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PRESENTATION OF DATA 40 Area/Neighborhood Description Location — The subject property is located within the city of Sunny Isles Beach, which was newly incorporated in the late 1990s after residents petitioned for this change from the county government. The city's current population is estimated to be 21,720, with a location wholly along the county's barrier island between the Atlantic Ocean and the Intracoastal Waterway, north of Haulover Beach State Park and south of the Town of Golden Beach, in northeastern Miami-Dade County. Access — Collins Avenue (State Road A1A) is the primary access roadway along this narrow barrier island, running north/south with four to six lanes through Sunny Isles Beach. The community is accessible from the mainland at 163rd Street Causeway (Sunny Isles Beach Boulevard/State Road 826) and William Lehman Causeway (at 191st Street). Both causeways run westward over the Intracoastal Waterway to U.S. Highway 1 (Biscayne Boulevard), the primary north/south commercial artery through waterfront neighborhoods on the mainland across the Intracoastal Waterway. Each causeway is high enough that drawbridges are unnecessary, with flyover lanes for northbound traffic avoiding busy intersections along Collins Avenue. Both provide primary access to regional shopping areas and the nearest hospital along Biscayne Boulevard in Aventura, and to schools in North Miami Beach. Description of Uses — Developed since the early 1950s, Sunny Isles Beach became a quieter, less-expense vacation alternative to Miami Beach to the south. In response to demand, low-rise motels were developed along the oceanfront in this area through the early 1970s. By that time, some high-rise condominium development occurred, particularly along the Intracoastal Waterway, augmented by supporting retail uses and some small areas of single family homes. With the exception of a few infill sites, this neighborhood was fully built-out and stabilized by the mid-1970s. Currently, the neighborhood is dominated by high-rise residential towers along the oceanfront and Intracoastal Waterway, with some older low-rise motels and pockets of single family homes. Supporting commercial uses, in the form of strip and neighborhood retail centers, front along the west side of Collins Avenue throughout Sunny Isles Beach. The popularity of nearby Aventura as an upscale enclave of high-rise residential projects began to spill over into Sunny Isles Beach across the Intracoastal Waterway. This activity gained momentum by the mid-1990s, and several of the older motel properties along the oceanfront were purchased for re-development as high-rise luxury condominiums. The pricing structure of these units typically ranges from $200,000 to Clobus, McLemore 8 Duke, Inc.