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planning hardship as the current parking garage is a poor use of existing space and the Association is unable to accommodate its Resident's vehicles. One way in which the Association intends to logistically address the insufficient number of parking spaces is to install mechanical parking lifts, as a component of the Project, which will provide additional parking spaces without the need for a large amount of additional square footage. The literal interpretation of the City's zoning and building laws and the City's failure to approve the Association's requested variances will be a continuing undue hardship upon the Association and its Residents. The variances being requested by the Association are the minimum variances which will make the Association's goal of additional parking spaces possible. The variances if granted will allow the Association to increase the number of parking spaces available to its Residents and will improve the community by providing aesthetically pleasing landscaping along the Association's portion of Collins Avenue and the beach. The Association believes that this Project and the requested variances will enhance property values for its Residents and the surrounding community and will not negatively impact public safety or the general welfare. The Association is hopeful that the City will find the foregoing variance requests and this Project to be in the best interests of the Residents of the TDR Towers Project and the surrounding community. On behalf of the Association, thank you for consideration of this Project and the requested variances. Should you have any questions or concerns while undertaking a review of the attached, please do not hesitate to contact the undersigned. VII. FINAL ANALYSIS Based on the above review, the application is generally consistent with the City's Comprehensive Plan and the City's Land Development Regulations. As indicated in the summary of this report, the City Commission had approved the initial site plan relating to the current application. The application is generally consistent with the Land Development Regulations except for the variances. VIII. CONDITIONS If the City approves this application, the application will be subject to the following conditions set forth in Section VII. Conditions to be completed before demolition, below grade or building permits are issued. (1) That the plans in the approval be substantially in accordance with that submitted for public hearing and are entitled "Trump Towers I, II & III Parking Extension" prepared by axioma3 architects consisting of 22 sheets dated stamped received January 30, 2015. Plans are subject to revisions based comments provided by zoning staff of the City of Sunny Isles Beach. Plans are subject to modification. (2) Upon the submittal of an application for building permit, the plans submitted shall meet with the approval of the Community Development Department and be consistent with 7 PZ2014-17 TDR Trump Towers Parking Garage—Site Plan Modification