Amendment approved after compromise on hotel's height

An amendment to Marco Island's Land Development Code for a Residential Tourist Zoning District is but a formality for the Aug. 7 meeting.

At the City Council meeting June 19, the amendment was approved at first reading by a 5-1 vote.

It will have a second reading and a final vote Aug. 7 that will afford changes that should not hinder the sale of the Radisson Hotel to the Marriott Vacation Club in July.

With changes made and approved at the June 19 meeting, the vacation club got what it wanted in square-foot requirements for time share units and additional density. It didn't get what it wanted in building height, but representatives did appear that a compromise was amenable.

Local attorney Craig Woodward, representing the Vacation Club, fought hard for a building height of 175 feet, rather than 150 feet recommended by the city Planning Board. The Planning Board actually increased its recommendation 25 feet following a workshop on May 15 with City Council members and public, including Vacation Club representatives.

In his presentation on June 19, Woodward alluded to the sale price of $59 million.

Woodward showed heights of nearby condominiums along that section of south beach were similar — or larger than — the 175-foot request. The lowest in his examples of nearby condominiums were Sand Castle I and II at 169 feet each, with the highest being 202 feet at Sandpiper.

The Radisson now stands at 139 feet, but the Vacation Club wants to redevelop it and add a new building that it originally had planned as a 200-foot residential tower.

Woodward spoke of the importance of 175 feet to allow more architectural capabilities, including underground parking and tearing down the parking garage in front of the Radisson.

David E. Holton, vice president of resource development and Mike Elliott, director of project planning, spoke to the need of the higher elevation.

Holton was asked directly if the 175-foot height was a deal-breaker.

"I apologize for being a bit evasive as there is a confidentiality agreement," he said.

Yet he added, "I will tell you that approval of the first reading is extremely important to our decision to close on this transaction and will weigh very heavily."

Jim Curran, a resident of Club Marco, opposed the 175-foot request.

"I live a stone's throw from the Radisson and I wonder why there is a question whether these folks have closure on the Radisson," he said. "I would be surprised if they don't since there are notices posted at the Radisson that it is closing July 9."

Curran spoke of being at the Planning Board meeting when it voted for a 150-foot height and how six residents spoke against the 175-foot height.

Resident Al Musico suggested that the Vacation Club was going ahead with the project regardless of the height and he suggested redevelopment at the present height.

Musico pointed to the addition density the Vacation Club will receive in the ordinance from 16 to 26, plus another three units per acre because it plans to allow public beach access.

He cautioned allowing the additional density saying, "It will be like a time share on steroids."

Councilman Glenn Tucker was in favor of the 175 feet height, as were businessmen Paul Tateo and Joseph Oliveri.

"When we talk abut height restrictions, it is like the people are asking for something for their benefit," Tucker said.

"What is the city's benefit? When you drive down Winterberry (Drive), instead of an eyesore you will see a world-class resort."

He suggested a compromise of 165 feet. When discussion among councilors got around to the height being 160 feet, Holton nodded his head to the number.

"I believe we can develop the project at 160 feet," he said.

City Council held to the 150-foot height with allowance for elevator towers on top of the building for a final height of around 165 feet.

The council also agreed to allow units to be 1,300 square feet, instead of 1,250, and 20 percent of the units being larger than 1,300.

The Vacation Club plans on 219 units, a 6-percent reduction in the units now available at the Radisson.

The Vacation Club also agreed to having 7 percent of time-share rentals available annually.

Final vote was 5-1, with Councilman Chuck Kiester voting against and Ted Forcht absent.

While Kiester didn't qualify his vote, in a workshop he held June 15 residents spoke against the proposal.