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<br />Comprehensive Master Plan. This land use plan will address uses <br />that collectively reinforce the pattern of activities called for within <br />several discrete dismcts to be identified within each study area. <br />For instance. along Collins Avenue. consideration will be given to <br />identifying nodes of particular development opportunities called <br />for in the Comprehensive Plan and outlined in the Town Center <br />goals and objectives. The intent is to break the conventional smp <br />pattern of uses and create varied options for delivering certain <br />services and clustering employment and social activity centers as <br />well as potential living environments. In other areas along Sunny <br />Isles Boulevard. it may be necessary to encourage iransitional uses <br />and certain mixed use areas to both separate and buffer some <br />uses while integrating and interconnecting others. Each of these <br />recommended land use patterns will be iranslated into <br />appropriate regulatory codes and ordinances to assure consistent <br />implementation of the approved policies. <br /> <br />URBAN DESIGN GUIDELINES <br /> <br />Land use policies alone cannot adequately shape the <br />appropriate scale and appearance desired for each area and <br />sub-area. Massing of structures. site orientation. placement of <br />parking. access issues. site amenities and. if needed. architectural <br />style issues will be expressed as design guidelines within the <br />framework of the land use plan. Overlay dismcts may be needed <br />and formally designated zones for shoreline. sireet front and visual <br />corridor issues may be appropriate tools for interrelating multiple <br />land use dismcts. Whichever tools are deemed appropriate. it is <br />important that objectives for urban form. design and development <br />types be translated into clear. concise and realistic terms that can <br />be fairly applied and administered. Property owners. investors. <br />architects and resid~nts must be able to understand the intent <br />and practical application of the design guidelines if they are to <br />become a unifying force in shaping the City. Too often. well <br />intentioned but vague design review procedures create confusion <br />and arbitrary decisions that can divide rather than unite <br />communities. <br /> <br />ECONOMIC ISSUES & MARKET ANALYSIS <br /> <br />Under separate contract. the City will conduct appropriate market <br />base and economic analyses as a basis for guiding redevelopment <br />efforts and expectations. This planning effort will utilize as a <br />foundation for the land development planning. the market consiraints <br />and opportunities identified in this economic study. <br /> <br />SITE SPECIFIC CONCEPTS AND IMPROVEMENT IllUSTRATlVES <br /> <br />As indicated by the above outlined approach. for either Sunny Isles <br />Boulevard and Collins Avenue (both north and south of Sunny Isles <br />Boulevard. there are likely to be a series of alternative development <br /> <br />2 <br />