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c. <br />cW <br />Much of the area that constitutes the TCNO was developed prior to the incorporation of the City in 7997, and the rest was completed within the <br />first few years after incorporation. Therefore, what the original overlay described was a long-term vision for an eventual redevelopment of the <br />area. However, that vision has not materialized in the past 20 years. The creation of the TCNO generates an opportunity to reconsider what the <br />future of this area might be. <br />11. BACKGROUND <br />The Town Center Overlay (TCO) was established in <br />the City's 2000 Comprehensive Plan, which sets a <br />detailed vision of the anticipated character of the <br />entire Town Center area. However, the core area of <br />what became the TCO was well developed by the <br />time the City incorporated in 1997 — to the extent <br />that the City's first offices operated from a Town <br />Center location. The rest of the parcels developed <br />in earnest between 1999 and 2002. The area has not <br />experienced much change since. <br />The following chronology breaks down the history of <br />the TCO and how the City set about reassessing that <br />20 -year-old vision, while addressing the inconsistency <br />detected in 2019 between the Comprehensive Plan <br />and the Zoning Code. <br />re -Envisioning the Town Center North Overlay 112/28/2020 <br />2000. The City of Sunny Isles Beach adopts its first <br />municipal Comprehensive Plan. The plan's goals, <br />objectives and policies reflect how the City envisions <br />its future and how it will meet the needs of existing <br />and future residents, visitors and businesses. Sunny <br />Isles Beach's Comprehensive Plan has been amended <br />thirteen (13) times throughout the last nineteen (19) <br />years to reflect the redevelopment that has occurred, <br />along with a current vision for moving forward. <br />2002. The Land Development Regulations, or <br />Zoning Code, was created. Like the Comprehensive <br />Plan, the Code has underdone multiple incremental <br />amendments throughout the years. <br />2004. The Town Center Zoning District was created <br />as an amendment to the Zoning Code. The Town <br />33 <br />