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Center District spanned from 172 Street south to <br />the south side of Sunny Isles Boulevard, spanning <br />east to Collins Avenue and west to the Intracoastal <br />Waterway_ The base floor area ratio (F.A.R.) was 2.50 <br />and the base density was 60 dwelling units for all <br />property within the boundaries of Town Center. In <br />addition, FAR and density bonuses were present. <br />Transfer Development Rights were also permitted at <br />all properties in order to increase FAR and density. <br />2005. The City completed its first Evaluation and <br />Appraisal Report (EAR) to identify all necessary topics <br />to be amended in the Comprehensive Plan. One of <br />the topics was to provide for limitation on floor area <br />ratio, especially in the Town Center District. <br />2007. Following the EAR, a proposed intensity and <br />density limitation was introduced into the Town Center <br />District language as part of a first reading of the <br />ordinance for the amendment of the Comprehensive <br />Plan. Upon review, the State of Florida (in accordance <br />2000 r4 [ 2002 <br />Sunny Isles Beach The City develops its <br />adopts Zoning Code <br />Comprehensive Plan <br />with statutory requirements) asked for additional <br />data and analysis to be provided. The City chose to <br />remove the proposed limitation during the second <br />reading of the ordinance. The Comprehensive Plan <br />amendment was approved, and the City received <br />an "In Compliance" notice from the State of Florida <br />Office of Comprehensive Planning. <br />2011. Changes in the Florida State Statutes <br />strengthened the requirements for density and <br />intensity to be included in cities' comprehensive <br />plans. At the time, the City did not take note of the <br />passage of this law. As a result, the City did not amend <br />the Comprehensive Plan to list intensity and density <br />in the Town Center District. The City did submit four <br />Comprehensive Plan EARS to the state from 2011 to <br />2016, all of which received "In Compliance" notices <br />from the State of Florida Office of Comprehensive <br />Planning. <br />2004 <br />The current Town Center <br />Zoning District is created <br />2004`11 During this period, 13 site plan <br />approvals occurred in 6 <br />to buildings, 5 of which are <br />2018 located in the area south of <br />Sunny Isles Boulevard (i.e., <br />the proposed TCSO) <br />20'19 <br />An inconsistency was discovered between the Comprehensive <br />Plan and Zoning Code. While the issue is being resolved, the City <br />enacts a moratorium and zoning in progress for the Town Center <br />District, which stops consideration of any new project through <br />September 2020. In the first step of addressing the problem, the <br />City amends the Comprehensive Plan* to divide the Town Center <br />District into a North and South overlays. <br />*Pending final approval from the state of Florida. <br />2007 <br />The City adopts a Comprehensive <br />Plan amendment. However, the City <br />did not amend the zoning code to <br />conform to the Comprehensive <br />Plan, resulting in a discrepancy <br />between the two documents. <br />2020 <br />The City embarks in the public <br />re -envisioning process for the new <br />TCNO to help shape future <br />modifications to the Comprehensive <br />Plan and/or Zoning Code <br />J <br />Figure 2: Key events of the 7CN0 chronology <br />34 City of sunny Isles Beach <br />J <br />