Prime Biscayne residents, get ready to meet your new neighbors at 128.8…in a few years anyway.
Ten years after the completion of the Village’s last major redevelopment project, the Oceana Key Biscayne Condominiums on the site of the Sonesta Hotel, it’s time to once again ring with the old and usher in the new.
During a three-hour special meeting Tuesday night, village council members voted almost unanimously in favor of adopting an ordinance that would allow the conversion of hotel units into residential units, and also prevent developers from demolishing the iconic building. Voted in favor of recognizing three variances to support David Martin’s Terra Group plan. The 116-room Silver Sands Beach Resort has been transformed into 56 condominium units with a luxurious, modern design.
Located between the 12-story Key Colony Tidemark Condominiums and the 14-story Oceana Condominiums, residents have raised concerns ranging from noise to privacy to drainage to the aesthetics of the uniquely shaped building. Martin’s staff was on call for the third time Tuesday night. Council to explain all complex issues.
The plan is to begin “construction mobilization” in the third quarter of 2026.
Mayor Joe Lasco summed up the “how we got here” part of the discussion: The owner of the Silver Sands property was looking to sell the property, but found a buyer who didn’t want to build a hotel. He said that it was.
He said it should be a “reasonable assumption” that no new buildings will be built on the land at some point.
“Are hotels better for the community or residential units?” he asked, and Martin said he has no interest in increasing density.
David Martin listens to the original Silver Sands presentation.
“I think we made a good choice. The number of units is very limited. It will enhance the village with benefits and quality of life. And it’s a great structure,” Lasko said. . “It’s impossible to make everyone happy, but I think we’ve found some compromise.”
A hotel was not an option, but a 56-unit building was an option. ”
Looking at the bigger picture, City Councilman Ed London said, “This is the lowest number of (tenants) on the Beach, less than half the next largest (condominiums). It’s the lowest density ever to occur on the Beach.” said. I think we’re lucky. ”
The vote was 7-0 to adopt an ordinance allowing the conversion of hotel units to residential units.
Three variances were also required to pass. With the first method, Martin’s group exceeded the base flood elevation by 3 feet (well above the village and FEMA’s 1-foot and HUD’s 2-foot requirements) but maintained a maximum building height of 150 feet. We were able to construct the structure.
The second change was to reduce the footprint of a typical square building by allowing a setback, or “triangular dimension,” from 63 degrees to 79 degrees on one side.
Deputy Mayor Alison McCormick’s “no” vote prevented a shutout but noted that “it’s a beautiful building.” She was reluctant to present a disagreement that “we should build to code,” but that she needed to see the structure and visualize what the final product would look like. In the 6-1 decision, no favorable vote could be provided.
All council members agreed with the thorough site plan provided by Mr. Martin and his team, and noted that all three differences were intended only for the purchaser of this property and that the next purchaser There is a stipulation that it is not covered. Real estate cannot be built.
Some renderings of Silver Sands.
“As I was driving here, I saw a sign at Golden Hog that said ‘Life is Wonderful,’ and I knew that was something we wanted to preserve here,” Martin said, adding, “It got quite a bit of attention. “Deserves it” praised the hotel. Teamwork between village businesses, government and the community. “Our team listened intently and we are glad we were able to get through this rigorous process.
“Our goal is to uplift and improve people’s lives. We know that development and construction will disrupt people’s lives, but we will strive to (reduce disruption). intend to.”
The advantages of the proposed site include:
* Mr Martin said the site area was about half of what was permitted, meaning more green space with excellent landscaping.
*Data shows reduced traffic in the 301 Ocean Drive area during morning and afternoon peak hours.
* Design resilient “buildings of the future” that benefit neighbors.
* Donations to renovate or expand the dog park ($75,000) and improve features around Monaco Fountain Square ($275,000).
* Waterproofed 8-foot wall facing tide mark to beach access easement with visual and acoustic barrier on north side of property.
* $540,000 to the village for improvements to the intersection of Sonesta Drive and Crandon Boulevard.
* Donated $1.5 million for drainage improvements in the Holiday Colony neighborhood.
* Surrounding the site with 12 gravity wells interconnected with 18-inch pipe and adding 48-inch pipe to complement the village’s proposed stormwater master plan.
* The 3.89-acre site also includes a 25,000-gallon reservoir that stores enough rainwater for a week and a half of irrigation.
* Consider a much larger tax base and help the village’s economic bottom line. After completion, the property value will likely be reassessed to nearly $750 million, increasing the village’s revenue from less than $300,000 to $2.3 million and more than $1.1 billion over 99 years, Martin said. It is said that it will happen.
Silver Sands was last sold in 1991 for $6.4 million, according to property records. The adjusted market value of the 25,607-square-foot property this year is $270,120,800, up from $71,143,960 in 2023, and last year’s appraised value of $55,323,338, according to the Miami-Dade County Real Estate Appraiser’s Office. It has increased since. The site area is 169,338 square feet.
Silver Sands Beach Resort: The Sandbar Restaurant & Lounge, and especially the pool, have been a staple for tens of thousands of residents and visitors over the years. Tourists still stop by the lobby to ask about restaurant hours, only to be told later that the Sandbar and Eagle’s Nest lounges were destroyed by Hurricane Andrew in 1992.
Martin, widely known as the “King of Miami” for his exemplary architectural design, first presented his plans to the village in early May.
Silver Sands landscape section.
On Friday night, all variances and language were agreed upon by Martin’s group, village officials and attorneys, and a former village building, zoning and planning official brought the design and contributions to Tuesday night’s meeting. The complete set of documents totaled 653 pages. Superintendent Judd Karlanczyk also said he was concerned that decisions were being rushed like other buildings, and he saw construction on other buildings halted when the situation worsened. I was also cautious.
The population of 128.8 residents is calculated by multiplying the village’s own statistic of 2.3 people per unit by 56 units.
City Councilman Fernando Vazquez noticed that the project would be very high-end condominiums and asked Martin, “Are there any buyers?”
“When we started developing in Coconut Grove, we tapped into ’empty nesters’ living in very large homes.[These condos]turn strangers into neighbors,” he says. said. “…my mother moved from a house to a building, and even though she had a disability, she enjoyed (the services provided).As we got older, our grandchildren and children The number of empty nests where people can stay is increasing.
“The demographics (in South Florida) are that people are in love with this village and are looking forward to the opportunities here. We know we’re taking a risk, but they’re (data It is a calculated risk based on
“What’s interesting is that it’s similar to how neighborhoods and cities grow over the decades. I think of it as developing what locals want. … I can’t pick any one group, but it should be diverse… I think there’s quite a demand.”
