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7. Key Conclusions and Recommendations Despite significant challenges and limitations (not the least of which was transitioning to conduct public engagement at the beginnin go of the COVID-19 pandemic), this community engagement process met its goals to engage a wide variety of perspectives, to get a balanced picture of preferences and concerns, and to find areas of common ground. Now that the engagement process is complete, the Commission's role is to weigh the community's input, the areas of common ground, and the vision elements to determine which strategy to follow. The following summarizes key factors to consider. Recommended Strategy: Based on the input received and the evaluation performed by the project team, we recommend consideration of the 'A Narrower Focus" strategy, as posed in the Score Card. "A Narrower Focus" is the option that received the highest percent of votes from workshop participants (40%), and was a concept suggested by numerous overall process participants, leading to the development of this option in the first place. This strategy would allow the City to focus its efForts on reimagining the future character of the commercial corridor "subdistrict;' according to the consensus expressed in participant opinions during the process. Choosing this strategy would require the City to (a) amend the Future Land Use Map to redraw the Town Center North Overlay boundary; (b) likely create a new "business" zoning category to reflect the desired character of the commercial corridor, consistent with the Comprehensive Plan; (c) amend the Zoning Map to rezone the commercial properties to the appropriate zoning category; and (d) introduce density and intensity measures into the Comprehensive Plan for the redrawn Overlay (as described below). Densityand Intensity Measures: The "A Narrower Focus" option requires incorporating density and intensity metrics (which could be expressed as ranges) into the description of the Overlay, because the Comprehensive Plan today does not include these measures, which are statutorily required (Sec. 163.3177(6)(a)l.). The Commission should provide direction to staff as to whether to adopt the metrics that are currently in the Zoning Code; adopt the same metrics that are part of the underlying land use districts; or introduce new metrics (higher or lower). Development Capacity: Any changes that result in a reduction of development capacity must demonstrate that the changes are based on rational reasons to further a legitimate public interest, and that property owners are still provided with an economically reasonable use of land. Defining Building Height: • Except for the commercial area, the building heights that are currently prescribed in the TCZD are in line with the range that the public deemed acceptable. Many participants favor the current mix of building forms and masses, but would prefer shorter buildings along Collins Avenue, with any taller portions of buildings in the residential area. Mostly, there is consensus that skycrapers of the scale seen in other parts of the City are not desirable here. • The City should consider stipulating building height in terms of number of stories (rather than number of linear feet) and adding a definition of "story" that establishes the maximum ceiling height of a building story. • The City should consider simplifying the concept of the Street Frontage Plan, which controls building parameters including building height in the TCZD. Most of the original street types, which are tied to locations, may not be feasible. Additional Considerations: • Walkability: While most participants enjoy the high level of walkability of the area, they also recognize 20 City of Sunny Isles Beach