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e November 1. 20 10 VIA ELECTRONIC i'v1AIL & U.S. IvlAIL l'vlr. Rick Conner City Manager City of Sunny Isles Beach 18070 Collins Avenue Sunny Isles Beach. FL 33160 Re: Request for Proposal ("RFP") for Aquarium/Park/Parking Structure ("Aquatic Park Complex") Dear Mr. Conner: In revie\\.ing the RFP. applicable state law. and the pertinent provisions of your land de\'elopment regulations regarding the Town Center District certain questions arise as a result of the unique circumstances of these properties and the proposed transaction. Thus. we would appreciate the answers to the following questions: - 1. The text of the Land Development Regulations ("LOR's") indicates the base F.A.R. for the Town Center is 2.5. with a number of potential bonuses available. However Chart E which accompanies the LDR's shows that, for sites situated within the Sunny Isles Center Sub-district the applicable FAR can range between 1.5 to 3.5 depending on the lot width. Since only a portion of the entire property will be the subject of a ground lease, what is the base F.A.R. the City \vill apply for the property? Will it be based on the entire site or only the leased portions? (1) Aquarium site must stand alone for FAR purposes, 2. A number of thc bonuses mayor may not apply in this situation since only a portion of the property will be leased to the developer and somc of the project's amcnitics will not be on the Icssee's property, but will be on the City's property. although built by the dcveloper. What bonuses are applicable if they are built on the city's property by the devcloper of the lessee' s land? (2) Aquarium site must stand alone for bonus purposes, 3. Confirm which strect will be considcrcd the "fronC' for zoning plll'poses based on the definition of"LOT LINES. FRONT," (3) Sunny Isles Boulevard Eastbound should be the lot frontage, e