HomeMy WebLinkAboutReso 2005-841
RESOLUTION NO. 2005 - ~
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF
SUNNY ISLES BEACH, FLORIDA, ADOPTING THE EVALUATION
AND APPRAISAL REPORT (EAR) FOR THE CITY OF SUNNY ISLES
BEACH'S COMPREHENSIVE PLAN; STATING THE INTENT OF THE
CITY COMMISSION OF THE CITY OF SUNNY ISLES BEACH,
FLORIDA TO AMEND THE COMPREHENSIVE PLAN BASED UPON
RECOMMENDATIONS CONTAINED IN THE REPORT; APPROVING
TRANSMITTAL OF THE REPORT TO THE DEPARTMENT OF
COMMUNITY AFFAIRS IN ACCORDANCE WITH SECTION 163.3191,
FLORIDA STATUTES; PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Florida Legislature intends that local planning be a continuous and
ongoing process; and
WHEREAS, the City Commission of Sunny Isles Beach, Florida has adopted its
Comprehensive Plan pursuant to Ordinance No. 2002-147 as amended; and
WHEREAS, Section 163.3191, Florida Statutes, directs local governments to periodically
assess the success or failure of the adopted Comprehensive Plan to adequately address changing
conditions and state policies and rules; and
WHEREAS, Section 163.3191, Florida Statutes, directs local governments to adopt
needed amendments ensuring that the Comprehensive Plan provide appropriate policy guidance for
growth and development; and
WHEREAS, on November 30, 2004, the City held an advertised scoping meeting with the
residents, state, regional and adjacent municipalities to clarify priority issues the Evaluation and
Appraisal Report (EAR) must address, based upon the City-Wide Master Plan; and
WHEREAS, on June 28, 2005, the City Commission, acting in its capacity as the City's
Local Planning Agency, reviewed the EAR, held an advertised public hearing, provided for
participation by the public in the process; and
WHEREAS, on September 22, 2005, the City Commission reviewed the EAR, held an
advertised public hearing, and provided for comments and public participation in the process in
accordance with the requirements of state law and the procedures adopted for public participation in
the planning process.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF SUNNY ISLES BEACH, FLORIDA, AS FOLLOWS:
Section 1. Adoption of the Evaluation and Appraisal Report. The City Commission hereby
adopts the Evaluation and Appraisal Report for the City of Sunny Isles Beach's Comprehensive
Plan, attached hereto as Exhibit "A".
R2005- Adopt EAR
Section 2. Comprehensive Plan. The City Commission hereby states its intention to amend the
City of Sunny Isles Beach's Comprehensive Plan (Ordinance No. 2002-147 and as amended) in
accordance with the recommendations contained in the attached Evaluation and Appraisal Report.
Section 3. Transmittal of Evaluation and Appraisal Report. The City Commission hereby
approves and authorizes the transmittal of the Evaluation and Appraisal Report to the Department of
Community Affairs for the purpose of a sufficiency review in accordance with Section 163.3191,
Florida Statutes.
Section 4.
Effective Date. This Resolution shall take effect immediately upon adoption.
PASSED AND ADOPTED this 22nd day of September, 2005.
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. J~e..A. Hines;~City Clerk
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Seconded by:
~l-"':'J I\J\J~ :r:c~L~' ~
y,'oJ. ~ ltt Y'rL~
Moved by:
Vote: 5-0
Mayor Edelcup
Vice Mayor Thaler
Commissioner Brezin
Commissioner Goodman
Commissioner Iglesias
1/ (Yes)
V (Yes)
V (Yes)
V (Yes)
-V (Yes)
(No)
(No)
(No)
(No)
(No)
R2005- Adopt EAR
2
CITY OF SUNNY ISLES BEACH
FLORIDA
ADOPTED EVALUATION AND
APPRAISAL REPORT
September 2005
Prepared by
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I Calvin, Giordano S Associat~s, Inc.
lEXCEPTIONAL SOLUTIONS
I 1 HOO Eller Drive, Sllil~ 600, Fort Lwckrd,lle, Flurid;] 113 16
. Pholw;l)54/l2J.77BJ · F.1x;954.921.MOi
Agenda Item 1- ~
Date CJ-;;). d.. -05
Acknowledgements
The 2005 Evaluation and Appraisal Report (EAR) of the Comprehensive Plan for the
City of Sunny Isles Beach is the first step in updating the comprehensive plan since the
time of adoption in October 2000. This document has been formulated in accordance
with the State's Local Government Comprehensive Planning and land Development
Regulation Act, Chapter 163 of the Florida Statutes. The 2005 EAR process took place
under the direction of:
City of Sunny Isles Beach Commission and Local Planning Agency
Norman S. Edelcup, Mayor
Lewis Thaler, Vice Mayor, Seat 1
Gerry Goodman, Seat 2
Danny Iglesias, Seat 3
Roslyn Brezin, Seat 4
City Professional Staff
Christopher J. Russo, City Manager
Jane Hines, City Clerk
Hans Ottinot, City Attorney
Erica Wright, Assistant City Attorney
Jorge Vera, Manager, Planning and Zoning Department
Elena Del Campillo, Secretary
Calvin, Giordano & Associates, Inc.
Shelley Eichner, AICP, Vice-President
Fernando Leiva, AICP, Assoc. AlA, EAR Project Manager
Sarah Sinatra, Planner
Lorna Newton, Administrative Assistant
Table of Contents
Page
Chapter One
Introduction.... .... .... .................. ..... ... ........... ..... ..... .............................. ....... 1
Profile................................................................................................... ................ 1
Purpose................................................................................................................ 1
Public Participation Process ................................................................................ 3
Visioning .................................................................................,............................ 3
Local Issues Identified.......................................................................................... 3
Chapter Two
Loca I Issues Identified............................................................................... 7
Local Issue #1-Land Development .................................................................... 7
Local Issue#2- Transportation Improvements................................................... 12
Local Issue #3-lntergovernmental Coordination..........................,.................... 15
Local Issue #4-Affordable Housing.................................................................. 16
Local issue #5-Mission Statement.................................................................... 18
Major Issues Objective Assessment. ... ............... .,.... ...................... ............. ... ... 20
Chapter Three
Analyzing the Issues .................................................... ......... ..................37
Population Estimates ...............................................................................,......... 37
Changes in Land Area ....................................................................................... 40
Vacant Land for Future Development................................................................. 41
Demands of Growth on Infrastructure ................................................................44
Location of Development ................................................................................... 50
School Capacity and Location ...........................................................................53
Changes in Urban Infill and Redevelopment Areas ........................................... 55
Successes and Shortcomings of each Element of the Plan ..,................,........... 56
Chapter Four
Assessment of Changes to Florida Statutes and
State and Regional Policy Plans .................................................. 68
Table of Contents
Chapter Five
Conclusions and Proposed Revisions................................................... 70
Appendices....................... ................................. ............................73
Appendix A-- Changes to Chapter 163, F.S............................................................. 73
Appendix B-- Changes to Rule 9J-5, F.A.C. ............................................................ 89
Appendix C-- Changes to South Florida Strategic Regional Policy Plan (SRPP) ... 94
II
Table of Contents
Page
List of Tables
Table 2.1-Substandard Housing............................................................... ..17
Table 2.2- Major Issues Objective Assessment..................................................... 20
Table 3.1-Historical Population Changes 1980-2000...................... .......... .......... 37
Table 3.2-5-Year Population Estimates and Projection Changes 2000-2025........ 38
Table 3.3-Shimberg 5-Year Population Estimates and Projection Changes.......... 38
Table 3.4- Total Land Area Distribution.................................................................. 40
Table 3.5-Comparative Total Vacant Area 2000-2005 ................... .................... 41
Table 3.6-Existing Condominium Units................. ............................................. 51
Table 3.7-New Development................................ .......................................... 52
Table 3.8-School Facilities Serving Sunny Isles Beach......... ............................. 53
Table 3.9-Public Schools Serving Sunny Isles Beach Capacity and Enrollment... 54
Table 3.1 O-Housing Types.................................................................................... 58
Table 3.11-Household Income in 1999.................................................................. 59
Table 3.12-Age Distribution................................................................................... 60
Table 3. 13-Estimated Affordable Housing Needs.................................................. 60
Table 3. 14-Projected Tax Base Growth................................................................. 63
List of Maps
Map 1. 1-Location Map..............................................................,.............................. 2
Map 3.1-2004 Vacant Land Inventory ...................................................................42
Map 3.2-Future Land Use Map.............................................................................. 43
Map 3.3-Existing Roadway Map ...........................................................................46
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CHAPTER ONE - INTRODUCTION
Profile
The City of Sunny Isles Beach was incorporated in 1997. It is located midway between
downtown Miami and Fort Lauderdale, entirely on a barrier island in the northeast
corner of Miami-Dade County, bounded by the Atlantic Ocean to the east and the
Intracoastal Waterway to the west. Golden Beach lies to the north, Bal Harbour and
Haulover Park are immediately to the south. See Location Map 1.1 on the following
page.
In 2005, the estimated total population was approximately 15,973 people (Projection
provided by Miami-Dade County based on US Census Data 2000). Sunny Isles Beach's
65 or older population accounted for 32.1 % of the total population and the median age
was 50.4 years.
The City is essentially built-out and its land area encompasses 2.63 square miles and
stretches 2 '!4 miles north to south between the Intracoastal Waterway and the ocean.
About 43% of the total City area, or 736 acres, consists of water within the canals and
the Intracoastal. The actual land area is just under 950 acres, or 1.48 square miles, of
which 0.3% is vacant, 60% is comprised of low-medium and medium-high residential
uses, including hotels and motels, 15.7% of highway and right-of-way, 11.1 % of
business/office, and 13% of all other uses.
Purpose
The Local Government Comprehensive Planning and Land Development Act, Chapter
163, Part II of the Florida Statutes (F.S.) directs local governments to evaluate and
assess the overall performance of their Comprehensive Plans at least every seven
years. Accordingly, the purpose of the EAR for the City of Sunny Isles Beach's
Comprehensive Plan is to:
identify major issues (current and future) for the City;
assess how the plan has guided growth and development since its 2000
adoption;
identify and evaluate changing conditions and trends, as they relate to the major
issues identified;
assess both successes and shortcomings of the plan; and
identify changes to the Plan to effectively manage growth and impacts into the
next 15-20 years.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 1
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II City of Sunny Isles Beach II
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II 2005 EAR II
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SUNNY ISLES BEACH I
Overview Area
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Printed: June 10, 2005
SIB 2005 EAR Map Figure 1.1
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Public Participation Process
On November 30, 2004 the City conducted an advertised scoping meeting with the
residents, members of the City Commission, acting as the City's Local Planning
Agency, state and regional agencies, and adjacent municipalities to identify issues to be
addressed in the EAR. On June 28, 2005, the Florida Department of Community Affairs
(DCA) issued the City a Letter of Understanding approving the identified issues and the
scope as the basis for preparing the City's EAR (The attached letter can be found on
page 5). The City also held an advertised public hearing on June 28, 2005 before the
City Commission to discuss and approve transmittal of the draft EAR to DCA for its
preliminary review. On September 22, 2005, the City Commission held an advertised
public hearing and adopted the EAR. The City's adoption due date for the EAR is
October 1, 2005.
Visioning
The EAR for the City of Sunny Isles Beach builds upon the thinking of the community on
a wide-range of issues that were identified as part of the development of the 2000
Comprehensive Plan, including the following vision for the City:
1) Strengthening a sense of community,
2) Protecting and enhancing the City's coastal resources,
3) Promoting economic opportunity and security, and
4) Forming an Urban Village and Town Center that unifies the best qualities of
Sunny Isles Beach.
Local Issues Identified
Local governments are required to only address the subjects within the plan that are
important issues for those communities. To this effect, and as mentioned earlier, the
proposed EAR builds upon the existing vision established as part of the 2000
comprehensive plan. The City Commission, staff and the consultant team determined
the following subject matter to be included in the 2005 EAR consistent with Section
163.3191(2) (a)-(n) F.S., as applicable.
1) Land Development-The City is mostly developed at urban densities and essentially
built-out. Thus, providing for redevelopment of existing structures and parcels will
certainly be one of the main challenges ahead for the City. The following sub-issues will
also be looked at:
Designate certain city-owned lands as Recreation and Open Space.
Permit government facilities in all Future Land Use categories.
Development of a Cultural Center.
Provide additional limitations on Floor Area Ratio's.
Promote harmonious and visually appealing urban design and building form.
Increase amount of public parks to meet current and future population demands.
Provide more public access to the beach.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 3
2) Transportation Improvements-Address issues related to the overall efficiency and
effectiveness of circulation. What are the issues related to implementing an adequate
local transportation system within and to and from the City, including transit. This issue
will specifically include the following:
Promote alternative modes of transportation on Collins Avenue to reduce traffic
congestion
Reduce traffic congestion on North Bay Road
3) Intergovernmental Coordination- Improving intergovernmental coordination will
bring many benefits to the City including a higher level of planning coordination, overall
community knowledge and understanding of how future development and
redevelopment occurs and delivery of services and facilities.
Coordinate with Miami-Dade County School Board regarding school facility
planning (Le., assess the coordination by the City with the school board in
planning and siting of school facilities)
Increase intergovernmental coordination regarding impacts of development in
adjacent municipalities on the City of Sunny Isles Beach.
4) Affordable Housing- Ensuring affordable housing and diverse living environments
is one of the City's fundamental considerations for managing current and future growth.
Provide adequate affordable housing for the City's population
5) Mission Statement -- Create a mission statement to guide how future growth and
development will occur in the City.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 4
06/28/2005 13:49
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I STATE OF FlORIDA '. 'j ,
DEPA'~~!MENT OF COMMUNITY':~FFAIR'S ' ,
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The Department of Commumty Maire has rmewed )'Our letter' out1in~ the scope of work
tot the preparation or the City or Sunny Isles Beach's Evaluation and ApprailalReporl
<EAR>. The Department agrees with the summar,y of major is8Ueli'~ set forth in the.
attached ~e of work: )and development, transportation improveJb.ents. .
inteigovernmental coordination, affordable housing, and the creatJbn or a mieeiOn ,
statement for the over~ futare growth of the City. This letter ~~ as confitm:atioD of oUr
understanding; howBVe11. please note the following comments.: ': . .
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Wi~ regard to the . of work, the EAR should addrts$the riAl.,,1#n ;req~tDoJJte of i
8Ubflec:ti~ 163.3191(2) ~ -' (P); Florida Statutes, as aPP~~';~~ qit, 8houi~ be a.are!
of~ly e..~d leli~la.'q11 (Senate Bill 360) aznenctinl'q&~~tet: 1~ Part II, Florida: .
S~tLte8._~. the ~;. : q~e~ts, AA of July 1. 2005~~"~':~ an~ app~ili.Nlj : .
re~ m,#t ~ntainJ ' a~plieab);~, two.additional req~d,,~;;! . !;l8~n top?:e8," i ; .
8U~~' ~63.3191~ o)~d .'f~. relatmr to traJ1lPc:'~tio~: .'._';" .; L.. ex~P~OD ~~,
~ortatioDeoDcu , cym~aremeDt areas, multim.~;t~; If.. tion di&mcte.~d
traD8portatiODCOncu . ay metbOdolOgies. Senate BiIl36P 41&o~d the EAR . ;
:requirements of subse .on 163.8191(2)(k), relating to cdordhiatiODi'olthe oomprehemlive
p!,n with eXisting publie schools, and sublection 163.3191(2)0), ~uiring 80 evaluaqon of
the lSUQ:eSS otthe loc.a1 goVernment in identifying an~ imp1enien'tinI alterriativ9 and' ':"
traditional w-eter eupply projects necessary to meet the water needS'identified in s..
373.0361(2)W, F.S.
In addition to the evaluation requirement& mentioned above, the City ehould also include a
IUlQ1IJ.&ry of the public participation program QIJd activities und~rtaken in preparing the
EAR <see seetioJ116S.3191[2JIJl, F.3.>. ~,.'
Two area8 requirina' attention by tbe City in the evalWltion pro0e68 are pOJ>w.atibn
pt'Oject.idD8 and 8.SG8$8ment of the comp~hen.sive plan. The update tor population
a,"~ 8HU.Alu:,a4lC .~~LII!VAIU). T"LLAHA'~.EC,,~:&.~RIDA USI.'-21ll0
'I Pltl'"el (UO) "8'~ 4"/SQllcom 27....." FAX; (Ua)n~-O;7a~;Svnco'" 211".0781 .
,: .... '.' " .,'ern.I'Ud,.,..: ~lI.:flwww.dci._.I..to...:Il.~ , ~ I
CRlni:N.."A~. ~'lIl.Domc.! ...~M...1fQ ~i~. ", ,;.' '.:1,"Iklu8ING & COW, .1MnY.,.. DivaoP, t
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06/28/2e0~ 13:49 8SB4gef,399
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pagb 2 of 2: ~. ~
June ~. 2005 f:
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projecticn:18 ~hoUld iJ1cluda the 5- and l&year planninf time.fraJhes. The City should use
these populAtiol'l projections to forecast the community infrastructUte n.eecls foJ.o the 5- and
lo-year planning timef'rames. Tbe EAR .hould assess the eXtent to wlW:h the City's plan
obiectives, sa related. to the ma,iar issues, have heen achieved. If iD8nffici"uf; progress wu
made, the EAR ahould diseuse why and either propose actions by the City which should be
taken to better achieve the obiec:ti~1 or propose app:tUpriate ~ to the objectives to
facilitate their accompliahmeD~ .u the use may be. .
The EAR proceaa is an eeeeDtisl component of coUlprehensive plJ'lnm'll for local
eovemments in Florida. The Department wishes to e.llC01U'ap YoUr eftbrts in canying out
thiS important eva1.mation and review pr0c:e88. If you or YO\l1' staff have any queations or
need additional ~. pleaae contact Mr. Paul Dars~ 8Ilnior planner, at telephone
number (860) 9.22.1764 or e-mail add.reSlJ.Daul~.!rt.ate1l..ua.
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Sincerely.
or":
e1Jing. AICP': I
Regional Planniric ~dllliJli5trator
cc: CBl'Olyn Dekle, Executive Direetor. South. Florida Regional P1J'lnning Council
Diane 0' Quinn Williams, DireetQr, Miami-Dade Planning Department
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CHAPTER TWO - LOCAL ISSUES
Local Issue #1-Land Development
Define/Describe the Issue. How does the past compare to the present with respect to
the issue? How was the issue treated in the existing plan?
Over the last five years-since adopting the 2000 comprehensive plan -- the City has
been proactive in redeveloping the beachfront (east side of Collins Avenue), and
identifying adequate tools to successfully provide for current and future redevelopment
needs. Currently, the City has almost reached build-out; and at less than three (3) acres
of vacant developable land consisting mainly of small infill lots scattered throughout the
western part of the City, redevelopment efforts will remain the focus over the next
planning period. By comparison, in 2000, the City's vacant land inventory consisted of
approximately 50-acres (Source: City's Comprehensive Plan).
In terms of land needed to accommodate projected population growth, despite the
differing population forecasts, the City has adequate land capacity for residential and
commercial growth. This land capacity includes redevelopment opportunities,
particularly as vacant land remaining has been reduced to less than three acres.
The 2000 Plan assumed a 2009 projection of 17,701 residents, whereas the current
Miami-Dade County's population projections show a population of only 16,929
permanent residents by 2025. The Florida Housing Data Clearinghouse (FHDC),
Shimberg Center for Affordable Housing reported a 2005 estimated population of 16,289
residents, increasing by 33.7% for a total of 21,784 residents in the year 2025. This rate
of growth is higher than City's Plan and higher than the County (See University of
Florida, Shimberg Center's projected population on page 31). However, a review of the
City's most recent numbers regarding residential units built since 2000, including
projects currently under construction and projects recently approved, reveals the City
will actually have added over 4,400 new residential units (net increase= new units -
replaced units) since the Plan was adopted. This means the City will have grown by an
additional 8,288 residents-- 4,400 units multiplied by an assumed 1.87 persons per
household- to 23,603 residents-- a 54% increase from 2000. However, approximately
35% to 40% of these units are seasonal, which means not occupied by year round
residents (Source: City of Sunny Isles Beach Planning and Zoning Department). For
further discussion see population estimates in Chapter Two.
From the above numbers of population figures and housing units, it can be determined
that:
While population projections may differ, each plays a role in articulating a strong
general demographic dynamic in the City of Sunny Isles Beach;
· Residential redevelopment has been much higher than anticipated, and the 2000
population projections in the Plan, recent County forecasts, and Shimberg's data are
found to be low; and
The City recognizes the need to revise the population and housing figures in the
Comprehensive Plan to address current and future conditions. In implementing its EAR-
based amendments, the City of Sunny Isles Beach will place great emphasis on
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 7
coordinating with the County and South Florida Regional Planning Council pertaining to
reliable population projections.
The City has successfully implemented a number of tools to stimulate redevelopment
(e.g., town center overlay zone, transportation concurrency exemption area, zoning
incentives), thereby demonstrating a sustained public commitment. The commercial
structures and housing stock on the west side of the City is generally sound, but it is
aging. Over the next 10-20 years it is important to make sure that adequate services
and facilities, parks, recreational and other amenities as well as quality development
exist for future generations. The City will continue to face the challenge of rebuilding
existing structures without having a detrimental impact on the overall levels of services
and facilities.
In 2000 the City retained a consultant to conduct a "Beachfront Redevelopment Floor
Area Ratio (FAR) Study"-whose objective was to analyze the redevelopment potential
in terms of location, intensity and impact. The study looked at redevelopment under four
FAR (2.0- 2.5- 3.0- 3.5) alternatives and concluded that redevelopment at any of the
four alternatives would be feasible but it would result in an increase in traffic of 2,000 -
6,100 trips per day, and require upgrading in water, waster water facilities to meet the
needs of up to an additional 7,200 people during the peak season.
This issue of land Development focuses on the following inter-related topics as
identified at the EAR scoping meetings:
Designate certain city-owned lands as Recreation and Open Space-The 2000
Plan envisioned to incorporate a healthy mix of parks, recreation and public open
space. Since 2000, the City has added six (6) acres of park space totaling 21.92 acres
as reported by City officials. In addition, the City is working toward providing more
access to the beach and continued walkways adjacent to the Intracoastal Waterway
Permit government facilities in all Future Land Use categories- Because the City
is substantially developed and very few potential sites exist on its business/commercial
core, the City wishes to undertake a general assessment of the location of government
facilities within all land use categories. Currently, the Community Facilities (CF) District
is intended for federal, state and local government activities and other public facilities
that generally serve and benefit the community. CF districts may be applied to all lands
except those designated Conservation (eNS) on the Future Land Use Map of the
Comprehensive Plan. Land use conversion or exceptions to community facilities would
require an amendment of the City Land Use Plan and zoning requirements.
Please note the City is not proposing to amend the Future Land Use Map; however, the
City wishes to identify potential areas that are suitable for governmental facilities. In this
study, a required task would be to assess the impacts of the proposed areas on the built
and natural environments, including the conservation area within the City.
Development of a Cultural Center- The community identified the development of a
cultural center as main priority that would be developed to increase participation and
promote the expansion of cultural and educational programs.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 8
Provide additional limitations on Floor Area Ratio's-- Currently, the City is seeking
to revise provisions on Floor Area Ratios (FARs) at its core, especially the area within
the Town Center District (TCD). The intent of the FARs within the area designated as
the TCD was to foster high quality development and buildings that promotes safe and
active pedestrian environments. The City wants to ensure that future redevelopment on
the west side of Collins does not adversely affect the overall character of the area.
Therefore, FARs should be reevaluated to determine provisions relative to maximums in
gross floor area.
Promote harmonious and visually appealing urban design and building form-- The
Comprehensive Plan has specific objectives and calls for urban design programs to
encourage quality and attractive development. Policies 12A-E in the Future Land Use
Element provide clear direction to adopt architectural design guidelines that guide new
commercial development, redevelopment and other physicals improvements in the
Sunny Isles Beach Boulevard corridor and along Collins Avenue. Also, the City has
done a good job of developing an overlay district for the Town Center to establish
design guidelines and zoning regulations to promote quality development while
preserving and enhancing stable single-family neighborhoods. Since the Future Land
Use Element currently establishes objectively-stated design direction and standards for
all development, a more holistic high aesthetic approach can be obtained by
incorporating the goals, objectives and policies contained in the Community Design
Element into the Future Land Use Element. The City plans to implement city-wide
design guidelines for all development and coordinated revitalization.
Increase amount of public parks to meet current and future population demands--
Due to changing demographics and the desire to maintain adequate LOS standards for
parks and opens space, the City wishes to expand its supply of parks and open space
creating a comprehensive system of recreation and open space lands available to the
public.
Provide more public access to beach-The City is currently looking to add more
access to the beach that will promote links with Collins Avenue and the rest of the City.
Identify the impacts of the issue
Assess whether the objectives of the plan that relate to the issue have been achieved.
List the objectives in each element of the plan that relate to the issue (matrix format is
recommended).
Section 163.3191 (2) (e), F.S. requires that potential social, environmental and
economic impacts for each major issue be addressed in the EAR
It is anticipated that redevelopment of the existing land will have direct impacts on the
full range of municipal facilities and services to the City's residents, businesses and
visitors. The City's Plan has achieved a number of goals, objectives and policies related
to new development and redevelopment along the beach and on the west side of
Collins Avenue, particularly considering the amount of redevelopment that has
occurred, and the existing projects undergoing construction. According to the 2000
Plan, redevelopment is intended to encourage attractive and functional mixed living,
shopping and recreational facilities. Also, the Plan calls for a Town Center, which lies in
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 9
the six blocks from 167th Street to 173rd Street and represents the City's most important
redevelopment and economic resource.
Based on the population projections on which the Plan is based, and provided that
current identified improvements (e.g., water and sewer capacity expansion) are carried
out, the City has infrastructure capacity to provide for the needs of redevelopment for
the next planning period. The City has initiated a number of infrastructure
improvements- recreation, transportation and cultural elements. In particular, the City
has worked very closely with the state to initiate road improvements of its primary
roadways-Collins Avenue and Sunny Isles Beach Boulevard. To further address traffic
congestion and inadequate parking along the beach, the City may want to enter into
public/private partnerships to ensure timely improvements, including development of a
public parking garage.
In terms of potential social and economic impacts, it has been long recognized that
redevelopment of the City has brought positive economic impacts to the residents and
businesses. The City has been able to maintain a favorable economic condition since
2000. Mixed-use redevelopment of condominiums and seasonal housing at higher
densities has maximized the corridor's potential and rendered its land highly productive.
The Plan contains specific policies related to the expansion of the economic and
employment base of the City through redevelopment that features mixed-uses and
transit/pedestrian friendly environments. Further economic growth is expected due to
future redevelopment.
Through the capital improvement program and adoption of the City's Land Development
Regulations, the City has been able to meet the demands of growth on public services.
Most of the vacant parcels identified as available for development and redevelopment in
the 2000 Comprehensive Plan have been developed, are under construction, or are
committed for construction. These developments have met all of the criteria required to
provide needed infrastructure, public facilities and services. LOS have been
implemented for sanitary sewers, solid waste, drainage, water, and parks and open
space. From a transportation perspective, there are no LOS deficiencies within the City,
according to the Miami-Dade County Metropolitan Planning Organization (MPO).
In recent years, the City has also experienced healthy growth in its assessed valuation,
which is good news for both the property owners and the City in terms of necessary
infrastructure improvements. Further discussion on how the City has maintained the
adopted level of service standards in light of intense redevelopment is addressed in
pages 48-53 in Chapter Three of this report. Please note the City intends to adopt a
concurrency management system to further maintain adequate LOS and coordinate
development with the provision of necessary infrastructure
Table 2.1-Major Issues Objective Assessment-shows the City's success in
implementing the objectives in each element of the 2000 Plan that relate to this issue
and all other issues identified.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 10
Discuss whether there have been changes in circumstances that were not anticipated.
Discuss whether these changes resulted in either problems or opportunities for the
community. Identify actions, including plan amendments that are needed to address the
issue
The City has experienced some changes in terms of social, economic, transportation
and cultural circumstances, since 2000. Over the last five years, the City has
encouraged the assembly of land into development sites of greater than three acres to
promote integrated mixed-use development; improve pedestrian access and circulation,
and discourage/restrict incompatible land uses and development patterns in conflict with
the goals, objectives and policies stated in the Comprehensive Plan. Under this context,
recognizing the need for implementing planning and design tools to foster quality mixed-
use new development and redevelopment and create economic opportunities, the City
established a Town Center Zoning District (TCD) in 2004, thereby resulting in land use
tools and development standards within a designated area. This zoning district alone
has and will continue to provide opportunities for coordinated design and planning.
In addressing the future needs of the residents, the City recognizes the need for
amending its Comprehensive Plan to ensure effective coordination between job
growth/development and key issues such as school capacity, workforce housing, and
transit oriented environments. The fact that most people working in Sunny Isles Beach
do not live in Sunny Isles Beach is a matter of concern to the City. Increased traffic from
neighboring cities and inter-county commuters has reduced the City's transportation
capacity. The City will continue to actively participate in regional solutions to traffic
conditions.
Significant redevelopment has occurred along the east side of Collins Avenue, and to a
lesser extent on the west side, including the newly built City Hall located on the west
side of Collins Avenue and 180th Street. Since 2000, while the City's growth has been
higher than anticipated, the current uses have been planned in the Future Land Use
Element of the Comprehensive Plan. Decisions regarding the location, density and
intensity of redevelopment in the City have met the criteria of those objectives and
policies of the Future Land Use Element and Capital Improvement Element. In general,
new development and redevelopment have been consistent with the uses designated
on the Land Use Plan Map and applicable policies. .
In terms of future actions to address current redevelopment trends and population
changes, much of the City's redevelopment will be incremental and driven by private
investment decisions. This means that land use and zoning must remain flexible to
respond to market demands.
The City of Sunny Isles Beach acknowledges that new language in Chapter
163.3177(3)(a) 5 provides for additional provisions related to capital improvements,
development and interlocal agreements. To achieve consistency with the new language,
the City should rewrite some policies of the Future Land Use, Transportation and
Capital Improvement Element to ensure that LOS are achieved and maintained, and
provide for new facilities, as needed. By securing funding (public and private) for
transportation improvements, the City can ensure that resources and dollars are
allocated over each capital improvement project by phase, which means from inception
to completion.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 11
Local Issue #2- Transportation Improvements-
Promote alternative modes of transportation on Collins Avenue to reduce traffic
congestion, and reduce traffic congestion on North Bay Road
Define/Describe the Issue. How does the past compare to the present with respect to
the issue? How was the issue treated in the existing plan?
Although the 2000 Plan reports no LOS deficiencies on all of the principal arterial
roadways within the City, it is agreed that conditions have changed-- Collins Avenue
and North Bay Road have been identified as having traffic congestion problems, though
still operating at their adopted level-of-service standards as part of the City's
comprehensive plan (see Transportation Element, Objective 8). Based upon the
Metropolitan Planning Organizations' Year 2020 Long Range Transportation Plan,
future traffic volumes show Collins Avenue as operating at a LOS "E."
Collins Avenue and North Bay Road are experiencing significant traffic and pass-
through increases-both peak hour and all day trips-- due to intense redevelopment
activity, population growth and increased inter-county single-occupancy vehicle
commuters both in the County and the City. Thus, the issue of promoting alternative
modes of transportation on Collins Avenue becomes more critical both for the short and
long-time frame to reducing traffic congestion. Corridor planning studies and activities
should be undertaken as part of the City's efforts to address this issue. For example, the
City may consider entering into a Joint Participation Agreement with the Metropolitan
Planning Organization (MPO), the Florida Department of Transportation (FDOT), Miami
Dade County (MDT) and its neighboring municipalities for corridor planning to address
future development and redevelopment and their impacts on traffic congestion.
The City has worked with and assisted FOOT toward implementation of access
management strategies, pedestrian crossings and other safety measures along Collins
Avenue. Likewise, the City has worked with the Miami-Dade Transit Agency toward
increasing transit usage and efficiency.
The overall goal of the City's Comprehensive Plan Transportation Element calls for
maintaining a balanced multi-modal transportation system that supports the future land
use element and meets the needs of all residents, visitors and workers. The Plan lists a
number of policies, plans and programs the City will implement consistent with FOOT
and County policies. Work is already underway at the various levels-- the City, in
conjunction with FDOT and Miami-Dade County, are looking to implement operational
improvements at intersections (traffic signals), turn lane movements and median
openings to improve flow of traffic, while balancing other community needs such as
pedestrian safety and convenience as well as constructing a bicycle path along North
Bay Road.
The three major state roadways serving the City of Sunny Isles Beach and providing
regional connections include- the William Lehman Causeway (NE 192nd Street- SR
856), Sunny Isles Beach Boulevard--SR 826 and Collins Avenue-SR A1A - a north-
south divided road. 174th Street is a four lane divided arterial and the remainder of the
local roads have two lanes. No new roads are planned for the area. Sunny Isles Beach
Blvd., Collins Avenue and NE 192nd Street have sidewalks on either side. Generally,
transit service in Sunny Isles Beach is adequate-served by five Miami-Dade Transit
City of Sunny Isles Beach - Rev. 9/15/2005
2005 Evaluation and Appraisal Report Page 12
routes and one local shuttle route. The City has been successful in negotiations with
Miami Dade Transit for implementing additional transit and possible future water taxi
service. Since 2000 the City has worked diligently to add on-street parking for the
residents of Sunny Isles Beach. The City has identified the need for a proposed parking
structure which would relieve the current parking shortage.
Finally, in further complying with current conditions and LOS criteria for a multimodal
transportation system, the entire City of Sunny Isles Beach is designated as a
Transportation Concurrency Exception Area (TCEA) as specified in Section 9J-
5.0055(6) of the Florida Administrative Code, and Section 163.3180(5), F.S. The City,
designated as a TCEA is exempted from transportation concurrency requirements as a
delineated area for urban infill development
Based on all of the above, the City believes that private development has mitigated
transportation improvements and concurrency requirements by meeting the criteria of
Objectives 1, 2, 3, 4 (Transportation Element) dealing with development that promotes
pedestrian safety and public transportation.
Identify the impacts of the issue
Assess whether the objectives of the plan that relate to the issue have been achieved.
List the objectives in each element of the plan that relate to the issue (matrix format is
recommended).
Improving the flow of traffic (e.g., access management, off-street parking, intersection
operations) along Collins Avenue and North Bay Road has been identified by Sunny
Isles Beach's residents as a viable (challenging) option in order to address their
transportation needs. In light of these needs, some have suggested that the City should
forego the improvements relative to enhancing pedestrian mobility and bicycle travel
(increase marked crossings and time at certain locations) along Collins Avenue and
instead, concentrate its efforts and resources on improving the traffic flow and
circulation. Improving the safety and efficiency of the City's roadway system will require
adequate funding to implement any identified projects. As stated earlier, if existing
public funding for roadway improvements is not adequate, it may be necessary to
explore other funding options (e.g. developer agreements).
It is anticipated that the adopted Five-Year Capital Improvements Program (CIP) for
fiscal years 2006-2010 will include funding for roadway needed improvements
(pedestrian and vehicular). The CIP is updated annually to reflect priorities and
schedules for improvements within the City.
In addressing traffic congestion problems along Collins Avenue and North Bay Road,
the City's TCEA has achieved the purpose for which it was created; it has encouraged
urban redevelopment (of obsolete commercial and beachfront property) counteracting
urban sprawl, successfully increased access to transit, implemented pedestrian and
bicycle improvements, encouraged public access to parks and open space, and it has
not negatively impacted hurricane evacuation times-the time required to safely clear
the roadways in and from areas subject to coastal flooding. In addition, no record was
found to determine detrimental impacts on air quality that would have resulted from
implementation of the TCEA. The City will continue to assist the appropriate agencies in
reducing the impact of the TCEA designation on the local, regional and state network.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 13
Discuss whether there have been changes in circumstances that were not anticipated.
Discuss whether these changes resulted in either problems or opportunities for the
community. Identify actions, including plan amendments that are needed to address the
issue.
The City should continue to work closely with Miami-Dade Transit and investigate ways
to make transit services more available and convenient for more residents and workers
in the City. Measuring the modal split annually would work toward assessing transit
ridership and corridor capacity.
The 2000 Plan determined that there was sufficient roadway capacity within the City to
serve existing and future growth. However, as mentioned earlier, due to changing
demographics, intense redevelopment and overall regional traffic increase, the City may
want to revaluate this issue further. A Transportation Needs Report should be
performed, including origin/destination trips and identification of short and long term
range vehicular, transit, pedestrian, and bicycle improvements. Other activities and
actions that the City may want to include in the transportation needs report are travel
forecasting on Collins Avenue and North Bay Road, evaluation of the transportation
impacts of future redevelopment, including the potential impact on air quality. Setting
forth specific targets on transit usage and marketing would also be useful in determining
overall performance.
Finally, in terms of parking location, inventory and management, the City should
continue to analyze the changing market requirements and demand which may result in
amendments to the Infrastructure Element and Transportation Element as well as land
use controls. As mentioned earlier, the City is looking for potential sites to provide
additional off-street parking for its residents and visitors.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 14
Local Issue #3-lntergovernmental Coordination-
Coordinate with Miami-Dade County School Board regarding school facility
planning and Increase intergovernmental coordination with adjacent local
governments.
Define/Describe the Issue. How does the past compare to the present with respect to
the issue? How was the issue treated in the existing plan?
Although there are no schools within the city limits of Sunny Isles Beach, a major issue
identified by the City is better facility planning coordination between the municipality and
the Miami-Dade County School Board. Two contiguous parcels of land on the west side
of the City have been identified as a possible school site. The City has been working
with the School Board to address the needs of Sunny Isles Beach's growing school
population by constructing a school in the immediate future.
The City is aware of new legislation, Senate Bill 360 (changes to the Growth
Management Act), which provides requirements for counties and municipalities with
respect to the public school facilities element, revises the requirements for the public
schools interlocal agreement (163.3177, F.S.), and requires school concurrency by
December 2008. The City has entered into the Public School Interlocal Agreement with
the Miami-Dade School Board. The Agreement calls for coordination regarding school
site and facilities planning as required by Section 163.3177, F.S.
As for increased coordination of the impacts of development within adjacent local
governments, Sunny Isles Beach residents worry that development in adjacent
municipalities is negatively impacting their quality of life (e.g., traffic congestion,
pedestrian safety). Although the City's Plan contains specific policies and direction in
the Intergovernmental Coordination Element (ICE), residents feel the City has not been
consulted regarding significant proposed development in adjacent municipalities. The
City is very interested in better carrying out the provisions of the Plan-- working together
with the county and adjacent jurisdictions will result in resolving regional growth
management issues of mutual interest.
Identify the impacts of the issue
Assess whether the objectives of the plan that relate to the issue have been achieved.
List the objectives in each element of the plan that relate to the issue (matrix format is
recommended)
The objectives of the Plan impacted by this issue include, but are not limited to, the
Future Land Use Element, ICE, Transportation and Infrastructure.
Discuss whether there have been changes in circumstances that were not anticipated.
Discuss whether these changes resulted in either problems or opportunities for the
community. Identify actions, including plan amendments that are needed to address the
issue.
The City should proactively continue to work with neighboring jurisdictions in light of
development pressures and changing demographics of the County/region.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 15
Local Issue #4-Affordable Housing-
Providing adequate affordable housing for the City's population.
Define/Describe the Issue. How does the past compare to the present with respect to
the issue? How was the issue treated in the existing plan?
The foundation for a healthy and sustainable economy consists of several factors
including a favorable business climate, a trained workforce, public infrastructure, and
affordable housing. The level of family income and money spent on housing costs
serves as a determining factor in the choice of decent affordable housing. When a
household spends over 30% of their income on housing costs, they are considered
burdened and their housing is no longer affordable.
A major goal of the City as reflected in the Housing Element of the Comprehensive Plan
is to achieve a range of housing that accommodates both existing and future residents'
affordable opportunities. The issue of providing adequate affordable housing for all
residents has not been handled because of unusual market demand and high property
values beyond the direct control of the City. New condominium costs in Sunny Isles
Beach are increasing greatly, which is consistent with beachfront development in south
east Florida. Fortunately, many senior residents purchased their homes 20 to 30 years
ago, when prices were much lower. While many seniors have held on to their homes
and have not been negatively affected by the soaring real estate prices, most if not all of
the newcomers are in the high and upper high ranges of income, having no housing
need to be met for low and moderate family incomes.
According to the US Census, there were 12,976 dwelling units in Sunny Isles Beach in
2000. Of those units, 63% were occupied and 37% vacant. Vacant units are
predominantly for seasonal use. Also, the 2000 US Census reported that 160 owner-
occupied households and 1,578 renter-occupied households were spending more than
30% of their income on housing costs.
In terms of housing characteristics, reportedly, a significant portion of the housing stock
was constructed between 1970 and 1980. Most of these units are in sound condition,
having no need for replacement or rehabilitation, as the housing life cycles range
between 40-60 years. The City has been successful in maintaining adequate housing,
thus minimizing any potential of deterioration. Code enforcement operations have
proven effective in ensuring that substandard housing conditions are taken care of in a
timely manner. According to the City, at the present time, there is no substandard
housing within Sunny Isles Beach. However, the Shimberg Center for Affordable
Housing has provided 2000 data indicating that 13% of the units are overcrowded and
4% do not have heating, as indicated on Table 2.1 below.
Table 2.1
Substandard Housin
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 16
Through code enforcement successes and redevelopment efforts, the City has
determined that the Shimberg data is no longer applicable to the current housing stock
within the City. Code enforcement does not have any current cases of overcrowding or
units lacking required facilities. Many of the reported substandard units were older,
dilapidated buildings along Collins Avenue. All have been torn down and replaced with
new condominiums and hotels. Therefore, the Shimberg Center's data on substandard
housing is no longer applicable to Sunny Isles Beach.
Identify the impacts of the issue.
Assess whether the objectives of the plan that relate to the issue have been achieved.
List the objectives in each element of the plan that relate to the issue (matrix format is
recommended) .
Recent redevelopment has not created and future redevelopment is not expected to
create significant adverse local or regional impacts. The impacts and opportunities
derived from future growth (infill and redevelopment) include, but are not limited to,
maintaining levels of services, seeking specific agreements with other municipalities
relative to the provision of affordable housing for the workforce within the City,
increasing compact living and transit use, and focusing on promoting the highest and
best use of the land. Sunny Isles Beach does not anticipate any substantial change in
the existing residential land use density/intensity patterns over the next 10-15 years.
How the City has implemented the objectives of each element of the 2000
Comprehensive Plan, as they relate to this issue is shown at the end of this chapter.
Discuss whether there have been changes in circumstances that were not anticipated.
Discuss whether these changes resulted in either problems or opportunities for the
community. Identify actions, including plan amendments that are needed to address the
issue.
It is recommended that the Comprehensive Plan be amended to reflect the new growth
management legislation, Senate Bill 360, relative to schools, roads, water resources,
and affordable housing.
Based upon recent building permit and development trends, the City also realizes that
the housing figures in the Plan need to be adjusted to reflect current conditions. It is
anticipated there would be enough residential land/units remaining in the City to
accommodate future growth. Therefore, the issue of affordable housing should focus on
looking at supporting services and facilities to address new household formation and
changing demographics. The Housing Element should be revised accordingly.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 17
Local Issue #S-Mission Statement-
Define/Describe the Issue. How does the past compare to the present with respect to
the issue? How was the issue treated in the existing plan?
The City of Sunny Isles Beach both recognize and believe that because of changing
conditions and continued pressure for redevelopment that have occurred over the last
five years, as well as the need for maintaining City operations at a high level, it needs to
take a leadership role in the formulation of an strategic plan as a component of their
budget plans, including a mission statement consistent with the "Vision of the City" as
stated in the Comprehensive Plan.
The City of Sunny Isles Beach has made good progress in carrying out the Community
Vision Statement of the 2000 Comprehensive Plan. The Plan has a vision statement for
the entire city, which represents a consensus view of residents, property owners,
businesses and civic organizations. The Plan's vision was developed around three key
principles which provided a context for development and change. The key principles
include:
1) Strengthening a sense of community through better integrated and enhanced
services to its residents, visitors, property owners and businesses;
2) Protecting and enhancing the City's coastal resources through improved
access, increased amenities for public use and recreation of natural
environmental conditions along the beaches and shorelines that embrace the
community;
3) Promoting economic opportunity and security through a strategic
revitalization of the hospitality and service industries that form the core of the
City's economic base.
Identify the impacts of the issue
Assess whether the objectives of the plan that relate to the issue have been achieved.
List the objectives in each element of the plan that relate to the issue (matrix format is
recommended) .
The City will continue to face the challenge of rebuilding existing structures without
having a detrimental impact on the overall levels of services and facilities. Managed
growth enhances not only the tax base but the quality of life for the residents,
businesses and visitors in the City.
Including a mission statement for the City will bring positive impacts and result in
amendments to the various elements of the Comprehensive Plan, particularly the
Capital Improvement Element, ICE and Infrastructure Element.
For the City to succeed, it must meet the needs of the citizens it serves. The strategic
planning effort should be flexible enough to be modified because the future often turns
out to be different than originally expected. Continuous updates and revisions should
take new priorities, opportunities and needs into account.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 18
Discuss whether there have been changes in circumstances that were not anticipated.
Discuss whether these changes resulted in either problems or opportunities for the
community. Identify actions, including plan amendments that are needed to address the
issue.
In preparation for developing a mission statement the City should expand on the guiding
principles of the vision statement in the Plan and identify a time frame for development
of the strategic or business plan.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 19
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CHAPTER THREE - ANALYZING THE ISSUES
Population Estimates
In 2000, the Comprehensive Plan of the City of Sunny Isles Beach estimated the
population at 15,786 of permanent residents by 2004. However, the City has now
estimated its 2004 population at 16,580. This change is due to the large amount of
redevelopment and infill efforts. The Comprehensive Plan projects the population at
17,701 in 2009. Due to differing population numbers, there is a need to revise the
projections in the Comprehensive Plan. Significant disparities can be attributed to
different population forecast methods being used, population base of preceding years
and current trends of population growth (significantly higher now than in the 1980s and
1990s for the City of Sunny Isles Beach).
Over 4,400 new units are either proposed or under construction along Collins Avenue.
When analyzing the amount of future units and the number of recent projects that have
already been constructed, it is apparent that the population projections all
underestimate the intensity of growth within Sunny Isles Beach. The population
projection derived from projects under construction and projects currently planned
and/or approved indicate the City will gain 7,293 persons over the next three years. This
assumes that the total projected population will be approximately 23,266 residents by
2007-08, which exceeds the 2025 City's projected population at 16,929. Although there
are differences in the population estimates, Sunny Isles Beach seems to have adequate
residential and hotel capacity to accommodate both existing and future needs.
From 1980 to 1990, the City's actual population growth rates decreased 6.7%, as
indicated in Table 3.1. Decreases in growth were not uncommon during this time period
among coastal cities. This change was due to rapid western development in South
Florida. By comparison, the City's population grew by 30% from 1990 to 2000. Table 3.1
below shows total growth in population represented 22% between 1980 and 2000.
Table 3.1
Historical Population Changes
1980-2000
1980 1990 2000 % Change
City of Sunny Isles Beach 12,564 11,772 15,315 22.0
Source: 1990 and 2000 US Census
Miami-Dade County has provided twenty-five year projections for the City of Sunny Isles
Beach as indicated in Table 3.2. Twenty-five year projections are also provided by
Florida Housing Data in Table 3.3. The population of the City and the County projected
to increase proportionally. However, compared to the 2004 data provided by the City's
Planning and Zoning Department, the County's figures underestimate the City's
population growth. The numbers are lower than what currently exists and what is
anticipated for future growth. The City acknowledges the disparities between the
methodologies and will work with the County to revise the figures.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 37
Table 3.2
5 Year Population Estimates and Projection Changes 2000-2025
City of Sunny Isles Beach and Miami-Dade County
2000 2005 2010 2015 2020 2025
City of Sunny 15,315 15,973 16,623 16,691 16,920 16,920
Isles Beach
Miami-Dade 2,253,362 2,402,105 . 2,551,284 2,703,114 2,858,185 3,019785
County
Source: Miami-Dade County Demographics
Shimber9 Data
The Shimberg Center for Affordable Housing has provided its projections for the City of
Sunny Isles Beach, which greatly differ from the Miami-Dade County estimates. The
County's estimate for 2025 is comparable to the Shimberg's projection for population in
2005. While the Shimberg data varies from the County, the City's estimates are also
differing. The Comprehensive Plan's data is more in line with the County's estimates.
However, with the addition of new residential units and redevelopment efforts, the City
and County projections may be very conservative. The Shimberg data may provide the
City with a more accurate representation of the increase in population resulting from the
new units.
The following table indicates the population projections for the City of Sunny Isles
Beach through 2025 based on the Shimberg Center for Affordable Housing. As
previously indicated, based on the new number of new units proposed and recently
built, the numbers underestimate the population for the City.
Table 3.3
5 Year Population Estimates and Projection Changes 2000-2025
City of Sunny Isles Beach and Miami-Dade County
2000 2005 2010 2015 2020 2025
City of Sunny 15,315 16,289 17,648 19,021 20,430 21 ,7 84
Isles Beach
Miami-Dade 2,244,044 2,393,697 2,544,800 2,696,998 2,852,500 3,002,402
County
Source: Florida Housing Data Clearinghouse (FHDC), Shimberg Center for Affordable Housing
While population projections may differ, all three methodologies indicate the
demographics of the City of Sunny Isles Beach are changing. The population is
increasing with all three forecasting models; however, the City has adequate land and
residential units to accommodate this growth. Even with the highest estimated
population through 2025, the City has enough vacant land on redevelopment parcels of
three acres or more to meet its projected growth. It should be noted that 40-50% of the
total number of units is used for seasonal housing not year round housing. Fortunately,
this same situation would provide a cushioning effect if demand for housing does indeed
increase beyond the current estimates by using the units that are now seasonal for
year-round living.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 38
The 2000 Comprehensive Plan has indicated that there is very little non-developed land
in Sunny Isles Beach and is essentially built-out; therefore, redevelopment will be the
main factor to address population growth. Currently, there are over 3,900 units
proposed and over 2,300 units have already been built or are undergoing
redevelopment. The City of Sunny Isles Beach has estimated that the average
household size of owner occupied units is approximately 1.87 persons per unit. This
addition will greatly impact the current population estimates provided by the
Comprehensive Plan.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 39
Changes in Land Area
The City of Sunny Isles Beach covers an area of 1,686 acres; which 736 acres consists
of water. Therefore, the actual land area is 950 acres. Development began during the
1920s and it was not until 1997 that the City incorporated. Since the adoption of the
City's Comprehensive Plan in 2000, there have been changes in the amount of vacant
parcels, which have been developed as residential housing. Also, there has been a land
use change which has added more park space in the amount of 6 acres. This has
impacted other land use categories that have lost some acreage to parks, as indicated
in Table 3.4.
Table 3.4
Total Land Area Distribution
Low Residential (5 or fewer u/ac) 116.90 116.90 0
Low/Medium Residential (5-10 u/ac) 25.39 25.39 0
Medium/High Residential (10-16 ufac 379.12 394.80 +15.68
and 16-25 u/ac)
Neighborhood & Mixed Use Business 105.25 101.75 -3.5
Water 736.87 736.87 0
Roads, Rights-of-Way, Drainage 149.61 178.61 +29.0
Easements
Beach 98.07 98.07 0
Conservation 8.69 8.69 0
Open Space and Recreation 15.92 21.92 +6.0
Vacant 50.27 2.82. -47.27
Total Area 1,686.09 1,685.82 0.09
Source: 1 Land area calculations used in the 2000 City of Sunny Isles Beach Comprehensive Plan
Vacant land inventory prepared by City of Sunny Isles Beach Planning & Zoning Department
Note: Total acreage differences noted between 2000 and 2005 may be due to rounding off and/or land
calculations based on estimate acreage.
Map 2.2 on page 36 identifies the City's Future Land Use designations. The City of
Sunny Isles Beach anticipates amending its Land Use Plan Map in light of the recent
site acquisitions for parks and open space.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 40
.
Vacant Land for Future Development
In 2000, total available vacant or undeveloped land was estimated at 50.27 acres, which
represented approximately 3% of the total area of the City. Currently, the vacant land
decreased to approximately 2.82 acres of vacant or undeveloped land, as indicated in
Table 3.5.
Table 3.5
Comparative Total Vacant Area 2000-2005
Cit of Sunn Isles Beach
Total Vacant
2000
50.27
2005
2.82
% Change
1,000%
Source: Land Area calculations provided by the City of Sunny Isles Beach Comprehensive Plan
City of Sunny Isles Beach Planning & Zoning Department
Of the total 50.27 acres of vacant land reported in 2000, only 21 acres were buildable.
The remaining 29 acres are lands set aside for both drainage and right of ways, owned
by agencies such as the South Florida Water Management District and the Florida
Department of Transportation. Therefore, 18.18 of the 21 buildable acres have been
developed into multi-family residential units and the remaining 2.82 acres are still
vacant, which are not significant parcels; meaning that none are over 1 acre in size (see
Map 2.1 ).
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 41
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Demands of Growth on Infrastructure
Since 2000, the Capital Improvement Element has provided guidelines for the
upgrading and replacement of facilities to meet the adopted level of service. The City is
undergoing a number of projects to meet the infrastructure demands due to the intensity
of growth. These include beautification efforts, park acquisition and either
undergrounding or replacing utility lines.
The City is working with Florida Power and Light to underground the power lines and
has replaced the street lights along Collins Avenue. New decorative street lighting on
159th Street and 174th Street has been installed and the City is in the process of
designing the street light replacement program for North Bay Road, 172nd Street, and
along Collins Avenue.
The City has created a Sunny Isles Beach Boulevard Street Improvement Project to
improve the entranceway to the City. The project is expected to cost more than $4
million and $3 million of that amount is expected to be funded by the Florida Department
of Transportation. Currently, the design is 90% complete and construction is expected
to begin in April or May 2006. Further roadway improvements are expected along 172nd
Street. The construction costs are anticipated at $1.2 million with design estimated at
$170,000. These improvements will include roadway resurfacing, landscaping, drainage
and decorative lighting.
Sunny Isles Beach has installed new bus shelters throughout the City and has
completed a feasibility study for a pedestrian bridge that would link North Bay Road
from 172nd Street to 174th Street. An application has been submitted to the
Metropolitan Planning Organization for funding up to one millions dollars for the bridge
design, construction and inspections. The total cost of this project is estimated at $1.4
million.
A Building Better Communities General Obligation Bond is funding $2.5 million of a $4.5
million Central Island Drainage project. The City is expected to pay the balance of the
project. Construction is estimated to begin in the winter of 2006. The bond is also
funding a portion of a proposed Active Park, which construction is expected to begin in
September or October of 2005.
The City has seen much success with the public and private partnerships which have
offered developer incentives. Sunny Isles Beach has seen the influx of development as
potential for the future growth of its services and infrastructure. By offering a variety of
incentives to developers the City has the opportunity to create programs that money
from the development will fund. Sunny Isles Beach has been very successful in using
developer incentives to create open space and parks. The amount created has allowed
the City to meet and exceed its level of service requirements for the estimated
population.
The City has experienced steady economic growth since 2000. Based on June 27,2005
figures from the City Manager's Office, the assessed value of the taxable property in the
City of Sunny Isles Beach has grown from $1,692,453,357 to $3,231,394,080, an
increase of approximately 91 % between FY 2000-01 and FY 2004-05 . Therefore, the
proposed capital improvement projects are expected to have limited impact on the City's
current and projected budgets.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 44
Roads
The City is responsible for maintaining the local network program and the regional road
network is under the State of Florida's jurisdiction. Collins Avenue (State Road A1A) is
the major north-south corridor through the city, while State Road 856 and State Road
826 are the main east-west roadways. North Bay Road is a local road that runs parallel
to Collins Avenue, and therefore, is used as an alternate route. Together these corridors
integrate the road network system. The Existing Roadway Network depicts the basic
roadway functional categories for the City and is shown on Map 2.3.
The City of Sunny Isles Beach is designated as a Transportation Concurrency
Exception Area, as specified in Section 9J-5.0055 (6) of the Florida Administrative
Code. This exempts the City from concurrency requirements in order to encourage
urban infill development programs.
To accommodate the impacts of new development, alternative modes of transportation
are required to reduce traffic congestion. The City of Sunny Isles Beach provides a free
community shuttle with service seven days a week. To avoid traffic on Collins Avenue,
motorists have resorted to utilizing North Bay Road, which is a local roadway. This has
caused congestion on both north-south roadways and has impacted the amount of
traffic on North Bay Road, which is currently being reviewed for potential roadway
improvements.
Roadway performance conditions are measured by Level of Service (LOS) which is
represented by letters "A" or most favorable through "F" or least favorable conditions.
Roadway LOS standards are the ratio of the number of vehicles to the road capacity
during peak time periods. The City of Sunny Isles Beach has adopted an "E +20" Level
of Service for its roadways, meaning that where mass transit service having headways
of 20 minutes or less is provided within ~ mile distance, roadways shall operate at no
greater than 120-percent of their capacity.
However, the intensity of redevelopment along Collins Avenue may decrease the level
of service. The Comprehensive Plan identifies this possibility and states that Sunny
Isles Beach may need to modify lane configurations, improve intersections and expand
the shuttle service.
With Sunny Isles Beach being located between Aventura and downtown Miami, many
commuters use Collins Avenue as a cut through. Much of the traffic during the peak
hours may be due to commuters outside of the city limits utilizing the roadway, not from
the residents of Sunny Isles Beach. Therefore, the increase of redevelopment along
Collins Avenue may not be the main contributor to any decrease in level of service
along this roadway. Other factors will need to be considered, such as intensity in growth
in adjacent jurisdictions.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 45
City of Sunny Isles Beach II
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Potable Water and Wastewater
The City of Sunny Isles Beach pumps groundwater from wells that draw from the
Biscayne Aquifers. The Biscayne Aquifer is a water supply for Miami-Dade and Broward
Counties and is of high quality. Approximately 330 million gallons per day (mgd) are
withdrawn from the aquifer to meet the needs of South Florida communities.
The City is serviced by both potable water and sewer; however, the City of Sunny Isles
Beach does not provide either service to its residents. The City of North Miami Beach
provides the supply of potable water and sewer services are provided by Miami-Dade
County.
The City of Sunny Isles Beach receives water through North Miami Beach's Norwood
Water Plant. This plant is the second largest water provider in Miami-Dade County and
contains two Hydro Water Treatment Units. The Norwood Water Plant has currently a
capacity of 28 million gallons per day (MGD) and appears to have adequate capacity to
meet existing and future needs. Additional capacity may become available when the
City of North Miami Beach starts expanding its system to 40 MGD.
The Norwood Water Plan has met and exceeded all state and federal drinking water
requirements and has consistently been proactive in replacing its infrastructure as
needed. According to LOS standard, the total daily need for the City is 150 gallons of
water per person which includes residential, commercial, and industrial use and public
needs.
At this time, North Miami Beach is the single water supplier for the City of Sunny Isles
Beach. Although the City of North Miami Beach is meeting its required level of service
standards, Sunny Isles Beach will need to begin exploring its options for alternative
water supply sources. One option is to enter into multiple interlocal agreements with
adjacent municipalities for water service. This will lessen the impact on the Norwood
Water Plant. A second option is to investigate the opportunities to utilize Miami-Dade's
infrastructure for water supply services. The South Florida Water Management is
currently updating the 2000 Lower East Coast Regional Water Supply Plan (LECRWP).
The Regional Water Supply Plans are updated every five years. Completion of the
updated regional water supply plan is anticipated in 2006. The goals, objectives and
strategies of the plan update will provide sufficient direction to the water provider's 10-
year work plan. The City will assist the City of North Miami Beach Utilities in identifying
options for water supply infrastructure.
The City of Sunny Isles Beach currently receives sewer service from Miami-Dade
County. The adopted LOS for sanitary sewers for the City is 315 gallons per day per
equivalent residential unit. The County's Level of Service is based upon the average
daily flow from the preceding year. In order to meet the standard, the system must
accommodate 102% of the preceding year's daily average and one hundred gallons of
wastewater per day per capita. The estimates provided for future demand are calculated
with the County's LOS of one hundred gallons per day.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 47
Miami-Dade is currently meeting its LOS standards for wastewater service. However,
the County is projecting an increase in demand, which will require an expanded
treatment plant for wastewater.
Stormwater and Drainaoe Facilities
The City of Sunny Isles Beach provides man-made drainage facilities, which include
drainage systems and pumping stations to serve Collins Avenue, Sunny Isles Beach
Boulevard (SR 826), the William Lehman Causeway (SR 856), Golden Shores and the
multifamily developments on North Bay Road and in the southwestern portion of the
City.
To effectively provide for the drainage of storm water, all development is required to
satisfy the Stormwater Management Level of Service for the City. This standard
includes both a Flood Protection (FP) and Water Quality (WQ) component. The City
reviews drainage plans submitted by developers to assure they meet these
requirements. Approval from SFWMD shall be obtained prior to issuance of any site
development permit.
Solid Waste
Miami-Dade County provides solid waste pickup services for the two communities
containing single-family homes: Golden Shores and Atlantic Isle. The condominiums
and hotels are all serviced by private refuse companies. The waste is transported to the
North Miami Dade Landfill located on NW 47th Avenue. This landfill takes in
approximately two hundred thousand tons of refuse annually and has the current
capacity to handle an additional five million tons. The standard level of service
established is 9.9 pounds per day per capita. The County estimates the system has the
capacity to accommodate the countywide needs for the next ten years. This range is not
expected to be significantly impacted by the growth of Sunny Isles Beach, nor will it
negatively affect the County's facilities.
Parks, Opens Space and Recreation
In 2000 the City had four municipal parks and open space totaling approximately 15.9
acres. There are two significant parks within the immediate vicinity of the City, but
outside its boundaries: The State's Oleta River Recreational area-an 850-acre park,
including mangrove preserves, to the west of the City, and the County's Haulover Beach
Park-a 189-acre site just south of the City. Currently, the City has a total of five parks
and fifteen beach access points. Currently, the City is moving forward with Active Park.
The City has increased their total park area by 6 acres. This increase was due to the
City of Sunny Isles Beach converting 2.5 acres of Medium to High Residential land and
3.5 acres of Neighborhood Business space to Recreation and Open Space, resulting in
the creation of an additional neighborhood park.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 48
An analysis of the current level of service (LOS) for parks and open space - 2.75 acres
per 1,000 residents factored into the current number of households and by the
household size- reveals the City is operating at a higher LOS than what is needed for
the existing number of households and for future growth. The 2004 estimated
population of the City is 16,580, which would require 45.6 acres of parks and open
space. The City currently has 21.9 acres of parks and open space and 96 acres of
beach. In an effort to maintain an adequate LOS, the City is looking to add more open
space through the development review process; currently, development incentives are
being offered for more open space on new projects. Additionally, the City is moving
forward with the construction of an active park
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 49
Location of Development
In terms of land needed to accommodate projected population growth, redevelopment
and infill projects are currently underway to help to meet the future needs. The majority
of the growth is along the Collins Avenue corridor, in the form of large condominium
projects. Realizing the need for redevelopment, the City's Comprehensive Plan
encouraged development along the Collins Avenue corridor.
The Future Land Use Map for the City (See Map 2.2) shows Mixed-Use/High Density is
generally located adjacent to the Collins Avenue corridor. This Future Land Use
Designation encourages the large scale, high density projects that are proposed.
Therefore, this designation is appropriate for the future development and the intent of
the Comprehensive Plan.
Given the aging condition of existing commercial and residential structures along Collins
Avenue, the City will continue to face the challenge of rebuilding these structures
through redevelopment efforts.
Many of the aging condominiums and hotels along the Collins Avenue Corridor are
being redeveloped into revitalized condominiums and hotels. There are many high
density projects which now exist along this corridor. Table 3.6 shows the number of
existing units that have recently been built or have undergone redevelopment. Many of
the new developments are mixed-use projects combining condominiums and hotels.
The following table indicates the total number of units built, including hotel rooms versus
the amount of permanent units available.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 50
Table 3.6
Existing Condominium and Condo Hotel Units
PROJECT TOTAL TOTAL NUMBER OF TOTAL NUMBER OF
NUMBER OF PERMANENT UNITS CONDO HOTEL
UNITS UNITS
Ocean I 241 241
Ocean II 254 254
Ocean III 215 215
Millennium 116 116
Pinnacle 246 246
Ocean Point 190 9 181
Sands Pointe 212 212
Oceania I, II, III, IV 492 492
Tropicana 48 48
Oceania 5 155 155
Ramada Plaza Resort 500 125 375
Miami Beach Club 104 5 99
Varadero IV 350 18 332
Le Meridien Beach 210 11 199
Resort
Golden Nugget 135 7 128
Sahara Club 150 8 142
Varadero "' 103 5 98
Ocean Beach Resort 52 3 49
Desert Inn Club 60 3 57
Newport 296 15 281
Homewood Suites 99 5 94
TOTALS 4.228 2,193 2.035
Source: City's Existing and Planned Development list, revised May 5, 2005
Currently, there has been a number of proposed redevelopment projects anticipated to
attract economic opportunities to Sunny Isles Beach, indicated in Table 3.7. Many of
these projects are under construction, whereas others are still in their approval
processes. While most of the projects are located on the east side of Collins Avenue, a
number are being proposed on the west side of the City. Again, there are a number of
condominium/hotel mixed-use projects occurring. The following table indicates the total
amount of units proposed and distinguishes the number of these units which will be
permanent condominium units.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 51
Table 3.7
New Condominium and Condo Hotel Development
PROJECT STATUS NUMBER NUMBER OF
OF UNITS PERMANENT
UNITS
Regalia Approved 40 40
Trump Royale Condo Proposed 278 278
Trump Palace Condo Proposed 278 278
Acqualina Under construction 192 192
Jade on the Beach II Approved 256 256
Jade on the Beach I Under construction 248 248
Sea Condo Approved 248 248
La Perla Under construction 332 332
King David Under construction 88 88
Sayan Under permit 90 90
Turnberry Ocean Colony, North Tower Under construction 130 130
Turnberry Ocean Colony, South Tower Under construction 130 130
Trump Towers I Proposed 270 270
Trump Towers II Proposed 270 270
Trump Towers III Proposed 270 270
St. Tropez Approved 283 283
Bella Approved 17 17
Triumph Approved 17 17
DaVinci Proposed 66 66
Florida Ocean Proposed 105 105
Ocean IV Under Construction 286 286
Sole* Under Construction 147 7
Porto Bellagio Approved 500 500
Fantasy Site** Permit 150 8
TOTALS 4.691 4.409
Source: City's Existing and Planned Development list, revised May 5, 2005. * ** Includes 140 and 142
Condo Hotel Units, respectively.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 52
School Capacity and Location
Sunny Isles Beach is within District Two of the Miami-Dade County School District.
Although there are no schools within the city limits of Sunny Isles Beach, a major issue
identified by the City is better facility planning coordination between the municipality and
the Miami-Dade County School Board. There are currently three elementary schools,
one middle school and one high schools in which students residing in City of Sunny
Isles Beach may attend. Table 3.8 is a listing of all school facilities servicing the City:
Table 3.8
School Facilities Serving Sunny Isles Beach
Elementary Middle HiQh
Ruth K. Broad, Bay Harbor Highland Oaks Dr. Michael M. Krop Senior High
Ojus
Virginia A. Boone, Highland Oaks
Source: http://www.dadeschools.net/9023/04Profiles.htm
Since the City does not currently contain public educational facilities, it is not required to
analyze these services in accordance with Rule RJ-5.016(1) (b) F.A.C. However, due to
Sunny Isles Beach's acknowledgement of the need for coordination between the City
and the Miami-Dade School Board and the understanding that an educational facility will
be built in the future, a school analysis has been included.
Chapter 163.3191 (2)(k), as amended by Senate Bill 360, calls for coordination between
municipalities and the counties for school planning. The City of Sunny Isles Beach has
entered into an interlocal agreement, as required by the Florida Statutes, and
recognizes the importance of accommodating new students brought on by the growth of
residential communities. A new elementary school was recently approved unanimously
by the City Commission. The school will be planned for within the community to relieve
the capacity of some of the existing schools. As new residential communities are being
built, the City is reviewing the need for any additional educational facilities to further
accommodate growth.
Although there are no schools within the city limits of Sunny Isles Beach at this time, a
major issue identified by the City is better facility planning coordination between the
municipality and the Miami-Dade County School Board in order to build a school in the
City. Table 3.9 shows the figures in student enrollment and capacity in 2004 of the
schools serving Sunny Isles Beach.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 53
Table 3.9
Public Schools Serving Sunny Isles Beach
Capacity and Enrollment
School Enrollment Capacity Percent Site size
overcrowded (acres)
Elementary Schools
Ruth K. Broad Bay Harbor 1340 990 35% 7.53
Ojus 863 571 51% 5.49
VirQinia A. Boone, Hiahland Oaks 982 732 34% 9.18
Middle School
Hiqhland Oaks 2518 1536 64% 13.91
High School
Dr. Michael M. KroD Senior Hiqh 3625 2130 70% 39.44
Source: http://www.dadeschools.net/9023/04Profiles.htm .
http://www.greatschools.net/mod perl/browse _ district/13/F L
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 54
Changes in Urban Infill and Redevelopment Areas
Development of land has been compatible with the goals, policies and objectives of the
2000 Comprehensive Plan and has not created an adverse impact on the basic
infrastructure. The City of Sunny Isles Beach is relatively built-out; therefore,
redevelopment and infill development are the main focus of development possibilities.
Further development along Collins Avenue was specifically identified by in the Plan as
the corridor in which redevelopment and infill development should be encouraged. The
Future Land Use Designation of this area is Mixed-Use - High Density/Resort. This
indicates that the 2000 Comprehensive Plan was anticipating large-scale future
development and provided the Mixed-Use category so that redevelopment could be
easily accommodated.
The Comprehensive Plan indicates that based on future population estimates, the
existing infrastructure will be adequate. However, based on the number of new
condominium units proposed, this will have to be reevaluated since the future
population is not consistent with the proposed development. The City is well served by
transportation alternatives, such as bus services and a community shuttle. These
services may need to be expanded with the increase in residents and visitors. A number
of the projects are resorts and condo/hotels. This will bring more tourists to the area,
which will result in higher revenues for the City.
Another tool the City has incorporated to promote redevelopment is a Town Center
Overlay District on Sunny Isles Beach Boulevard and the west side of Collins Avenue.
The intent of the overlay district is to create mixed-use development, pedestrian
oriented environments and to encourage regionally oriented businesses within the area
designated as the Town Center by the Comprehensive Plan.
The City of Sunny Isles Beach has taken a proactive stance on redevelopment and infill
development by utilizing the Mixed-Use Future Land Use Designation and creating a
Town Center Overlay district, which are expected to encourage high quality
developments and economic opportunities. Further development opportunities within
the Collins Avenue Corridor made possible by the Mixed-Use Land Use Designation
and the use of public transportation will be vital to the revitalization of the City.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 55
Successes and Shortcomings of Each Element of the Plan
The City is required to assess the successes and shortcomings of each element as they
pertain to the local issues identified. Refer to the Major Issue Objective Assessment
table on page 17 for information on how specific objectives (related to the issues) within
each plan element have been met since the adoption of the 2000 Comprehensive Plan.
Land Use Element
The Land Use policies are intended to guide land use and zoning decisions to meet the
City's needs for growth and future development. The Land Use Element is the primary
element of the Comprehensive Plan, as its policies significantly influence all other
aspects of planning for the City. Conversely, other elements affecting land use may
necessitate adjustments to the Land Use plan. The Land Use Element sets forth
policies for the location and development of land uses while providing a framework for
capital improvement programs to meet infrastructure needs.
Major emphases of the current Land Use Element include but are not limited to:
· Identifying the location of urban growth through 2015 and emphasizing the
protection of the environment and existing residential areas, while encouraging the
redevelopment of obsolete commercial and beachfront development.
· Periodically maintain the Future Land Use Map, the development procedures and
the Land Development Regulations to ensure consistency with the goals, objectives
and policies of the Plan.
· Encouraging urban design programs which promote quality redevelopment and the
development of pedestrian-oriented commercial areas.
The City of Sunny Isles Beach has made progress in addressing the above features of
the Land Use Element, which have had positive social and economic impacts on the
City, such as encouraging redevelopment in the areas specifically described within this
element.
The City has also incorporated tools in which to further generate redevelopment, such
as Transfer of Development Rights (TDRs) and a Town Center Overlay District. The
TDRs are designed to promote revitalization and increase the economic base of the City
by shifting the rights from lands acquired by the City for a variety of uses. Also, the
overlay district is intended to encourage redevelopment efforts in the Town Center of
Sunny Isles Beach.
Much remains to be done, however, to make effective use of limited land, particularly as
population numbers grow as predicted. A challenge for the City will be to provide
adequate level of services required, based on the amount of population growth the
municipality will encounter. Funding for level of service standards may be reached
through public/private coordination with developer incentives. The Mixed-Use category
within the identified redevelopment area has been and will be an important tool
furthering the potential of the area to attract development. Categories such as this will
help reduce traffic congestion by offering a variety of uses in one location with a
pedestrian-oriented theme and foster economic development with the promotion of
higher density mixed-use development.
City of Sunny Isles Beach -
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Transportation Element
The Transportation Element calls for maintaining an integrated multi modal
transportation system with an emphasis on public transportation and greenways. The
City of Sunny Isles Beach has implemented its own public transportation system in the
form of a free community shuttle that runs daily. The Miami-Dade Transit Authority
operates five Metrobus transit routes which connect the city to regional activities and to
the Metrorail and Metromover.
Furthermore, the City is currently planning to provide vehicular as well as pedestrian
access and connections along North Bay Road. This would add an alternate parallel
facility to Collins Avenue and a substantial pedestrian element to the Greenway,
Pedestrian, and Bicycle Objective in the Transportation component of the
Comprehensive Plan.
The City has adopted a level-of-service "E +20" as the standard acceptable LOS. Since
all of Sunny Isles Beach is located with a concurrency excepted area, the LOS adopted
is appropriate for its roadways.
Over the last two years, the City has made significant progress in providing both
aesthetic improvements to the Collins Avenue corridor and better pedestrian access
and circulation throughout the City. With respect to project related transportation
improvements, the City has successfully implemented mechanisms for private
participation in the funding of these improvements through the City's development
review process and application of project impact fees; As mentioned earlier in Chapter
Two, the City has worked very closely with the state to initiate road improvements of its
primary roadways-Collins Avenue and Sunny Isles Beach Boulevard. To further
address traffic congestion and inadequate parking along the beach, the City will look
into public/private partnerships to ensure timely improvements, including development
of a public parking garage
Addressing the implementation of the TCEA is an ongoing process. The City has made
significant strides during the past years through the efforts of the development review
process. The City will revise and/or add transportation and capital infrastructure
objectives and policies pursuant to the new provisions in Chapter 2005-290 concerning
concurrency, particularly as to how mobility will be accomplished within the
transportation concurrency exception area.
Housina Element
The Housing Element is intended to identify and summarize existing and future housing
needs and to maintain the affordable housing stock, which has allowed many of its
senior residents to live independently. The Housing Element includes the following
goals:
· Promote housing choice for all of its residents, including opportunities for seniors to
live independently and affordable housing provided by the private sector.
· Maintain the existing housing stock and eliminate substandard housing.
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· Address the concern for special needs housing and provide government assistance
to people displaced by the redevelopment efforts of private projects.
· Identify historically significant housing.
Currently, Sunny Isles Beach is attracting quality and diverse condominium and mixed-
use projects throughout the Collins Avenue corridor. Some of these projects include the
Trump Royale Condo and the Trump Palace Condo, with 278 units within each building.
As for the existing housing stock, while some units may need to be rehabilitated, most
of the existing housing stock in Sunny Isles Beach has been consistently well
maintained and is in basically sound condition with no or very little substandard
condition. A 1990 inventory of housing substandard units using U.S. Census data and
reported by the Florida Housing Data Clearinghouse (University of Florida, Shimberg
Center) showed 626 units that were substandard. The 2000 Shimberg data indicates
that there were 1,410 substandard units. However, the City has committed to address
any deficiency through Community Development Programs and Code Enforcement.
The numbers reported in the 2000 Census represented many of the aging
condominiums and apartments. All of the older, dilapidated buildings along Collins
Avenue have been torn down and replaced with new condominiums and hotels.
Therefore, the Shimberg data regarding substandard units is no longer applicable to
Sunny Isles Beach.
As of 2000, there were approximately 12,976 housing units within the City. As indicated
in Table 3.10, the largest numbers of housing are contained in multi-family structures
with 20 or more units. There are less than 500 detached single-family homes, which are
not anticipated to increase greatly, due to the fact that the single-family lots have been
built-out. Any new construction will only be small infill development. In contrast, the
multi-family structures with 20 or more units will see a large increase as more
redevelopment projects are underway along the Collins Avenue corridor. The following
table describes the situation by housing type in Sunny Isles Beach in 2000.
Table 3.10
Housing Types
Type of Housing Unit Number of Housing Units
Detached structure 445
Attached structure, 1 unit 179
2 units 84
3 or 4 units 65
5 to 9 units 37
10to19units 73
20 or more units 12,075
Boat, RV, etc. 18
Total number of Units in 2000 12,976
Source: US Census 2000
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New condominium costs in Sunny Isles Beach are increasing greatly, which is
consistent with beachfront development in south east Florida. However, according to
2000 US Census, the median household income for Sunny Isles Beach was $31,627,
which is considerably less than the US median household income of $41,994, as
indicated in Table 3.11.
Table 3.11
Household Income in 1999
Household Income Number
Less than $10,000 1,174
$10,000 to $14,999 685
$15,000 to $24,999 1 ,483
$25,000 to $34,999 1,149
$35,000 to $49,999 1,184
$50,000 to $74,999 1,271
$75,000 to $99,999 473
$100,000 to $149,999 378
$150,000 to $199,999 156
$200,000 or more 280
Median Household Income $31,627
Source: US Census 2000
The low median household income in Sunny Isles Beach in 2000 was greatly due to a
large number of seniors within the community, as indicated in Table 3.12 on the
following page. However, a lack of affordable housing has not greatly affected these
residents. Many purchased their homes 20 to 30 years ago, when prices were much
lower. They have held on to these homes and have not been negatively affected by the
soaring real estate prices.
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Table 3.12
Age Distribution
Age Number of People
Under 5 years 491
5 to 9 years 515
10 to 14 years 419
15 to 19 years 493
20 to 24 years 638
25 to 34 years 2,107
35 to 44 years 2,007
45 to 54 years 1,920
55 to 59 years 893
60 to 64 years 901
65 to 74 years 1,996
75 to 84 years 1,918
185 years and older 1,017
Source: US Census 2000
1 Florida Housing Data was also researched and the numbers were exactly the same
except for those 85 years and older. Florida Housing Data reported there were 2,935
people 85 years and older in 2000.
Although the City is expected to have an adequate supply of existing and newly
constructed residential units to meet future demand, some of the households will be
faced with a cost burden. The following table, using the Shimberg Center's data,
indicates the estimated affordable housing needs from 2005 - 2015. The 2000 US
Census reported that median value for owner-occupied units was $248,400 and $871
for renter-occupied units. Also, the 2000 US Census reported that 160 owner-occupied
households and 1,578 renter-occupied households were spending more than 30% of
their income on housing costs. When a household spends over 30% of their income on
housing costs, they are considered burdened and their housing is no longer affordable.
Table 3.13
Estimated Affordable Housing Needs 2005-2015
Year Projected Demand Projected Households with a
Construction Need Cost Burden
2005 9,180 256 3,102
2010 9,704 780 3,266
2015 10,357 1 ,433 3,476
Source: Shimberg Center for Affordable Housing, 2003
The Projected Demand indicates the number of housing units needed in the City to
accommodate the projected population. The Projected Construction Need is the
estimated number of affordable residential units needed to be produced to meet the
needs of the population not being met by existing housing. Therefore, approximately
1,433 affordable housing units will be needed by 2015.
City of Sunny Isles Beach -
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The existing affordable housing needs are currently being met with City of Sunny Isles
Beach through the Miami Beach Marian Towers, located at 17505 North Bay Road.
This apartment complex provides 220 units through a rent supplement provided by the
U.S. Department of Housing and Urban Development (HUD). According to the
Shimberg Center for Affordable Housing, HUD provides one-hundred percent of the
residents in these units with a Section 202 housing supplement. These units have met
the housing needs for the lower income residents within Sunny Isles Beach.
The projected new residential needs of the City of Sunny Isles Beach are anticipated to
be met with the amount of construction expected in the next ten years. However, as
indicated in table 3.13, approximately 34% of the households in 2015 will be burdened
by their cost of living expenses, meaning, that this portion of the population will spend
over 30% of their income on housing.
There is a shift occurring in median age from the 2000 Census to the present. Many of
the new developments are attracting people in a large range of ages, including foreign-
born families with young children. The new housing types will ultimately alter the area
and the type of resident. The majority of the new and proposed units within the City are
following with market demand, which is for luxury units along the beachfront. Although
the City is meeting the demand for high-end residential units, Sunny Isles Beach also
recognizes the need for affordable housing. Since there are existing older units
throughout the City, programs could be enacted through incentives to preserve these
units for affordable housing options. Such programs may include inclusionary housing
provisions, low or no closing costs and employer incentives. Further options will be
provided in Chapter 5, Conclusions and Proposed Revisions.
Recreation and Open Space Element
The purpose of the Recreation and Open Space Element is to plan for a comprehensive
system of recreation and open space lands available to the public. Sunny Isles Beach
has a variety of open space and recreation facilities for all its residents to enjoy at its
parks.
The City has provided 15 access points open to the public where residents may enjoy
its beaches and to ensure the public may continue to access the beaches, the City has
provided incentives to developers building oceanfront projects. Furthermore, new
developments are required to include on-site recreational facilities with impact fees to
ensure these amenities contain the proper level of service. These programs have been
very successful for the City by providing the City with a tool to meet the adopted level of
service to meet the future needs of the residents.
Currently, a new park is under construction along Collins Avenue within the Town
Center. The City is also reviewing the potential for other parks and open space areas.
They will continue to explore this possibility and to utilize development incentives for
privately funded recreation facilities.
The Recreation and Open Space Element is also intended to deal with the cultural
needs of the City; and while the majority of the goals, objectives and policies of this
City of Sunny Isles Beach - Rev. 9/15/2005
2005 Evaluation and Appraisal Report Page 61
element provide for recreational opportunities as their primary function, the City of
Sunny Isles Beach has expanded its cultural and educational programs. It has
increased citizen participation in all planning efforts relative to cultural resources and
protection of historical resources. With respect to implementation of the Plan, the
current Land Development Code is accounted successfully for inclusion of the
Recreation and Open Space District, which is intended to provide for the open space,
recreation and cultural needs of the City.
On April 15, 2004, the City of Sunny Isles Beach created a Historic Preservation Board
through Ordinance No. 2004-197. The Board consists of seven members of the
community and has the power to recommend structures to the City Commission for
designation as historic landmarks and historic landmark districts. The Board also
advises the City Commission on all matters related to the use, administration and
maintenance of City-owned structures and districts designated as historic.
At the time the Comprehensive Plan was adopted, there were no designated historic
structures. The City should now focus on identifying opportunities relative to any
structures or districts for historic preservation consistent with the adopted intent of its
Historic Preservation Ordinance.
CaDitallmDrovements Element
The City's eight-year Capital Improvement Program is updated on an annual basis to
reflect priorities for the upcoming year. According to the adopted FY 2004/2005 Adopted
Budget, the City has been able to accommodate all of their needs related to both
municipal services and infrastructure improvements without raising the tax rate due to
the continued growth of the tax base. In the last year, revenue from property taxes
increased by $2,259,633 and other revenues are expected to increase by approximately
$377,671 upon completion of the City's current projects.
The main source of revenue for the City is the greatly increasing tax base. The City's
costs for infrastructure improvements and services will be in higher demand as the
population grows. Table 3.14 describes the projected tax base growth through
2010/2011. This is an indicator of the intense economic growth the city is expected to
experience in the coming years.
City of Sunny Isles Beach -
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Table 3.14
City of Sunny Isles Beach
Projected Tax Base Growth
6,000,000,000
6,000,000,000
5,000,000,000
5,000,000,000
1,000,000,000
1,000,000,000
4,000,000,000
4,000,000,000
3,000,000,000
3,000,000,000
2,000,000,000
2,000,000,000
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Source: Sunny Isles Beach Adopted Budget 2004/2005.
Coastal Manaaement Element
The City of Sunny Isles Beach is located entirely on a barrier island and a significant
portion of the City's economic base is contingent on the Atlantic Ocean and Intracoastal
Waterway. The 2000 Comprehensive Plan indicated the City's goal of restricting coastal
development that would damage upland and marine resources and to protect residents
from the dangers of natural disasters. The following table is a distribution by percent of
existing land uses within Sunny Isles Beach, according to the 2000 Comprehensive
Plan:
Residential 43.7%
Road right-of ways 8.9%
Business activity 6.2%
Beach area 5.8%
Vacant parcels 3%
Parks, recreation and open space 1%
Water 31.4%
Source: Sunny Isles Beach 2000 Comprehensive Plan
City of Sunny Isles Beach -
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The Florida Administrative Code (Chapter 9J-5) defines water dependent and water
related uses as:
· Water Dependent Uses - means activities that can be carried out only on or
adjacent to water areas because the use requires access to water body for
transportation including ports or marinas, recreation, electrical generating
facilities or water supply.
· Water Related Uses - means activities which are not directly dependent upon
access to a water body, but which provide goods and services that are directly
associated with water dependent or waterway uses.
Many of the residential and commercial activities within the City fall under one of the two
categories. Due to the limited number of vacant parcels, there is little opportunity to
expand the water dependent and related uses within the City. Therefore, infill and
redevelopment options should be reviewed.
The City's coastal infrastructure, which includes roads, waterlines, wastewater lines and
drainage are in relatively good condition. Atlantic Island is the only area within the City
that is currently on septic tanks. This will need to be evaluated to set a timeline to
replace the septic tanks with sewer lines to reduce the potential for pollution.
Infrastructure Element
Since the adoption of the Comprehensive Plan, the population of Sunny Isles Beach
has quickly grown and the construction of new units has provided a different future for
the City. Sunny Isles Beach has gone from a quiet, retirement area to a City known for
its luxury condominiums and upscale. However, approximately thirty-five to forty percent
of these units are occupied by seasonal residents. The needs for providing utility
services to these type of residents create less of an impact on the existing
infrastructure. The City of North Miami Beach is the water service provider for Sunny
Isles Beach through the Norwood Plant. This water plant has consistently met it
required level of service standards for supplying to its users and for water quality
conditions.
Although the Norwood Plant has the capacity to meet the needs of Sunny Isles Beach,
alternative water supply sources will now need to be explored to accommodate any
future unexpected growth or a shift in the type of occupancy within the City. This may
include researching infrastructure opportunities from Miami-Dade County and interlocal
agreements with other municipalities.
Other than the interlocal agreement with the City of North Miami Beach, Sunny Isles
Beach also has an agreement with Miami-Dade County for sewer services. The County
provides sewer services to many of its municipalities and unincorporated areas, in
which it is meeting is needed level of service standards. The next step for the City of
Sunny Isles Beach will be to explore options for the City to expand its sewer service.
Currently, there are approximately 60 homes on septic tanks within the City. The homes
are within a single-family community located on Atlantic Island. The City acknowledges
the potential environmental concerns a septic system poses to waterways and is
City of Sunny Isles Beach -
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currently exploring its options on changing out the septic tanks for sewer lines. Some of
the methods being researched include creating a taxing improvement district or having
the City taking over the task of installing the needed infrastructure for a sanitary sewer
system.
Community Desian Element
The City of Sunny Isles Beach has been actively promoting design guidelines through
the development review process to ensure quality and attractive development and to
provide a community identity. As of February 10, 2005, the City of Sunny Isles Beach
enacted an "Art in Public Places" Ordinance, which requires the placement of artwork
on private property as a part of the site plan approval process. Standards for the
artwork, including the requirement that the art be in a place all the public could enjoy
and cost allocations, were enacted to ensure quality intended by the Ordinance was
achieved.
Sunny Isles Beach has also implemented a Historic Preservation Board made up of
citizens. This Board reviews the significance of buildings throughout the City and
determines if steps should be taken to preserve the structures. Currently, the City has
identified three sites as historically significant, including the Atlantic Isles Entrance
Bridge and the Atlantic Isles Lake Bridge, the Water Court Villa and Pergola, and the
Sunny Isles Beach Pier. The City is actively researching sites to determine historic
significance and notable value to Sunny Isles Beach.
A Town Center Zoning District was adopted by the City to further ensure aesthetically
pleasing structures and consistency in design. Architectural elements are required such
as roof parapets, repetitive columns and entranceway guidelines. These features create
a compatible design and help to promote a pedestrian environment.
Thorough development review procedures enacted by the City, Sunny Isles Beach is
and will continue to draw the attention of developers interested in creating appealing,
upscale designs. With the addition of an arts Ordinance, the public benefits from new
construction by having access to art throughout the City. With the City's design related
Ordinances and commitment to a thorough review of each site plan, it provides
adequate design guidelines, ensuring aesthetically pleasing development.
Conservation Element
The purpose of the Conservation Element is to promote conservation use and
protection of natural resources. The City of Sunny Isles Beach has adopted Best
Management Practices to address potential sources of water pollution and for the
removal of hazardous materials. The goals, objectives and policies in this element
provide direction for protecting the natural and built environment. The City's regulations
for wetland mitigation, stormwater programs and soil and mineral conservation are all
vital in protecting natural resources.
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There have been no identified sources of air or water pollution within the City, other than
stormwater discharge. The County is continuing to meet all federally mandated
minimum air quality standards.
Interaovernmental Coordination Element
The City shares common borders with the Cities of Bal Harbour, Aventura, Golden Beach
and North Miami Beach. Sunny Isles Beach interacts formally and informally with
numerous state and regional agencies, utility companies, authorities, and special districts
for the provision and regulation of services.
The City of Sunny Isles Beach actively coordinates with the following entities:
a. Miami-Dade County Agencies and other municipalities
· Water and Sewer Authority
· Miami-Dade Transit Agency
· Public Works Department
· Parks and Recreation
· Miami-Dade Fire Department
· Miami-Dade School Board
· City of Aventura
· City of Surfside
· City of North Miami
· The Village of Bal Harbour
· The Town of Bay Harbor Islands
· The Village of Indian Creek
· City of North Miami Beach
b. Independent special districts and regional agencies:
· South Florida Regional Planning Council
· South Florida Water Management District
c. State agencies:
· Florida Department of Community Affairs
· Florida Department of Environmental Protection
· Florida Department of Transportation
· Florida Department of Health
· Division of Historic Resources
d. Other agencies which provide services within Sunny Isles Beach:
· Miami-Dade Department of Solid Waste
· City of North Miami Beach Water Department
· Florida Power and Light
· Bell South
· People's Gas Company
· Cablevision Communications
· Town of Golden Beach
· City of Aventura
City of Sunny Isles Beach -
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As for increased coordination of the impacts of development within adjacent local
governments, City officials agree that ongoing work with neighboring jurisdictions in light
of development pressures and changing demographics will result in resolving issues of
mutual interest.
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CHAPTER FOUR-ASSESSMENT OF CHANGES TO FLORIDA
STATUTES AND STATE AND REGIONAL POLICY PLANS
The changes to the State Comprehensive Plan, Chapter 163, F .S.; and Rule 9J-5
affecting the City that have taken place since the adoption of the comprehensive plan
can be found in Appendices A and B.
Changes to the State Comprehensive Plan
Since 2000, when the City adopted its Comprehensive Plan, the State Comprehensive
Plan was amended by Chapter 99-378 to include policies related to urban policy in the
State Comprehensive Plan.
Goal (17) was renamed from Downtown Revitalization to Urban and Downtown
Revitalization. The specific goal language was modified to read as follows: "In
recognition of the importance of Florida's vital urban centers and of the need to develop
and redevelop developing 3nd redevoloping downtowns to the state's ability to use..."
The following policies 4 through 12 were added:
4. Promote and encouraqe communities to enqaqe in a redesiqn step to include
public participation of members of the community in envisioninq redevelopment
Qoals and desiqn of the community core before redevelopment.
5. Ensure that local qovernments have adequate flexibilitv to determine and
address their urban priorities within the state urban policv.
6. Enhance the Iinkaqes between land use, water use. and transportation planninQ
in state, reqional. and local plans for current and future desiqnated urban areas.
7. Develop concurrency requirements that do not compromise public health and
safety for urban areas that promote redevelopment efforts.
8. Promote processes for the state, Qeneral purpose local Qovernments, school
boards. and local community colleqes to coordinate and cooperate reqardinq
educational facilities in urban areas, includinq planninq functions. the
development of ioint facilities and the reuse of existinq buildinqs.
9. EncouraQe the development of mass transit systems for urban centers, includinq
multimodal transportation feeder systems, as a priority of local. metropolitan,
reqional. and state transportation planninq.
10. Locate appropriate public facilities within urban centers to demonstrate public
commitment to the centers and to encouraQe the private sector development.
11.lnteqrate state proqrams that have been developed to promote economic
development and neiqhborhood revitalization throuqh incentives to promote the
development of desiqnated urban infill areas.
12. Promote infill development and redevelopment as an important mechanism to
revitalize and sustain urban centers.
City of Sunny Isles Beach -
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The State Comprehensive Plan was also amended in 2002 repealing the education
goals and policies 187.201 (1). While The City has not formally revised its
comprehensive plan to reflect all of the above-mentioned policies, many efforts are
currently been implemented to further the need for urban redevelopment outside of
Sunny Isles Beach's downtown. The EAR-based plan amendments will be consistent
with Florida Statutes 187.201, as applicable.
Changes to South Florida Strategic Regional Policy Plan (SRPP)
The Strategic Regional Policy Plan, adopted on June 7, 2004, became effective on July
12, 2004. This was a major update since 1995. Appendix C shows the SRPP policies
affecting the City and any future corresponding actions are also identified.
City of Sunny Isles Beach -
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CHAPTER FIVE - CONCLUSIONS AND PROPOSED
REVISIONS
This chapter presents a summary of general conclusions and identifies needed actions
and/or plan amendments to adequately address existing and future conditions as well
as the issues as discussed in Chapters 1 through 4 of this EAR report. The proposed
revisions and/or amendments below do not include actual new and/or revised language,
although the general intent of the revisions is clearly described and tied to the issues
affecting the City.
Issue #1 - Land Development
1. The City shall revise the Land Development Regulations (LDRs) with respect to
design, architectural elements and overall intent, to provide a clear direction for the
review of projects as reflected in the Future Land Use and Community Design
Elements.
2. Total vacant land has been reduced from 50 acres in 2000 to less than 3 acres in
2004. This change indicates a need to revise the Future Land Use Map to provide
an updated image of the land uses in the City.
3. Since much of the City's redevelopment is driven by private investment decisions,
land use and zoning must remain flexible to respond to market demands. The City
has implemented an incentive system, but if there continues significant market
demand, incentives mayor may not be necessary.
4. The demographics in the City have changed so much since the adoption of the 2000
Plan that the population, housing and land use figures need to be revised in the
Comprehensive Plan per the Future Land Use Element Objective 5.
5. Major planning documents need to be updated, including the Land Development
Regulations (LDRs) and the Future Land Use Map, to reflect new conditions and
development trends.
6. The City shall adopt a general concurrency management system that complies with
statutory requirements. The concurrency management system should be
incorporated into the LDRs to ensure that improvements are constructed concurrent
with development (largely due to optimum conformance and enforcement
mechanisms). Successful implementation of the program requires continuing
monitoring and reporting mechanisms.
7. The City shall add a policy to the Infrastructure Element that requires all
development to connect to the sanitary sewer system.
8. Undertake a general assessment of potential areas that are suitable for
governmental facilities. In this study, a required task would be to assess the impacts
of the proposed areas on the built and natural environments, including public
facilities and the conservation area within the City.
City of Sunny Isles Beach -
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Issue #2 - Transportation Improvements
1. The City has adopted a Level of Service (LOS) of E + 20 for its roadways, which are
all operating at or above this level. Since it is not certain how the new development
will impact the traffic, a traffic analysis which includes the new population projections
needs to be completed. Considering the changing demographics, intense
redevelopment and overall regional traffic increase a Transportation Needs Report
should be performed, which address all modes of transportation, including a detailed
look at travel conditions on all major streets in the City, origin/destination trips, travel
forecasting based upon the future land use categories, and identification of short
and long range vehicular, transit, bicycle and pedestrian improvements. To further
promote transit oriented design along Collins Avenue and North Bay Road, amend
the comprehensive plan by adding or rewriting the Land Use Element Objective 6,
Objective 7 of the Transportation Element and other related policies, as necessary.
2. Per Objective 1 of the Transportation Element, setting forth specific targets on
transit usage (Le., annual transit trips per capita, annual vehicular miles per capita,
and/or other standards to measure mobility patterns) would also be useful in
determining overall performance. Marketing and public outreach are also important
to encouraging other travel modes.
3. Include an objective and/or policy in the Transportation Element relative to ensuring
that development and transportation systems are consistent with the maintenance of
optimum air quality. It is important to note that the South Florida area is a non-
attainment area for ozone according to the Environmental Protection Agency.
4. Pedestrian corridors will be an asset to the City's residents and tourists alike. The
City shall revise its Greenway, Pedestrian and Bicycle Connections component to
include the new bus stops and take into account new developments that have a
pedestrian element.
5. In cooperation with Miami Dade Transit, the Miami-Dade County Metropolitan
Planning Organization and appropriate municipalities, the City shall continue to
implement strategies to facilitate a convenient public transit network and coordinate
the completion of bus shelters, benches and stops, especially at those locations
which generate 20 passengers or more per day.
Issue #3 - Intergovernmental Coordination
1. Since the adoption of the Comprehensive Plan, the City has signed an Inter/ocal
Agreement with Miami-Dade County's School Board for school siting, planning and
service. The Plan needs to be amended to indicate this agreement.
2. The City will work together with neighboring jurisdictions to ease community-wide
growing pains regarding traffic congestions and other impacts resulting from
development within those municipalities.
3. The City shall enter into a Joint Participation Agreement with the MPO, FDOT,
Miami Dade County and its neighboring municipalities for corridor planning to
address future development and redevelopment and their impacts on traffic
congestion.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 71
Issue #4 - Affordable Housing
1. The Housing Element shall be revised to address the issue of affordable housing in
a more appropriate way for this City. The issue should focus on, but not limited to,
looking at inclusionary housing provisions, including affordable housing financing
mechanisms, and the adequacy of supporting public services and facilities to
address new household formation and changing demographics.
2. Since many of the residents in the owner-occupied units have lived in their homes
for a number of years, the increase in housing costs has not greatly affected their
ability to make mortgage payments. To ensure these people's housing needs
continue to be met, the City needs to continue providing the private sector with
tools, such as developer affordable housing incentives within the land development
regulations. To this end, the City may want to amend the LDRs to include a
provision for using extra units as bonus units to encourage developers to provide
owner-occupied and rental affordable housing.
3. The City shall assist the South Florida Regional Planning Council in developing the
Regional Housing Plan. to identify alternative methods for affordable housing. Since
Sunny Isles Beach is built-out and experiences unusually high property values,
methods to preserve affordable housing need to be carefully weighed.
4. The City shall also consider adopting specific agreements with other local
jurisdictions pertaining to the provision of affordable housing.
Issue #5 - Mission Statement
1. The City has experienced rapid growth and overall change of the built environment.
Redevelopment has been a successful tool in increasing the economic impact of this
City. The Vision in the 2000 Plan has been well served in the approvals of
development in the City. However, for Sunny Isles Beach to meet the needs of the
citizens it serves, it should identify a time frame for development of the strategic or
business plan, which emphasizes the needs of the citizens, internal and external
coordination, and coordinated planning efforts with adjoining municipalities.
City of Sunny Isles Beach -
2005 Evaluation and Appraisal Report
Rev. 9/15/2005
Page 72
APPENDIX A
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