HomeMy WebLinkAboutReso 2026-3989RESOLUTION NO.2026 -
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF SUNNY ISLES BEACH,
FLORIDA, APPROVING A VISION DOCUMENT INCLUSIVE OF THE GEOGRAPHIC
AREA KNOWN AS TOWN CENTER NORTH AND THE NEIGHBORHOOD BUSINESS
ZONING DISTRICTS; PROVIDING FOR REPEALER; PROVIDING FOR SEVERABILITY;
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the City of Sunny Isles Beach (the "City") Comprehensive Plan established a
vision for the geographic area identified as Town Center North at time of incorporation; and
WHEREAS, since the original adoption of the comprehensive plan, the City has experienced
significant growth outside of the Town Center North limits; and
WHEREAS, the City has identified certain concerns over time regarding the impacts of
growth and development within City; and
WHEREAS, the City has undertaken a visioning process to determine if the original vision
for Town Center North and the Neighborhood Business Districts were still valid and
representative of the stakeholders' priorities and needs; and
WHEREAS, the findings of this visioning effort are summarized in the established Vision
Document, attached as Exhibit "A"; and
WHEREAS, the intent of the Vision Document is to serve as the foundation and provide
guidance for future amendments to the comprehensive plan and land development regulations;
and
WHEREAS, on March 19, 2026, the City Commission held a hearing on this proposed
resolution with due public notice and input.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF SUNNY
ISLES BEACH, FLORIDA, AS FOLLOWS:
Section 1. Incorporation of Recitals. The foregoing "WHEREAS" clauses are hereby ratified
and confirmed as being true and correct and are hereby made a specific part of this Ordinance
upon adoption hereof.
Section 2. Approval of Vision Document. The City Commission hereby approves the Vision
Document, attached hereto as Exhibit "A".
Section 4. Effective Date. The effective date of this resolution shall be upon adoption.
R2026 Vision Plan Resolution.docx Page 1 of 2
PASSED AND ADOPTED on this 19th day of March, 202 .
Larisa Svechin, Mayor
APPROVED AS TO FORM
AND LEGAL SUFFICIENCY:
�AaoinE. Boileau, for Nabors, Giblin
& Nickerson, P.A., City Attorney
VlMoved by: Spa Seconded by:
VOTE:
Mayor Svechin Zyes) (no)
Vice Mayor Viscarra dyes) (no)
Commissioner Lama _,(yes) (no)
Commissioner Joseph � (yes) o)
Commissioner Stuyvesant (yes) (no)
FA
26
NY ISLES BEACH
fining
for Tomorrow
CITY O
�S LES
A Vision Plan For 2045
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27
This plan establishes a 20-year
vision for the continued
improvement of the Sunny Isles
Beach Town Center North District
and the Neighborhood Business
Districts.
2 A Vision Plan for 2045
The City of Sunny Isles Beach was
incorporated in 1997 and immediately
conducted two years of community
workshops to gather input that would
establish the community's vision. The City
adopted its first Comprehensive Plan in
2000 and the plan envisioned an "Urban
Village and Town Center Strategy." The
Urban Village recognized that the City has
historically been developed as a system of
defined neighborhoods and the plan
envisioned linking the enclaves with
pedestrian, bicycle and transit
infrastructure. The Town Center Strategy
envisioned changing the historic strip mall
development pattern into a vertically
mixed -use destination center with housing,
business, retail, and office space. The Town
Center vision included public plazas, civic
facilities, access to waterfront amenities
and a strong focus on pedestrian
circulation.
The geographic area designated as the
Town Center Overlay in the
Comprehensive Plan was well developed
at the time the City was incorporated with
condominiums and strip malls.
Redevelopment in the Town Center
Overlay since 2000 has almost exclusively
occurred on the properties fronting Sunny
Isles Boulevard with projects such as
Parque Towers, St. Tropez, Gateway
Center, One Netanya and others.
In 2019, an inconsistency was discovered
between the Town Center Overlay in the
Comprehensive Plan and the Town Center
TCN Planning Principles
The following guiding principles are the result of strategic public engagement and outreach. They
reflect the vision,. priorities, .and opportunities shared by .residents and stakeholders. These Planning
Principles should be used to guide future policies and
regulations to ensure redevelopment of Town
Center North reflects the community's vision:
1. Do not repeat the "East Side".
5. Enhance aesthetics of existing
2. Discourage construction: of new residential units
commercial properties (shopping centers).
and density beyond the. existing development,
6. Focus on pedestrian experience and
except where the..Commission determines a plan
connectivity.
demonstrably furthers the objections of this Plan. -
7. Buffer: pedestrians from vehicular traffic.
3. Keep building height away from Collins Avenue.
8! Create new, connected open spaces
Leaveroom at ground Level for enhanced public
including outdoor dining,
realm design and streetscape design:
9. Address parking concerns and better
4. Commercial. redevelopment to take the form of a
utilize surface parking areas.
low. -scale, neighborhood=serving, town center. May
10. Respect and retain existing
consider well -planned, . mixed -use,. podium -style
residential neighborhood character.
towers when.a public benefit is demonstrated.
29
zoning district regulations. The City split the
Town Center Overlay into two areas, Town
Center South that encompasses the
properties fronting to Sunny Isles
Boulevard, and Town Center North, which
is bounded by Sunny Isles Boulevard and
172�d Street.
An extensive analysis of the Town Center
existing conditions was performed as part
of that process. The summary and findings
are included in the Re -Envisioning the
Town Center North Overlay document,
dated December 28, 2020. The Town
Center North conditions remain the same
to date, as no redevelopment has
occurred in this area since the study was
prepared. As a result, many of the
stakeholder concerns that were identified
at that time still are present today.
Through that land use plan amendment
process, policies were adopted into the
Comprehensive Plan for Town Center
South, mirroring the zoning code, which
legalized the developments that have
been constructed.
However, the policies for Town Center
North have not been amended in the
Comprehensive Plan, which means the
Comprehensive Plan and zoning code for
this area remains inconsistent today.
Before amending the Comprehensive
Plan and Zoning Code to remedy the
inconsistencies, the City needed to
understand what the community
envisioned for Town Center North, and if
the original plan was still representative of
their vision.
Through an extensive process, the City
engaged the community to assess if the
vision of Town Center North remained as
described in the original Comprehensive
Plan, or if the vision has changed. Of note,
outside of Town Center North, the City
has experienced an incredible amount of
growth, and development conditions
have significantly changed since
incorporation.
The public outreach process included
public surveys, open houses, pop-up
events, and the development of a focus
group —which met for a series of three
workshops. The City also met with key
property owners and developers
throughout the process. Throughout, staff
facilitated City Commission workshops to
provide updates and seek feedback.
The results of the public engagement
sessions are summarized in this Vision Plan.
The Vision Plan will serve as the foundation
for future comprehensive plan and land
development regulation amendments.
30
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A Vision Plan for 2045
C
Overall, the engagement process
concluded that the original Town Center
North plans for a lively 18-hour,
international destination no longer
reflected the city's vision. Instead,
stakeholders envisioned something more
quaint —a respite for the otherwise busy
beachside city, and importantly, a
contrast to the east side development that
has occurred over time.
In addition to exploring a reimagined
vision for Town Center North, the city
utilized the public outreach process to
address the preferred plans for the
Neighborhood Business Districts —which
also had inconsistencies pertaining to
development allowances.
It is important to understand the role of the
Vision Document as it relates to both the
existing comprehensive plan and land
development regulations. The
comprehensive plan is a more global, long
range planning tool, identifying goals,
objectives, and policies that will guide the
city over the next 20+ years.
Twenty years is a typical long-term
planning horizon and reflects the
timeframes that meaningful
redevelopment cycles require. As such,
the Vision Plan projects forward to 2045,
with a commensurate planning horizon.
Recognizing these timeframes is important
in establishing realistic goals and creating
incremental progress.
The comprehensive plan guides the land
development regulations, which are used
to implement the standards and
regulations that are used day-to-day. The
land development regulations must be
consistent with the comprehensive plan
and are generally based on the
aforementioned goals, objectives, and
policies set forth in the comprehensive
plan.
As noted, the Vision Document will guide
future amendments to the comprehensive
plan and land development regulations.
The Vision Plan is the summation of the
public outreach process and serves as a
guide and basis for future amendments to
the city regulations. It is important to
establish consensus through the Vision
Plan to provide clear direction moving
into the next phases of the amendment
process.
Clear direction and visioning is important
for both the city and property owners.
Clarity in this vision sets expectations and
eases frustrations through consistency.
32
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Study Area Maps —Neighborhood Business Districts
33
Design Principles
• Limit intensity and density in
accordance with overall
vision. Consideration for a
limited number of podium -
style towers may be given
when a public benefit is
demonstrated and when the
project contributes to the
implementation of this Plan.
• Create walkable, pedestrian -
oriented and scaled village
environment with internal
street system.
• Keep building height away
from Collins Avenue. Maintain
1-3 story podium heights
abutting Collins Avenue.
• Restrict commercial
development to currently
developed boundaries.
• Protect and enhance existing
residential areas.
Overall, stakeholders envision a
pedestrian -oriented, low -scale
village environment, centered
around walkable streets and
varied open spaces. Often
described as a "beachy village".
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• Incorporate variety of . Promote convenient and
open spaces and
sufficient parking.
green spaces.
. Promote "park -once"
Encourage outdoor
atmosphere.
dining and active
rooftop opportunities.
• Enhance overall
aesthetics.
34
The primary discussions of redevelopment
focused on the existing commercial
properties within Town Center North.
Generally, the public enjoys the existing
residential areas, finding the western half of
Town Center North to be a quiet,
enjoyable area within the otherwise busy
city. Future redevelopment of the
commercial properties will require careful
balancing of the fiscal needs of a
redevelopment plan with the low -scale,
village environment desired by the
residents.
While there is a preference for
redevelopment of the commercial
properties, it is not at the risk of
redevelopment that mirrors the east side of
Collins Avenue. Further, due to traffic
concerns, there is not a strong appetite for
new residential units within the commercial
properties, upon redevelopment.
However, some were comfortable with
reasonable residential density, if it were
necessary to facilitate redevelopment of
the commercial sites —contingent upon
adoption of revised regulations that
controlled scale and mass and ensured the
public realm was emphasized in the design
process. Approval of larger scale projects
may be granted when the city determines
the plans demonstrably contribute to the
implementation of this Plan.
Upon redevelopment, the establishment of
an interior street and block system was
preferred. This would provide space away
from Collins Avenue for a pedestrian -
focused environment. There is a strong
desire for the creation of open spaces and
gathering spaces throughout TCN.
Overall, the existing residential areas are
enjoyed and there is a strong sense of
protection for this neighborhood.
Sample rendering for conceptual TCN redevelopment.
Sample rendering for conceptual TCN redevelopment.
Sample rendering for conceptual TCN redevelopment.
35
Design Principles
• Prioritize designing for
pedestrians. Reduce auto -
centric design of retail
centers.
• Maintain vehicular
separation between
commercial and residential
parcels. Limit east -west
connections between these
uses, and only permit new
pedestrian pathways.
• Within existing retail parcels,
create a new internal street
system to establish block
patterns and walkable
environments away from
Collins Avenue.
• Enhance existing service
alley between residential
and retail parcels.
• Maintain quiet residential
streets where residential
development exists
currently. Additional
opportunities to provide
shade, walkability, and
comfort should be explored
here.
Upon redevelopment, internal
circulation patterns should be
created to promote walkability
and efficient circulation within
the retail centers, while
maintaining the quiet
residential streets to the west.
Potential Internal Circulation Patterns
36
The existing Collins Avenue design and
treatment creates an uncomfortable
pedestrian experience by placing
pedestrians directly adjacent to travel
lanes. Collins Avenue presents an
opportunity to create a welcoming
entrance to Town Center North through
thoughtful design and prioritizing the
pedestrian experience. A linear park -like
environment with engaging features,
shaded walkways, and landscape
buffers was preferred through the public
engagement process.
Stakeholders indicated a preference to
create a new internal street system,
away from Collins Avenue, focused on
establishing a comfortable and
engaging pedestrian experience. By
repurposing existing surface lots and
creating infill development, or through
redevelopment scenarios, there is an
opportunity to create a "main street"
environment.
Overall, the existing residential street
environment is enjoyed by residents and
stakeholders for its quiet and comfortable
experience. This environment should be
protected and enhanced. There is no
desire to provide additional vehicular
connections between the existing
residential and non- residential parcels.
Example Future Collins Ave. Treatment
Potential Interior Street Treatment
I
Existing Residential Street Treatments
37
Design Principles
• Replace existing surface
parking lots with
structured parking to
create room for infill
redevelopment.
• Require structured
garages upon
redevelopment. Establish
design criteria through
land development
regulations.
• Encourage a park -once
atmosphere.
• Continue to provide
convenience parking
options for retailers.
• Incorporate valet parking
operations for increased
efficiency.
• Balance needs for private
and public parking.
• Enhance aesthetics of
surface parking lots
through landscape and
hardscape design.
Existing retail parking patterns are
dominated by large surface parking
lots while residential parking
includes a mix of parking garages
and surface parking. Retail parking
lots present an opportunity for
increased efficiency and
redevelopment.
Potential Parking Garage Locations
38
The existing retail centers along Collins
Avenue incorporate large surface parking
lots. The surface parking lots create
substantial setbacks from Collins Avenue
and establish an auto -centric character.
Concerns with the existing shopping
centers include lack of parking, circulation
difficulty, and aesthetics. Infrastructure,
towing, and lack of beach parking were
also noted as concerns through the
outreach process.
Existing surface parking lots along Collins
Avenue can be re -purposed and better
utilized by relocating spaces to a
structured parking garage. There is
sufficient room to locate a structured ----
parking garage under the existing
conditions without relying on -
r
redevelopment of other portions of existing
retail centers. The garage(s) could be a
public, private, or combined effort but
should address the need for public beach '
access in addition to the retail needs _
Parking garages are required to
incorporate active uses at the ground floor
along street frontages and public spaces,
and are encouraged to incorporate
active uses at all floors.
Jpon the availability of structured parking,
existing surface parking lots can be
econfigured and re -purposed. Smaller
barking areas should remain, to provide
'convenience parking" for short term pick-
jp and drop-offs. This will benefit certain
etailers like grab -and -go restaurants while
Dromoting walkability and infill
edevelopment. Parking areas should
nclude landscape features to soften the
Design and provide shade.
39
Design Principles
• Provide diverse public open
spaces throughout Town
Center North.
• Include range of public
spaces from linear parks
and shaded sidewalks to
pocket parks and plazas.
• Create opportunities for
gathering and social
activities including outdoor
dining.
• Create connections to
adjacent trails, pathways,
and parks.
• Encourage rooftop
gathering spaces, which
can create interest and
variety.
• Provide mix of shade and
sun options.
• Provide options and spaces
for all ages.
The provision of useable open
space, in varied forms, is a
priority for all stakeholders.
Redevelopment should prioritize
these open spaces as a central
feature for gathering and
socialization.
Potential Open Space Patterns
40
Collins Avenue presents an opportunity
to incorporate a linear park style design
with varied hardscape and landscape
features, and shade producing
elements. Importantly, pedestrians
should be buffered from adjacent
trafficways. Collins Avenue extends the
full length of Town Center North and is
the face of the district. Added design
emphasis is appropriate.
re
Interior pocket parks and plaza spaces
should be interspersed throughout
Town Center North. These spaces
should provide shade, seating, and
opportunities to gather and dine.
Existing residential areas should provide
private open spaces for the benefit of
residents. Rooftops provide a unique
opportunity to incorporate additional,
similar spaces.
renderina for conceptual TCN
Flexible open spaces should provide
opportunities for users of all ages.
Programmed and non -programmed
spaces should be incorporated to
allow for special events and change in
use. Open spaces should be dispersed
throughout, to create a sense of
discovery, and range in size from
corner plazas to central green spaces.
41
Design Principles
• Reduce future
development intensity and
density in accordance
with overall vision.
Consideration for
concentrated density and
intensity may be granted
when a project
demonstrates a public
benefit and furthers the
implementation of this
Plan.
• In general, keep building
height away from Collins
Avenue.
• Limit commercial uses to
the existing parcels and
do not encroach into
existing residential areas.
Maintain separation.
• When permitted,
incorporate a podium -
style design for new tower
buildings - creating a
pedestrian -scale
environment at the street.
Building mass and height should be
shifted away from Collins Avenue.
Overall, stakeholders preferred a
low -scale village environment,
centered around open spaces.
Pedestrian scaling at the street
level is of upmost importance.
Sample rendering for conceptual TCN redevelopment
Sample rendering for conceptual TCN redevelopment
42
Existing commercial parcels are
encouraged to redevelop to address
existing concerns identified through the
public outreach process. Upon
redevelopment, building design should
emphasize the creation of a pedestrian -
scaled, internal street system.
Commercial uses should be limited to the
existing parcel limits, and not encroach
upon the established residential
neighborhood, in the western portion of
TCN. Upon redevelopment, within the
existing commercial parcels, low -scale,
non-residential buildings are encouraged.
Where necessary and deemed consistent
with this Plan, vertically integrated mixed -
use developments should incorporate
podium -style towers to maintain lower -
scale street frontages. Ideally, podium
heights of one to three stories should be
provided when abutting Collins Avenue,
or five or fewer stories when not abutting
Collins Avenue. Active residential and/or
commercial uses shall be required at the
ground floor, and encouraged on upper
floors, along the street frontages and
public spaces —with an emphasis on
building design and character in these
locations.
Existing residential buildings are generally
accepted in their current form. If
necessary, stakeholders would be
accepting of a "build back" scenario in
the existing residential areas, but are
generally not in favor of increased
density, or construction of additional
units, anywhere throughout the Town
Center. The scale and character of the
residential areas are described as a
respite. The variety of scale, intensity, and
character is enjoyed.
rendering for conceptual TCN redevelopment
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Example of Downtown Doral
iniums
43
A similar vision for walkable,
sensitively scaled development is
desired for the Neighborhood
Business Districts. Limited
redevelopment has occurred in
these areas, leaving opportunities
for enhancements in the future.
Redevelopment should
incorporate vertical mixed -
use, including active, non-
residential uses on the
ground floor —avoiding
single -use residential towers.
Public consensus is divided
regarding the preferred
pedestrian -focused street.
Currently, Collins Avenue
serves as the main
pedestrian path. However,
Atlantic Boulevard could
provide a quieter
alternative, that if designed
correctly, enhances the
existing neighborhood
Similar public realm features
are desired in the
Neighborhood Business
Districts, and could be
carried throughout the
City —including open
spaces, comfortable
sidewalks, and outdoor
dining.
Building height should be
concentrated away from
Collins Avenue upon
redevelopment.
44
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A Vision Plan for 2045 19
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TO:
VIA:
FROM:
DATE:
RE:
City of Sunny Isles Beach
18070 Collins Avenue
Sunny Isles Beach, Florida 33160
(305) 947-0606 City Hall
(305) 949-3113 Fax
MEMORANDUM
Honorable Mayor and City Commissioners
Stan Morris, City Manager
Amy Canales, Planning& Zoning Director
March 19, 2026
Sunny Isles Beach Vision: Planning for Tomorrow Document
RECOMMENDATION:
Staff recommends approval of this resolution.
REASONS:
The originally adopted comprehensive plan for the City of Sunny Isles Beach established a vision for the
geographic area known as Town Center North. The vision at the time was for a vibrant, international
destination, providing an 18-hour city -center atmosphere and the density and intensity to support such
a place. However, since incorporation, the city has experienced significant redevelopment outside of the
Town Center North area that has reshaped the stakeholder's priorities and highlighted certain concerns
regarding rapid growth and redevelopment of scale. Through a significant public outreach and
engagement series, the city's stakeholders made it known that the vision for the Town Center North
area has changed. Instead of a high intensity bustling town center, the residents are seeking a respite
from the urban atmosphere, through more pedestrian -scale development that shifts focus away from
Collins Avenue. A place for gathering, dining, and enjoyingthe outdoors.
The results of the public outreach series are established in the proposed Vision Document (Exhibit A).
Included in the Vision Document are recommendations for the Neighborhood Business Districts as well.
Through the city's analysis of the comprehensive plan, staff found inconsistencies in the development
Item Number: 7.A
23
allowances for these areas in addition to Town Center North. As such, the city took the opportunity to
collect input and feedback for the Neighborhood Business Districts at the same time. Ultimately, the
Vision Document will be used as the foundation to guide future comprehensive plan and land
development regulations.
ATTACHMENTS:
Resolution
Exhibit A - Sunny Isles Beach Vision: Planning for Tomorrow
Item Number: 7.A
24