Loading...
HomeMy Public PortalAbout2003-02-12 Workshop Meeting139 COUNCIL MINUTES WORKSHOP MEETING - FEBRUARY 14. 2003 The Workshop Meeting of the Bal Harbour Village Council was held on Wednesday, February 12, 2003, in the Council Chambers, at Bal Harbour Village Hall. The meeting was called to order at 9:00 a.m. by Mayor Berlin. Those present were: Mayor Howard J. Berlin Assistant Mayor Daniel S. Tantleff Councilman Peg E. Gorson Councilman Joel S. Jacobil Councilman Seymour "Sy" Roth Also present: Alfred J. Treppeda, Village Manager Jeanette Horton, Village Clerk Ellisa Horvath, Deputy Village Clerk Nancy Stroud, Village Attorney Daniel Nieda, Building Official Michael Miller, Village Planner As a quorum was determined to be present, the meeting commenced. 2* PLEDGE OF ALLEGIANCE: The Pledge of Allegiance was led by Ellisa Horvath. 3. PRESENTATION OF ONE BAL HARBOUR PROJECT BY CHARLES E. SMITH: Mayor Berlin explained that the purpose of this meeting is to allow the public to hear a presentation from the One Bal Harbour project, which is proposed to take place on the site of the Harbour House North building. Steve Sorenson, Vice President of Acquisitions and Development — Charles E. Smith Residential, addressed the Council and explained that they are the largest high -rise developer in the United States, developing rental properties. He explained that they do not develop hotel and condominium properties and made a decision that the north tower would be reconfigured to make a more resort-type lifestyle. He stated that they found, who they thought were the finest hotel- condominium developers in Florida and the County, which is WCI Communities. Mr. Sorenson advised that WCI has the property under contract. John Nichols, Architect — Nichols, Brosch, Sandoval & Associates, addressed the Council and reviewed plans for the project. He advised that this property is the northern entrance to Bal Harbour and is extremely important. Mr. Nichols explained that they are proposing a 5 -star luxury hotel and condominium project. He advised that his firm has designed many 5 -star hotels (all the Ritz Carltons in Miami, Ritz Carlton in Naples, Four Seasons, Rosewoods, St. Regis, etc.). Mr. Nichols advised that they are under discussion with all of these hotel groups now and should have that concluded in the near future. He stated that the property has unparallel views and all units will be overlooking water. Mr. Nichols reviewed the challenges of the site. He explained that the property is located adjacent to the Haulover Bridge, which is 39 feet high. Mr. Nichols reported that the main tower will be 1 Councilman Jacobi arrived at the beginning of the presentation by John Nichols. Council Workshop Meeting 02/12/2003 140 at an angle, which picks up the angles of the existing building, and is 25 stories above the parking deck. He explained that the main tower will be crossed with another tower that is 17 stories above the parking deck. He advised that it's in a large semi - circular fashion that provides a very bold statement and all units look straight out at the water. He explained that the interior edge forms an arrival court that is on top of the three levels of parking. Mr. Nichols advised that, because of the height of the bridge there, the parking deck and parking will almost appear to be under grade. He explained that coming across and down the bridge, directly opposite the center of the circle, the height of the bridge is level with the arrival platform. Mr. Nichols advised that when people are going up and down the bridge, they will be level with the landscaped courtyard. He reviewed the improvements to the site, such as eliminating the surface level parking and adding heavy landscaping. Mr. Nichols reported that the project is included under the PD ordinance. He explained that they have had a meeting with the Architectural Review Board and have worked with the Village staff to meet the requirements of the PD Ordinance. He advised that this project meets all the requirements (height, setbacks, etc.). Mr. Nichols stated that there has been discussion about the potential widening of Al and the Haulover Bridge, at some point. He advised that they have made sure that there's nothing in the way of that and there's only landscaping in that area, to handle the additional 18 foot of property, should that ever happen. He explained that there are no built structures, within that 18 feet. Mr. Nichols advised that the building that was designed is bold and simple. He reviewed the materials for the project and explained that there is aqua -green colored glass with white stucco and natural shell stone /Florida keystone, with some darker accents, to create a Florida style building. Mr. Nichols explained that because of the geometry of the building, it has bold massing, they kept the facades very simple. Mr. Nichols reviewed the east elevations. He advised that the curve is the 17 story building, contrasted by a simple bold tower. Mr. Nichols stated that they have accented some of the verticals and played up the shape of the curve. He thinks that they have met all of the requirements and have provided a very sensitive massing to this property. Taft Bradshaw, Landscape Architect — Bradshaw, Gill & Associates, addressed the Council and reviewed the site plan. He advised that they studied three public relationships to the project including: Collins Avenue going north, along Haulover Cut, and the beach. Mr. Bradshaw reported that he was the Landscape Architect for the Village's Beach Master Plan. He explained that the south building (Harbour House South) will remain. Mr. Bradshaw advised that access for the north and south buildings will be served, by circulating the property up and over. He clarified that two entrances /exits will be used by the residents. He advised that there will be a separate visitor entrance, which will be the same entrance /exit to the existing south building. Mr. Bradshaw advised that there will be a tiered road, which will be retained by a series of two retaining walls, which will be holding the grade down to the street, which will be a landscaped feature. He clarified that the whole edge will be a tiered landscape. Mr. Bradshaw reviewed that the primary trees along Collins Avenue will be Date Palms, with clusters of Coconut Palms, for a very tropical look, in keeping with the Village's current landscaping. Mr. Bradshaw explained that on the water side, the public parking under the bridge will remain and he has some concepts for that area. Mr. Bradshaw reviewed the public access, at the north edge of the property. He explained that the access is for pedestrians and vehicular (emergency and maintenance) traffic, which is the edge that they would like to use a lot of plant material. He advised that currently there is a driveway and parking areas. Mr. Bradshaw advised that they would remove the parking area, at the north end of the site, which has been replaced with heavy landscaping and an outside spa area. Council Workshop Meeting 02/12/2003 141 He reviewed the pool areas and explained that the hotel pool is at a different level than the residents' pool. He explained that the south building would overlook a green area, to the north, instead of cars and paving. Mr. Bradshaw reported that the south tower and its pool will remain. Mr. Nichols advised that there will be between 185 to 191 condominium apartments and between 114 to126 hotel suites. He explained that the public spaces (spa, restaurant) will all be at the arrival level. Mr. Nichols clarified that the hotel public areas are open to the public 24 hours a day. He advised that a signature restaurant will overlook the beach, a lobby lounge will overlook the inlet, and there will be a 10,000 square foot luxury spa, which is directly below the restaurant and is at the level of the pool with views to the beach and inlet. Mr. Nichols advised that the advantage of having a hotel is that those components will be open to the public, instead of just a condominium that has a big security wall with no access. He explained that there are no security gates at the entrance /exit, so it's open to the public and security is handled within each of the towers. Mr. Nichols stated that the condominium owners will be able to go to their separate areas and will be very private, but all of the hotel components are open to the public. He advised that they are still working on the number of condominium apartments and hotel suites, but it all still falls within the existing zoning and density requirements that are part of the ordinance. He explained that the current north tower has 352 units, so what they are proposing is less density and less traffic, but it is open to the public. Mr. Nichols stated that even though there is a hotel component, which may have more traffic than a condominium, David Plummer has run the calculations and, because of the smaller number of units in the entire facility, it stills falls below the traffic counts that are generated currently. Mr. Bradshaw displayed pictures of the existing Haulover Bridge. He displayed and reviewed the Proposed Roadway and Parking Improvements, which they are recommending to the Village. Mr. Bradshaw advised that they are suggesting to be able to turn into the property, before the parking lot underneath the bridge. He advised that they would move the first southern entrance to the north, to align with the crossroad. Mr. Bradshaw advised that they would align the second entrance /exit with a road crossing over to go south on Collins Avenue. He explained that they would realign a third entrance with another curved road, to also go south on Collins Avenue. Mr. Bradshaw proposed to widen the planting strip on the west side (going north) of Collins Avenue, to add Royal Palms. He explained that the sidewalks would remain. Mr. Bradshaw is also suggesting to have pavers in the lot underneath the bridge. He explained that there will be the same number of parking spaces in the main lot, with some additional spots added in a second area. Mr. Bradshaw stated that an additional area can be used for reserved parking or the Village's maintenance vehicles. He explained that they are not suggesting to alter the bridge at all. Mr. Bradshaw suggested adding lighting underneath the bridge. Mr. Bradshaw reviewed the west side of the bridge and explained that the landscaping in the 15 foot park can be enhanced by adding Date Palms and Royal Palms, to match the east side of the bridge. Mr. Bradshaw reviewed the Beachwalk Concept and explained that they are proposing to improve the appearance of the pedestrian access, by meandering it and adding some landscaping, lighting, and seating. He advised that the sea wall would not be changed. Mr. Bradshaw clarified that the path will maintain a 15 -foot width, which is required for vehicle access. He advised that they are also proposing to add more Coconut Palms, along the Council Workshop Meeting 02/12/2003 142 concrete walkway, leading to the jetty. Mr. Bradshaw suggested introducing pavers for the pedestrian access, with lighting on top of the seawall. He explained that there will be a privacy wall between the property and the access way. George Page, WCI Communities, Inc., explained that they are proposing to create an ultra luxury hotel /condo experience for Bal Harbour, which will be very complimentary to the community. He reported that WCI has developed over 40 luxury high rises, working with Taft Bradshaw (Ritz Carlton, Four Seasons, etc.). Mr. Page advised that they have experience with Nichols, Brosch, who did the Ritz Carlton in Naples. He explained that they have considerable experience with this team and know they are capable of bringing a world class property and enhancement to Bal Harbour. Mr. Page thinks that this project will have a dramatic positive financial impact. He explained that the property is currently appraised at $1.7 million and, with this project, he estimates it will have an appraised value of a quarter of a billion dollars, which will drop a lot of tax revenue into the Village's coffer. Mr. Page advised that their desire is to make sure that they maximize that benefit to the Village. He explained that, based on his prior experience with Taft Bradshaw and John Nichols, he is confident that they can make the Village proud about this change to the community. Mayor Berlin questioned if WCI is the owner of the property. Mr. Page explained that they are not currently the owner of the property, but are going through a series of steps that will lead to them acquiring the property. Mayor Berlin questioned if one of WCI's conditions to acquire the property is that Charles E. Smith be approved for a PD plan. Mr. Page responded yes. 4. RUO/NMENDATIONf OF ARCHITECTURAL REVIEW BOARD - DANIEL NIEDAS Daniel Nieda, Building Official, explained that on February 7, 2003, this project was presented to the Architectural Review Board. He advised that prior to that presentation, staff reviewed the project for compliance with requirements of the PD District and the underlying OF District. Mr. Nieda explained that staff recommendation is positive and advised that they are in compliance with all of the requirements that are mandatory for PD development. He stated that there are other provisions of the PD District that include those recommendations that he is talking about, pertaining to the basic zoning requirements. Mr. Nieda explained there are other provisions required for the PD District that include traffic, Comprehensive Plan, and utilities and how that is impacted by the development. He advised that the Village Planner, Michael Miller, will review the status of those issues. Mr. Nieda explained that the recommendation included that the developer has to provide right -of -way improvements, which the Landscape Architect (Taft Bradshaw) presented. He advised that staff has not had the opportunity to review those improvements and it is contingent upon staff's approval and further review, before they can make a recommendation on the right -of- way improvements. Mr. Nieda stated that the opinion of the Architectural Review Board was that the project was also in compliance and they recommended it for approval, with two conditions. He advised that one condition was that the parking structure be modified, along the Haulover Cut waterway, that it be stepped and reduced in scale, and the same thing on the eastward ocean side. Mr. Nieda stated that the ARB also requested that, afterthe Council completes the hearing process, the applicant return to the ARB fora final opinion. He clarified that, under the PD development format, the applicant does not have to return to the ARB for a Certificate of Appropriateness, as is done for all other projects. He stated that the ARB is suggesting that the Council authorize for the applicant to return to them, because they want to have a final look at it to make sure that the changes were made and everything conforms. Mayor Berlin thinks that's a good idea, but is trying to understand legally, in terms of process, if the Council can hear and approve, or disapprove, before the ARB reaches the final Council Workshop Meeting 02/12/2003 143 conclusion. Nancy Stroud, Village Attorney, responded yes and advised that is how the ordinance is set up. She explained that the Council doesn't have to send it back to the ARB, it's not required, but it's the ARB's recommendation that the Council do that. Mr. Nieda stated that part of the PD provisions require that the applicant enter into a Development Agreement that has to be reviewed and accepted by the Village Attorneys. He advised that the preliminary drafts of that are being prepared, which entails all of the utilities and right -of -way improvements that the applicant has to do. Mayor Berlin stated that contract also has to be approved, in connection with this process. Ms. Stroud agreed and advised that it has to be approved by the Council. Michael Miller, Village Planner, reported that he reviewed the Comprehensive Plan issues, concurrency issues (traffic, water, sewer, drainage), and any particular things related to the site plan. He recommended that this project is consistent with the Village's adopted Comprehensive Plan, related to the number of dwelling units and hotel rooms that are proposed for this project. Mr. Miller advised that there are other goals, objectives and policies in the Comprehensive Plan, related to a wide variety of issues, and those have been compared to the project and the project is consistent with those. He advised that the State of Florida Growth Management Laws require that, when a development occurs in a community, the impacts on the infrastructure of the community (roads, watersystem, sewer system) must be assessed. He stated that if those items aren't sufficient, then the local government has the ability to deny the application, or conversely can mitigate those by making certain improvements. Mr. Miller stated that one of the most critical things that the Village was interested in was the traffic that could be generated by the project. He advised that the Village requested that a traffic study be submitted by the applicant, which they have done. Mr. Miller explained that he reviewed that traffic study and the Village also retained the services of a traffic engineer specialist (Tinter & Associates). He advised that Tinter & Associates has provided a letter to the record, concurring in general sense, with the findings of the consultant for the applicant (Plummer). Mr. Miller explained that they are going from 352 dwelling units, which generates x number of trips a day (roughly 2400 -2500 trips per day). He reported that the new mix, where they are lowering the density by the equivalent of 98 dwelling units, there should be about a 300 trip reduction, in the overall trips. Mr. Miller stated that there is a high - class restaurant and spa that will be open to the general public. He explained that the idea of this facility is to internalize a lot of that, but the general public can come into that situation. Mr. Miller stated that they still feel that there will be an overall decrease in the number of trips per day. Mr. Miller explained that the existing building was built in 1962, which pre -dated any of the Village's comprehensive plan densities or zoning densities. He stated that the Village's first zoning code was in 1974. He reported that the north building was built at 75 dwelling units per acre, the south building was built at 95 dwelling units per acre and the current limit is 55 dwelling units per acre. Mr. Miller explained that, as people rebuild the properties, they must come into compliance and lower the density. Mr. Miller reviewed the water and sewer issues and explained that the current water line that serves this property is an 8 inch line, which is inadequate for this project and the existing building. He stated that the Village's engineering consultant firm is talking to them and they will need to replace that water line, with an upsized water line, which will be in the Developer's Agreement. Mr. Miller reported that the sewer facilities appear to be adequate, at this time, and they must handle the drainage through the normal permitting process. He stated that overall, from the comprehensive planning and concurrency aspect, the project would be Council Workshop Meeting 02/12/2003 444 consistent with the laws that the Village has now. Mr. Nichols clarified that the Architectural Review Board (ARB) was very complimentary on the overall project and the design. He advised that the Board requested two things, which were the landscaping and the layering of the landscaping across the edge of the parking structure, which they have begun to do, and layering of the landscaping across the front edge, as it relates to the cabanas. Mr. Nichols explained that they are happy to work with the ARB on those issues. Mayor Berlin requested that they discuss the concept of the project being a mixed -use project, with a combination of hotel and condos, and how that will work. Carter McDowell, Attorney for Charles E. Smith Realty, advised that it is a mixed -use building. He explained that the primary rectangular mass will be for private condominiums and the circular shape building will be for the condominium /hotel. Mr. McDowell explained that the condo /hotel units will be sold and owned by people, but they will operate as a hotel. He reported that whenever the owner is not in it, it will be operated in a hotel pool. Mr. McDowell explained that they have not identified the specific flag yet, but they are talking to a number of very high end, 5 and 6 star flags, (St. Regis, etc.). He advised that they hope to have a more formal presentation on the flag, before this process is ended, but it's an ongoing negotiation with those operators. Mayor Berlin questioned if the flagging of the hotel is a condition, precedent to closing. Mr. McDowell doesn't believe that it is. Mayor Berlin questioned if they are unsuccessful, in this time frame for approval, of obtaining a flag to operate a hotel, or if they are unable to identify or contract with one prior to the time given under their contract to close, if they are prepared to still go forward. Mr. Page advised that they are confident, based on the reception they have received to date, that they will not have a problem with identifying the caliber of hotel operator that's appropriate for this site. He explained that they are currently narrowing the choice down. He advised that he would assume that, if they could not obtain a caliber of hotel operator sufficient for this site, then they would not close, but thinks that the likelihood of that is very low, based on the reception they have received. Mayor Berlin clarified that if they couldn't find one that they felt was worthy of the stature appropriate for this project, they would probably not close. Mr. Page advised that it true, but requested that Mayor Berlin keep in mind that they are going to be spending significant dollars, in the course of designing and leading up to going to contract with potential unit owners, and every day that goes by that commitment becomes significantly higher. He stated that they are very strongly motivated to find an operator within that time frame, so he thinks that it's very unlikely that they would be unsuccessful. Mayor Berlin requested that the Village be kept updated on that effort, as they go through this process. Mr. McDowell reviewed the hotel rooms and how they will operate. He explained that it's a combination unit. He reported that they are generally two - bedroom units, with one of the bedrooms being able to be locked out separately as a hotel room. so that it operates as either a two - bedroom hotel suite, or as a one - bedroom hotel suite, with a separate hotel room. Mr. McDowell explained that this product is being developed and utilized in a number of hotel /condominiums, both in Dade County and the rest of the State. He displayed the Typical Hotel /Condo Unit. Mr. Nichols explained that the Ritz Carlton Key Biscayne has the same concept, where it's a two - bedroom apartment and one of those keys can lock off, to become a separate suite; the living room and bedroom becomes a one - bedroom suite. He explained that would create two hotel keys, which is what makes up the 114 to 126 units that they're providing. He explained that these will be fully furnished. Mr. McDowell reported that, in the draft Development Agreement, there is a restriction that those condo /hotel units cannot be Council Workshop Meeting 02/12/2003 145 occupied full time, as permanent residences. Councilman Roth questioned after the closing, what the timetable and the notice to vacate is, for the residents in the north building that are being displaced. Mr. Sorenson explained that the residents have been notified of this process and Charles E. Smith has offered to transfer them to other rental properties run by Charles E. Smith and other competing properties. Councilman Roth questioned what the time frame is, after the contract, for the demolition of the building. Mr. Sorenson advised that no leases have been extended beyond October 31, 2003. He reported that the contract should be closed with WCI after the first of the year (2004). Mr. Page reported that they expect to close during the first quarter of 2004, anticipate implosion of the north building in February/March 2004, and should start the foundation in the second quarter 2004. Mr. Sorenson explained that WCI wanted the building empty, before taking ownership of the building, which is a very important component of the process. Councilman Jacobi questioned if there will be any problems with the construction traffic, considering the upcoming project with DOT on Collins Avenue. Mr. Sorenson advised that they are aware of the DOT improvements on Collins Avenue and there shouldn't be any conflicts. Mayor Berlin stated that most of this project's construction will not start until the second quarter of 2004. He explained that the FPL project is starting at the bridge and moving south, so it should be considerably far from that point. S. PUBLIC tOMMENTZ Packer Wilbur, resident - Harbour House North #618, questioned if the existing residents will have any rights in purchasing a unit in the new building. Mr. Page advised that, at this point, the program doesn't take that into consideration, but it's something that they can look at, in terms of potentially communicating with the existing residents in advance of public notice and will take that into consideration. He advised that he understands Mr. Wilbur's issue and stated that perhaps they can have a special presentation that they make to existing residents to give them an advanced idea of what is coming and what the opportunity might be. He advised that to go beyond that, at this point, is premature. Mr. Wilbur believes that, under the laws of the State of Florida, if they were to close while the current residents still have residency in the building, then the current residents would have certain rights. He questioned if they are deliberately emptying out the building, before the closing, in order to deprive the current residents of those rights, under the condominium laws of the State of Florida. Mr. Page responded that they are absolutely not doing that and explained that their timing on closing relates to managing the risk, from a corporate view point, and the timing of expenditure of cash and not with the intent of depriving anyone of rights. Mr. Sorenson advised that Charles E. Smith Realty is the apartment owner operator and WCI is not. He explained that Charles E. Smith is more capable of providing the current residents with the services that they need, until that building is empty. Sigmund Speigel, resident - Carlton Terrace Condominium, is concerned with the southern entrance to the project. He explained that the Harbour House South building has practically no side yard to the south of it and almost reaches the property line of the Carlton Terrace Condominium. Mr. Spiegel is concerned that, since the southern entrance will be used for both the south and north properties, it will tie up traffic for the Carlton Terrace. He reviewed the Carlton Terrace's entrance, which is right next to the Harbour House's entrance, and questioned if that has been studied. Mr. Nichols reported that they have studied that and have moved the existing south entrance slightly north, which is better than what is there now, Council Workshop Meeting 02/12/2003 146 and have divided it, so there's a separate entrance and exit. He advised that they have carefully studied all of the circulation that is on the property and feel that this is a far superior situation, to what exists now. He explained that this is a luxury 5 -star hotel, tied to a residential condominium, and there are no convention facilities at the hotel. He clarified that there will only be 1 to 2 small board rooms /private dining rooms. Mr. Nichols reported that there will not be any security gates to stop the flow of traffic. He explained that there will be less trips per day, than what is there now. Mr. McDowell explained that there are also two other entries, to the north of the southern entrance, which will be used by the residents, so not all of the traffic going to the north property will use the south entrance. He explained that the south entrance will primarily be used by the hotel users. Mayor Berlin requested that different diagrams be displayed at the next meeting, showing the Carlton Terrace and their access ways. He also requested that at the next meeting, they review the traffic issue, by showing existing and proposed traffic patterns. Mr. Nichols explained that most residents will not use the southern entrance, unless they want to valet park. Mr. Sorenson advised that the Harbour House North has historically had very high occupancy levels, so there is a lot of traffic that moves through there now and, with this proposal, there will be mostly seasonal traffic and it will not have the same amount of traffic. Rhea Kelly, resident- 77 Camden Drive, questioned if the hotel will have ballroom facilities. Mr. Nichols responded that it would not and there are no ballroom or convention facilities of any kind. Ms. Kelly questioned the occupancy rate for the dining room. Mr. Nichols explained that the restaurant is open for three meals a day and there might be a private dining/board room, with a 15 to 20 person occupancy. He advised that it's not meant to be a group business restaurant. Mr. Page explained that they would work with the hotel operator for the restaurant, but the occupancy would probably not be in excess of 200. Pat Tumpson, resident- Plaza Condominium, is concerned about the construction traffic, since there will already be traffic due to the DOT, FPL, and Bellini projects. She thinks that they should look to predicate the commencement of this project, with the completion of the Bellini Condominium. Sheryl Goldberg, resident - Balmoral Condominium, doesn't understand how the traffic study shows that there will be less traffic, when there will be a hotel. She thinks that, with the spa, restaurant, etc. the traffic will be horrendous. Ms. Goldberg also questioned if they will be selling club memberships to the spa. Mr. McDowell advised that a written traffic study was submitted to staff, which is available. Mr. Nieda explained that part of the permitting process is for the applicant to provide a site plan that would be reviewed for access points, security and any requirements for police traffic control. He reported that the Bellini project has a self - contained internal circulation traffic loop, for construction trucks, so that it doesn't interfere with the traffic on Collins Avenue. Mr. Nieda thinks that the same thing would be done for this project, to minimize traffic problems. Ramon Alvarez, David Plummer & Associates, advised that he did the traffic study for this project. He explained that he used standard and nationally accepted trip generation rates that take into account all of the different types of land users, before a site is developed, as well as after. Mr. Alvarez advised that those rates take into account a variation in trip generation rates. He reported that a hotel unit generates slightly more traffic than what an apartment unit would, but going from an apartment to a condominium, the generation per unit goes down as well. Mr. Alvarez reported that, in this case, they're not only reducing the number of units, but they are also reducing the generation of the residential component at the same time on a unit by unit basis. He advised that the conclusion is that the number of trips would be reduced Council Workshop Meeting 02/12/2003 147 slightly, in the range of 10 % -15 %. Mr. Alvarez reported that conclusion has been confirmed by an independent traffic study, done by the Village (by Tinter & Associates). Ms. Goldberg is concerned with the traffic that would be generated by guests, checking in and out of the hotel. She would like DOT to do a traffic study. Mr. Page explained that the spa program will be worked out with the hotel operator. He advised that it's planned to be open to the public, which implies that there would be either user rates, or a special membership program, but it's premature until it's worked out with a hotel operator. Ms. Goldberg doesn't think that enough variables have been taken into account for the traffic study (restaurant, hotel, spa, etc.). Isaac Goshin, resident - Harbour House North #1518, questioned if 126 units will have an extra bedroom that will be converted into a hotel. Mr. McDowell explained that the 126 unit count includes counting that bedroom as a separate unit; it's actually a bedroom count. He clarified that they took the most conservative approach on the study and the density issue. He explained that there will be 63 2- bedroom units that add up to the 126 hotel rooms, so they have counted each occupiable bedroom, as a separate unit, for that number. Mayor Berlin clarified that if a condo unit has 2 bedrooms in it and one can be locked off, then they have counted that one unit as 2 hotel rooms. Mr. McDowell reported that, for the traffic study, they have also counted that as two units. He stated that the traffic study is very conservative, in terms of its projected numbers. Goldie Fineberg, resident - Plaza Condominium, is concerned about security and doesn't see how the security of Bal Harbour will be enhanced with a hotel, restaurant, and spa that are open to the public. Mr. Page explained that the caliber of the facility and the cost associated with the hotel, condominiums, restaurant and spa are in keeping with Bal Harbour's expectations. He advised that the owner and operator of the facility will be very conscientious, regarding security issues relative to the property, and very sensitive, relative to being an appropriate citizen of the community. Phil Corbisiero, resident - 63 Bat Bay Drive, questioned if any variances or changes to the existing zoning codes are needed for this project. Mr. Nichols advised that they have designed this project so that it complies with all criteria of the existing zoning code and there are no variances that they are seeking. Barbara Grossman, resident — Harbour House South, questioned if the south building will be affected at all. Mr. Sorenson advised that the south building will continue to remain an apartment facility, for the foreseeable future. He explained that they consider that to be their premier property in South Florida and are continuing to upgrade that property and have spent tens of millions of dollars, in the last year, to do that. Mr. McDowell stated that, as part of this program, they are going to be building approximately 180 additional parking spaces, to serve the south building, to relieve the parking issue. Mar, resident — Balmoral, questioned how the public area improvements that they have recommended will be funded. Mr. Sorenson advised that a significant amount of resort tax money will be generated by this project, to help with improvements. He thinks that is part of the discussion now, in general. Mr. McDowell stated that they will pay to have the 12 inch water line installed. He advised that to the extent that there are facility upgrades that are necessary for this project, they will be paying the costs of those upgrades. Assistant Mayor Tantleff questioned funding for the trees that Mr. Bradshaw has recommended, along the sidewalk and the inlet. He questioned if the developer would make a contribution to that project. Mr. Page advised that, at this time, Mr. Bradshaw presented, independent from them, ideas on how to organize and redesign the facilities underneath the bridge. He explained that Council Workshop Meeting 02/12/2003 148 they have a real interest in there being a more compatible and attractive finished product, at the time that they finish One Bal Harbour. Mr. Page stated that they are willing to sit down and talk about how they might contribute to the overall costs. He advised that the landscaping that's occurring on the west face of the total PD site (the two towers) is landscaping that they intend to install, at their cost, and that's going to be a dramatic continuation of what the Village currently has. Mr. Page stated that the edge, along Haulover Cut, is the responsibility of the Village. He explained that in the process of meeting the requirements of Miami -Dade Fire, they will be doing some enhancements to that area that he thinks will ultimately result in their contributing to the major cost items, associated with that edge of the property. Mr. Page stated that these are items that they will want to sit down and talk about, because the Village has certain responsibilities and he thinks that they can help to fund certain portions of those, to make this project the appropriate entry to the community. Mr. Treppeda advised that these are items that will be worked out, prior to the Council approving the Development Agreement; these things will be put into the Development Agreement. Carol Barnett, resident — Harbour House South, is glad to hear that for the foreseeable future the south building is going to be continued as a rental. She questioned that if that's the case, why the residents aren't getting leases and are all on a month -to -month basis. Mr. Sorenson advised that he will have to get an answer to that, because it wasn't his understanding that was being done in the south tower. He will contact Ms. Barnett with the answer. Assistant Mayor Tantleff advised that he is also in that building and, if Mr. Sorenson provides him with the answer, he will put up a memo in the building, because a lot of people are asking him about that. Mr. Sorenson agreed. Theresa Donahue, resident— Carlton Terrace Condominium, questioned if a traffic study was done for the Bellini Condominium, because it was a small co -op and it's going to be a big building. Mr. Nieda replied that there was no traffic study requirement for the OF District, which the Bellini was built under, only parking requirements. He advised that it was not under a PD District. Brian Mulheren, resident — Carlton Terrace, is concerned that in today's climate, with terrorism, etc., that this project talks about not having any security going in. He is also concerned with parking underneath the bridge and traffic, which will affect fire and police response. He thinks that security is a very important thing to be brought in today. Mr. Mulheren questioned if the Village is going to have to supply more police officers and who is going to pay for that. Mr. Mulheren discussed fire response and the traffic problem, which is a tremendous problem. He stated that when the Bellini has construction now, it blocks up Collins Avenue. Mr. Mulheren thinks that this is a very serious thing that should be addressed. He questioned if an environmental study was done on this. Assistant Mayor Tantleff responded to the security issue and advised that in all the years that the Sheraton has been here, there haven't been any incidents on security, in dealing with the Sheraton. He thinks that Mr. Mulheren has raised some good points. Mr. Mulheren advised that it has nothing to do with the Sheraton, because he's talking about today's climate. He thinks that bringing in something high profile, could become a target. Mr. Mulheren advised that the news today is that apartment buildings are targets. He thinks that security is a very important thing. Mr. Mulheren thinks that Bal Harbour needs to get a boat, to patrol its waters, and additional police. Mr. Page advised that they are replacing an existing facility and, in so doing, are generating a dramatic increase in revenue to the Village. He explained that, from an operating viewpoint, they are going to make certain that the facility is managed in a way that addresses the issue of security. Mr. Page stated that with the revenue enhancement that the Village is going to realize, he thinks there will be opportunity to make additional changes or Council Workshop Meeting 02/12/2003 U 149 improvements, as the Village deems appropriate, given the current climate. He advised that they will do everything in their power, with the type of investment they're talking about, to ensure that they are addressing, from the property's perspective, the security issue. Gertrude Fuerer, resident — Harbour House North, questioned what consideration they are giving to the older people, because they are making them leave and they have to find new areas to live. She thinks that it's a great inconvenience, because she has been there for the past 16 years, and questioned what she is supposed to do now. Mr. Sorenson advised that they are honoring all leases in the property and have offered to do whatever they can, to be of assistance. He stated that Ms. Fuerer is welcome to call him directly and if there's a way that they can be of additional assistance to her, they will do so. Councilman Roth questioned if they will give the residents of the north building consideration to get an apartment, at the south building, ahead of a stranger, who has never lived in the Harbour House. He questioned if they should be on a priority list and be given first consideration of any openings in the south building. Mr. Sorenson advised that list exists and that's what they are doing. Belle Weintraub, resident — Harbour House North, advised that the residents in the north building have been terribly inconvenienced and now there's the problem with moving. She questioned what is going to be done about the people who have lived there for many years and have suffered through the mold situation, etc. Ms. Weintraub questioned what provisions are being made for them. Sylvia Singer, resident — Harbour House North, advised that she has been living in the Harbour House for 25 years and will be 93 years old in April. She would like to remain until she says goodbye to this world. Dina Cellini, resident -211 Bal Cross Drive, advised that, at last month's Council meeting, a resident at the Carlton Terrace appeared and expressed concern about exposure, from the Bellini demolition, of asbestos and the impact on his unit. She questioned if they can discuss what precautions they plan to take in the demolition of the north building and how they can assure the residents that the asbestos won't permeate neighboring buildings and perhaps get into the Village's water table. Mr. Sorenson advised that they demolished a building in South Beach and part of the demolition process is that the Department of Environmental Regulation comes in and requires them to remediate, or remove, any hazardous materials in the building, before a demolition permit is issued. He stated that they also bring out air monitoring devices the day of the demolition and go around the entire building and monitor the amount of dust and other type of debris that's in the air. Mr. Sorenson reported that the amount was minimal at the South Beach demolition. He stated that Ms. Cellini can contact the City of Miami Beach, which is a very difficult jurisdiction to work with, to find out exactly how they worked with the community and went out of their way, to make sure that it did as little impact to the neighborhood as possible. Helen O'Connor, resident - Harbour House South, questioned the age of the building that they imploded downtown. Mr. Sorenson advised that building was built in the late 1970s. Ms. O'Connor stated that the Harbour House North was built in 1962 and is a much larger building. She questioned if there will be different issues. Mr. Sorenson stated that there will be some different issues, because it's a larger building, but he knows that WCI is talking with the same demolition company that they worked with in South Beach (Controlled Demolition, Inc.), which is one of the most famous, if not the most famous, implosion contractor in the world and they have a spotless record of implosions. Ms. O'Connor stated that they are not only dealing with asbestos, but are also dealing with a mold problem. Mr. Sorenson stated that it's Council Workshop Meeting 02/12/2003 150 all mitigated and is all taken out of the building, prior to Mr. Nieda issuing the demolition permit. Mayor Berlin thanked everyone for coming to the meeting. He advised that the applicant will be moving forward, with the application process, and the first hearing on it will be at the February Council Meeting. 6. ADJOURN: There being no further business to come before the Council, a motion was offered by Assistant Mayor Tandeff and seconded by Councilman Roth to adiourn. The motion carried unanimously (5 -0). and the meetiniz adjourned at 10:35 a.m. Mayor Howard I Berlin Attest: eanette Horton, MMC `I Village Clerk /elh Council Workshop Meeting 02/12/2003 12