'New heights of luxury'
Ocean Four, Trump Royale rising along with more parks and public improvements
By Bari Auerbach
 
Along the east side of Collins Avenue, booming development is still on the rise - and now the latest multi-million dollar properties set to break ground will be in keeping with the city's goal to ensure Sunny Isles Beach is synonymous with the "height of luxury."

At the June 3 City Commission meeting, zoning requests were approved for the 40-story Ocean Four condominium slated for 172nd Street and Collins Avenue being developed by The Related Group of Florida; as well as for Trump Royale, the 55-story final condominium phase of Trump Grande Ocean Resort and Residences (18101-18225 Collins Avenue) - a joint venture between Donald J. Trump and the Dezer family.

As a result of transfers of development rights (TDR's) and a bonus system designed by the City of Sunny Isles Beach to encourage developers to "give back," construction of Ocean Four and Trump Royale will facilitate public enhancements such as the creation of a park to be constructed across from the Ocean Four site on the west side of Collins Avenue by The Rascal House restaurant at 172nd Street; and the expansion of an existing 10,000 square foot beach front park behind the Trump International Sonesta Beach Resort by another 5,000 square feet to the north.

'Constructive use of TDR's'
Site plans and three dimensional models for both Ocean Four and Trump Royale designed by the Seiger Suarez Architectural Partnership were presented at the June 3 City Commission meeting in conjunction with requests by the respective applicants to utilize transfers of development rights (TDR's) in order to construct additional units.

Transfer of development rights (TDR's) can be defined as "the process by which development rights are transferred from one lot, parcel, or area of land in a sending district (usually where land conservation is sought) to another lot, parcel, or area of land in one or more receiving districts (where property is desired and can be serviced properly)."

Further explanation of TDR's by Commissioner Danny Iglesias has provided insight such as, "If a developer has a piece of land and doesn't have any interest in building on that site - he has the option of picking up the TDR's on that property and transferring them over to another site upon approval of the City Commission."

Main TDR "receiver sites" in the city are the east side of Collins Avenue and the town center district on the west side of Collins Avenue from 172nd Street to and inclusive of Sunny Isles Boulevard.

Ocean Four: 40 stories, 281 units
Addressing the Commission regarding the Ocean Four project, architect Charles Seiger noted, "We've worked with city staff to meet all requirements necessary.This is a 300 foot site similar in width to Ocean Three called 'Ocean Four' - another [development] we're proud to bring to the city.This will be a 40-story building, [falling] slightly under the allowable purchase of TDR's by approximately 28,000 square feet.All qualifications have been met in terms of underlying codes.we've worked a long time [on this project] and are looking forward to seeing this building rise out of the ground."

Jorge Vera, the city's zoning administrator, recommended approval with conditions, noting the site plan for the 40-story building includes the acquisition of TDR's and that without the TDR's the height of the building would have been 33 stories.

"Basically, the development sits on a three acre parcel," Vera said. "They're asking for 65 additional units with the TDR's for a total of 281 units. Without the TDR's there would be a total 216 units. There is an FAR of 580,000 square feet (for the 40-story building)."
Vera also explained that prior to issuance of a building permit, the developer will have to show evidence to the city of the possession - or rights to possession of TDR's equivalent to 65 units and 112,905 square feet.

Mayor Norman Edelcup pointed out, " If [the developer] does not obtain the TDR's, they would have to come back for a whole other site plan review.This is the risk [the developer] knows he's taking when he comes in here.We've made it clear he doesn't get the [final] approval without having the TDR's - and he can't pull a [building] permit because all he has is a 'conditional approval.' We still have to go through another process because when he does have a potential seller of TDR's, the city has to accept that parcel in order for the TDR's to be created."

Park planned for 'Casino property'
After granting site plan approval for Ocean Four, the Commission approved a resolution accepting conveyance of the "Casino" property to the city, which will enable The Related Group to obtain TDR's. The site, located on the west side of Collins Avenue, just north of The Rascal House restaurant at 172nd Street, is now slated for construction of a 3.46 acre public park.

The Related Group had originally proposed a 29-story condo project for the Casino property, which was denied by the City Commission in 2002. Subsequently the city decided to carve out a Town Center zoning district including the area where the parcel for the proposed park is located (17200 Collins Avenue).

In regards to the park, City Attorney Lynn Dannheisser explained, "Many hours of negotiations have taken place on this transaction.The applicant and city have agreed on the following: A bond will be posted in the amount of $800,000 to cover the costs of construction should the city need to complete construction of the park. The applicant has agreed to pull permits, do the construction and remediate the property of any environmental contamination if there is any - provided the city approves a site plan of the park within the next 60 days [from June 3]."

Dannheisser went on to note, "We need to have a closing within 30 days. We're going to resolve any title issues that may now exist and give the applicant an opportunity to cure them or make a decision that we can accept the property with them. We will also be delivered a warranty deed along with an updated survey within 30 days of this approval. When that deed is delivered and recorded, at that time, the development rights [TDR's] will be transferred to a bank for withdrawal.

"In addition, [the city] is going to retain a $5,000 bond or escrow representing the potential cost of environmental remediation or monitoring and an indemnity agreement.The applicant is agreeing to do the construction, remediate any environmental issues and pull all permits that are necessary."

Speaking on behalf of The Related Group, attorney Cliff Schulman noted, "The amount of time, effort and expeditious handling of this by staff has been extraordinary.We pushed hard and felt staff reacted marvelously to get this park into the city's hands as soon as possible.We hope the park will be [completed] within 12 to 18 months."

Bill Thompson, a senior executive with The Related Group, added, "I know everyone's concern is to build a park and that's what we want as well.As soon as the [park] site plan is approved, we'll finish the working drawings and submit for permits. We hope to finish the park a lot sooner than what has been proposed."

Trump Royale: 45 stories, 391 units
The Trump Royale tower will be the culmination of the three-phase Trump Grande Ocean Resort and Residences project (18101-18225 Collins Avenue) - a joint venture between Donald J. Trump and the Dezer family.

The condo/hotel known as "Trump International Sonesta Beach Resort" was the first phase to be built. The second phase, Trump Palace condominium, is now under construction; and the third and final condominium phase will be Trump Royale.

At the June 3 Commission meeting, it was noted the project was previously approved for three buildings and that the applicant was now requesting a transfer of 92,103 square feet of TDR's to facilitate the addition of 54 condominium units at Trump Royale for a total of 391 units.

Architect Charles Seiger noted, "Trump Royale was originally anticipated to be a 'total sister building' [to Trump Palace] mimicked in reverse.As things go, we learn lessons, [and discovered] we had a little extra height to 'sandwich in' an extra two floors [at Trump Royale]. This has created this request for the TDR's. It was done primarily because we got more efficient with ceiling heights in the spa area.We're very proud of this project and probably what are among the more remarkable buildings in the southeast."

Zoning administrator Jorge Vera emphasized, "Prior to the issuance of a building permit, the applicant will have to submit evidence to the city of possession - or rights to possession of TDR's equivalent to 92,103 square feet and 54 units."
'Capping height'

Vera also noted that even though two floors are being added to the Trump Royale building, the height of the building (45 stories) will physically stay the same due to the architectural design. Subsequently, Mayor Norman Edelcup suggested, "After this hearing, the Commission should look into capping the height of buildings on the east side of Collins Avenue to no higher than these [Trump] buildings to assure people we're not going to somehow allow anything higher - even though the FAA probably wouldn't allow it."

Expanding beachfront park
During discussions, Edelcup also brought up the fact that when the Trump project was originally approved, a 10,000 square foot beachfront park was put in behind the Trump International Sonesta Beach Resort. Edelcup proceeded to ask the developer to extend the park by another 10,000 square as a consideration for benefits such as increased FAR granted for the buildings and use of TDR's. Subsequently, Seiger said the park could and would be extended by 5,000 square feet to the north - but not by 10,000 square feet due to access issues dealing with cabanas.

'Trump Luxury - Miami Style'
Trump Grande Ocean Resort and Residences recently won 18 Awards from the Builders Association of South Florida and The Herald/el Nuevo Herald in Florida's BEST Awards 2004. For the second year in a row, Gil Dezer, co-developer of the project, also took home the Personal Achievement Award for Sales Director of the Year.

According to Dezer, "Our highest priority was to create an urban environment every bit as spectacular as the finished product. We wanted buyers to know from the outset that the development would be different than the typical condominium in South Florida. Winning these awards indicates that the prestigious Builders Association judges have acknowledged that our property is unparalleled in this market."

The third and final condominium phase of the project deemed "Trump Royale," is described as "A luxury residential condominium with uninterrupted views of the Atlantic ocean and Intracoastal waterway.No expense has been spared in the design and a magnificent obsession with detail is perfected in its generously apportioned interiors and flawless craftsmanship, made all the more exceptional by an incomparable offering of personal service and amenities." Pre-construction prices range from the $600's to $2.5 million; with selected Penthouses from $1.5 million to $25 million.
'Ocean Four: Sequel to Success'

Ocean Four will be the grand finale to the Ocean group of condominiums developed by The Related Group of Florida in Sunny Isles Beach. Scheduled for completion in late 2006, pre-construction prices range from the $500's to over $3 million.
Renowned for "redesigning the South Florida skyline," The Related Group of Florida is one of the state's largest and most successful real estate developers under the leadership of founder and chair Jorge Perez. Since 1979, a strategic combination of strong construction methodologies, solid financing principles and on-target market analysis has resulted in the development of over 45,000 individual residences valued at over $3 billion.

Beyond building exclusive, "first-class" residential properties, The Related Group has traditionally been among the first developers to recognize marketplace potential. This pioneer spirit is evidenced by successful Related Group projects that are continuing to contribute to the renaissance of areas including Sunny Isles Beach, Hallandale Beach and downtown Miami.


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