Reso 2021-3170 - Laserfiche WebLink

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The max building height in the Town Center North area is controlled by the TCZD, which in turn allows different buildings heights (along with setbacks, step -backs, etc.) depending on the site's street frontage type. This is called a regulating plan and it is common to form -based zoning. While this is still an appropriate approach to zoning for the Town Center Zoning District, we recommended simplifying the current organizing structure, since several of the anticipated streets are not likely to occur now or in the future. • Many participants would prefer to see a different development character in the current residential versus the current commercial portions of the Town Center North area, with shorter buildings on the commercial sites fronting Collins (3-5 stories) and moderately taller buildings (8-10 stories) in the residential area. To be consistentwith the public preferences, the current building height "zones" would need to be adjusted in the Zoning Code (TCZD). Today, the maximum building height in this zoning district is allowed on the waterfront (equivalent 16-17 stories); this area facing the Intracoastal is built out with little likelihood of redevelopment in the foreseeable future. The shortest building heights (6-7 stories) are allowed in the "core" area according to the current zoning district. Buildings along the Collins Avenue and Sunny Isles Boulevard edges, on the other hand, currently can go up to 15 stories although they are required to keep deep step -backs. For clarity and simplicity purposes, we recommend that the City consider stipulating building height in terms of number of stories (rather than number of linear feet, which are difficult for people to visualize) and adding a definition of "building story" that establishes the maximum ceiling height of a story. The Town Center North area is mostly built -out but has been relatively static in terms of redevelopment. There are no projects "in the pipeline" for any site within the TCNO as of the writing of this report. Future opportunities may be limited in the shortterm and possibly in a longer term as well, although some parcels could be considered more "ripe" for redevelopment than others. Most existing residential developments would face a complex process of terminating condominium associations. In the commercial area, there are only two sites that could be currently considered as primed for redevelopment, but each could also face hurdles. The entire commercial area also has large swaths of surface parking in the interior of the block that could provide infill sites for stand-alone projects, although this is unlikely. At this time, it is difficult to envision the full impact that the COVID--19 pandemic could have on the South Florida real estate market, as many experts are taking a wait-and-see approach in their predictions. It seems quite certain that the hotel, retail and likely the office sectors will continue to experience significant disruption. It is also evident that thousands of people and companies will continue to have trouble paying mortgages and rents due to the loss ofjobs and business. Condominium or homeowner associations may be impacted as well. At question is to what extent these impacts might change the market dynamics, and for how long. Additional concerns and priorities brought up by process participants that we recommend the City Commission keep in mind and consider taking action on: Town Center area -focused: improving wafkabi(ity.• This is one of the highest common priority for participants. Most are pleased with the natural degree of walkability of the area (due to its compactness), but yearn for further improvements in terms of comfort (tree Canopy, pedestrian amenities) and safety (traffic protections, lighting), especially along Collins Avenue and the rear portion of the commercial properties, which currently serves as a de facto pedestrian connection. 92 City of Sunny Isles Beach