A condo hotel , also known as a condotel , hotel condo , or a contel , is a building that is legally a condominium but operated as a hotel , offering short-term rentals, and which maintains a front desk.
89-563: The Conrad Fort Lauderdale is a luxury condominium-hotel resort located on ocean-front property on North Fort Lauderdale Beach Boulevard in Fort Lauderdale, Florida . The resort includes 181 condo-hotel units, as well as 109 condominium units in a separate building known as The Ocean Resort Residences . The project initially began construction in July 2005, as Trump International Hotel & Tower Fort Lauderdale . Donald Trump lent his name to
178-417: A $ 1.4 million construction lien had been filed against the project by its general contractor, Moss & Associates. Approximately 35 percent of the project's units had been sold out, with some purchases closing as early as 2014, but further closings were halted until the lien could be resolved. As of August 2016, the project's opening date was also contingent on Orchestra refinancing its construction loan with
267-501: A Bayrock Group employee, was involved in the project despite his financial crimes related to the Mafia . Lawyer Joe Altschul had represented the 75 buyers, and stated that they would not have invested in the project if they had known of Sater's involvement. A foreclosure auction was scheduled for March 14, 2012, as requested by Corus Construction Venture, which was owed $ 165.6 million from SB Hotel Associates. Corus Construction Venture purchased
356-455: A PUD provides flexibility to create convenient ways for residents to access commercial and other amenities. In the US, residents of a PUD have an ongoing role in management of the development through a homeowner's association . Pattern zoning is a zoning technique in which a municipality provides licensed, pre-approved building designs, typically with an expedited permitting process. Pattern zoning
445-510: A better interest rate, a deal that was expected to close within two weeks. Hilton's management team would then require three to four months to get the hotel ready for its opening. In January 2017, the un-opened project was sold to the Heafey Group, based in Quebec, Canada . Heafey Group purchased the 232 remaining unsold units at a total cost of $ 91 million. At that time, an opening date of July 2017
534-516: A combination of private and public planning. Other critics of zoning argue that zoning laws are a disincentive to provide housing which results in an increase in housing costs and a decrease in productive economic output. For example, A 2017 study showed that if all states deregulated their zoning laws only halfway to the level of Texas, a state known for low zoning regulations, their GDP would increase by 12 percent due to more productive workers and opportunity. Furthermore, critics note that it impedes
623-586: A compact geographic area. The mixing of land uses is common throughout the world. Mixed-use zoning has particular relevance in the United States, where it is proposed as a remedy to the problems caused by widespread single-use zoning. Form-based or intensity zoning regulates not the type of land use, but the form that land use may take. For instance, form-based zoning in a dense area may insist on low setbacks, high density, and pedestrian accessibility. Form-based codes (FBCs) are designed to directly respond to
712-404: A compatible group of uses are allowed to co-exist - or a combination of both single and mixed-use zones in one system. The main approaches include use-based, form-based, performance and incentive zoning. There are also several additional zoning provisions used in combination with the main approaches. Use-based or functional zoning systems can comprise single-use zones, mixed-use zones—where
801-400: A compatible group of uses are allowed to co-exist —or a combination of both single- and mixed-use zones in one system. The primary purpose of single-use zoning is to geographically separate uses that are thought to be incompatible. In practice, zoning is also used to prevent new development from interfering with existing uses and/or to preserve the character of a community. Single-use zoning
890-458: A condo hotel purchase for investment purposes alone. Just like traditional real estate, appreciation is never guaranteed. This very scenario most recently occurred in Las Vegas. Several of the more notable condo hotels have sold for less in the resale market than during pre-construction. Financing is generally costlier than for a primary residence. Mortgage rates may be a full point higher, and in
979-655: A five-story glass-enclosed building known as the Jewel Box was topped off . The building connects the Ocean Resort Residences to the Conrad Fort Lauderdale. The hotel project had been scheduled for completion in fall 2015. In October 2015, it was announced that the project's opening had been delayed until early 2016. The project received a certificate of occupancy in June 2016, but remained unopened. By August 2016,
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#17328730932781068-505: A free economy, as poor zoning restrictions hinder the more efficient usage of a given area. Even without zoning restrictions, a landfill, for example, would likely gravitate to cheaper land and not a residential area. Single-use zoning laws can get in the way of creative developments like mixed-use buildings and can even stop harmless activities like yard sales. The Houston example of non-zoning or private zoning with no restriction on particular land use but with other development code shows
1157-407: A full-service vacation home . When they are not using this home, they can leverage the marketing and management done by the hotel chain to rent and manage the condo unit as it would any other hotel room. The U.S. Government is very strict about the type of advertising that can be done vis-a-vis condo hotel projects. Some condo projects have advertised themselves as real estate investments, but since
1246-484: A great deal. Factors causing a fluctuation are the hotel's star rating and operation level, and its physical location. A property located on the ocean, for example, can experience coastal weather on a regular basis, which in turn can increase the need for more regular maintenance to the exterior of the building. Along those same lines, a property located in a ski resort must weather powerful winter storms and must also deal with snow removal services. Exceptions aside, many of
1335-584: A high degree of flexibility, but may be complex to administer. The more a proposed development takes advantage of incentive criteria, the more closely it has to be reviewed on a discretionary basis. The initial creation of the incentive structure in order to best serve planning priorities also may be challenging and often requires extensive ongoing revision to maintain balance between incentive magnitude and value given to developers. Incentive zoning may be most effective in communities with well-established standards and where demand for both land and for specific amenities
1424-424: A menu of compliance options where a property developer can earn points or credits for limiting environmental impacts, including affordable housing units, or providing public amenities. In addition to the menu and points system, there may be additional discretionary criteria included in the review process. Performance zoning may be applied only to a specific type of development, such as housing, and may be combined with
1513-431: A number of sub-categories, for example, within the commercial category there may be separate districts for small retail, large retail, office use, lodging and others, while industrial may be subdivided into heavy manufacturing, light assembly and warehouse uses. Special districts may also be created for purposes like public facilities, recreational amenities, and green space. The application of single-use zoning has led to
1602-422: A property owner and a local government to rezone a property in exchange for a commitment from the developer. It typically involves loosening restrictions on how the property can be used. Contract zoning is controversial and sometimes prohibited because it deviates from the broader planning process and has been considered an illegal bargaining away of the government's police powers to enforce zoning. Fiscal zoning
1691-418: A quasi-judicial process that enables land uses that, because of their special nature, may be suitable only in certain locations, or when arranged or operated in a particular manner. Uses which might be disallowed under current zoning, such as a school or a community center, can be permitted via conditional-use permits. Contract zoning is a controversial practice in which there is a bilateral agreement between
1780-425: A reduction in lot sizes. The term planned unit development (PUD) can refer either to the regulatory process or to the development itself. A PUD groups multiple compatible land uses within a single unified development. A PUD can be residential, mixed-use, or a larger master-planned community. Rather than being governed by standard zoning ordinances, the developer negotiates terms with the local government. At best,
1869-593: A single space. Mixed-use zoning can be vertical, within a single building, or horizontal, involving multiple buildings. Planning and community activist Jane Jacobs wrote extensively on the connections between the separation of uses and the failure of urban renewal projects in New York City. She advocated dense mixed-use developments and walkable streets . In contrast to villages and towns, in which many residents know one another, and low-density outer suburbs that attract few visitors, cities and inner city areas have
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#17328730932781958-531: A system of use-based districts. Performance zoning is flexible, logical, and transparent while offering a form of accountability. These qualities are in contrast with the seemingly arbitrary nature of use-based zoning. Performance zoning can also fairly balance a region's environmental and housing needs across local jurisdictions. Performance zoning balances principles of markets and private property rights with environmental protection goals. However, performance zoning can be extremely difficult to implement due to
2047-434: Is a broad term that consists of several alternatives to use-based zoning that incorporate information and communication technologies. There are a number of different techniques to accomplish smart zoning. Floating zones, cluster zoning, and planned unit developments (PUDs) are possible—even as the conventional use-based code exists —or the conventional code may be completely replaced by a smart performance or form-based code, as
2136-425: Is a controversial practice in which a small part of a larger zoning district is rezoned in a way that is not consistent with the community's broader planning process. While a jurisdiction can rezone even a single parcel of land in some cases, spot zoning is often disallowed when the change would conflict with the policies and objectives of existing land-use plans. Other factors that may be considered in these cases are
2225-507: Is a controversial practice in which local governments use land use regulation, including zoning, to encourage land uses that generate high tax revenue and exclude uses that place a high demand on public services. Environmental activists argue that putting everyday uses out of walking distance of each other leads to an increase in traffic, since people have to own cars in order to live a normal life where their basic human needs are met, and get in their cars and drive to meet their needs throughout
2314-616: Is a zoning district that overlaps one or more zoning districts to address a particular concern or feature of that area, such as wetlands, historic buildings or transit-oriented development . Overlay zoning has the advantage of providing targeted regulation to address a specific issue, such as a natural hazard, without having to significantly rewrite an existing zoning ordinance. However, development of overlay zoning regulation often requires significant technical expertise. Transferable development rights, also known as transfer of development credits and transferable development units, are based on
2403-755: Is advertising 290 units consisting of 108 luxury condominium residences and 181 condominium hotel units, which will be managed by Conrad, Hilton Worldwide's luxury brand. In October 2020, Takato , a Japanese and Korean fusion restaurant, opened in the Conrad's primary restaurant space overlooking Fort Lauderdale Beach . The head chef is Taek “Taka” Lee, a former executive sushi chef at a multitude of restaurants in South Florida. Condo hotel Condo hotels are typically high-rise buildings developed and operated as luxury hotels, usually in major cities and resorts. These hotels have condominium units that allow someone to own
2492-493: Is high. However, hidden costs may still offset its benefits. Incentive zoning has also been criticized for increasing traffic, reducing natural light, and offering developers larger rewards than those reaped by the public. Additional zoning provisions exist that are not their own distinct types of zoning but seek to improve existing varieties through the incorporation of flexible practices and other elements such as information and communication technologies (ICTs). Smart zoning
2581-450: Is the ability to create flexible zoning districts for smoother transitions between adjacent properties with different uses. Inclusionary zoning refers to policies to increase the number of housing units within a development that are affordable to low and middle-income households. These policies can be mandatory as part of performance zoning or based on voluntary incentives, such as allowing greater density of development. An overlay zone
2670-428: Is used to reduce barriers to housing development, create more affordable housing, reduce burdens on permit-review staff, and create quality housing designs within a certain neighborhood or jurisdiction. Pattern zoning may also be used to promote certain building types such as missing middle housing and affordable small-scale commercial properties. In some cases, a municipality purchases design patterns and constructs
2759-723: Is where only one kind of use is allowed per zone, or district. It is also known as exclusionary zoning or, in the United States, as Euclidean zoning because of a court case in Euclid, Ohio , Village of Euclid, Ohio v. Ambler Realty Co. 272 U.S. 365 (1926), which established its constitutionality. It has been the dominant system of zoning in North America, especially the United States , since its first implementation. Commonly defined single-use districts include: residential, commercial, and industrial. Each category can have
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2848-621: The New Urbanism movement. To accommodate the New Urbanist vision of walkable communities combining cafés , restaurants , offices and residential development in a single area, mixed-use zones have been created within some zoning systems. These still use the basic regulatory mechanisms of zoning, excluding incompatible uses such as heavy industry or sewage farms , while allowing compatible uses such as residential, commercial and retail activities so that people can live, work and socialise within
2937-551: The Roman Empire (31 BC – 476 AD). Throughout the Age of Enlightenment and Industrial Revolution , cultural and socio-economic shifts led to the rapid increase in the enforcement and invention of urban regulations. The shifts were informed by a new scientific rationality, the advent of mass production and complex manufacturing, and the subsequent onset of urbanisation. Industry leaving the home reshaped modern cities. The definition of home
3026-564: The United States with the Los Angeles zoning ordinances of 1904 and the New York City 1916 Zoning Resolution . There are a great variety of zoning types, some of which focus on regulating building form and the relation of buildings to the street with mixed uses, known as form-based, others with separating land uses, known as use-based, or a combination thereof. Use-based zoning systems can comprise single-use zones, mixed-use zones - where
3115-435: The economics of a condo hotel unit is extremely difficult because of the challenge of getting accurate information about the potential income stream. Developers uniformly do not provide important data or estimates for room rates or occupancy levels for fear of coming under U.S. Securities and Exchange Commission (SEC) regulations on investments, as opposed to real estate regulations. The primary factors that contribute to
3204-485: The Conrad Fort Lauderdale Beach Residences. Potential buyers were told that they could move into their units in 2014, but that the property would not be fully operational until the following year. In January 2014, Hilton Worldwide announced an agreement with CFLB to operate the project as part of the hotel chain's Conrad Hotels brand. A $ 34 million enhancement project began that month. Sales for
3293-538: The Gold Coast/Merrimac hotel had been gutted to prepare for the new project. Construction was initially scheduled to begin in April 2005, with completion scheduled for 2007. Construction began in July 2005. The tower was expected to cost $ 200 million. Stiles Construction Company was the project's general contractor . A construction worker was killed on June 13, 2006, when steel scaffolding collapsed on him. By that time,
3382-512: The HOA fees; these include housekeeping , and costs related to hotel staffing and operation. Zoning In urban planning , zoning is a method in which a municipality or other tier of government divides land into "zones", each of which has a set of regulations for new development that differs from other zones. Zones may be defined for a single use (e.g. residential , industrial ), they may combine several compatible activities by use, or in
3471-533: The U.S. for condo hotels include: Aspen , Chicago , Miami , Fort Lauderdale , the Las Vegas Valley , New York City , Myrtle Beach, South Carolina , and Orlando, Florida . Condo hotels are also found at ski resorts and international destinations, such as Jaco, Costa Rica , Thailand , and most recently Sint Maarten . Investors spent an estimated $ 250 million on condo hotels in 2006, with much of that spending concentrated on resort areas. Note that analyzing
3560-624: The ability of those that wish to provide charitable housing from doing so. For example, in 2022, Gloversville's Free Methodist Church in New York wished to provide 40 beds for the homeless population in -4 degree weather and were inhibited from doing so. Corruption is a challenge for zoning. Some have argued that zoning laws increase economic inequality . Empirical effectiveness estimates show some zoning approaches can contribute to housing crisis . The legal framework for land use zoning in Australia
3649-430: The branded condo hotels, have seen double-digit growth, and have out-performed traditional condos or single family homes in the same resort market. Condo hotels units are fee simple deeded real estate, and can be bought and sold like other forms of real estate. Because of the lack of resale data available for many of the emerging markets where pre-construction condo hotels can be found, experts heed caution when considering
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3738-624: The case in London or New York. The construction of the Montparnasse Tower in 1973 led to an outcry. As a result, two years after its completion the construction of buildings over seven storeys high in the city centre was banned. Performance zoning, also known as flexible or impact zoning or effects-based planning, was first advocated by Lane Kendig in 1973. It uses performance-based or goal-oriented criteria to establish review parameters for proposed development projects. Performance zoning may use
3827-407: The case of form-based zoning, the differing regulations may govern the density, size and shape of allowed buildings whatever their use. The planning rules for each zone determine whether planning permission for a given development may be granted. Zoning may specify a variety of outright and conditional uses of land. It may indicate the size and dimensions of lots that land may be subdivided into, or
3916-482: The city of Miami did in 2019. The incorporation of ICTs to measure metrics such as walkability , and the flexibility and adaptability that smart zoning can provide, have been cited as advantages of smart zoning over "non-smart" performance or form-based codes. Floating zones describe a zoning district's characteristics and codify requirements for its establishment, but its location remains unspecified until conditions exist to implement that type of zoning district. When
4005-452: The community's desired character and intensity of development. The French planning system is mostly form-based; zones in French cities generally allow many types of uses. The city of Paris has used its zoning system to concentrate high-density office buildings in the district of La Défense rather than allow heritage buildings across the city to be demolished to make way for them, as is often
4094-634: The complexity of preparing an impact study for each project, and can require the supervising authority to exercise a lot of discretion. Performance zoning has not been adopted widely in the US. Incentive zoning allows property developers to develop land more intensively, such as with greater density or taller buildings, in exchange for providing some public benefits, such as environmental amenities or affordable housing units. The public benefits most often incentivised by US cities are "mixed-use development, open space conservation, walkability, affordable housing, and public parks." Incentive zoning allows for
4183-427: The concept that with land ownership comes the right of use of land, or land development . These land-based development rights can, in some jurisdictions, be used, unused, sold, or otherwise transferred by the owner of a parcel. These are typically used to transfer development rights from rural areas (sending sites) to urban areas (receiving sites) with more demand and infrastructure to support development. Spot zoning
4272-510: The condo hotel is used for non-primary residence or residential rental, owners may be able to accelerate the depreciation on their condo hotel unit from 39 years, down to 27.5, 15, 7, and even 5 years. Condo hotel tax laws determine this, and affect individuals on a case-by-case basis, as each potential buyer's tax situation is different. As with most condominiums, owners of condo-hotel units are required to pay homeowners' association fees, commonly referred to as HOAs. The fee and services can vary
4361-514: The criteria for implementation of a floating zone are met, the floating zone ceases "to float" and its location is established by a zoning amendment. Cluster zoning permits residential uses to be clustered more closely together than normally allowed, thereby leaving substantial land area to be devoted to open space. Cluster zoning has been favored for its preservation of open space and reduction in construction and utility costs via consolidation, although existing residents may often disapprove due to
4450-538: The day. Single-use zoning and urban sprawl have also been criticized as making work–family balance more difficult to achieve, as greater distances need to be covered in order to integrate the different life domains. These issues are especially acute in the United States, with its high level of car usage combined with insufficient or poorly maintained urban rail and metro systems. Some economists claim that zoning laws work against economic efficiency, reduce responsiveness to consumer demands and hinder development in
4539-452: The distinctive form of many cities in the United States , Canada , Australia , and New Zealand , in which a very dense urban core , often containing skyscrapers , is surrounded by low density residential suburbs , characterised by large gardens and leafy streets . Some metropolitan areas such as Minneapolis–Saint Paul and Sydney have several such cores. Mixed-use zoning combines residential, commercial, office, and public uses into
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#17328730932784628-561: The fees and services found in HOAs are fixed and fluctuate very little from project to project. Services such as these usually include general unit utilities, common area utilities, individual room and building reserves, grounds maintenance, exercise area use fees, security , pest control , mechanical repair costs, safety alarm systems , parking area maintenance, pool area maintenance, and owner management and administrative services. Items related to hotel guest impact are generally not included in
4717-425: The financial outcome in ownership are rental revenue, appreciation or depreciation, lending and tax deductions. Rental revenue is shared with the management company, and owners typically pay no upfront fees for management, which includes the marketing and reservation of the units. Typical monthly fees for units in the rental pool include FF&E (Furniture, Fixtures and Equipment) reserve and resort fee(s). Although
4806-551: The form and scale of buildings. These guidelines are set in order to guide urban growth and development. Zoning is the most common regulatory urban planning method used by local governments in developed countries. Exceptions include the United Kingdom and the City of Houston , Texas . Most zoning systems have a procedure for granting variances (exceptions to the zoning rules), usually because of some perceived hardship caused by
4895-577: The hotel had been scheduled to open in 2008. In December 2006, Corus Bankshares provided a $ 139 million construction loan to the project. Another construction accident occurred in January 2007, when a flagman for the site had his legs run over by a cement truck. In October 2007, Trump expressed confidence in the Trump International project despite putting a second, nearby condo-hotel project on hold due to poor real estate conditions. Trump International
4984-421: The jury's decision, but their request for a new trial was denied. Other lawsuits were expected to go to trial later that year, and many of them were settled confidentially. In June 2015, Trump sued Stillman for breach of contract, alleging that he lost millions of dollars because of the project's failure and because of legal fees. Trump stated that he had previously warned Stillman not to settle lawsuits related to
5073-470: The majority of the units are privately held, and the facility does little to accommodate the public. In the Philippines condominium hotels carry a condominium real estate deed. This allows foreigners to acquire up to 30% of the condotel units, unlike most other real estate. This has made this particular development popular in the country. While not intended as a complete list, the most popular locations in
5162-489: The mortgage to the property, and in March 2010 filed for foreclosure against SB Associated LLC for defaulting on the loan. The suit named over 80 buyers who never received their units or a refund on their deposits. The foreclosure was expected to take at least six months before being resolved due to the large number of people involved and because of backed-up foreclosure lawsuits in the courts. In November 2010, Trump announced that
5251-478: The name licensing agreement had been terminated "a long time ago" and that he was not involved in the foreclosure process, which was expected to take an additional six months because of the large number of involved parties – more than 100 buyers – and the backlogged county courts. Ultimately, 75 buyers had filed lawsuits against the project, after they spent a combined total of $ 8 million on deposits for units. Some investors were upset to learn in 2012 that Felix Sater ,
5340-400: The name used for the project's full-time residential element. Design changes occurred in late 2014, and Orchestra's budget ultimately increased to $ 70 million in order to upgrade public areas of the project to help it compete against upcoming projects. The building enhancement included a rebuilt lobby, while a lounge and a gourmet market were among the new additions to the project. In March 2015,
5429-458: The particular nature of the property in question. The origins of zoning districts can be traced back to antiquity . The ancient walled city was the predecessor for classifying and regulating land, based on use. Outside the city walls were the undesirable functions, which were usually based on noise and smell. The space between the walls is where unsanitary and dangerous activities occurred such as butchering, waste disposal, and brick-firing. Within
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#17328730932785518-491: The party's nominee . The following month, a Florida appeals court ruled that Trump did not misrepresent his role in the project, after the two buyers in the initial lawsuit trial appealed the decision. CFLB Partnership LLC, which owned the nearby Hilton Fort Lauderdale Beach Resort and was an affiliate of Orchestra Hotels & Resorts, purchased the unfinished Trump project for $ 115 million in December 2013, with plans to open it as
5607-501: The past this was especially true because financial institutions were unfamiliar with the condo hotel concept. Pre-construction purchases require a significant down payment, and buyers will not see financial return or be able to use their unit until the hotel is completed and ready for operation. Furthermore, owners may have to purchase extra insurance to protect against liability claims and some types of damage or loss. Additional tax benefits may be obtained through condo hotel ownership. If
5696-427: The physical structure of a community in order to create more walkable and adaptable environments. Form-based zoning codes have five main elements: a regulating plan, public standards, building standards, and precise definitions of technical terms. Form-based codes recognize the interrelated nature of all components of land-use planning—zoning, subdivision, and public works—and integrate them to define districts based on
5785-423: The problem of maintaining order between strangers. This order is maintained when, throughout the day and evening, there are sufficient people present with eyes on the street . This can be accomplished in successful urban districts that have a great diversity of uses, creating interest and attracting visitors. Jacobs' writings, along with increasing concerns about urban sprawl, are often credited with inspiring
5874-412: The project as his "latest development." Other marketing material referred to the project as a "signature Trump development." The lawsuits also alleged breach of contract for the failure to have the project completed by December 2008. By the time of the lawsuits, Trump had told the developers that they could not use his name for the project after they defaulted on the licensing agreement. Corus Bankshares
5963-531: The project by several condominium buyers. Foreclosure for the project was filed in March 2010, and the building was sold in a foreclosure auction in March 2012. After several ownership changes and a $ 70 million renovation, the project opened in October 2017. The property was initially occupied by the Merrimac and Gold Coast hotels, which were built on Fort Lauderdale Beach Boulevard in the 1950s. A condo hotel project
6052-420: The project in the foreclosure auction, after no other bidders attempted a purchase due to the high $ 165.6 starting price, as well as the number of lawsuits associated with the project. In March 2013, ST Residential offered the entire project for sale in a bulk offer, rather than selling the units individually. It was stated that the project had been "well maintained and is in nearly move-in ready condition." A price
6141-541: The project through a licensing deal before being elected the President of the United States , with New York developer Roy Stillman and Bayrock Group as the project developers. The project's opening was initially scheduled for 2007, but was delayed several times. Trump removed his name from the unfinished project in 2009, after the developer defaulted on the licensing agreement. By that time, lawsuits alleging breach of contract and misleading advertising had been filed against
6230-527: The project unless Trump were released from liability, and alleged that Stillman had settled the lawsuits with escrow funds. Trump also alleged that his reputation was damaged. In March 2016, during Trump's U.S. presidential campaign , Republicans for the American Future Fund aired television advertisements in Florida against Trump for his involvement with Sater, in an attempt to prevent Trump from becoming
6319-467: The project was fully confirmed. However, sales contracts, which referred to the project as the SB Fort Lauderdale Hotel & Condominium, stated that Trump had the right to end the licensing deal and remove his name from the project. Additionally, it was alleged that the marketing materials suggested Trump was a developer in the project, including a letter to investors in which Trump referred to
6408-498: The project was initially approved in 2001. The 24-story tower was designed to resemble a luxury cruise liner from 1925. The project, to be built on a two-acre site at 551 North Fort Lauderdale Beach Boulevard, would include 298 units. The project, considered essential in transforming the beach area into an upper-class tourist destination, was unanimously approved by the Fort Lauderdale commission on February 15, 2005. By that time,
6497-476: The project would likely remain unfinished if less than half of the units were purchased. Buyers were also informed that because of local zoning rules for condo-hotels, they could not occupy their units unless the entire hotel opened. By that time, various lawsuits had been filed by 30 buyers who wanted refunds on their 20-percent deposits. The lawsuits alleged misleading advertising, with buyers stating that they were misled into believing that Trump's involvement in
6586-513: The properties themselves while in other cases the municipality offers the patterns for private development. A hybrid zoning code combines two or more approaches, often use-based and form-based zoning. Hybrid zoning can be used to introduce form and design considerations into an existing community's zoning without completely rewriting the zoning ordinance. Composite zoning is a particular type of hybrid zoning that combines use, form, and site design components: An advantage of composite zoning
6675-465: The revenue splits between owner and management company do vary from project to project, most hover around 50 percent. Most condo hotels, and especially branded hotels like Westin or Ritz-Carlton , are strategically located in resort economies or popular urban destinations, which allow for high nightly rates and consistent year-round occupancy. Rental income from hotel guests is at the mercy of travel patterns and may decline. Many condo hotels, especially
6764-621: The size of the parcel, the zoning categories involved, how adjacent properties are zoned and used, and expected benefits and harms to the landowner, neighbors, and community. Conditional zoning is a legislative process in which site-specific standards and conditions become part of the zoning ordinance at the request of the property owner. The conditions may be more or less restrictive than the standard zoning. Conditional zoning can be considered spot zoning and can be challenged on those grounds. Conditional zoning should not be confused with conditional-use permits (also called special-use permits ),
6853-538: The units began in March 2014, with the project expected to be fully open in early 2015. In October 2014, plans were announced to open the project as the Conrad Fort Lauderdale Resort and Residences during the summer of 2015. Orchestra planned to spend $ 40 million on the building's renovation and completion. The plans would include a 290-unit tower, with the units split between 181 condo-hotel units, and 109 condominiums as part of The Ocean Resort Residences,
6942-460: The value of these condos as a real estate investment is not entirely clear the U.S. Government currently disallows use of this reference when advertising condo hotels. Condo hotels have been criticized in California for allowing developers to skirt laws designed to protect public access to beaches . Because such a facility has hotel rooms, it can be classified as a public accommodation, even though
7031-634: The walls were civic and religious places, and where the majority of people lived. Beyond distinguishing between urban and non-urban land, most ancient cities further classified land types and uses inside their walls. This was practiced in many regions of the world – for example, in China during the Zhou Dynasty (1046 – 256 BC), in India during the Vedic Era (1500 – 500 BC), and in the military camps that spread throughout
7120-483: Was Stillman Bayrock Merrimac LLC. Stillman had been brought onto the project less than a year earlier, and arranged financing for it. Trump was also an equity investor in the project, and lent his name to it through a licensing agreement. The project was designed by Michael Graves and Associates in collaboration with Oscar Garcia Architects. Graves redesigned the hotel to decrease its previous size. The redesign included 22 fewer units and 215 fewer parking spaces than when
7209-495: Was approved for the site in 2001. In December 2003, Donald Trump was interested in the proposed Gold Coast Merrimac Resort, which had been planned for the site of the two hotels. The 24-story resort had been approved for 240 hotel rooms and 80 timeshare units. By February 2005, Trump had become involved in the project, which was renamed as Trump International Hotel & Tower Fort Lauderdale, with New York developer Roy Stillman and Bayrock Group as partners. The project's developer
7298-724: Was designed by Colonel William Light in 1836 in order to physically separate the city centre from its suburbs. Low density residential areas surround the park, providing a pleasant walk between work in the city within and the family homes outside. Sir Ebenezer Howard , founder of the garden city movement , cited Adelaide as an example of how green open space could be used to prevent cities from expanding beyond their boundaries and coalescing. His design for an ideal city, published in his 1902 book Garden Cities of To-morrow , envisaged separate concentric rings of public buildings, parks, retail space, residential areas and industrial areas, all surrounded by open space and farmland. All retail activity
7387-401: Was not specified, although experts for ST Residential had expected the project to sell for at least $ 125 million. By that time, nearly $ 4 million in liens had been filed against the project by previous buyers. A lawsuit filed by two buyers was the first to go to trial, in March 2014. The buyers stated that they invested in the project because they believed Trump was the developer, a claim that
7476-491: Was planned, but it did not occur. A restaurant, Terra Mare, opened at the resort in September 2017. The hotel was scheduled to open that month, but because of Hurricane Irma it had a soft opening on September 29 and an official opening on October 10, 2017 as Conrad Fort Lauderdale Beach. The Atlas bar and lounge opened the followed month. The hotel's grand opening and ribbon-cutting ceremony did not occur until December 19, 2017. It
7565-447: Was refuted by Trump during his testimony. The two buyers sought $ 250,000 in unreturned deposits. The jury ruled in favor of Trump, whose attorney said he would seek millions of dollars in attorney fees from the buyers. Trump still faced a similar lawsuit consisting of 81 plaintiffs who were suing for the return of the $ 8 million deposit fees. Attorneys in the initial trial alleged that the judge displayed favoritism toward Trump which altered
7654-400: Was struggling as of August 2009. By that time, the building had been furnished but remained unoccupied by tenants, and the project had been financed through $ 182 million in construction loans. The project eventually defaulted on the $ 139 million loan before its planned 2009 opening. Corus Construction Venture, led by Starwood Capital Group and later known as ST Residential, ultimately took over
7743-535: Was tied to the definition of economy, which caused a much greater mixing of uses within the residential quarters of cities. Separation between uses is a feature of many planned cities designed before the advent of zoning. A notable example is Adelaide in South Australia , whose city centre, along with the suburb of North Adelaide , is surrounded on all sides by a park, the Adelaide Park Lands . The park
7832-516: Was to be conducted within a single glass-roofed building, an early concept for the modern shopping centre inspired by the Crystal Palace . However, these planned or ideal cities were static designs embodied in a single masterplan . What was lacking was a regulatory mechanism to allow the city to develop over time, setting guidelines to developers and private citizens over what could be built where. The first modern zoning systems were applied in
7921-498: Was ultimately planned to open in 2009. The project had deposits on 70 percent of its units, but following the poor real estate market, many buyers eventually lost interest in the project or were among those who would eventually file lawsuits against it. Bayrock Group ultimately sold its interest in the project to an Icelandic firm. In May 2009, investors were informed that they had to complete their unit purchases that month. The developer, known then as SB Hotel Associates LLC, stated that
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