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}Jrrrlf <br />2030 <br />population to support, in part, such goods and services and create a <br />destination draw for surrounding market populations. <br />Mixed Use - Business <br />This commercial land use category is intended to provide services primarily for <br />surrounding residential areas, neighboring communities and visitor <br />populations within Sunny Isles Beach in an environment oriented to the <br />pedestrian and adjacent public street frontages. Accommodated are a broad <br />range of retail and business services, professional services, hotel, commercial <br />and professional offices, medical buildings, entertainment, cultural facilities, <br />public and private schools, amusements and commercial recreation <br />establishments. Residential uses are permitted and encouraged to provide a <br />mix of urban housing types that is both livable for residents and supportive of <br />relationships with retail services and employment centers. Within structures, <br />vertical mixes of residential with office and retail are encouraged to further <br />integrate the uses. A balanced mix of primary uses including retail, office and <br />residential should be provided within developments greater than 3 acres in <br />size by committing not more than 70% of a project gross floor area ratio (FAR) <br />to any one of the three uses. Diverse and innovative architectural designs and <br />site plans are encouraged to provide visual diversity and environmental <br />interest to create a unique sense of place and identity. Vehicular parking is <br />limited to surface parking areas principally to the rear and sides of the <br />properties with the majority of parking encouraged to be located within <br />structures integrated into the primary use structures. Development sites <br />with waterfront access along 167th Street are required to provide a pedestrian <br />orientation and associated terrace, plaza and courtyard amenities to extend <br />active uses continuously along the water's edge. Utility, communication and <br />community facilities are permitted. Manufacturing, wholesale, warehouse, <br />distribution and heavy repair facilities are prohibited. Development intensity <br />is limited to a maximum F.A.R. of 2.0. Residential densities are limited to a <br />maximum of twenty-five (25) units per acre. Additional density up to 85 units <br />per acre may be obtained with density bonuses in accordance with the Land <br />development Regulations and the number of hotel rooms is controlled by the <br />Floor Area Ratio. <br />Neighborhood Business <br />FUTURE LAND USE Page 132 <br />448 <br />