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NEIGHBORHOOD DESCRIPTION <br />A group of complementary land uses; a congruous grouping of inhabitants, buildings, or business <br />enterprises. A geographic area around a property that influences that property, i.e., its environment. <br />Source: (The Dictionary of Real Estate Appraisal, Seventh Edition, Appraisal Institute 2022). <br />Sunny Isles Beach, which is a barrier island in the northeast corner of Miami -Dade County, is <br />situated between 156' and 195' Streets. The City, is bounded by: the Atlantic Ocean on the east; <br />and the Intra-Coastal Waterway on the west. The town of Golden Beach lies to the immediate north <br />while Bal Harbour and Haulover Park are to the immediately south. Less than two miles in total <br />length, Sunny Isles Beach has a lot to offer for such a short stretch of land. <br />The City, which was incorporated in 1997, has been experiencing a major redevelopment renaissance <br />on the east side of Collins Avenue, the main thoroughfare. Zoning laws ensure that view corridors <br />and beach access pathways will always offer residents a life with a view. To the west of Collins <br />Avenue, the City has been building parks, improving the infrastructure and laying the groundwork <br />for future redevelopment. <br />The emphasis of most of the redevelopment is on residential condominium construction. <br />Developers in accordance with the City's Land Development Regulations (LDR's) are steadily <br />replacing outdated motels and/or motel -condos with luxury, high-rise, residential oceanfront <br />development. The new developments typically offer floor to ceiling glass windows in every room, <br />hi -tech integration into each unit such as "smart living", amenities that are only found in 5 star <br />resorts and fresh designs in building structure. Over the past few decades Sunny Isles has been one <br />of the most active locations for residential condominium pre -construction. <br />The current, approved, development pipeline consists of: the St. Regis Residences (3 6 1 -residential <br />units) to be located 18801 Collins Avenue; Bentley Residences (216-residential units) to be located <br />at 18401 Collins Avenue; Monaco Hotel (113-hotel units) to be located at 17501 Collins Avenue; <br />and the Chabad Community Center to be located at 488 Sunny Isles Boulevard. <br />Over the past five years nearly 1,500 units in six projects have been completed. Development has <br />slowed in recent years due to a lack of available land area, increases in construction costs and costs <br />of obtaining capital. <br />18 <br />556 <br />