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zoning district regulations. The City split the <br />Town Center Overlay into two areas, Town <br />Center South that encompasses the <br />properties fronting to Sunny Isles <br />Boulevard, and Town Center North, which <br />is bounded by Sunny Isles Boulevard and <br />172�d Street. <br />An extensive analysis of the Town Center <br />existing conditions was performed as part <br />of that process. The summary and findings <br />are included in the Re -Envisioning the <br />Town Center North Overlay document, <br />dated December 28, 2020. The Town <br />Center North conditions remain the same <br />to date, as no redevelopment has <br />occurred in this area since the study was <br />prepared. As a result, many of the <br />stakeholder concerns that were identified <br />at that time still are present today. <br />Through that land use plan amendment <br />process, policies were adopted into the <br />Comprehensive Plan for Town Center <br />South, mirroring the zoning code, which <br />legalized the developments that have <br />been constructed. <br />However, the policies for Town Center <br />North have not been amended in the <br />Comprehensive Plan, which means the <br />Comprehensive Plan and zoning code for <br />this area remains inconsistent today. <br />Before amending the Comprehensive <br />Plan and Zoning Code to remedy the <br />inconsistencies, the City needed to <br />understand what the community <br />envisioned for Town Center North, and if <br />the original plan was still representative of <br />their vision. <br />Through an extensive process, the City <br />engaged the community to assess if the <br />vision of Town Center North remained as <br />described in the original Comprehensive <br />Plan, or if the vision has changed. Of note, <br />outside of Town Center North, the City <br />has experienced an incredible amount of <br />growth, and development conditions <br />have significantly changed since <br />incorporation. <br />The public outreach process included <br />public surveys, open houses, pop-up <br />events, and the development of a focus <br />group —which met for a series of three <br />workshops. The City also met with key <br />property owners and developers <br />throughout the process. Throughout, staff <br />facilitated City Commission workshops to <br />provide updates and seek feedback. <br />The results of the public engagement <br />sessions are summarized in this Vision Plan. <br />The Vision Plan will serve as the foundation <br />for future comprehensive plan and land <br />development regulation amendments. <br />30 <br />