Town Center 'progress zone'
By Bari Auerbach

What will the west side of Collins Avenue and Sunny Isles Boulevard look like in the future? Issues being discussed today at "Town Center" workshop meetings will influence the shape of residential and commercial development to come in Sunny Isles Beach as the City Commission, planning consultants, developers and citizens strive to formulate zoning regulations paving the way for revitalization and economic prosperity.

At a Town Center workshop held on Jan. 8 at City Hall, a "checklist" of items regarding zoning regulations affecting development along the west side of Collins Avenue from 172nd
Street to Sunny Isles Boulevard were the focus of discussion and debate.

Mayor Norman Edelcup explained the "checklist" was formulated following a number of Town Center meetings between planning consultants and citizens that took place December 9-15, 2003. The meetings were held a various times in order to give people an
opportunity to ask questions or voice their concerns about proposed zoning regulations for the Town Center district.

Shelly Eichner of the city's planning and consulting firm, Calvin Giordano & Associates, helped consolidate feedback from the Town Center meetings as well as comments from commissioners and developers. Subsequently, an agenda was drafted comprised of priority areas of concern addressed at the Jan. 8 Town Center workshop.

According to Eichner, many of the unresolved points went beyond planning and zoning, getting into policy issues. "We need to get a better idea of which direction the Commission wishes to go so we can prepare a [Town Center] ordinance for first reading next month,"
she said.

The following outstanding issues regarding the Town Center district were discussed:

Play equipment in public plazas
To create a place for pedestrians to walk and congregate amidst aesthetically pleasing amenities, "public plazas" were included as a primary element of Town Center design plans. During workshop discussions, the question arose as to whether or not there should
be "tot lot" type play equipment in the plazas.

Eichner explained, "One of the items in Town Center design guidelines was encouraging developers to provide amenities within the public plazas.and in exchange, they would receive certain bonuses in terms of FAR (floor area ratio.). An issue someone proposed was the option of putting in play equipment in addition to items such as fountains, sculptures, artwork and benches."

Ultimately, it was agreed all proposed Town Center amenities, including play equipment, would be reviewed by city staff and then be subject to final approval by the City Commission.

Public land enhancement bonuses
To encourage creation of public plazas and open space in the Town Center district, the Commission agreed bonuses should be established allowing developers to increase FAR (floor area ratios) by .75 if the public plaza [donated] abuts Collins Avenue or Sunny Isles Boulevard. "The idea is if [the public plaza] abuts one of those major roads, it will encourage people to come to the Town Center as opposed to if the open space was in the back.it's more desirable to have that street frontage," Eichner explained.

In addition, the FAR could be increased by 1.25 for land that is dedicated to the city along with park and recreation facility improvements that are consistent with the goals of the
city's comprehensive plan.

The Commission concurred public land enhancement bonuses should also be subject to review by city staff and final approval by the City Commission.

Density
While discussing the issue of density parameters for the Town Center district (i.e. 80 units per acre vs. 60 units per acre), the Commission came to the conclusion that rather than set one specific density guideline for the entire district, it would be more feasible to establish varying degrees of density for portions of the district.

To help eliminate the need for future variance requests, the Commission decided that in essence, there would be sub-districts within the Town Center area with different density guidelines. It was also noted that each individual property would need to be considered separately due to the unique nature of the lots.

Minimum lot size
Regarding minimum lot size in the Town Center district, 10,000 square feet was suggested in keeping with the same parameters established for the city's B-1 and RMF2 zoning districts.

Setbacks along the south side of Sunny Isles Boulevard
The Commission agreed property setbacks along the south side of Sunny Isles Boulevard should be 25 feet from the curb. Issues taken into consideration before reaching this decision included future reconfiguration of traffic lanes; and aesthetic design ensuring the corridor won't be too narrow - or appear too "vast and desolate."

Bonuses for aggregating land
The Commission agreed to establish a base FAR (floor area ratio) of 2.5 for properties on Sunny Isles Boulevard and allow parcels with a frontage greater than 400 feet to be eligible for a 1.5 FAR bonus. The bonus is considered to be an additional incentive for developers to aggregate property.

Maximum lot coverage
A maximum lot coverage of 90 percent on the south side of Sunny Isles Boulevard and the elimination of side setbacks were discussed by the Commission. Addressing concerns regarding the appearance of "building a wall," Eichner pointed out that for every certain number of feet along properties, there has to be a break/opening for driveways, deliveries or other purposes. "All of these issues would have to come back [to the Commission] for site
plan review," she said. "Just because no side setbacks are required doesn't mean [a property owner] would get out of providing them if there were no other means of adequate circulation."

The Commission agreed further studies should be made regarding side setbacks and the amount of continuous wall frontage for parcels so buildings can't "literally be built on top of the each other from one end of the city to another."

Property setbacks on Collins Avenue
Addressing property setbacks for the west side of Collins Avenue in the Town Center district, the Commission endorsed 25-foot setbacks plus an additional 15 feet from colonnades (creating a total of 40 feet for pedestrian plaza space, landscaping and other
amenities).

Height restrictions
Contemplating height restrictions for the west side of Collins Avenue, the Commission debated four stories vs. eight stories on the west side of Collins Avenue; and whether or not elevator shafts and mechanical equipment should be included in maximum height.

Ultimately, a compromise solution was reached when Eichner said she would review criteria to see if four stories facing Collins could be allowed and then going further back from Collins, buildings could go higher. The Commission also decided the maximum height
requirements for the west side of Collins will pertain to "the top of the roof including elevator and mechanical equipment."

Required mix of primary uses
The question arose if there should be a requirement in the Town Center zoning ordinance stating that no more than 70 percent of a project's gross FAR (floor area ratio) be committed to a single use. The Commission agreed this requirement should be deleted
from the ordinance and considered on a case-by-case basis for individual applicants upon site plan review.


Architectural Review Board
To help the Commission consider issues pertaining to architecture and other specific Town Center design elements, it was agreed an advisory Architectural Review Board should be formed comprised of planners, architects and engineers, who would report their findings to the Commission. The public would still be able to have input at meetings where Review Board recommendations are being considered.

Wetlands/submerged lands
The question arose if wetlands and submerged lands should be included in a property's FAR (floor area ratio) calculation for the Town Center district. The Commission agreed a report should be prepared regarding pertinent buildable parcels. Eichner reminded the Commission that the city's new Geographic Information System, now easily accessible on the city's website, shows all property lines in Sunny Isles Beach and can be utilized to
research what amount of square footage is submerged on specific parcels. A report regarding this information will be prepared for further study at the next meeting before a decision is reached on the wetlands/submerged lands issue.

More condo/hotels?
In response to concerns over whether or not condo/hotels should be permitted in the Town Center district, Commissioner Ros Brezin noted, "If a [developer] has a right to put it up and they have the foresight and planning why should we stop them from building a condo/hotel if this is what they choose to invest in? If it's not feasible they won't build it."

Eichner explained, "When you start to do density and intensity calculations, a hotel is not considered residential so the number of hotel rooms becomes an FAR (floor area ratio) and intensity calculation. A condo is based on a density (units per acre) calculation. So when you get these 'hybrid' condo/hotels, it's kind of a 'mish mash' in terms of what goes into the building.

"Over time, if the project needs to change.meaning the physical structure is built but now the developer wants to convert some of the units to condos, they absolutely cannot because that would create more density.They would have to divide it.So it limits what could happen in the future because they've done a 'mix and a match.' Their investment today can have unintended consequences tomorrow."

Ultimately, fellow Commission members concurred with remarks made by Brezin, who stated, "[The developers] are taking the financial risk and they would have to take the added risk of having to come back to us to convert it. I feel [the city] is protected and it's [the developers' risk] - not ours. Condo/hotels should be permitted [in the Town Center district].we just have to make it perfectly clear re-conversion would have to be their financial responsibility."

Public commentaries
Before the conclusion of the Town Center workshop, the public was given an opportunity to speak. In addition to opinions expressed by some citizens regarding perceptions of "uncontrolled development in the city," Attorney Cliff Schulman of Greenberg Traurig, who represents J. Milton & Associates, noted, "The west side of Collins Avenue and Sunny Isles Boulevard have [not progressed] since I was growing up and some of the things [the City
Commission] is considering will guarantee it will remain that way.The west side of Collins has been four stories for the last 30 years and where has it gone? No where. That land is
expensive now and [developers] will not come or build [if there is a four story height restriction]. You'll have a wonderful plan but you won't have a Town Center.

"All I'm saying is if you want something to happen at the price per square foot this city demands, how can you possibly say on one side of the street [the east side of Collins] it's going to be 550 feet and on the other side of the street it's going to be four stories and developers are going flock to you and build a Town Center? It 'aint gonna happen."

Lobbyist Susan Fried pointed out she feels the public needs to become more educated about terms such as "side setback" and "floor area ratio" in order to gain a better understanding of development and eliminate fears about what is being proposed for the Town Center district.

"The audience shouldn't be afraid until they totally understand the definitions and how [the buildings] will physically look," Fried said. "We need to have more graphic depictions to make them understand and not be frightened about what's to come."

'Keeping an open mind'
Just before Mayor Edelcup adjourned the workshop, he emphasized, "I think it would be helpful if we all did away with the term 'concrete canyon.' No one can define when a 'canyon' begins and when it ends. We also cannot define what a canyon is because it's in perspective to what surrounds it. We're trying to reach a compromise everyone can be happy with.We all have to keep our minds open."

The next Town Center workshop was scheduled for Feb. 5, starting at 7 p.m. in City Hall.



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