded. His fund will help do just that.

Condo Associations Running Low on Funds

The media has seemed consumed with the high foreclosure rates and the growing fall out, but the negative effect caused by operational budget deficits has been mostly ignored. The problem is that foreclosure units aren’t paying maintenance. In most cases, when the bank forecloses on a unit, the Association takes a loss as most of the outstanding funds cannot be recovered. In the case of fall out, developers are left footing the bill for operational costs of unfilled units. To make matters worse, owners in troubled straits barely affording to pay their mortgages are also less likely to pay maintenance. This has led to widespread amenity cuts and a furthering of financial woes for both unprepared developers and troubled condominium associations.

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Update on the Empire World Towers

Ladies and Gentlemen check this out–and don’t forget to click the video feature.

[Via the Daily Business Review]

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Not Closed

First off, for those who have commented, emailed me (I have to catch up on those), or posted info on their blogs or sites, I can’t adequately describe my appreciation, and I’m sorry about my sudden heavy-hearted departure from the Sphere.

Next, I want to make a few things clear:

  • I did not leave on vacation, although it’d be nice right about now
  • I did not move to Canada AND NEVER WILL!
  • I have not lost my drive nor have I run out of ideas to write about
  • I have not forsaken the mission of this site or its readers
  • As you can tell by now, I’m not dead or incapacitated–Thank God.

My personal life took a drastic and dizzying turn in the last few weeks, and I had to and still am dealing with it. I’m an all or nothing kind of blogger. I’m not willing to do this half ass especially with the high standards I’ve come to expect from the readers. I don’t expect to retain all of my current readership, but will nevertheless let you know that

BoB will return (for good) before the month is over.

For those of you who stick around and those who subsequently discover this blog, you won’t be disappointed. Until then, back to solving life’s problems.

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Is Miami Home to the Most Foreign-Born Residents?

Technically, no. That unique distinction is reserved for Sweetwater, FL. Although in Miami-Dade County, City-Data (the source of the list) factors it in as an independent municipality. This is the same for all municipalities within Miami-Dade. In Fact, in the City-Data U.S. Top 100 list of Cities with the Highest Percentage of Foreign Born Residents, the City of Miami ranks fifteenth. Let’s take a look at the top twenty:

  • Sweetwater, Florida (74.9%)
  • Fountainbleau, Florida (73.0%)
  • Hialeah, Florida (72.1%)
  • Hialeah Gardens, Florida (69.9%)
  • Westchester, Florida (69.0%)
  • West Miami, Florida (68.9%)
  • University Park, Florida (66.5%)
  • Chamblee, Georgia (66.1%)
  • Coral Terrace, Florida (66.1%)
  • Tamiami, Florida (65.4%)
  • West New York, New Jersey (65.2%)
  • Langley Park, Maryland (64.5%)
  • Doral, Florida (62.8%)
  • Seven Corners, Virginia (61.2%)
  • Miami, Florida (59.5%)
  • Mecca, California (59.4%)
  • Kendall West, Florida (59.3%)
  • Olympia Heights, Florida (58.9%)
  • Kendale Lakes, Florida (58.8%)
  • Union City, New Jersey (58.7%)
  • Fourteen of the United States’ top twenty cities (pop. 5,000+) with the most foreign-born residents are part of Miami’s metropolitan area. Not only does Miami, as a metropolitan area, top the U.S. list, but dominates it. Actually, Miami tops the world’s list–ahead of Toronto and L.A. Although this isn’t exactly breaking news, seeing how City-Data further breaks down the foreign-born list really highlights Miami-Dade County’s unique demographics.

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    Protecting the Urban Development Boundary

    The information below was sent to me by Dawn Sheriffs of Cleanwater.org: Urban sprawl strikes again! In 2006, with your help the Hold the Line successfully kept the Urban Development Boundary (UDB) from being moved west into Florida’s Everglades to accommodate sprawling development that would strain Miami-Dade’s already backlogged infrastructure.

    Four new pending applications have been filed to open another 178 acres of Miami-Dade to development outside the line. An additional application is expected that seeks to add another 7,000 residential homes to the county’s roads, schools, and utilities increasing both traffic and pollution.

    Empty chambers at community council meetings lead to only 1 out of the 4 applications being recommended for denial.

    Miami-Dade’s citizens can’t afford to pave wetlands and permit new developments that will draw from our already taxed water supply and jeopardize the Everglades.

    We are asking anyone who is able to attend to show up at the Miami-Dade County Commission hearing on Tuesday, November 27, 2007 and show your support!. For those who cannot be there, please visit www.udbline.com to complete an “action alert” asking your Commissioner to protect the Urban Development Boundary.

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    Commercial Development Outook: Central Business District

    Using the latest DDA Development Activity Report, I created the chart below. It represents commercial space that has been built since 2002, current active construction, and commercial projects that have been approved but remain inactive.

    Chart: Derived from the DDA Development Activity report, the chart above, which is separated by retail and office use, represents new commercial space added to the market since 2002, current construction, and approved but inactive commercial development.

    As is the case with Brickell Village, 2008-09 represents a significant hike in new commercial space for the CBD market. At 803,000 sq. ft. of new construction, the Central Business District, ironically, falls short of Brickell Village’s over 1.4 million sq. ft. of new office space coming into the market.

    Here’s what CBRE’s Market Pulse has to say about the office market outlook for the next two years:

    Market space is expected to remain tight until 2009 when nearly 2 million square feet of new space hits the office market. The CBD has not seen new space added to the market since before 2004. Even Brickell Village saw new space since 2004. This brings into question whether Brickell Village is emerging as more of Business District than Miami’s Financial District–north of the River. Plans for Tibor Hollo’s One Bayfront Plaza, in the CBD, may add 2 million square feet of new office space to the CBD, which keeps the CBd in the game, but there haven’t been any major developments in this respect, yet.

    In the meantime, expect vacancies to decline and rents to rise as indicated by the CBRE charts below:

    Charts: CBRE Market Pulse; Vacancy Histories, and Rental Rate Averages

    Since the 3rd Quarter of 2004, the average asking rate for rental was $24.61 per sq. ft. and is now at $28.10. Vacancies have gone from 14.1% in the 3rd quarter of 2004 to 8.4% in 2007. Let’s take a look at absorption patterns since 04′:

    Chart: CBRE Completion versus Yearly Net Absorption

    You will notice that 2004 ended with negative absorption–30.5 thousand square feet were vacated. 2005 was followed up with slightly over 300 thousand sq. ft. of space being filled. Since then, absorption has lingered at around 80,000 sq. ft. a year with no new inventory added to the market. For all intensive purposes,the CBD’s office market has been dull. With more new office space coming online during the next to years than the last five, both Brickell Village and the CBD office markets will be tested. If absorption versus new space is sufficiently high, then both office markets are likely to become more desirable for new commercial development.

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    Commercial Development: Brickell Village Outlook

    The chart below is one of several I prepared that are based on the latest DDA Development Activity Breakdown Report. It represents office/retail development (built, under construction, and approved) from 2002 to mid-2007 in Brickell Village. In an effort to compare DDA data with with an alternative source (to get the best overall picture), I deferred to CBRE’s market outlook. Let’s look at the DDA derived chart first:

    Chart Data Source: DDA

    According to the DDA, there is currently 1.45 million square feet of office space under construction in Brickell Village. Let’s take a look at what CBRE reports:

    The CBRE office construction sum (which doesn’t include office condo development) is +/- 1.4 million sq. ft. This coincides with the DDA figures. Since 2002, there has been a total of 461,000 square feet of new office space added to the Brickell market. The 2007 office construction figure constitutes a major increase in inventory compared to the last five years. There is an underlying concern that the demand for new office space is insufficient for a healthy rate of absorption, but falling vacancies and rising lease rates are contradicting this claim. Let’s take a look at Brickell’s vacancy history since 2004:

    Chart Source: CBRE (Market Pulse)

    In the second quarter of 2005, while the residential condo market was still hot, vacancies in the office market were at a dismal 16.9%. However, since then (in the third quarter of 2007), vacancies have gone down to 8.0%.

    Let’s take a look at recent rental rate averages:

    Chart source: CBRE (Market Pulse) [Firefox users, right click to view larger clearer image]

    From when the vacancies were at their highest level in the second quarter of 2005 to their lowest point in the 3rd quarter this year, the average rental rate per square foot has gone up from $28.34 to $33.03–with one instance of an asking rate of $50.00 in a prestigious Class A office development (according to CBRE, a first for the Miami office market). Decreasing vacancies and increasing rental rates are healthy growth indicators but the 1.45 million sq. ft. of new space brings the market’s absorption rate into question. Let’s take a look at the rate of absorption for new construction in Brickell Village since 2004:


    Chart Source: CBRE (Market Pulse) [Firefox users, right click to view larger clearer image]

    As you can see above, there hasn’t been much new space added to the market since 2004 when 260,000 sq. ft. came online. Still, 247,982 sq. ft. was absorbed that same year compared to the 260k added–a pretty good absorption precedent, but minimal when considering the projected 1.4 million sq. ft. coming online during the next year or so.

    2008 is going to be pivotal for Brickell Village’s office market. The addition of over 1.4 million square feet of new space will test the market’s vitality but a successful transition will increase the overall value of Brickell Village real estate, create new jobs, add to the commercial and residential allure of BV (which already has higher office rental rates than the CBD), and balance the scales of development more evenly with the heavy residential side. If all goes well in 2008 and into 2009, and growth is proven sustainable, then who knows, the office sector might see a significant construction surge.

    NEXT: Commercial Development: Central Business District

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    Update on Fisher Island

    I received this information from the SEIU regarding the situation with workers at Fisher Island:

    “At www.onemiaminow.org –we are soliciting for creative ways to get to Fisher Island’s exclusive shores (and you get a free t-shirt). We are taking anyone who wants to go with us on Saturday to mingle with the super rich who have been squashing the human rights and civil rights of their workers. We are also keeping up a blog of our own at http://fisherislandwatch.blogspot.com where we are going to start listing the ideas people have come up with so far.”

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    Early Week Links

    Media

     Blogside

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    The Height Factor

    Brickell Village is seeing the most high density development (mainly residential) with over 13,000 units built or under active construction since 2002, but what about the height race? Let’s see what the figures say:


    Chart: Each bar represents one of the three primary segments of the urban core. The height of the bar represents the average height (in feet) of projects that have been built since 2002 or are currently under active construction. Brickell has the most projects with 32 factored in, the CBD has a total of 18 projects, and Uptown has 24.

    The average height of new development in Brickell Village, according to the Emporis database, is 451 feet. That’s a bit taller than 500 Brickell. Brickell Financial Center, which has undergone construction in phase I, seems the likeliest candidate to take the top position in the entire city with phase II at 903ft. in height. A pick up in office development would likely boost height averages across the board.

    The Central Business District’s (CBD) average height for new development is 496ft. or roughly the height of Wind. Many of the tallest in the CBD are concentrated along Parkwest, which until recently didn’t exist in the minds of Miamians. Although Brickell Village still has the tallest building in Miami (Four Seasons), the CBD has the tallest buildings on average–a worthy distinction that’s not likely to change any time soon.

    Uptown, with an average building height of 284 feet is evolving into an enclave for loft-style mid-rises. Granted, development along the Bay (Edgewater) has been rather tall, but Biscayne Boulevard projects have remained at around the 200 foot height range, on average. Many of the taller, ambitious projects, are stalled or scrapped.

    Below is the list of actual development (mostly residential, since 2002) per neighborhood as used for the chart above (heights are derived from Emporis and are not guaranteed to be exact, nor is the floor range ["est." means that the height was estimated due to insufficient data]):

    Brickell Village

    Four Seasons 64 floors 789ft
    Infinity I 52 floors 630ft
    ICON Brickell South 58 floors 586ft
    ICON Brickell North 58 floors 586ft
    Viceroy at ICON Brickell 46 floors 465ft.
    Plaza on Brickell (I) 56 floors 610ft
    Jade Brickell 49 floors 528ft
    Avenue II 35 floors 365ft.
    Avenue I 47 floors 480ft.
    Espirito Santo 36 floors 487ft
    Asia 36 floors 483ft
    Latitude on the River 44 floors 476ft
    Plaza on Brickell (II) 48 floors 525ft
    Brickell on the River North 42 floors 482ft
    Brickell on the River South 46 floors 423 ft.
    500 Brickell (II) 43 floors 426ft
    500 Brickell (I) 43 floors 426ft
    Vue at Brickell 37 floors 423ft
    Axis I 40 floors 418ft
    Axis II 40 floors 418ft
    Club at Brickell 42 floors 411ft
    Carbonell 400 floors 410ft. est.
    Avenue 34 floors 400ft
    Skyline at Brickell 34 floors 376ft
    NeoVertika 35 floors 369ft
    Latitude One 23 floors 305ft
    The Sail 29 floors 300ft. est.
    Emerald at Brickell 27 floors 270ft
    Solaris 22 floors 230ft. est.
    One Broadway 40 floors 413ft
    Brickell Financial Center (II) 40 floors 500ft. est.

    Central Business District

    Met 1 40 floors 400ft
    900 Biscayne 65 floors 712ft
    Marquis 63 floors 679ft
    Marina Blue 57 floors 615ft
    Epic (I) 60 floors 609ft
    50 Biscayne 55 floors 554ft
    Everglades on the Bay (I) 49 floors 538ft
    Everglades on the Bay (II) 49 floors 538ft
    10 Museum Park 50 floors 585ft
    Ivy 45 floor 512ft.
    Mint 55 floor 631 ft.
    Wind 41 floors 501ft.
    One Miami I 45 floors 480ft
    One Miami II 44 floors 460ft
    The Loft I 23 floors 274ft
    Loft II 35 floors 433ft
    U.S. Courthouse 14 floors 200ft. est.
    Transit Village 17 floors 220ft. est.

    Uptown

    Quantum S. Tower 51 floors 554ft
    Opera Tower 56 floors 530ft
    Paramount Bay 47 floors 496ft
    Quantum North Tower 44 floors 536ft
    Blue 36 floors 425ft
    1800 Club 40 floors 423ft
    Four Midtown 31 floors 350ft
    Two Midtown 29 floors 320ft
    Biscayne Park 26 floors 277ft
    Platinum 22 floors 225ft.
    Onyx 28 floors 308ft
    Star Lofts 26 floors 280 ft.
    Biscayne Tower 21 floors 230ft. est.
    Biscayne Plaza 21 floors 240 ft. est.
    New Wave 19 floors 239ft
    Gallery Art 18 floors 199ft
    City 24 15 floors 176ft.
    Filling Station 10 floors 179ft
    Cynergi 11 floors 180ft. est.
    Cite 15 floors 170ft. est.
    Pinnacle View 14 floors 140ft. est.
    Uptown Lofts 12 floors 130ft. est.
    Yorker 10 floors 120ft. estimated
    Bay Lofts 9 floors 100ft. est.

    NEXT: Commercial Development

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    Residential Development: Actual vs. Speculative

    The graph below is based on the DDA Development Activity Breakdown Report 2002-2007:

    Chart: Each bar represents one of the three primary urban core segments. Brickell is combined with West Brickell; the CBD with Parkwest and South East Overtown; the Media and Entertainment District with Wynwood, Edgewater, and the Midtown vicinity). Red means speculative development–approved but inactive/unbuilt. Blue means real development–units built or under active construction.

    HIGH DENSITY RESIDENTIAL IN THE THREE CORE AREAS

    The chart above (2002 to 2007) is intended to weigh actual development against speculative development. Speculative constitutes approved but inactive projects–not under construction. Actual development represents projects built or under active construction. Let’s see what the numbers say about the three primary areas of the urban core:

    Brickell Village

    Very much an eighties baby, Brickell Village finally came into its own during the last five years. It currently leads the the urban core in actual development (high density residential) with 13,463 units built and/or under construction since 2002. This total includes West Brickell as defined by the DDA. The surge in new construction produced notable results along north Brickell Bay Drive., the south shore of the Miami River, and the area West of Brickell Avenue. Since the 1980′s, high density residential in the Brickell area had been largely confined to the east side of Brickell Avenue. The recent boom, however, spread development farther west leaving a more mature urban enclave behind.

    According to the report, Brickell Village has the least speculation with 4,266 remaining unbuilt thus far. A large sum, but for urban Miami’s standards, the least. Although South Miami Avenue greatly benefited from the construction surge, it’s also where much of the speculative development has been concentrated (Pointe, Beacon, Brickell Citi Center, Premiere Towers, Columbus Centre, Brickell Flatiron) .

    The Central Business District (CBD)

    The Central Business District (CBD), which has produced little high density residential development throughout the years, saw 8,039 units built and/or under construction from 2002 till mid-2007. Although behind traditionally residential Brickell Village, the CBD has set an impressive precedent for residential development and balanced the scales of development more evenly with office. As a result, the physical character of the CBD has been altered but mainly along its east and south fringes–along Biscayne Boulevard and the Miami River.

    The interior of the CBD has remained largely unaffected and under-utilized in comparison with the south and east fringes. The Related Group, with it Lofts Downtown line is an exception, as is Sergio Rok with Flagler First, and Arbel Devlopment’s Capital Lofts at the Security Building. Still, structurally, much of the CBD’s interior remains decades old.

    Uptown (Wynwood, Media & Entertainment District, Edgewater, Midtown)

    Not surprisingly, upstart Uptown is in last place with 6,721 units of actual development. Regardless, Uptown has shown tremendous growth when compared to pre-2002. The higher levels of speculative development in the area are not surprising. Importantly, Uptown’s plans are big and far reaching with Terra Group’s Citi-Square and Argent’s Omni Redevelopment alone. Those two, combined with the Performing Arts Center, Midtown Miami, and numerous Edgewater and Biscayne Boulevard projects make Uptown’s rise from obscurity impressive nonetheless.

    With 5,921 units still speculative and large projects progressing slowly, Uptown’s potential seems suspended. The area’s interior has seen encouraging but rather limited residential development and its list of scrapped and inactive projects is considerably long with little sign of pending projects gaining momentum.

    Next: The Building Height Factor

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    Weekend Links

    In the News:

    Blogside:

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    Wake Up, Fisher Island! A Documentary

    Via – SEIU Thanks for submitting Tanya!

    For more information go to Onemiaminow.org 

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    Tracking Densification and Building Height Distribution (Intro)

    Image: Aerial view of Miami’s urban center with a white line representing the distance between both ends of the urban core.

    Urban Core, Defined

    When the term “urban core” is used here, it refers to three areas or segments in the center of Miami:

    • Uptown (north of the I-395 & south of the I-195)
    • Central Business District area (north of the Miami River & south of the I-395)
    • Brickell Village (south of the Miami River).

    Some would argue that the core’s boundaries exceed what I’ve mentioned. Others that it is less. For now, I feel comfortable with the three segment approach.

    The Limits of the Urban Core

    Miami’s core represents the highest concentration of building density in the City much in the way the area of from Downtown to Midtown Manhattan represents the highest concentration of density in NYC. Manhattan, like Miami, doesn’t constitute a seamless stream of tall towers. There are several neighborhoods between Downtown and Midtown Manhattan that are predominately residential and mid-rise; Greenwich Village, Chelsea, Gramercy Park, etc. Miami, although very much lacking in density compared to New York city, also has these disconnected pockets of high density except the neighborhoods in-between the pockets of high density are largely unestablished or undeveloped.

    Image: Aerial view of NYC’s urban center with a white line representing the distance between both ends of the highest concentration of building density.

    Interestingly, the area in Manhattan which represents the highest concentration of density and high rise development stretches for approximately 4.8 miles from the south tip of Manhattan to South Central Park–the width of the area is about two (2) miles on average. Miami’s core, from its southernmost point in Brickell Avenue to the I-195 (just south of the Design District) is about 4.35 miles long and about 1 mile wide (from east to west). This area constitutes Miami’s the breathing room available for Miami’s densification. Sure, the overall area is smaller than Manhattan’s most dense area but is quite larger than the average core in the U.S. Chicago is a major exception, the density there stretches for almost 7 miles from north to south but is, on average, and as approximately as wide as Miami at 1 mile.

    Tracking Density

    With these basic parameters set, I will re-evaluate building density and height distribution throughout the core with a focus on new density versus old, as well as development use and scale, in order to see how the Urban Core is evolving.

    To Be Continued…

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    Borges + Associates

    Borges and Associates brings to mind sharply designed loft developments. Although specializing in many aspects of their field, including urban planning, interior design, and architecture, Borges and Associates’ bread and butter is the loft project. Here is a short list of some of their loft and mid-rise designs:

    • The Lofts at Mayfair
    • District Lofts
    • Loftika
    • 757 Condo
    • Nautica
    • Brickell Townhouses
    • Rosabella Lofts
    • Urbanea

    Not known for towering highrises, Borges + Associates is shedding this perceived portfolio deficiency with Infinity I and II. The towering Infinity I is nearing completion and will stand as the firm’s flagship Miami developments.

    Rendering: Infinity II

    B+A designs are not known for their curves. Oppenheim-like in their tendency to incorporate sharp, straight lines, and cubes, their designs still somehow manage to refrain from predictability. Unfortunately, quite a few of their designs have remained on the drawing boards as Miami’s boom has subsided in favor a slump. The Miami Flatiron–not to be confused with the Brickell Flatiron–was never built. Biscayne Vista was canceled and the Design District Lofts seems to have been scrapped as well.

    Despite this inevitable consequence of the bust, B+A has still excelled in Miami and, through their international partnerships (Global Studios and DRU Architectural Consultancy), are engaged in a couple of noteworthy developments overseas:

    • Galaxy Island, Bahrain
    • Dubai Creek Hotel

    Rendering: Galaxy Island, Bahrain

    B+A’s activities in Bahrain and Dubai add to Miami’s international architectural reach–with firms like Arquitectonica, BAP, and Oppenheim already heavily in the global mix while Fullerton Diaz and RVL are dabbling in it. Not yet considered one of the big players, B+A is on the up-and-up. Their international reach is sure to gain then additional notoriety, and Infinity I and II’s towering ambitious designs raise the bar for the loft-oriented firm. Expect B+A’s star to continue rising.

    More from BoB:

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    Pondering Parcel B

    Map: Parcel B, highlighted in red, is almost in the center of the proposed Baywalk path (blue line) and is even closer to being in the center of the entire Core.

    As per the 2004 PPS report, there are several propositions for this excellently situated parcel’s use:

    1. Restaurants such as an outdoor bar and grill
    2. An outdoor market, farmer’s market, or collector’s market
    3. Soccer field
    4. Bait and tackle shop for nearby marinas
    5. Dancing Ballroom
    6. An open area for T.V. events
    7. Science Museum Wildlife facility
    8. Recreational activities pavilion
    9. Bay of Pigs Museum

    I like none of them. Whatever goes on Parcel B needs to be alluring to residents, visitors, and tourists. It should boost civic pride, appeal to the public, and be a natural extension of the Baywalk. The Bay of Pigs Museum only appeals to a limited segment of the community and although deserving of a memorial, doesn’t merit parcel B as its location. The other ideas are too plain or trite.

    So then, what should go on Parcel B? How about an open air plaza or square? This isn’t a new idea. It’s been circulating for sometime, but remains largely overlooked.

    Sure its simple, but before you dismiss it, consider these points:

    • We don’t have a plaza or open square in the whole Core
    • Outdoor sculptures and art can be readily displayed
    • It has good linkage to pedestrians via Biscayne Boulevard, the proposed Baywalk, Bayside Marketplace, American Airlines Arena, and the proposed Museum Park
    • It’s an ideal location for an iconic monument
    • It’d be a great centerpiece for the whole Baywalk and serve as a natural extension of it
    • It wouldn’t block the view of the American Airlines Arena
    • Urban plazas are typically situated in the center of the City. Parcel B is smack dab in the center of the Core’s three main segments.
    • The area of parcel B is generally smaller, but comparable in size to other notable plazas and open squares including (I used Google Earth’s measurement tool):
      • Plaza Catalunya, Barcelona, Spain
      • St. Marks Square, Venice, Italy
      • Plaza Maria Pita, A Coruna, Spain
      • Troickaia Square, St. Petersburg, Russia
    • Of the nine proposed uses listed in the beginning of this post, at least three of them could be incorporated in to the plans for an open square (1, 2, and 6).
    • Having art installations or sculptures would coincide perfectly with the Art in Public spaces initiative promoted at the County and municipal level
    • Its rather inexpensive to construct and incorporate into the Baywalk

    I understand that MAM’s plan in Museum Park includes a sculpture garden and maybe having both would be overkill, but a plaza or open square on Parcel B presents many other uses. Below are some images of the temporary sculpture exhibitions at the Plaza Maria Pita in La Coruna, Spain. Just imagine a similar square, dotted with art and people, with a backdrop of glistening blue water, towers, museums, and the AAA–all connected to the Baywalk. Not a bad thought.

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    Early Week Links

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    Parkwest and Falcone Further Considered

    The New Landlord of Parkwest

    Under normal circumstances, Falcone’s plans for Parkwest would be astounding, but in Miami, normal circumstances are hard to come by. There are other projects that resemble Falcone’s vision for a city-within-a-city nearby: CitiSquare, Omni, and Midtown. In fact, his vision is simply the latest of Miami’s mega projects. This does not change the fact that his vision is unprecedented in scale and scope.

    Since Lev Leviev and Shaya Boymelgreen acquired the Hank Sopher parcels beginning in 1999, they were the primary land owners in the area west of Bicentennial. Daniel Kodsi, around 2003 began his acquisition patterns in the area as well, and although busy developing Paramount Bay has yet to start Paramount Park. Today, the three real estate giants are no longer the landlords of Parkwest. The title is now Art Falcone’s. Let’s take a closer look at the area in question:

    Map: The area highlighted in blue west of Bicentennial is where 85% of the Falcone acquisitions have taken place. North of the I-395 are two blue areas. The one south of 15th street is roughly the area allocated to Citi-Square, and the area north of it is the Omni. I have also repositioned the I-395 itself to illustrate, more or less, what the realignment of the over pass would look like. The current track of the I-395 is highlighted in green as the current FDOT plans call for the creation of park space along the current track once the project is completed.

    With three mega-projects planned so near to one another, the prospects for the future of both Parkwest and the Media and Entertainment District are tantalizing big and forward-thinking. The trend seems to be the total overhauling of existing infrastructure in favor Miami 21 building guidelines; wider streets and avenues, new thoroughfares, more green space. The Falcone rendering even includes a rotunda and grand fountain on N.E. 1st Avenue.

    Image: Rendering of the Parkwest plans from aerial vantage point

    The plans seem to compliment the Parkwest’s newest towers well and are in the preliminary stages. However, with so many residential projects now stalled or canceled, it’s difficult for some to get enthusiastic about even this massive new development. If you have doubts about Falcone’s seriousness, then consider that other than strategically amassing this impressive Parkwest portfolio, in anticipation of executing to the best possible outcome, he and his team have traveled to

    Europe, China, Dubai, Japan, India and across South America and the United States for ideas. Favorites include Tokyo’s Roppongi Hills, Paris’ Champs Elysées, Dallas’ Victory Park and Rio de Janeiro.”

    and are collaborating with the likes Zyscovich and Elkus Manfredi. It’s clear that Falcone recognizes the historic opportunity for development he has in Parkwest. His international visits tell me that he and his team have high urbanism standards and want to apply the best urbanism ideas to their plans for the Magic City. Being in the heart of the Core, whatever happens in Parkwest will surely spill over an effect the CBD and M&E. Although early in the planning stages, owners at Parkwest’s newest condos must be rejoicing at the thought of Falcone’s plans, and they certainly shouldn’t be alone.

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    Big Plans for Parkwest

    Image: Rendering of the envisioned Parkwest

    I have spent a considerable amount of time evaluating Parkwest’s prospects. Its location in the heart of the CBD, proximity to the proposed Museum Park, new ultra-luxurious condos, among other things, makes the neighborhood an important piece of Miami’s urban puzzle. Boca Raton builder Art Falcone, the latest billionaire in the Miami development mix, has, according to the latest Herald article (via-addictedtospace; skyscrapercity), quietly acquired 20 parcels in Kodsi and Boymelgreen-dominated Parkwest.

    “the project has been the subject of intense planning and design for more than a year. Elements include offices and shops, hotels and meeting spaces, residences and entertainment and an educational component.”

    The project’s plans are expected to coincide with the master plan being drawn up by Zyscovich’s firm. The project’s first phase plans are expected to be submitted to the city in the first quarter of next year.

    More from BoB:

    Identifying Signs of Urban Life: Parkwest’s Woes

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    Social Networking Site for Miami’s Urbanites

    Miamiurbanlife.com allows members to share ideas, gossip, images, and videos regarding anything related to living in urban Miami. Although brand new, the site has managed to gain members from 16 of Downtown’s newest condos. Check it out. If your building isn’t registered, be the first to sign up. It’s free and connects you to the emerging urban social sphere.

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    Shanghai and the 305

    Content is drawn in part from Stella Dong’s, Shanghai, The Rise and fall of a Decadent City.

    Opium and Cocaine

    Miami’s role in the cocaine trade during the 1980′s heavily influenced the evolution of the city just as the Opium trade in the late 1800′s shaped Shanghai’s.

    “Even as late as 1914, when the amount of foreign opium entering Shanghai had been drastically cut, the North China Herald declared, ‘Practically every foreign bank and every big Chinese piece goods, yarn or metal dealer is involved [in the opium trade]‘” (SD, Shanghai, p. 61).

    In Miami, during the 1980s, billions were being generated from the cocaine trade. Foreign banks sprang up all over Brickell Avenue. Miami was, as Shanghai was with Opium, the main entry point for Cocaine for the entire country. I’ve mentioned this comparison here before.

    Foreign Investment, Booms, and Busts

    During the late 19th century, foreign investment in Shanghai was paramount, when several of the most powerful firms collapsed, the real estate market went with them.

    Their was, “panic in the real estate market” as “streets, then neighborhoods, emptied of tenants. Builders who had spent a fortune on construction materials bought at inflated prices saw their projects stopped midway through completion” (SD, p. 64).

    But,

    “Shanghai had been built upon speculation: the pattern of a boom followed by a bust was to be repeated every two or three decades, as gamblers by nature, the port’s residents were only too easily tempted by the prospect of quick riches” (SD, Shanghai, p. 64).

    Shanghai’s legacy of boom and bust, real estate speculation, major drug trafficking, corrupt city officials, businesses, and banks make its similarities to Miami all the more enigmatic.

    More from BoB

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    Baywalk Blues

    Pedestrian Access Denied

    At what point is the Baywalk project going to move forward? Plans were submitted to the City in 2004. What has happened since then? Not much. Contrary to what some might think, this is no fantasy project and shouldn’t be a distant prospect. A Bay Walk is a common aspect of coastal cities throughout the world–large and small, obscure and renown. It represents a fundamental connection between city life and the bay. Biscayne Bay, being one of the defining natural characteristics of the city, is at the core of Miami’s identity, yet Miamians are largely blocked from walking its shores.

    Image: Photograph I took of the waterfront promenade at La Coruna, Spain

    The plans for Miami’s Baywalk are astounding. It would link together three major waterfront Parks, the Miami River, Bayside Marketplace, American Airlines Arena, and proposed Science and Art Museums. This would make for one of the most distinctive waterfront promenades in the U.S., yet the City has made no encouraging progress since the PPS report was submitted in 2004.

    Image: Section of the waterfront promenade in Oporto, Portugal. The bike path is the green segment of the promenade. This picture was taken during the early afternoon in the middle of the week. After work and school, the promenade swarms with pedestrian activity.

    Are There Too Many Barriers?

    In between the Miami River and Margaret Pace Park, there are few major development impediments. Bayfront Park and the Bayside Marketplace represent a clear line of development. The Bayside Marketplace, although hampered during promenade construction, would likely benefit greatly from projected pedestrian increases later. Overall, from the Miami River up to Margaret Pace Park there are three primary development barriers/challenges:

    1. Port Boulevard
    2. FEC Slip
    3. MacArthur Causeway

    Some would argue that I left out the Miami Women’s Club but I don’t consider that a construction challenge since the space along the bay is ample and unimpeded. That’s a matter of deal brokering.

    Getting back to the three primary challenges:

    1. Port Boulevard

    Image: Port Boulevard as seen from Google Maps

    This street blocks access from the Bayside Marketplace into Parcel B next to the American Airlines Arena section of the promenade:

    • Build across it to the west – A Baywalk becomes a mere sidewalk if it veers away from the bay. This would also involve a crosswalk or inconvenient elevated walkway. Making people stop to wait for car traffic, or go up and down a ramp or stairs hampers pedestrian continuity.
    • Build around it to the east – This would involve creating a walkway that goes under the existing overpass in between the land and the causeway support columns. This would require dredging and the creation of a protruded seawall/walkway. Doing so would keep the pedestrian flow continuous and level along the bay. At night, it would also offer an impressive view of the Port Causeway’s columns illuminated in blue.

    2. The FEC Slip

    Image: The FEC Slip/Inlet as seen from Google Maps

    Although some might disagree, the FEC Slip is not a huge problem. I think that it presents two main options:

    Build around it – Going around the inlet really isn’t a terrible prospect. It maintains the Baywalk and merely temporarily joins the Biscayne Boulevard (east) sidewalk with the Baywalk to get around the FEC Slip. This represents an unnecessarily longer route for the pedestrian or bike rider but solves the problem.

    Pedestrian bridge – Already part of the preliminary plans, this would create a more direct route for promenade users, keep the Baywalk separate from the Biscayne Boulevard (east) sidewalk, and add a unique aesthetic and functional element to the promenade. It’s more expensive than option one but also more attractive and practical for pedestrians.

    3. The MacArthur Causeway

    Build around it to the east – Really this is the only option and it’s the same as the Port Boulevard scenario except in this case building an elevated walkway is a preposterous alternative. In this case the east extension would have a stunning night view of the MacArthur Causeway’s columns illuminated in purple light. In the event that the I-395 be depressed (“open ditch”) and repositioned, as current FDOT plans call for, then a pedestrian bridge would have to be built.

    Images: Waterline night views of Port Boulevard and the MacArthur Causeway

    Inaction is Intolerable

    I’m not going to get into the issue of Parcel B use because it represents an opportunity for the advancement and promotion of the Baywalk. Really, even if my most dreaded plan of a soccer field is adopted, it wouldn’t hamper the numerous advantages of having a Baywalk. Also, the plans for the Baywalk have to be compatible with the Museum Park plans but shouldn’t have to wait for the park’s development to move forward. The segment of the walkway south of the FEC Slip can be worked on in anticipation of Museum Park construction.

    Every coastal city I visited on my recent trip to Spain and Portugal had a notable waterfront promenade. I understand that there are many other important capital improvement initiatives being worked on and planned, but it’s really frustrating to think that despite the limited barriers and ambitious plans in place, Miami has made little progress in connecting urban life to its glistening turquoise bay.

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    One Year Later

    I started this blog about one year ago. At the time, I knew little about blogging, bloggers, or the blogosphere. I didn’t anticipate many readers. For me, the blog represented a sort of project or personal experiment where I could use it as a virtual notebook–the purpose of which was to track and analyze Miami’s urban evolution. I had long since recognized the historic nature of the construction boom and was compelled to document its long and short term effects.

    The sense of discovery, understanding, and increased knowledge motivated me. Since then, I have covered everything from Miami’s architects to its developers, emerging neighborhoods to established neighborhoods. I have addressed, among many other topics:

    I have written, researched, edited, pinpointed and plotted projects, drawn diagrams, developed charts and graphs, labeled development activity, carefully analyzed and photographed neighborhoods–building by building and street by street–and trekked on construction tours. All in good fun and in an effort to better understand the evolution of urbanism in this great city.

    Somewhere along the way the blog gained readers. Since its inception one year ago, this blog has had a little over 200,000 views. Not bad for what was intended to be a personal virtual notebook on Miami’s emerging urbanism. It has been read internationally, translated into at least 7 languages, appeared on local newspapers and magazines, is read by important real estate professionals and genuine urbanism/skyscraper enthusiasts. Compared to other more established local blogs, this may not be much, but for me it has been a delight.

    Image: Cover of this month’s Miami Monthly magazine. Not a direct reference to BoB.

    One year later, it strikes me as ironic that a local magazine published, as its cover, a phrase that I thought best suited the identity of this blog: Boom or Bust. It reminds me that I chose the right name for the right purpose. This site will be seeing quite a few changes over the next year as I modify and improve the content and approach I’m currently taking. Despite the level of coverage provided thus far, BoB has barely scratched the surface. That is to say there is much to be said, analyzed, and uncovered.

    On this modest one year bday, I want to thank all the fellow bloggers who have supported this site from the onset including but not limited to Transit Miami, Critical Miami, Stuck on the Palmetto, MiamiBeach411, Miami Vision Blogarama, and so many others that have been kind enough to plug BoB on their great sites. And most importantly, I want to thank the loyal readers and commentators who have contributed with incredible insight to the coverage already provided. With that said, after a refreshing October vacation, I look forward to year II of providing ongoing coverage of Miami’s urban transformation.

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    Excuse Me (UPDATED)

    I apologize for the lack of updates. There’s so much to cover, but I have a series of exams to prepare for that have occupied my brain for the last several days. I look forward to getting back into the full swing of things soon once I get past these exams. Cheers!

    —-

    I’ve since finished with my exams. Whew! And now, rather unexpectedly, depart to Europe till October 17th. Unfortunately, I’m the lone contributor here and cannot pass the torch, temporarily, to anyone else, so the site will be dormant until I return–with a fresh perspective.

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