Reso 2007-1027 - Laserfiche WebLink

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These tests have been applied to the subject property. In aniving at the estimate of Highest and Best Use, the subject site was analyzed as vacant and available for development. Possible Use The subject site has 300 feet, more or less, offrontage on Collins A venue and 300 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 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 I 17,917 square feet in size which equates to 2.707 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 arethose 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 pennits multifamily apartments, hotels, motels, apartments-hotels, commercial services and retail goods (including spas and health clubs, beauty salons, clothing, florists,giftshops, bankingservices,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 maximumnumber of apartment units without bonuses is 50 units per acre, The maximum height of the subject site is not explicitly stated, but would be limited by setbacks and FAR requirements. Approximately 135 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 F.A.R, of the site, As proposed, the development of this site is eligiblefor FAR bonuses under the zoning provisions for the Beach Access Bonus (Access easement and Beach access trust fund contribution), Public beach recreational enhancementbonus, CollinsA venuepublicstreetscape enhancements bonus, Sunny Isles public parking bonus, and Public oceanfront park and open space enhancements bonus. These bonuses would allow the site to attain a maximum floor area ratio of 4.0 times the land size or approximately 471,668 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 maximumof 80 units per acre, Under these circumstances, approximately 216 units could be constructed on the subject site, QUINLIVAN APPRAISAL 25