A Closer Look: South Beach (West Avenue Corridor)

Orientation

Cyclists, crowded outdoor cafes, restaurants, people walking dogs, cabs, and plenty of pedestrian activity is what the West Ave. Corridor is all about. The neighborhood is a calm haven for local life in touristy South Beach. As mentioned in the introductory post, the MDPL does not designate the neighborhood as a historic district, but that doesn’t mean it lacks aesthetic gusto. There is no neighborhood association, that I could find, registered with the municipality, and on the neighborhoods map, the City of Miami Beach addresses it as West Avenue, but there is much more to it than that.

Images: Side walk cafes in the Corridor

The narrow neighborhood straddles the south west coast of the Billion Dollar Sandbar. It’s located between Biscayne Bay and Alton Road (on the east and west) with Dade Blvd. and 5th Street making up its north and south boundaries. It’s bordered by the quiet Flamingo Park District to the east, popular Lincoln Road to the north east, Sunset Harbor and Bayshore to the north, and SoFi to the south. From the bay line, the world famous Star, Palm, and Hibiscus Islands are a glance away.

Image: Site of Vitri (foreground) and Bentley on the Bay (background)

Residential Activity

Beginning in the south and moving north, the Corridor gets off to an exciting start:

  • Bentley on the Bay, which was hampered by financial issues during construction and later suffered damage from Hurricane Wilma, greets visitors to the neighborhood. Through adversity the glassy twin towers have risen to grace the skyline with their wavy curves.
  • Vitri, located across from the Bentley, will close the development gap in the south with high end loft homes set amid a stunning design. The project is being spearheaded by NYC-based Shaya Boymelgreen as Lev Leviev has reportedly pulled away from most of his Miami interests.
  • North of the Bentley, the Floridian Condo Tower, built in 1997, resembles the Yacht Club at Portofino in SoFi.

Image: Rendering of Vitri

  • On the west side of the Corridor from 8th to 13th street there are seven (7) condos and apartment complexes built, on average, around 1965:
  1. South Bay Club Condo (1966)
  2. South Gate Apartments (1958)
  3. Mirador North (1965)
  4. Mirador South (1968)
  5. The site for the Mondrian (1964)
  6. Bayview Terrace (1971)
  7. Bay Garden Manor (1964)
  • The South Gate Apartment complex on 9th street, which spans almost 200,000 square feet of land is owned by a single entity. The Mondrian development might result in a conversion precedent that can be followed on this highly lucrative spot, which isn’t likely to remain an under utilized apartment complex for long.

Image: View of the Corridor from the Bay line

  • The Morgans Hotel Group’s plans for the Mondrian South Beach on 11th street is a definite positive push for this segment of the neighborhood. The company’s second project with the same name, NY-based MHG is planning a third in Chicago.
  • The Mirador complexes and the other older condo buildings represent a development barrier. Since they are high density and aged, they aren’t likely to be acquired and redeveloped any time soon. The funkiness of the 1960’s and early 1970’s architecture adds a vintage element to the Corridor that adds a bit of pizazz.

Image: Rendering of Twelfth on West

  • The Twelfth on West loft project planned for 12th street will represent an extremely high end and intricately thought out loft development—possibly the most distinguished in the district. Currently, there is little in the way of activity on the site.

North of 13th street there are a few notable developments:

  • Before getting to 13th, one comes across Monad Terrace—an odd little strip of small low income apartment complexes that, in comparison to the surroundings, stands out like a sore thumb. There is no activity on the strip and the Waverly looms conspicuously overhead
  • The Waverly, built in 2001, and designed by renowned Arquitectonica, is a 358ft tall 36 floor high end condominium. It’s one of the more easily identifiable developments in the area—the vertical sides of the building light up in yellow and blue at night.
  • Across the street from the Waverly, to the north, on 14th street, is the Sails Condo, which was built in 1999. The condo association seems to be lax because people have clothing hanging all over the balconies and cable wires hang messily over the roof. This level of sloppiness makes an otherwise nice building look bad.

Image: Waverly

  • 14th street connects with Bay Road which leads directly to the massive Zyscovich-designed Flamingo Condo conversion, owned by MCZ/Centrum. The expansive project has several wings with nicely designed street level lofts and a sleek cylindrical tower with a marked crown that illuminates in blue at night.
  • The east end of 14th terrace on West Avenue has a standout loft project, The Alliage, which features exceptionally high ceilings and deep terraces. There is construction on the site to the south of the Alliage but it isn’t clear what will go up there—probably another loft development. Adjacent to the construction site is 1400 West Avenue, which is up for sale and handled by Majestic.

  • A short walk away from the Alliage, 1577 Bay Road is a refreshingly designed newly constructed loft project called SoBe Bay. The design seems like a tiny condensed version of Ten Museum Park with horizontal-slit glass windows and an elevated cube-frame crown. In my view, there is no doubt that this is the area most well designed loft development. For more information go to Josh Stein’s site.

Image: Capri under construction

  • Off of Bay Road on 16th street is a new construction project called Capri designed by Kobi Karp. The development is high end and immediately north of the Flamingo. The four unit complex on the east of the site is up for sale. Prices start at the 600’s. The road leading up to the development is in worse than poor shape.
  • Farther up Bay Road, the Bayview Plaza Condo on 1621 Bay Road, built in 1997, represents a good quality condo development.
  • The building on the north east corner of Lincoln and Bay Road is up for sale.

Image: SoBe Bay Lofts
Retail/Commercial activity:

  • 929 West Avenue represents the most vital retail hub in the neighborhood. It houses several outdoor cafes including a Starbucks, a video store, a spa, and offices. The complex has ample sidewalks with benches and plenty of shade. It’s lined with people lounging in tables under the cover of colorful umbrellas—reminiscent of Lincoln Road.
  • On 11th street stands 1125 West Avenue, a mixed use condo with office space that includes Zyscovich offices. Built in 2004, the project’s design is an aesthetic asset to the neighborhood.



Image: Rendering Lincoln Square

  • Lincoln Square Miami is planned for the north end of West Avenue on Hank Meyer Blvd. (near Dade Blvd). The project will add retail and residential to the neighborhood’s north side. It’s situated within a short walking distance from Lincoln Road.
  • The vacant land across from the site of Lincoln Square is up for sale and has 30,350 square feet.
  • The ambitiously planned Shops at Fifth and Alton, developed as a JV between the Berkowitz Group and the Potamkin Family, although not inside the parameters of the West Avenue corridor, is near enough to boost traffic and visitor flow in the area. Once built, the project will be the neighborhood’s most important retail anchor.
  • Alton Road, which serves as the east boundary for the neighborhood, has a slew of retail. Although not the main interior thoroughfare in the WAC it is an integral part of makes the Corridor attractive. On Alton you can find anything from physics to coffee and donuts, Italian food, Colombian food, Liquor, flowers, and just about anything one needs.

Image: Flamingo Lofts (foreground) and Tower (background)
Last Glance
The West Avenue Corridor is a work in progress. Parts of it are heavily under utilized (i.e.: Monad Terrace) while there are sections that have projects that are symbols of the high life (Bentley, Vitri, Waverly, Sobe Bay, Alliage, Capri, Mondrian, etc).

The neighborhood is not as quiet and shady as the Flamingo Park District but has more retail and feels more edgy. There are several well situated sites for sale that are ripe for new development, and also an existing massive complex in South Gate Apartments, which if acquired could be redeveloped in magnificent fashion. The Mondrian could be a precedent for such an outcome. Other older condos like the Mirador, are likely to remain untouched by change but are seeing aesthetic renovations that have added value and desirability.

It is difficult to imagine a community better situated than the West Avenue Corridor. It’s flanked by world class neighborhoods and Biscayne Bay. Still, inexplicably, it lacks recognition, but not from BoB.

For more information regarding property value appreciation trends in this neighborhood use:

  

  

Advertisements

25 Comments

Filed under BoB Articles, BoB Series: A Closer Look, Miami Beach: South Beach

25 responses to “A Closer Look: South Beach (West Avenue Corridor)

  1. James Wilkins

    Any idea why the holdup with Vitri??

  2. Leviev pulling out changed the paradigm for Shaya, I think. With him he took his capital influence. Shaya is still a genius. He stays because he sees the potential. And, realize one thing, Shaya is the development guru, not Leviev. The latter’s genius if reserved for diamonds.
    As recently as January of this year it was claimed that Vitri had the majority of its units sold with groundbreaking scheduled for this summer and completion in 2008. The ground is broken. The clock is ticking, yet I don’t see workers or equipment on the site. Hmmmm.

  3. Brad

    The single family homeowners or apartment owners west of Alton/east of Bay Rd. are sitting on a gold mine, even though the majority of the buildings/homes are in fair to poor condition. I’m sure there have been (or will be) developers attempting to assemble parcels in that area for smaller developments such as Alliage or SoBe Bay, and I’m sure those property owners can command top dollar. Have you tracked any recent sales for similar-type properties? Curious as to what $/psf (or $/acre) that area is pulling.

  4. I never realized how great this West Avenue Corridor was until a couple of weeks ago when we ate at one of those cafes you photographed (great food btw). We have 3 listings in a condo conversion project on Lincoln Terrace that I think define the area. You have so many new and chic places and then the mid-century garden apartment buildings. The issue is always parking…..where do you park?

  5. B,
    I’m going to look into it and let you know. It know the $/psf has a broad range, because as you mention, there are some pretty dilapidated properties in the mix. I agree on the value of owning an entire structure in the WAC be tantamount to sitting on a gold mine, so does MHG, Shaya Boymelgreen, MCZ/Centrum, and a host of others.
    I,
    The WAC sits in the shadow of the more popular areas to the east. It won’t remain that way for long. Lincoln Terrace is definitely the quintessential WAC property. Parking is an issue, no doubt, and if you make a wrong move, you’ll pay a visit to Tremont Towing. Nice blog Ines!

  6. Verticus

    Regarding Vitri, it’s nice to look at but who would want to live there? On the East side you’re surrounded by an exit ramp at eye-level less than 75′ away from your very expensive chi-chi condo. As long as you keep the curtains drawn, it’s not so bad. Unless, of course, you’re an exhibitionist. Then this is the place!

    Regarding West Ave., it was even better before they started adding traffic lights. Before that, you could bypass every traffic light on Alton and it was smooth and quick sailing. Not anymore.

  7. Kevin Tomlinson says that it’s rumored that Shaya is scraping the condo segment of Vitri in favor of a hotel.

  8. Xavier Zayas- bazan, verticus, ines , brad and james wilkens

    i know we are talking about real estate and who am i to talk about real estate its all bricks and morter to me ell not really i have seen miami grow big time but i think its missing something guys – you know? what its is? me its me all those buildings need me – i have the most increadible art and my dream is to see it on all those wall – shit ! i dont know if this will work or if you will listen to me if just one of you guys has read this far ! here i am Iggy artist world wide look at my art get to know me and we will do

    big things together

    iggy world wide

  9. AJ Reddy

    The Location for Vitri is not desirable as a residential Condo but it is perfect for Hotel/Retail/Office complex. I hope they build a hotel/retail complex there.

  10. Helpful info. Fortunate me I found your web site accidentally,
    and I’m stunned why this accident did not happened earlier!

    I bookmarked it.

  11. I read this post fully about the difference of latest and previous technologies,
    it’s remarkable article.

  12. My partner and I absolutely love your blog and find almost all of your post’s to be precisely what I’m looking for.
    can you offer guest writers to write content in your case?
    I wouldn’t mind writing a post or elaborating on a lot of the subjects you write with regards to here.
    Again, awesome website!

  13. My spouse and I stumbled over here coming from a different web page and thought
    I may as well check things out. I like what I see so i am just following you.
    Look forward to looking at your web page repeatedly.

  14. Hey I am so thrilled I found your blog, I really found
    you by error, while I was researching on Bing for something else,
    Anyways I am here now and would just like to say thanks a lot for a tremendous post and a all round entertaining blog (I also
    love the theme/design), I don’t have time to read it all at the moment but I have book-marked it and also added your RSS feeds, so when I have time I will be back to read a
    great deal more, Please do keep up the fantastic job.

  15. Wonderful article! That is the type of information that are
    meant to be shared across the internet. Disgrace on Google
    for no longer positioning this put up higher!

    Come on over and discuss with my site . Thanks =)

  16. Everyone loves what you guys tend to be up too. This
    sort of clever work and reporting! Keep up the good works guys I’ve included you guys to my personal blogroll.

  17. I almost never drop remarks, but i did a few searching and wound up here A Closer Look: South Beach (West Avenue
    Corridor) | Boom or Bust: Miami. And I do have a couple of questions for you if it’s allright.
    Could it be only me or does it seem like some of the remarks
    come across like left by brain dead folks? 😛 And, if you
    are writing on other online sites, I’d like to keep up
    with anything fresh you have to post. Could you list of every one
    of all your community pages like your twitter feed, Facebook page or
    linkedin profile?

  18. Have you ever thought about adding a little bit more than just your articles?

    I mean, what you say is important and all.
    But think about if you added some great pictures or video clips to give your posts more, “pop”!

    Your content is excellent but with images and video clips, this site could certainly be one of the most beneficial in its field.
    Great blog!

  19. Link exchange is nothing else however it is just placing the other person’s web site link on your
    page at suitable place and other person will also do same
    for you.

  20. What’s up, this weekend is fastidious in support of me, as this point in time i am reading this
    wonderful educational article here at my home.

  21. What’s Taking place i am new to this, I stumbled upon this I’ve discovered
    It absolutely useful and it has aided me out loads.
    I am hoping to contribute & aid other users like its
    aided me. Good job.

  22. Hello! Quick question that’s totally off topic.
    Do you know how to make your site mobile friendly? My web site looks weird when browsing from
    my apple iphone. I’m trying to find a template or plugin that might be able to correct this problem.
    If you have any suggestions, please share. Thanks!

  23. Greetings! Very helpful advice in this particular
    article! It is the little changes that make the most significant changes.

    Thanks a lot for sharing!

  24. Wow that was unusual. I just wrote an very long comment but after I clicked submit my comment didn’t show up.
    Grrrr… well I’m not writing all that over again. Anyhow, just wanted to say excellent blog!

  25. It’s hard to find your website in google. I found it on 19 spot, you should build quality backlinks , it will help you to rank to google top 10.
    I know how to help you, just type in google –
    k2 seo tips and tricks

Leave a Reply

Fill in your details below or click an icon to log in:

WordPress.com Logo

You are commenting using your WordPress.com account. Log Out / Change )

Twitter picture

You are commenting using your Twitter account. Log Out / Change )

Facebook photo

You are commenting using your Facebook account. Log Out / Change )

Google+ photo

You are commenting using your Google+ account. Log Out / Change )

Connecting to %s