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<br />", <br /> <br />~~ <br /> <br />,_ J <br /> <br />These tests have been applied to the subject property. In arriving at the estimate of Highest and Best <br />Use, the subject site is analyzed as vacant and available for development and as improved. <br /> <br />.~ J <br /> <br />Possible Use <br /> <br />'-, <br /> <br />The site has 100 feet of frontage on Collins Avenue and 100 feet of frontage on Atlantic Boulevard. <br />The site has a fairly narrow width and a long depth. Collins A venue is a primary traffic artery. <br />Atlantic Boulevard is a secondary street. Therefore, the site has adequate access and exposure. <br /> <br />~-j <br /> <br />" <br /> <br />.~ <br /> <br />...J <br /> <br />The site is rectangular, with sufficient street frontage and depth for adequate utility. All necessary <br />utility services are available along existing street right-of-ways. The site is filled to street grade and <br />does not appear to have any drainage or subsoil deficiencies. <br /> <br />, , <br /> <br />, , <br /> <br />The site is 45,000 square feet in size which equates to 1.03 acres. The size and width of the site <br />would limit development to a single use. <br /> <br />. -~ <br /> <br />, , <br /> <br />The physical characteristics of the subject site would not restrict any moderate scale use ofthe site. <br /> <br />"J <br /> <br />Permissible Use <br /> <br />, .J <br /> <br />r-, <br /> <br />Permissible or legal uses are those uses which are permitted by zoning or deed restrictions. There <br />are presently no known private deed restrictions of record. <br /> <br />,_J <br /> <br />" <br /> <br />The site is zoned for commercial use. The zoning of the site permits stores, restaurants, schools, <br />banks, and office buildings. <br /> <br />'.,,J <br /> <br />.~ <br /> <br />According to the zoning regulations, the maximum density of the site is 22,950 square feet of <br />building area. The maximum building height is two stories. <br /> <br />, , <br /> <br />", <br /> <br />.",J <br /> <br />Feasible Use/Maximally Productive Use <br /> <br />, _J <br /> <br />The physical characteristics and zoning ofthe subject property permit a wide range of potential uses. <br />The possible and permissible uses ofthe subject site include stores, offices, restaurants, schools and <br />banks. <br /> <br />" <br /> <br />,- ) <br /> <br />The site has a fairly narrow width related to its size, but has adequate access and exposure. The site <br />has 100 feet of frontage on Collins A venue. Collins Avenue is the major north/south traffic artery <br />in Sunny Isles Beach. The width of the site would probably limit its use to a single structure. <br /> <br />'--' <br /> <br />" ) <br /> <br />, , <br /> <br />Properties located on the west side of Collins Avenue in Sunny Isles Beach improved with shopping <br />centers, stores, restaurants, service stations, bank buildings, and offices. <br /> <br />, J <br /> <br />c_,J <br /> <br />QUINLIVAN APPRAISAL <br /> <br />25 <br /> <br />~_J <br />