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Mixed-use developments that integrate residential over retail or office <br /> use are encouraged, especially to promote live/shop/work <br /> associations within the same site. They should be designed to be an <br /> integral, homogeneous component of the neighborhoods they serve, <br /> oriented to pedestrian traffic as well as vehicular. Because of'the <br /> nature and location of the Neighborhood Business District, they <br /> should be encouraged to develop in compact centers under a unified <br /> design that is architecturally compatible with the neighborhood which <br /> they are located adjacent to. Further, such districts should not be so <br /> large or broad in scope of services as to attract substantial trade from <br /> outside the neighborhood. Lot assembly, however, shall be <br /> encouraged to promote enhanced at-grade pedestrian and bicycle <br /> circulation systems, greater site design efficiency, especially for <br /> parking, and reduced vehicular circulation drive impacts. <br /> History: Currently, this property contains a one story Denny's Restaurant with <br /> approximately 8,533 square feet of commercial space. The structure <br /> was built in 1956, according to Miami-Dade County Property <br /> Appraiser Records. <br /> Background: This application was deferred from the May 21st Public Hearing, the <br /> Applicant proposal consisted of a mixed-use 18-story residential <br /> condominium with 77 residential units and a 6,000 square feet of <br /> ground floor restaurant for a total of 165,538 square feet of floor area <br /> ratio. The proposal has been modified according to revised plans <br /> submitted by the Applicant on June 30, 2015. <br /> Adjacent Properties: <br /> Existing Use Zoning I Land Use Plan <br /> North RK Beach Place B-1 NB <br /> Shopping Center <br /> East Pinnacle I MUR MUHDR <br /> South Walgreens I B-1 NB <br /> West King David B-1 NB <br /> Condominium <br /> III. REQUESTS <br /> 1. Pursuant to Section 265-18 of the City of Sunny Isles Beach Land Development <br /> Regulations, the Applicant is requesting a site plan approval for a 17-story residential tower <br /> with 61 residential units and a commercial ground floor space for Restaurant/Office/Retail <br /> uses with a total Floor Area Ratio (FAR) of 126,888 square feet. <br /> 2. Pursuant to Section 265-63.3 (G) of the City of Sunny Isles Beach Land Development <br /> U:\PLANNrNG&ZONING20081ZONING 1-1EARING-APPLICATIONS\2015 APPLICATIOMPZ2015-10 17550 COLLINS AVENUE 3 <br />