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Request for Proposal- "Aquatic Entertainment Complex" City of Sunny Isles Beach, Florida November 8,2010 e 1.0 Proiect Anticipated land Use I Re~ulations 1.1 Site Planning Analysis & Strategy Site Analysis / Boundaries: The subject property is within the Sunny Isles Center Sub- District of the Sunny Isles Beach Town Center District and sits, as an "island", between the multi-lane eastbound and westbound roads of Sunny Isles Boulevard (NE 163rd St.) (the "Property"). Due to their length, both the North and South boundaries extend approximately 960 feet with each edge having its own distinct character. The East boundary is equally important since it is part of the intersection with Collins Avenue and is delineated by a curving road that connects the eastbound road to the westbound road. The West boundary is approximately 230 feet long and is adjacent to a parking lot that is privately owned. . South Boundary: This is the main edge since it is adjacent to the eastbound Sunny Isles Boulevard road, which is considered as the main arrival to the city. This boundary faces the new St. Tropez / Town Center mixed-use project and has the opportunity to host cafes and retail shops while promoting pedestrian activities that will unite and activate both sides of the boulevard as a "Main Street" type of atmosphere. North Boundary: This boundary is adjacent to the westbound Sunny Isles Boulevard road and is affected by the overpass landing, which takes up approximately half of the length of the site. There are multiple concrete buffer walls that physically separate the subject site from the neighboring sites to the north of the overpass allowing little to no pedestrian activity along this frontage. East Boundary: This boundary is highly important since it is at the intersection of Collins Avenue and Sunny Isles Boulevard. The intersection is highly congested and used primarily by vehicular traffic but also serves as the only pedestrian connection to the retail establishments located north of the site and to the beach located east of the site. West Boundary: This boundary abuts a parking lot that serves a privately owned storage facility and has neither pedestrian nor vehicular traffic activity. It is ideal for back-of-house functions such as utility and service areas. - Site Views: Due to its centralized location, the site has the opportunity to offer fantastic views in all directions at a height upwards of fourteen (14) feet above grade level. At grade level, the north, west and east views are significantly impeded due to buffer walls and the overpass landing ramp (towards the north), neighboring building (towards the west) and extensive traffic lanes and the continuation of the overpass landing ramp 1 of 32