The board’s primary focus was on the proposed special events, which could accommodate up to 300 people. Concerns were raised regarding the potential for congestion and noise, especially during high-impact periods like Art Basel. It was emphasized that the planning board should be cautious in approving such events without comprehensive details on their frequency, security measures, and traffic management plans. A proposal was made to allow special events through permits, which stirred debate over the potential for unrestricted use and the necessity for oversight to prevent disruption to the surrounding community.

Applicant representatives from Acreman LLP highlighted the minimal traffic impact compared to previous uses of the site, such as a container port. They argued that the proposed marina, intended to serve larger vessels for private use by Ken Griffin, would generate less traffic and disturbance. The architectural plans, presented by BMA Architects, emphasized a low-impact design with significant open space and unobstructed ocean views, alleviating some concerns about the development’s visual impact.

An issue arose over the prohibition of outdoor speakers and televisions. The applicant sought to relax these conditions. However, the board staff noted that the Coast Guard station personnel reside on-site, necessitating noise considerations. The applicant assured compliance with noise ordinances, seeking only to allow ambient sound without amplifying music to disruptive levels.

The board debated the need for formal communication from the Coast Guard, stressing the importance of their input due to the site’s proximity to an active military installation. The applicant’s representative stated that they had engaged in discussions with the Coast Guard and submitted plans for review, yet no formal objections or opinions had been received. This lack of communication led some board members to advocate for postponing the decision until a Coast Guard response could be obtained.

Further discussions addressed the logistics of parking and traffic management during special events. The applicant proposed using the Fisher Island Community Association’s garage for overflow parking, though board members expressed skepticism about the reliability of this arrangement. The board considered imposing limits on the number of special events per year and attendees to mitigate potential impacts.

In an effort to reach a decision, a motion was put forward incorporating conditions such as biannual progress reports, limiting events to eight per year, and ensuring that all parking remains self-contained. The proposal also required coordination with the Coast Guard for event notifications and compliance with noise regulations. The motion, which included a Temporary Certificate of Occupancy requirement before any events, aimed to balance operational flexibility with community considerations.

The meeting also addressed comprehensive plan code amendments, particularly a temporary conditional use regulation to streamline the approval process for small businesses along commercial corridors like Washington Avenue. This ordinance, sponsored by Commissioner Alex Fernandez, seeks to invigorate vacant storefronts by allowing administrative approvals for certain projects without full board review. Public comments showed strong support for the proposal, emphasizing its potential to revitalize commercial districts and expedite business openings.

Finally, the board reviewed a request for a bonus Floor Area Ratio for the Versailles Hotel as part of the Aman Hotel development. This proposal, aimed at preserving historic components while accommodating modern needs, garnered unanimous support.