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supermarket, drugstore, personal service establishments, small <br /> specialty shops, and a limited number of small professional offices. <br /> Mixed-use developments that integrate residential over retail or office <br /> use are encouraged, especially to promote live/shop/work <br /> associations within the same site. They should be designed to be an <br /> integral, homogeneous component of the neighborhoods they serve, <br /> oriented to pedestrian traffic as well as vehicular. Because of the <br /> nature and location of the Neighborhood Business District, they <br /> should be encouraged to develop in compact centers under a unified <br /> design that is architecturally compatible with the neighborhood which <br /> they are located adjacent to. Further, such districts should not be so <br /> large or broad in scope of services as to attract substantial trade from <br /> outside the neighborhood. Lot assembly, however, shall be <br /> encouraged to promote enhanced at-grade pedestrian and bicycle <br /> circulation systems, greater site design efficiency, especially for <br /> parking, and reduced vehicular circulation drive impacts. <br /> History: On July 16, 2015, the City Commission approved the site plan <br /> application pursuant to Zoning Resolution No. 15-Z-154. The <br /> application consisted of a mixed-use project with a 17 story <br /> residential condominium tower and a ground level commercial space. <br /> The total FAR for the project is 126,887 square feet of FAR. Currently, <br /> this property contains a one story building with approximately 8,533 <br /> square feet of commercial space, which has been approved as the <br /> sales center for the approved project. <br /> Background: The site plan modification does not change the approved density <br /> (dwelling units), use, lot coverage, height, and parking. <br /> Adjacent Properties: <br /> Existing Use Zoning Land Use Plan <br /> North RK Beach Place B-1 NB <br /> Shopping Center <br /> East Pinnacle MUR MUHDR <br /> South Walgreens B-1 NB <br /> West King David B-1 NB <br /> Condominium <br /> III. REQUESTS <br /> 1. Pursuant to Section 265-18 of the City of Sunny Isles Beach Land Development <br /> Regulations, the Applicant is requesting a site plan modification of an approved site plan <br /> pursuant to Zoning Resolution No. 15-Z-154 adopted on July 16th, 2015. <br /> 2. Pursuant to Section 265-63.3 (E) of the City of Sunny Isles Beach Land Development <br /> Regulations, the Applicant is requesting a waiver to place the temporary construction fence <br /> 3 <br /> U:\PLANNNG&ZONNG2008\ZONNG HEARN \P <br /> G-APPLICATIONS\2016 APPLICATIONZ2016-01 COLLINS COLLS AVENUE <br />