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.
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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.
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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
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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
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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
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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
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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,
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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
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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
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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
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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
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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
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