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mh ANTI-DEVELOPMENT MOOD SWEEPS BEACH 10/05/1997
THE MIAMI HERALD
Copyright (c) 1997, The Miami Herald
DATE: Sunday, October 5, 1997 EDITION: Final
SECTION: Local PAGE: 1B LENGTH: 116 lines
ILLUSTRATION: photo: Blue Diamond and the Green Diamond (a) , Nelsen Kasdin
(a) , David Pearlson (a)
SOURCE/CREDIT LINE: By RICK JERVIS and PETER WHORISKEY Herald Staff Writers
MEMO: See STANDS ON DEVELOPMENT box at end of text
ANTI-DEVELOPMENT MOOD SWEEPS BEACH
The new Blue Diamond and Green Diamond buildings in Miami Beach are, the
developers boast, the world's tallest oceanfront condominiums.
Taller by far than anything in the surrounding "Condo Canyon, " they jut
more than 500 feet into the sky -- 45 stories of steel, glass and concrete.
The height confers "landmark status" on the buildings, say the
developers, New Florida Properties Corp.
But is everyone impressed? Prospective condo buyers may be, but as the
city's November elections near, many voters aren't so sure. The Diamonds, as
well as dozens of other recent projects in the city, have stirred an
anti-development anger that promises to play a pivotal role in the campaign.
"The overall mood now is against further major development, " outgoing
Mayor Seymour Gelber said. "People are beginning to think it will interfere
with their access to roads, their access to parking, it's beginning to have an
impact on their personal lives. "
That anti-development sentiment became clear in June, when voters
resoundingly passed a slow-growth referendum: It holds that zoning changes
that would allow greater building density on waterfront properties must win
voter approval.
The target of the referendum campaign was a massive land-swap deal between
the city and Portofino, a development company planning a high-rise community
on the island's southern tip. Soon after the vote, the Portofino deal
unraveled.
But the development boom continues.
In July alone, builders proposed eight major high-rise projects in the
city. A few of the projects on the boards: Mirabella, a 32-story, 298-unit
condo tower proposed for the middle of the median at 60th Street and Collins
Avenue; a sprawling condo complex in the city's industrial section; a
Coco-Walk-like shopping center under the Michael Graves condo building on
Collins Avenue.
The question many voters are asking is: How much is too much for the
seven-mile island?
"It's not an issue of big buildings versus little buildings, " said Ilona
Wiss, president of the South Pointe Advisory Coalition. "It's an issue of how
many people can we really fit in here and have it remain a place we want to
live. "
This is a recurrent theme in city history. As far back as the mid-'50s, in
fact, the city was struggling to contain large builders.
The city then purchased land for an oceanfront park at 46th Street and
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Collins Avenue -- now a parking lot north of the Eden Roc hotel -- in hopes
that it would serve as a firebreak to stop the northward spread of high-rises.
It didn't work. Condo Canyon, a row of high-rise condos in mid-Beach, emerged
anyway.
In subsequent decades, however, the city encouraged big buildings. By the
1970s and '80s, the boom had gone bust and city leaders were hungry for
investment. They liberalized zoning laws -- permitting skyscrapers where only
buildings less than 15 stories high had been allowed.
"Everyone was bending over backward to welcome anything, " Wiss said.
"Now, things are perceived as out of control here. "
Responding to growing anti-development pressure, commissioners in 1994
scaled back how much developers could build on any given property -- but not
to the levels that had existed prior to the permissive 1970s. Nevertheless,
the rallying cry for slower, more controlled growth had emerged.
Today, as the various campaigns begin in earnest, the candidates appear to
be listening.
Asked recently about their philosophies for future development, all 22
candidates said they were in favor of some sort of controlled development.
"The real danger at the moment is that development becomes mere campaign
fodder, and the minute the election is over, everyone forgets about it, " said
Charles Schaab, chairman of Save Miami Beach, the political group that
championed the June referendum.
"How much more can this city stand? We are clearly very well near the end
to what this beach can develop, " he said.
But controlling development is not as simple as passing a law banning tall
buildings. A 1995 property rights law makes it difficult -- and prohibitively
expensive -- for governments to restrict building rights.
The law -- the Bert J. Harris Property Rights Protection Act -- says
government cannot "unduly burden" property owners with regulation.
But it shouldn't bar city officials from controlling zoning in their city,
said Commissioner Neisen Kasdin, a mayoral candidate.
"Some court, some day is going to define what an 'unduly burden' is, "
said Kasdin, who introduced down-zoning legislation in the city. "Miami Beach
may have to be the one to test that. I don't think the city can really grow
anymore. "
Another possible solution: enforcing laws requiring developers to pay for
the cost of development -- new roads, sewer, parking, schools.
"I think a city has to have responsible development, " said Commissioner
David Pearlson, Kasdin's main rival for the mayor's seat. "In today's
environment, 40-story towers are no longer acceptable. "
STANDS ON DEVELOPMENT
Two of the six Miami Beach mayoral candidates -- Neisen Kasdin and David
Pearlson -- are city commissioners. Here's how their records stack up on some
major development votes:
* March 1997: With anti-development sentiment sweeping the city, the City
Commission considers a referendum that asks: Should voters be allowed to put
the brakes on waterfront building?
KASDIN: Yes.
PEARLSON: No.
* September 1995: The City Commission considers a massive land deal in
South Pointe with the Portofino developers.
KASDIN: Yes.
PEARLSON: Yes.
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* November 1994: The City Commission considers a zoning amendment that
would reduce the size of new high-rises throughout the city. It represents the
most significant "down-zoning" in city history.
KASDIN: Initiated the proposed change. Votes for it.
PEARLSON: Opposed the original proposal. Votes for a weaker version.
CAPTION: ROMAN LYSKOWSKI / Herald Staff TWIN TOWERS: The 45-story Blue Diamond
and the Green Diamond are very conspicuous in the Miami Beach skyline, soaring
above surrounding condominium buildings. The dual Diamonds and other new
projects have caused concern about development.
TAG: 9710080247
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