Miami Beach September 2005 - Miami Beach has for some time and is still actively converting rental units and hotel rooms into condominiums. Years back, investors who flipped the units by converting them to condominiums purchased countless smaller South Beach apartment buildings. More recently, the North Beach area has been getting the same treatment.
Elderly South Beach residents (most without vehicles) were forced out as renters and replaced by younger residents who purchased the same units as condominiums. South Beach has since had to create neighborhood street restricted parking for these permanent residents. Many of which have two cars.
The City has had to react to these permanent changes by enacting various laws.
This past commission meeting Commission Bower put a discussion item on the agenda regarding low-income assisted condominium purchases. Some of these elderly reached out to the MBCDC (Miami Beach Community Development Corporation) and got Federal money to purchase their units on reduced payment mortgages. With these older buildings now needing repair, special assessments have been needed to fund these repairs. Once again, the lower income elderly are facing financial stress.
Once again, the City is being asked to enact some legislation.
With the South end coming alive with new clubs and old hotel renovations, South Beach once again became a popular place. New condominiums began to rise near these attractions. Condominiums on Ocean Drive selling for a mere $30,000 in 1985 were now offered for $200,000 less then 10 years later. People wanted to live where the "action was".
Yet some new residents desiring ocean access but not club action began protesting the late night music. They beat on the City Commissioners wanting noise controls.
Once again City laws needed to be created.
Back in the early 90's, Miami Beach needed more hotel room inventory and the Loews hotel was built to provide tourist/convention rooms. Next-door two derelict buildings were raised and the Lincoln south to 15th street complex became the convention visitors staying place. Interestingly enough they now are slated to be converted into condominiums.
One should ask who has better standing, the hotel strip invading condominium residences or the tourist hotels. These buyers want to be in the action produced by these attractions. One such condominium complex located at the north end of Ocean Drive (one of the most popular nightlife area of this City) came to the July commission meeting complaining of the Loews having an outside guest event at 4:30 pm IN THE AFTERNOON. "The boom boom of the base" was their problem.
Isn't it interesting that the north condominium, next door (an older conversion) did not complain but the new condominium (south) two blocks away that were the 'bitcher's'.
Once again, the City Commission has to revisit rules and laws on noise and special events.
This writer has to ask; "Is it time this City enacted condominium conversion legislation?" After all, hotels need to be profitable to exist. They need to provide more then just room space. They need entertainment for guest. They need to provide for wedding receptions, convention parties, and other such activities that may in fact take place after 6 pm.
People come to visit and life on Miami Beach because of the sun and warm air. Daytime rays are not comfortable to those in dress wear. So nighttime events are held OUTSIDE to enjoy the cooling ocean breeze and fresh air.
We have protected the Deco buildings the Historic buildings, perhaps it is time we protected our tourist hotels! Condominiums and residents that want to control hotel activities are invading hotels that provide lodgings for guests that spend big bucks and drive our economy.
We have one condominium that moved into the only industrial section of our City (Purdy Avenue) and these residents bitched about noise. Come on! Who invaded whom?
Today we are seeing more hotels converting to condominiums. As Commissioner Garcia has said, we are loosing convention and tourist lodgings. We are depleting our visitor room inventory. Will these new hotel conversions also be the 'tomorrow complainers' of the hotel noise next door?
Perhaps the City Commissioners need to enact laws that only apply to residential areas. Perhaps this City needs to not just set up entertainment areas but grandfather in hotel areas, areas that is not hammered by music noise legislation.
Maybe it is time to restrict certain amounts of conversions a year. Perhaps it is time to list places where or where not condominium conversions can take place.
What is the phrase attributed to Miami Beach? "The SUN and FUN Capital of the World" (nightclubs do not even open there doors until 11 pm). Visitors come here for sand, sea, sun and nighttime FUN. These visitors generate our economy. History will show us that when we had no tourism, we had blight. Years and years of blight and bankruptcy.
This writer lives in North Beach. I have said for almost 30 years, "I like carnivals. But I have enough sense not to live next to one". However, if I did, no way would I visit City hall and complain about the carnival after moving next to it.
To our City Leaders may I give you my thoughts? For those that move onto State roads, do not listen to those who bitch about traffic. To those that move next to clubs, do not listen to those who had late night customer noise. To those who move into crowded low-rise south beach condominium conversions do not fall into the trap of providing more on street special restricted parking. To those that move into residences in industrial zones and commercial zones, let the old legal phrase stand; "Let the buyer beware".
Before more conversions are allowed, this administration needs to create laws. Laws that zone areas for purposes. (Entertainment, hotels use, commercial and strictly residential, etc., within these zones, businesses need to adhere to those laws designed for such area but not subject to laws designed for other areas. Moreover, if residences move into less restricted use zones, they will not be able to carry the City residential rules with them. Nevertheless, be subject to the rules of those zones and nothing stricter
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