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II. INCORPORATION OF RECITALS <br /> All recitals above are incorporated into the body of this Resolution as if same were fully set forth <br /> herein. <br /> III. FINDINGS AND CONCLUSIONS: <br /> Based on an analysis of the application and the standards for approval for a site plan <br /> modification under the Land Development Regulations, the City Commission makes the <br /> following findings and conclusions: <br /> A. The site plan application and the request for variance is consistent with the Land <br /> Development Regulations and the Comprehensive Master Plan of the City of Sunny Isles <br /> Beach. <br /> IV. APPROVAL <br /> A. The Applicant's request for approval of site plan modification to convert a residential <br /> tower to an office building for Phase III located at 16690 Collins Avenue is hereby <br /> approved subject to all conditions set forth in Section IV below. <br /> B. The Applicant's request for approval of a site plan for two residential towers consisting <br /> of 329 units and 637,887 square feet in Phase II is hereby approved subject to all <br /> conditions set forth in Section IV below. <br /> C. The Applicant's request to utilize 94,680 square feet of development rights and 45 units <br /> from the TDR Bank account of the City of Sunny Isles Beach is hereby approved subject <br /> to all conditions set forth in Section IV below. <br /> D. The Applicant's request the use mural and graphics for a temporary construction fence is <br /> hereby approved. <br /> V. CONDITIONS <br /> A. CONDITIONS TO BE COMPLETED BEFORE DEMOLITION, BELOW GRADE <br /> OR BUILDING PERMITS ARE ISSUED. <br /> 1. That the Project shall be developed substantially in accordance with the plans submitted <br /> for the November 15, 2012, public hearing for St. Tropez on the Bay: Phases II and III <br /> and on file with the City's Community Development Department entitled "St. Tropez on <br /> the Bay Phase II—Condominium Towers IV & V, Phase III— Office Building", prepared <br /> by axioma3, Inc. consisting of 24 sheets last revised 08.14.2012; the survey entitled"Plan <br /> of Survey", prepared by Mario Prats Jr. & Associates, Inc., consisting of 3 sheets with a <br /> Field Date of May 30, 2012; the Landscape Plan prepared by EGS2 Corp. consisting of <br /> 18 sheets last revised 08.14.2012. <br /> 12-Z- 16690 Collins Ave./290-330 Sunny Isles Blvd. 3 <br />