all right hi good afternoon everyone um it is 11:33 so I'll call this meeting to order Marlene good afternoon okay commissioner Joseph will be in
late vice mayor llama here commissioner stent is not here yet commissioner viscara it's not here mayor s here oh I have a quum great wonderful um
and just for the record we don't need a quorum for a workshop so we can we can proceed okay okay great thank you all right Amy yes good morning mayor and vice mayor good morning um in this morning's Workshop we are going to be diving into the bonus programs that are
available to development projects um we're going to be discussing the purpose of the program its challenges and look to the commission for guidance on how to move forward um this work is not optional the city currently has a zoning in progress that cannot be lifted until
the bonus program is addressed um and we cannot do so without direction from this body so we welcome back Caitlyn Forbes and Jeff cadams with complete cities Planning Group um who will be presenting the background information and guiding the discussion but I will be available for questions
great thank you um and just before you begin we had our first Workshop or rather of the week uh on Monday with you all um it was pretty comprehensive and I appreciate that we're going to have a very similar format today even though I think just for now it's just the two of us but it could be the rest of the commission shortly um we we made an
effort at that last meeting on Monday to encourage the public to continue to provide any sort of feedback did we get any feedback or did anyone reach out all right if possible if we can again put up the the city clerk email is that working okay are we live
streaming because I'm looking at that oh I see okay but we're live streaming it's okay people okay perfect all right wonderful uh so did anyone reach out okay so if we can just make sure to put that up there again so that people know that they can still continue
to provide feedback um and with that please begin your presentation and we'll save our questions until um the end okay good morning mayor members of the commission thank you so much for having us back today Caitlyn Forbes for
the record and with me is Jeff cadams uh both with complete cities Planning Group so we're excited to continue our conversation with you today um focusing on the bonus program specific spefically as it relates um to the east side of the city
and look at that one Perfect all right stretch this way today so we're here primarily um as a result of two different findings from a previous planning effort there was a recommendation in a previous planning
analysis that was prepared and presented to the city uh with some language that indicated that the city should continue or consider whether to continue the bonus program and IR L to modify it or to eliminate it um so through some pretty extensive discussion and Analysis we're going to be talking about some
modification options with you today um and also the the second piece is so why we're here with you of course is um the conflicts between the code in the comp plan that have been identified uh so our goal today in speaking with you is um to evaluate the existing bonus programs and to provide those recommendations
ultimately to ensure of course a legally defensible bonus program and to ensure that consistency um is included between the comp plan and the code as it relates to maximum intensity and density so we're going to be asking uh for some direction today based on a couple um different items that we'll be talking
about and some requests for direction that uh we'll go through one by one towards the uh end of the presentation but to start we're going to give you some background on the bonus program because it is pretty complex um and there's a lot to it and you'll be defining the bonus program what that
really means for anyone that's watching yes we're going to go through um maybe more information than you care to hear but um we're definitely ready to answer questions if you have any um so just to start um we're going to focus today on the east side of the city being your mixed use Resort District but you do
have other districts um four other districts that do have um bonus programs available and those are on the West Side um you have my eyes can't read that screen here so I'll read them off of this one you have your business um District overlay your B1 neighborhood
business district your rmf2 which is your high density multif family and Town Center North um all have separate bonus programs uh we will be talking about the Town Center North bonus program separately um but again today we're going to focus on on the east side program and you'll remember at the U at
some previous workshops we talked about the east side and what that looks like the number of limited Parcels um that are left for redevelopment in the direction was kind of to um based on what has been built amend the comp plan to ensure that those are made conforming
and to kind of continue to allow uh for the East Side development to continue in similar patterns given the limited number of Redevelopment Parcels so what's the intent of your bonus program it's ultimately um to contribute to the quality of the public realm or to
provide for public benefits and how do you do that generally your bonus program is set up to receive financial contributions uh for pre-identified Capital Improvement projects or to make the physical improvements more specifically you do have four different kind of buckets is
the way that we think of them so you have your trust funds that are set up um and that's the financial contribution there's the physical improvements bucket of bonus options and those are asking the developer to actually construct something and then you have two others one that's purely a locational bonus for
being a waterfront property and then you have um two dedication options where the property owner is asked to dedicate property in um turn for the bonus so you'll see um the MU the mixed juice Resort I put in bold on the right but just for kind of a holistic understanding of the other districts
that also do have bonuses outside of town center North um we identified those as well so you'll see there there's kind of a mix um obviously you have the most uh in terms of the the trust fund options and you'll see the types there in terms of streetscape and beach access
and uh Beach Recreation and another streetcape you have some public parking education and cultural infrastructure and then design flexibility which is really related to setbacks and then the physical Improvement options include constructing affordable
housing um providing for certain improvements within a beach access easement that's granted providing for structured parking um some site assembly bonus options and then again some ocean front and open space enhancement so you'll see the theme generally is related to beautification of streets and
providing access to the beaches so specifically as it relates to the mixed use Resort um zoning the base allowance um in this district is 50 units an acre um unless you're constructing apartment hotels then it's 100 units an acre and a 2.5 F or floor
area ratio and then through the different bonuses that are shown on the screen here you can reach a maximum of 80 units an acre um for apartments or 125 units an acre for apartment hotels in the comprehensive plan and then um a
4.5 or 4.6 F depending on um the beach access trust fund so the maximum that we would be proposing uh in the comprehensive plan is of 4.6 and then you would add the tdrs which is a 30% bonus on top of that which would bring you to uh the maximum that has been
built on the east side which is 5.98 f through the projects that currently exist so you'll see a lot of numbers on this screen um but generally the bonuses are captured on the um left column here in terms of the F the floor area ratio bonuses and then in parentheses and
italics you'll see the type of improvement which kind of relates to that previous screen so the first one's an improvement bonus so they're being asked to actually do something the second is a fund bonus meaning they're asked to contribute money and that theme continues throughout the slide here so you can see um what those bonuses are
asking the developer to do and then the corresponding column is the is the amount of f u that the developer is granted so you'll see it in different increments and so your uh bonus structure is set up so that basically a
developer is um purchasing or um able to uh be allocated the amount of bonus in terms of these um participation units so you'll see that basically for example the beach access trust fund um each unit
which is a participation unit you you would U purchase that in an increment of 0.05 up to0 2 or3 F so you could have potentially um four or six increments there um and that's at a cost of
$200,000 per unit so if you're going to the 0.2 f um then you're buying four units times the $200,000 per unit price and ultimately most developers are taking advantage of each of these bonuses um and that's the way that the
East Side had been uh built out to the intensity and density that it has been and then you also see on the right side of the screen that density is inherently tied to F you don't have to um necessarily do anything additional or Beyond to get the density it's it's
intrinsically tied to the F so that um once you get the F bonus you automatically get the density bonus there is a unique um not necessarily a bonus but a flexibility option that's built into the mixed use
Resort as well which is uh identified as as a design flexibility um line item in both your budget and within um the code and that's essentially a setback waiver um with the fees associated with those waivers uh in
the right column being a million doar for the 25t setback and 500,000 for the 30 foot setback so we talked about the participation units um and these are the increments that you're purchasing um you your your bonus allowance uh up to that
maximum and your participation unit um language within the code asks that the city update the fees associated with the participation units every two years the last time that the city undertook that effort was 2018 so it is a little bit past the 2-year um Mark obviously when
you did that last update in 2018 the fee was increased from $100,000 to $200,000 per um participation unit and generally the method ology for that is based on the average square foot of condo development and we'll talk about some options um that you might want to
consider moving forward with um both updating the fees and considering some alternative methodology um that may result in in different participation unit prices um but the image here shows the increase in the value of those
participation units as little as $144,000 per unit in 2002 and then most recently like I said it was increased from 100,000 to 200,000 in 2018 so the impact on the city budget um this is what basically the city's getting out of the bonus program and we
were able to um evaluate the bonus um impact fees based on the budget books that are available online starting in 2017 through um the most recent fiscal year one thing to know here is that the uh participation unit prices or fees are
paid at time of Master permit so if it's site plan approved in one year it might take them a couple years to go through the permitting process and start actually making payments into your funds right so obviously the 2020 2021 year was a a big um year for the city that
equat about $15 million in uh participation or bonus fees and then um the 2018 2019 year also had a permit issued and um there was a much smaller amount associated with that project so this is kind of what the city's
getting in terms of the bonus program at least in terms of the the financial contributions and the trust funds obviously there's the other types of um physical Improvement options that some of the developers may choose to take advantage of as well um and then we are asked to show um kind of what's been
built with the bonuses in terms of a graphic example so this project specifically is the Turnberry Ocean Club it was approved back in 2014 and this is a east side project of course so this was approved as a 52 story um Tower with
154 dwelling units and about um 600,000 square feet overall so you can see um based on the floor area um the bonuses and the tdrs what was considered basically by right what was considered U floor area that was granted under the bonus programs and then what's granted
on top of that which is your bu right plus bonus um at a 30% um additional increase is your tdrs at the very top of that Tower so kind of bringing it full circle in terms of um analyzing the existing
bonus program uh we have know four main challenges to address with the existing structure one of course is that the fees are outdated and the last update was uh in 2018 so you're well due um to go ahead and take the next steps to go
ahead and um update if warranted at least analyze the existing participation unit price and see if um there's potentially some Merit to increasing that unit price again the last time it doubled um at the last study the second being that your budget incorporates the
bonus funds into your general Capital fund or Capital Improvement fund and doesn't um necessarily track the expenditures by separate funds so you'll remember each of the um separate trust fund line items um that we talked about earlier in the slide being the five or
six different trust funds that are set up for mixed use Resort and then the others for the other bonus districts those ideally should be know kept separate in your expenditures um portion of your budget and be using those monies um for the projects are identified in the code that kind of ties into number
three here is that you do have existing language in Your Land Development regulations that talks about how those um monies or funds are to be used it is a little vague and could um benefit from a little bit more clarity um maybe you know rethinking um the the language in
the code and just making sure that it's very clear on how these bonuses are to be or bonus funds are to be used in terms of capital Improvement projects and then of course the last um again being the inconsistencies between the comprehensive plan and the code so I'm going to present this slide
and then we're going to kind of pause and have a discussion um so relating to the four challenges here there's kind of four minimum actions necessary for the commission to take to make sure that um the bonus program is um legally sufficient in terms of how it's being um
operated and implemented so the first um is less of of a legal concern actually but um something that the city could definitely potentially benefit from especially if it's found that the fees should be updated would be uh the action to go ahead and obtain an economic consultant to um evaluate the fees for
those participation units and update the fees as applicable uh but also perhaps step back and kind of review the methodology like I said currently it's tied um kind of at a in one particular manner which is directly um tied to the condo sales prices um so there may be
some better ways to think about that in terms of the methodology and economic consultant could definitely help you um run through some different scenarios and see if um there's a different way to to consider how you're coming up with the participation unit price um the second is really kind of administrative in
terms of how the um budget is formatted and again that's just relating to keeping those bonus fees separated out and making sure that they're clearly tied to the projects that are um identified in the code in terms of what those funds trust funds are meant to be used for um and that kind of again two
and three kind of tie together in that vein and the fourth being to go ahead and make those uh text amendments to the comprehensive plan and code to ensure that the intensities and densities um are clearly stated and consistent um with the direction that the commission
gave previously which was to continue the East Side um development patterns given that there's The Limited number of parcels there and then um when we come back for Town Center North U obviously we'll have a separate conversation in terms of um what those bonuses look like what they are and the
opportunities to achieve different maximums um on the in Town Center North but again today we're just focusing on the east side and these are the actions that we've identified as being kind of your minimum necessary and so we'd like to have some discussion and Direction um from the commission to go ahead and take
these next steps as it relates to the four action items here on this screen okay I uh before we begin I wanted to get some clarification from the city attorney um for the minimum actions necessary is that per hour own code or is that a Florida
statute um uh the the which I'm sorry when we talk about what's necessary the minimum actions necessary this is because self-imposed or are we required to my question goes self-imposed self-imposed so us not doing this every two years is just us not doing that's
yeah I'm not aware of it being statutory that's you all right and do we uh know what was the methodology why uh in 2018 we doubled it no that was my question I think that's part of one of the issues that there needs to be a more defined methodology
so that we can I think it like Caitlyn stated it was tied to condo but I think if we were push came to shove we'd be hard pressed to um really identify exactly how we came up with that number okay all right
that's that's fair um commissioner Joseph do you want to start but still it was a double so it had to be based on something that you double the fees we think but I don't know that's the thing I mean if somebody says it's arbitrary we need some way to identify how exactly
was calculated so that's why one of the suggestions is to really articulate what that methodology is so everybody's clear on how we reach a number yeah and then before 2018 when was the next time going
uh back that were changed so you had an update in 2015 that was um to bring the unit price to 100,000 and then that was the price that was doubled in 2015 it was 100,000 yeah and what was it before and then um
double since 20 between 2007 and 2015 it stayed at $72,000 there were um it appears to be in the resolution that there were analyses done at the 20 9 11 and 13 year marks but there was no increase um
suggested at that time so it stayed at 72,000 from 2007 to 2015 okay do we know what analysis that was based on in 2015 yes it all appears to be tied to um
the price per condo square foot um so it ties back into the sales price and average sales price um per square foot of condo development which an economic consultant might have some better suggestions on how to um maybe
rethink that methodology okay but between 2018 and today how have the prices changed uh we haven't done the economic analysis to tell you what the um what the new average is in terms of your
square foot per condo price I would imagine since 2018 just given the world that we're in that it's probably signif significantly increased if not at least marginally um so I I would expect if you followed that same methodology that you would potentially see an increase in
participation unit price but um I think our suggestion is to ask the consultant if they would continue that methodology or maybe rethink the methodology entirely thank you um vice mayor I mean
um you know one of my main concerns you know backtracking a little bit is um you know we're talking mostly about the West Side obviously the east side is basically like you stated there's only a
couple of parcels there on the east side I don't think we could uh affect anything um much there and um you know when we're talking about bonuses I think we first need to see exactly H how much
can the can the city handle um regardless of how the bonuses have been managed or not I think we need to really take a good look at you know because I see that example that you showed us about the um about the building where
you know they only had you know 40% by right and you're talking about 60% you know was bonuses and TDR so it is it is an eye opener I think when you see the visual of it and we need to be
very careful about how how we approach bonuses for for the West Side um it is bonuses are discretionary or should be discretionary so I think we should start from there and then work our way
backwards if we want to continue with some sort of bonus uh program for for for developers I mean obviously I I I understand that it needs to be economically sound for them but then again we need to take a overall look at
you know the impact to the city to our quality of life traffic Etc so I would need to you know really take a good look at everything you presented to us yes and we'll we'll definitely be coming back in terms of the West Side
development specific to Town Center North um today the direction is largely to be able to take the next step in terms of bringing back the um East Side comprehensive plan amendments the text amendments so we're focusing largely on the east side today and then we'll be back with you to talk about Townson or
North bonuses on the West Side through a separate process understood understood but like right now the east side I mean you know I think the understanding is that we like 90% of the E side is already developed
so um what is that you're looking for as far as direction do you want us to tell you like you stated in that last slide do we keep it the same do we go into you know how we've been managing that and
take those funds from bonuses and put them into another account so what is the ultimate question here I mean do you want us to say we either keep it the same we we uh we revise it we bring down the bonuses for these new
buildings that are going to go up or will go up in the future so yeah so we had previous direction from the commission that the Eide bonuses would generally stay the same in terms of how they've been implemented and so um what that means is that we would modify the text to the comprehensive plan um to be
consistent with how it had been previously administered and so we'd be bringing back text amendments that um Implement a u maximum F and density consistent with how you've been applying it given that there's only a couple Parcels left on the east side and then the West Side you might want to um
consider some more holistic changes in terms of town center North um which is a process that we're going to go through separately at a later date so in terms of what we're asking for you to from asking from the commission today um it's a it's more administrative in nature
being you know the economic consultant um to evaluate the participation fees and then um the the middle two are really um modifying how the bonus funds are shown in the budget going forward the third is a text amendment that we'll bring back to you
um for the Land Development code that just kind of clarifies how those funds are to be used because it's like I said it's a little vague and then just um the direction to go ahead and bring back those text amendments to the comp plan and code so at this point like you said it's more administrative and not philosophical I mean yes CU yeah on
these side I mean it's already done for basically so um yeah I I'm more concerned about you know looking past these side and um yeah I mean I would like to to see how we
let's say where we allocate the funds to and then make sure that the text amendments are in line with our comp plan our code Etc and make sure that everything is clear so there's no issues
about non-conforming buildings whatever uh issues that we have had to deal in the past with great thank you andice mayor Fe just to clarify when you said that they're discretionary as they're set up they're not not discretionary most of them are are
payment and funds so unless you have a physical Improvement for example beach access if you're not building on the beach it's not available so obviously that's not something that and that's something I would like to look into more when you know talking about the west side because that's something you all
will have to decide as to again back to Caitlyn's Point as to whether you keep it the way your system the way it is you're going to modify it or or terminate it because um that that will affect obviously your F maximums just opposed to what kind of bonuses you
offer so you're going to have to figure that out understood yeah um Amy how many um if if you know how many available or undeveloped um Lots do we have on the east side how many would this
affect so there's about five to six properties that could be redeveloped on the east side but that's you know those those lots aren't vacant they're not ready to be redeveloped currently but that's just in terms of not looking at projects that
have been properties have been redeveloped in the past like 20 years those are so are you incl proper could maybe potentially how about the Remada that's including the remata this includes the Remada right but again that would require you know no I'm just I'm
thinking for the future future future so uh this would include the Newport if they ever wanted to redevelop as well right although that's a little bit different CU they gave away a lot of their rights already okay so six or seven okay out of 40 I think give me one
second no it's all right it's I just wanted to get it uh to to the vice mayor's Point as far as the percentage of how many are actually um complete uh commissioner vpar did you have questions I wasn't hearing the very
clearly I was on the phone but it wasn't very clear so um I I think I'll reserve my my comments for now and maybe it'll come together for me sure sure uh did you have anything else I just um would
like to have clarification on the we're we're handling the East Side totally separate from the west side correct that's correct So today we're talking about the east side so if a developer is building on the east side
and has some Theory as to tdrs and bonuses that may be available you have to throw it out the window for the west side correct that they can't take that concept and say well I had it on the East side so this is what I'm do on the west side is that
correct I think that would depend on the commission's direction in terms of potential future changes to the Westside districts um and that that's a conversation for the separate process right so we would look to you for direction on if you were looking to
contemplate additional changes okay okay but just so if someone right now owns a property on the east side and they also own a property on the West Side can they say that we're do the same bonuses on the west side that we achieved on the
east side no the bonus structure is set up differently per each category uh or per zoning District I should say um and I can bring that screen back up so here's the the different bonuses and so the MU is the mixed use Resort that's
the East Side those are in bold um your other districts that aren't in bold are generally located on the west side of the city and so your rmf2 is your uh high density residential and then you have two business categories your B1 and then a business overlay um that are more
of your commercial categories but they do um accommodate residential density as well so you can see there's some crossover there's some similar uh you know for example the Collins app public Street skate trust fund bonus is available for three of the four um but some are only
available to certain districts and then of course the comprehensive plan limitations um are ultimately what drive your maximum intensity and density which would be different by category okay thank you okay
um yeah I I think based on on what we've said so far you I think you got pretty much a consensus that um we agree that we want to see more clarity and definition based on those four items okay so um would the commission's direction to be um to move forward with
the four items that were presented in terms of considering the participation unit price and bringing back um some potential updates with um reconsidered methodology perhaps depending on the consultant's direction um we work with
um the appropriate teams to um suggest some formatting for the budget book and then we'll bring back some clarification in terms of the Land Development code text on how the funds are to be used and then of course when we bring back the East Side comprehensive plan amendments
will U include those maximum densities and intensities yeah okay um for for the purposes of updating the the uh the cost um is there a requirement that we have to use a consultant or is this something that we can come up with on our own that's what
I you're not required but I don't know that you have the expertise in house to NE I didn't mean us I meant you no no that's what I mean that you don't necessarily have the expertise in house to to do that you probably want there's some element of a market analysis that I
see we wouldn't be able to generate ourselves so I I think it would be Pro proper and more defensible to have something that's uh done by uh sub subject matter expert okay thank you for the clarification so Madame mayor we do have a couple extra slides um since
we have just a little bit of time we're not looking for feedback on these now but um to commissioner llama's Point um we do have some suggestions to consider for um the bonus program as a whole which does incorporate other districts so these are um generally we're going to present three different uh kind of ways
of thinking about the bonus program which would be um to modify and enhance the existing program to remove or replace certain components of the program and then some options to supplement the program the keys being that we wouldn't be looking to modify the floor area ratio um or the density
allowance through the suggestions here um unless there were some other direction um and that you could really think of these as alart options you could um pick and choose any number of these none of them um these are just supplemental actions that you could take beyond what we've just uh received
Direction on which is what we identified as the minimum necessary to bring the bonus program um into a better position um so some options here again we we're not looking for feedback these are things that you'll probably want to digest and think about and maybe bring back for a separate discussion um at a
later date um but actions to modify and enhance the existing bonus program the first would be to revise the language as it relates to the beach access bonus that's available the city's had some issues with implementing that bonus program in terms of Maintenance and also some um private property concerns and
the way that um it's established it requires a property owner to basically improve property on an adjacent property owner's um site if they are kind of second into the process they have to take over a previously improved beach access um easement and so it has created
some administrative headaches for the city so I think that's kind of an easy cleanup for the city and puts the city staff in a better position to administer its code the second would be to modify your street level pedestrian prominade bonus um currently
it's um pretty vague in terms of the requirements it's largely just the dedication so if you wanted to consider some minimum design Improvement and maintenance requirements or maintenance obligations for the person dedicating that property that might um be a benefit to the city um similarly with the
enclosed parking bonus um this is one that we think may even warrant being replaced or modified because it really doesn't bring much of a benefit to the city because there's not a requirement for public spaces in that bonus um and if a developer is going to take advantage of the additional F especially
given the geographic constraints of sites in Sunny Isles they're going to structure the parking anyway um so there's there's not much of a benefit to the city here but if you were to maintain it we'd look to um potentially add some minimum design standards as it relates to the screening and the overall
appearance of the garage again that might be one that you replace with a different alternative that better suits the city or better benefits the city or the public um the next option would be the fact that you have two streetcape trust funds that are identified um it doesn't seem to really be a need to keep
those separated and maybe it makes sense to collapse those into one trust fund um you also have an educational and cultural bonus um we haven't been able to identify any specific projects that have been on the commission's radar in terms of what you would plan to do with that money or what you have done with
that money so that may be one that um we clarify um specifically in the Land Development code or maybe it's one that you um revise again or replace with a different type of bonus um you also have the design flexibility um which again isn't necessarily captured in the bonus
section but it's akin to a bonus and it's um basically granting a setback reduction um in trade for uh a payment uh to the city and so that would be best advised to use the same concept of
participation units that the other bonuses use so that you're uh making fund contributions in terms of increments and then based on participation units just so that it U Better aligns with how your other bonuses are awarded and then um the last Point here
to some of the discussion today is to um modify your Land Development regulations to clearly stipulate uh what your discretionary or byri and you could or should um incorporate some criteria for approval or denial if you're moving forward with the perception that any of
those are um discretionary and not by right so then um next options U that we put together again you can take any of these leave all of them these are just um simply suggestions as potential additional options right so the next
kind of category is options to remove or replace um we would suggest removing and replacing the site assembly bonus um at this point um especially given the market trends in Sunny Isles and that you're not looking um necessarily to Foster Redevelopment in the same way
that an older Sunny Isles may have or blighted cities elsewhere that give these site assembly bonuses uh it doesn't really uh result in a benefit to the city at this point um so we would suggest replacing that or um increasing the bonuses in other categories kind of
balance out the F and density that would be removed from that option again we talked about the enclosed pking parking bonus um whether you modify it to at least incorporate the design standards or whether you um replace that because again that's something that a developer is going to do if they um looking to
significantly increase their F anyway right and the key being that you would um need to replace um these with different Alternatives or increase allowances in the um remaining uh bonuses to maintain your F excuse me I have a question what do
you mean by side assembly bonus so you get a bonus for uh basically if you have one parcel and then uh for each I believe every 10,000 or 20,000 sare ft that you add or aggregate by purchasing other adjacent properties the city's giving a bonus for that for
site aggregation for aggregation for adding more adding more adjacent Parcels okay making two towers into two one is that what you're saying um The Towers wouldn't necessarily have to be one but if you own kind of parcel a and parcel B and C are both available for sale or you
somehow purchase those then you get a bonus for adding Parcels B and C to parcel a and getting a larger development pad it's ultimately going to result in a larger building obviously but there's no real bonus to City or benefit to the city in terms of you know what you're giving versus what you're
getting so usually it's that's something that's um granted in older cities where you have very small lots and more uh blighted areas which obviously doesn't really describe Sunny Al Beach at this point okay okay um and then lastly
actions to supplement um so you could consider adding new bonus categories uh based on your vision and direction for the city in this time uh maybe some new ideas have come uh based on other discussions we've talked about um colins AV kind of
extensively and the treatment and the look and feel of what it means to be a pedestrian on Collins Avenue so there's some options um to Grant uh an improvement bonus for enhanced cin app treatment and streetscape perhaps um a pla bonus I know a couple projects have
done a good job in providing for those types of features and others haven't um so that would be potentially an option to consider a bonus as a as a new Option um the others would potentially um the next two Public Safety improvements and micr Mobility those would potentially be new fund
contribution options um you there's some different discussions that we've heard in terms of Public Safety needs in the city and additional facility space and also micr Mobility especially as a um coastal city um is always uh great especially as you're trying to move people from potentially new public
parking on the on the West Side to um the beach facilities on the east side and public parks could be land dedication or fund contributions again these are just some initial Concepts you might have um a bunch of other ideas that maybe you would um prefer to
consider and then lastly um an idea as it relates to parking bonuses would to uh would be to provide an improvement option um for public parking right now you simply have a fund contribution so that the developers aren't building the public parking they're just paying into
a fund and then the city would then go in theory build um the public parking uh through its own process separately so the idea would be that it's obviously easier for the developer um to go ahead and just provide some Extra Spaces in a structure they're already building um
and perhaps that would Merit a bonus depending on certain criteria you know you want to have some minimums in terms of the number of spaces they're providing the location um you'd want um probably more of the ground floor spaces is um you'd want to have some language about signage so that people know that
the public parking is available in these spaces you'd want to think about Revenue sharing and things like that so it might be something to consider to um add a bonus option where the developer is actually building you those spaces in accordance with some minimum criteria and then you could um maybe even
consider granting more of a bonus for actually providing it and less of a bonus for simply contributing the funds um so like you said we we aren't necessarily looking for Fe feedback on these right now because um these will take you some time to digest but we just wanted to put out kind of some um food
for thought some options to consider as you start to think about um the bonus program as a whole and maybe some additional actions necessary but we certainly appreciate the conversation that we able to get in the direction we were able to get on the minimums action necessary so we'll be able to implement
the text amendments to the comp plan and the code accordingly and bring those back to you um to continue in our process so just for clarification are you suggesting that we request public parking spaces in private buildings it would be one option um that you could
consider again so if the you see it in other cities that The developers in their private projects will provide maybe the first floor or two for public parking or the basement levels for public parking um and then the rest they'll have a gate for their private residents or for their facility um but
then there would be signage at the street level to indicate that there's public parking available in these towers um usually it would probably most likely be for your Beach parking or things like that but um it it it's a structure that's already being built so it's a lot
easier for them to add a floor or two um to provide for the parking than it is for the city to go out and find the land and obviously build an entirely new structure that you weren't necessarily contemplating building okay all right um commissioner bisara did you
come up with anything well I mean I'm just take you know like I said I I was trying to listen in but it was a little fuzzy I think um certainly you've given us a lot to think about um and I understand that we're separating the East and the West
Side uh but I I may be echoing what uh vice mayor Lama is saying it I know that for the purposes of this conversation we're separating East and West right
but the city is is small and it's when one part is impacted the whole city is impacted because we're small and as we make these decisions I think we need to keep in mind like my
overarching concept is basically I the ship has basically sailed on on the east side um I do think that um we oversold uh height or or was over or however you
want to you want to um um frame that and I'd like to you know do what we have to do with the East but then mitigate it on the west um and I understand that may have its legal challenges but um I have
repeatedly asked for the definition of overdevelopment what what does it mean to be underdeveloped what does it mean to be developed and what does it mean to be overdeveloped and I've never gotten a straight answer because if you're telling me that
currently we're underdeveloped and and I would say well how do you how do you justify our traffic situation because I I or and then like well that's not traffic is not how we measure well then okay how do we measure how like we I told you the last
time we're we're we're the densest City in the State of Florida and one of the densest in the country how how do you become that and not be overdeveloped I don't understand that and I've never gotten a straight answer and I I would like us I understand that
those buildings are not uh occupied all the time they they're not really the the problem in terms of our density and and and we'll even say traffic because they're not as occupied as the West uh
but I I want to have this conversation in in that context of moving forward and correcting the code and not everything that we're doing it should also be you know creating uh a plan and the rules and the vision for the west side it it's
convenient to separate it because of what's already been done and and how we grew but for practical purposes and those of us who live here you can't so we can make decisions East Side
versus West side but always Under the Umbrella of it's still one city and what affects one one portion affects everything um so the the big picture for me
is I always I the most comfortable um the easiest way for me to explain that the basic way of me to explain it's like like the city was was this flat thing and we were given a bunch of Legos and we had to figure out how to how a stack
them in this little piece right and we decided we're going to allow all of this on the on the ocean side so then you then have fewer Legos to put on the west but if the idea is no no no once you allow here you can allow it here or or
these are not the same Legos because it's this extra bucket that we're calling bonuses then that affects that that that density component I don't know if I'm making sense to you but for me that's a very um useful um visual so I I would like this
conversation we have to fix things I understand that but I and we have to address it separately I understand that but I at some point we the the two have have to make sense together we can't just
have one nonsensical thing and another nonsensical thing because then we're just compounding the problem right does am I making sense yeah and I think that's where if you um as a commission come back and have the discussion regarding um establishing criteria for
issuing the bonuses um and make that a little bit more clear in terms of um discretionary non-discretionary having the criteria for issuing the bonuses um I think that'll particularly help on the west side like you said we we've kind of got our Direction on the east side but for the West Side there's a lot of
opportunity in the um last three slides we incorporated both east side and West Side bonuses so there's a lot of suggestions for ways to modify remove supplement um the bonus program on the West Side um so I think there's definitely continued discussion to be
had and lots of opportunities for the commission to provide some further direction would you be would you be able to answer that not now but can can we get an answer to that question what at what point are we overdeveloped where where is the Tipping Point for that what
how do we measure that if I may mayor yes part of that's that's the whole purpose of your comprehensive plan comp your growth is controlled by your comprehensive plan that's why adherence to it is so important one of the key components of comprehensive plans is
predictability and that's how the State of Florida in forces essentially local governments to control their growth and to manage their growth and that's why here it's so important that um because part of the problem that we're trying to
fix is that your comp plan was not predictable uh yes you had growth regulated there but when you went to your code as you see in the diagram you could add another 60% to what was in your comp plant and that was part of the problem so
something overdeveloped that's really subjective it depends where it depends who you ask so there's no clear definition as to at what point you cross the line and you're overdeveloped but that's the goal of your compant is to try to establish that whether it be through population growth you know
there's a variety of things that the of Florida looks at to determine whether your growth is something that's acceptable or not and that's why the state's involved as well but the comp plan is your key and here unfortunately we're sort of in a position of working
backwards because like you said the ship has sailed on on a variety of things and we're trying to sort of accept what's occurred and then try to get some feedback as to how we can try to make your comp plan more in control of your growth and make it
predictable and make it something that you all want and that your code obviously complements that because and essentially your complant is your Constitution you have to follow your complant and your code follows in line it has to be consistent so that's part of what we're trying to do here but
definitely your growth is controlled by the compant process okay does that answer your question no okay well and and I I had that feeling with your response I can uh and separately I can I we can go through the
compl the all of chapter 163 and so on and so forth and sort of show what things are measured and how things are there's there's a goals there it's it gets very convoluted but there's a me mechanism by which growth is controlled
through your comp plan and um it it's probably too involved to discuss here but we can go through the statute and it'll give you a better indication as to what um parameters can be set here here my my overarching concern here and maybe
maybe it the ship has sailed on that also right but it's if there was this idea and it seemed like a good idea at the time and so we went with it we have what we have uh but as with many things once you get into it you're like oh maybe maybe we overshot
over there maybe we could have corrected that but what I what I feel consistent it's not just today right like what I in in having these conversations is that we're if I'm going to call it an error I know it's not let's call it an
error that if if we've committed an error that we're basically forced to perpetuate it because we it's already been done that way and there's no way to mitigate there's no way to correct um and that and that's what concerns me so
if there's a way to to to mitigate in some way I I would like to explore that and if there isn't because of you know the things that are too complicated to discuss up here then so be it but I I would I would like that
explained in in a way that that I understand I have yet to receive something that that um justifies the perpetuation of of how we've done things the outcome of which
we know is is not always great because what the stuff that that our documents were not good and and I I understand where the problem came from but then we're stuck with the result here and are we going to be stuck with the with the perpetuation of that because we did it
when we when we know the documents were wrong and there are other things too that you can look at so I think and Amy can correct me if I'm wrong but for example concurrency so you have a let's say two square mile are two square mile area and you want to fit in 50 million
people in there right that's not going to work because concurrency your sewers aren't going to be able to handle it your traffic's not going to be able to handle it there's a variety of things that naturally limit your population growth because you're just not going to be able to handle it besides the
geography itself so beyond your comp plan which sets your goals and your vision and your your actual growth plan um you have those other aspects that come to play as well when it comes to population growth and other services you have to provide and and I think that
maybe that's what I'm looking for because I like that example right like 50 million we know we don't have to do the math we know that's too many people right uh 1 million too many people half a million too many so at some point you're you you reach you you're there we
know that there's a line to be drawn we know that at a million is too much at half a million is too much a 100,000 is too much right so and then then we're get getting into those fuzzy numbers well maybe that so so there is a way right there there is a um there is a
number or a range because if we know for a fact that this number is too much and we know that 20 people is too little there is a range that that is the answer that I'm not getting well you're not going to have it on the front end that's
part of the problem is your growth there's so many variables so when you build a build that's why concurrency is important because that's done so you build a new project okay you're going to determine whether your sewer capacity is good enough yes it's fine whatever you're going to keep building and at
some point you get to the numbers you couldn't have predicted what it was going to be before but it depends on the size of your pipes it descends it depends on so many variables so those n those things naturally come to play as development continues now certain things
are controlled obviously by your comp plan but your concurrency things tend to it's hard for Caitlyn or anybody else to come in and say okay here's the magic number based on your geography because it depends on design it depends on the type of project it dep there's no way to
really have a frontend number for that okay you'll be happy to know that is something that we're going to be bringing forward to you is your concurrency ordinance um and as your City attorney alluded to your concurrency ordinance typically is going to look at um your infrastructure as it
relates to traffic water sewer parks and there's going to be what we call levels of service associated with each with each of those um so there's a tipping point at which you exceed your level of service and then you either as a developer have to mitigate um the the
difference in terms of bringing it back into level of service for you know by providing extra park space because you're uh you don't have enough Parks or by doing some sort of infrastructure Improvement because your um capacity for water and sewer um aren't available and same for traffic and there's you know a
range of things that we look at and it's based on an established level of service and then as each application comes in it's reviewed against a concurrency ordinance to make sure that you're maintaining a level of service right so there's kind of a quantitative way to think of overdeveloped underdeveloped
and then there's the qualitative version which is what's your vision for the city or what's the commission's vision for the city right um so there there's a quantitative and a qualitative way to kind of look at overdeveloped under developed or kind of the goldilock spot of just right and that's really your vision being the qualitative way of
thinking about it or concurrency and the numbers in your comp plan being the the quantitative way of thinking about it okay thank you um yeah I I believe that you know my colleagues and would agree that we want a very holistic approach to to this and I think
that commission ofar brings up a good point that it's not separated into various buckets that we understand it as a whole um and you know the the concept of concurrency it's it's important for us to have that really flushed out because uh at least historically while
I've been on the day as the way projects have been presented is this is these are the rules and if you gave it to one you give it to the other so it's an understanding of okay we have these additional or remaining uh plots that can potentially be developed in the next
5 10 15 20 years um what are they going to be able to get the same bonuses um as as those that have in the past and um if not not then uh why um the whole parking thing makes me very uncomfortable I
don't think that we even have the capacity to do something that because to me that being brings uh even more people um to the city but I know that's not the purpose of of this I just wanted to clarify that please go ahead vice mayor yeah regarding um the bonuses and you
know now that we're talking about the the city as a whole I think that the example that you showed us with the with the building and I'll go back to that cannot be repeated I mean you're talking about between tdrs and bonuses they got 60% more so you're talking about a building that um was probably going to
be 30 floors uh grows to 70 floors so that cannot um happen on the west side and then when we're talking about concurrency and levels of service um I would like to understand better how
those are um determined because there has not been a building that and I've seen studies where they don't meet the concurrency and I know for instance when we're talk about levels of service for the school they take the whole uh school district and
then they make it fit they make it work so I think that we really need to take a a good look at concurrency and understand it very well because obviously you know the these these buildings were allowed to to be built
but when we're talking about reality and we're walking the streets and we see the traffic and all of that that concurrency really I don't know it goes somewhere else it goes out the door I I think what you're trying to say in theory and practice they don't they
they're not matching the reality is different and um yeah so we need to take a hard look at that and understand it well do you want to add something yes so um I'm just as a thought they there must
be some uh some figures regarding water flow from right North am Beach uh supplies our water there must be some numbers that they have regarding how much water Sunny Isles is
requiring and what might be some type of limit or number and how it changes according to the number of people and also sewage right we there must be some type of someone must monitor this right
yeah absolutely sewage flow and you know out and what is you know like a few years ago we had uh week after week we had sewage pipe breaks in Fort Lauderdale if you remember and it was
just non-stop and we could get to that point if we have overdevelopment and uh you know it's not regulated to some degree yeah there's certainly water supply plans that are maintained and data in terms of what
Sunny Isles is permitted to withdraw right so that might be something to look at where are we and you know what is the maximum that is acceptable same thing for outflow of waste yep absolutely that'll all be part of your concurrency
ordinance so what's the next step for us um so we'll continue to um finalize the east side comprehens plans and text amendments and we'll bring those forward to you the concurrency um ordinance will also be coming um to you and then kind
of as a separate process um of course we'll be continuing to draft the vision document based on the direction that we've received for Town Center North so we would be U bringing that to you that would be something that you would ultimately adopt by resolution and then that would drive kind of the next phase
of work which is um the comprehensive plan and Land Development Reg ation for Town Center North and um that would be the the vision document would um be the basis for those future amendments and those would implement the vision
document okay um Susan the the presentation from earlier this week and today could those be put out um on our website and potentially in social media and again encourage people to um give any sort of a feedback so that we give the optimal
opportunity until the very last day yeah okay I would just like to say one more thing regarding the fees if I can so it just makes sense since the fees have not gone up since 2018 and I don't know of anything that has gone down really so it makes sense
for us to look at uh the fee structure on the bonuses and uh I would think absolutely they should be changing you know to be additional okay great all right thank
you thank you very much yeah thank you we appreciate it yeah meeting adjourned