Reso 2006-992 - Laserfiche WebLink

Home Browse Search

These tests have been applied to the subject property, In arriving at the estimate of Highest and Bcst Use, the subject site was analyzed as vacant and available for development. Possible Use The subject site has 100 feet, more or less, offrontage on Collins A venue and 100 feet, more or less, of frontage along the Atlantic Ocean. Therefore, the subject property has good access and exposure on one primary street. The subject site extends for approximately 95 feet beyond the bulkhcad. The subject site is rectangular in shape, having adequate functional utility, All necessary utility services are available along existing street right-of-ways. The site is filled to street grade and does not appear to have any drainage or subsoil deficiencies. The subject site is approximately 38,725 square feet in size which equates to 0.889 acre, The size of the subject site would not limit its use. The physical characteristics of the subject site would not restrict any residential use of the site, Permissible Use Permissible or legal uses are those uses which are permitted by zoning or deed restrictions, There are presently no known private deed restrictions of record, The site is zoned for mixed use. The zoning of the site permits multifamily apartments, hotels, motels, apartments-hotels, commercial services and retail goods (including spas and health clubs, beauty salons, clothing, florists, gift shops, banking services, pharmacy, newsstands and restaurants), conferencing facilities and meeting rooms, parking lots and garages, public parks and recreations facilities and all uses permitted in RMF-2 districts, Without bonuses the zoning allows a maximum floor area ratio of 2.5 times the land size, The maximum number of apartment units without bonuses is 50 units per acre. The maximum height of the subject site is not explicitly stated, but would be lirnited by setbacks and FAR requirements, Approximately 44 residential units could be constructed on the subject site without bonuses. The number of hotel units is not limited by this zoning classification because they are not considered residential units. The portion of the subject site which extends easterly beyond the bulkhead counts towards the r,A.R. ofthc sitc. As proposed. the future development of this site would be eligiblc for FAR bonuses under the zoning provisions for the Beach Access Bonus (Access easement and Beach access trust fund contribution), Public beach recreational enhancement bonus, Collins A venue public streetscape enhanccrnents bonus, Sunny [sles public parking bonus, and Public oceanfront park and open space enhancemcnts bonus, These bonuses would allow the site to attain a maximum floor area ratio of 4.1 times the land size or 158.772 square feet of building area. Per the Sunny Isles Beach zoning regulations, for each floor area ratio increase of 0,02 achieved through the bonus provisions, an increase of one residential dwelling unit per acre shall be granted to a maxirnum of 80 units per acre. Under these circurnstanccs. approximately 71 units could be constructcd on thc subject site, QUINLIVAN APPRAISAL 25