North Beach Town Center Central CoreNorth Beach
Town Center
Central Core
UPDATE
MIAMIBEACH
North Beach Town Center
Central Core
oundaries
North: 72nd St.
East: Collins Av.
South: 69th St.
West: Indian Creek Dr.
/Dickens Av.
Legend
Liming besIdnedvn
Existing and Proposed Zoning
MVE
235'
RM 11
rr
71RD S
72ND•5T•
GU
If the community is increasing the FAR, then at the
same time the boundaries of the zones: TC -1, TC -2,
and TC -3 could be combined into one 'Town Center
(TCY district
The primary difference between these zones is a
variation in FAR and height limits, yet almost all of the
other rules are the same, irrespective of a property's
TC designation. Given that some of the boundaries
are very close together, simplifying the design
parameters will save time for both applicants and
the City. If the community still feels that there shou Id
be some variation in height based on geographic
location, then a separate regulating map can be
created to identify height limits within the combined
Town Center District.
■
■
■
■
z
72ND ST
TG=2
0
RM_3.
200'
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69T1-0S5 ■ ■
RMi 3
2ao'
01
1.4.0'
0 125 250 500 Feet
1 1 1 1 1
Goals
o Encourage the redevelopment and revitalization of the North Beach Town Center.
o Promote development of a compact, pedestrian- oriented town center consisting
of a high- intensity employment center, mixed -use areas, and residential living
environments with compatible office uses and neighborhood- oriented commercial
services;
o Permit uses that will be able to provide for economic development in light of
changing economic realities due to technology and e- commerce;
o Promote a diverse mix of residential, educational, commercial, and cultural and
entertainment activities for workers, visitors and residents;
o Encourage pedestrian- oriented development within walking distance of transit
opportunities at densities and intensities that will help to support transit usage and
town center businesses;
o Encourage neighborhood- oriented retail and prevent an excessive concentration
of large -scale retail that has the potential to significantly increase regional traffic
congestion.
o Provide opportunities for live /work lifestyles and increase the availability of
affordable office and commercial space in the North Beach area.
o Promote the health and well -being of residents by encouraging physical activity,
waterfront access, alternative transportation, and greater social interaction;
Use Regulations
o Use Regulations
o Regulations to incentivize sustainable economic development
o The list of permitted, conditional, prohibited, and accessory uses has been re- structured into a
unified table.
o Viable Commerce
o Two (2) 35k sq. ft. Neighborhood Fulfillment Centers are listed as a permitted use, which allow E-
commerce retailers to sell goods online and allow them to be picked up at the center.
o Allow Artisanal Retail.
o Ground level residential units to be live -work units.
o Use Predictability
o Typical Planning Board conditions codified and include:
o Hours of operation for entertainment;
o Requirements for double door vestibules for entertainment;
o Requirement for entertainment establishments to also be restaurants;
o Loading and trash hours and standards;
o Other noise reduction criteria.
o Protect Low - Intensity Residential Areas:
o Primary means of pedestrian ingress and egress for uses that may have an impact on low- intensity
residential, such as entertainment establishments, commercial establishments over 25,000 square
feet, retail establishments over 25,000 square feet, and artisanal retail uses, CANNOT be located
within 200 feet of an RM -1 district.
70th Street Pedestrian
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Paseo - Seattle, Washington
Create Micro - units/ Co -Live Units
6. The [Sty Regulates the Size of Units to Reduce
Construction and Housing Costs
The concept of reducingthe minimum size of apartments
has been around for a long time. Reducing the minimum
size of units can make there more affordable to build and
rent. Units in big cities have typically been smaller due
to the need to create more housing on smaller parcels
of land.
Micro - units, which are small apartments typically
around 200 to 300 square feet and include a small living/
bedroom area, bathroom, and kitchenette, emerged in
the early 20005 as way to provide affordable housing
for younger people in cities such as San Francisco and
Seattle. Seattle has seen an increase in micro-units and
allows apartments as srnall as 220 square feet..
The micro-unit trend has swept the country with many
cities and developers exploring variations of the strategy.
In West Palm Beach, a developer has submitted plans for
a 12 -story downtown apartment building with 400 units
of about 450 square feet or half the size of a typical one
bedroom unit.
Allow Micro - Units /Co- living units with a
minimum of 375 sq. feet with a minimum
floor area for amenities for residents
r • PB Recommends: 1O%
• Staff Recommends: 20%
Mobility Study
Recommendations:
o Continue to implement projects in Transportation Master Plan
o Reduce parking requirements and encourage centralized
parking areas.
o Require facilities to encourage biking such as bicycle parking.
o Require facilities to encourage walking such as wider and
more comfortable sidewalks.
o Require transit oriented development (TOD).
o Regulate uses due to increased FAR to minimize vehicle use.
Findings:
o Even if there is no new development in the Town Center, traffic
is expected to continue to increase.
o To great extent, this is due to cross traffic and greater
development of cities to the north.
o If the Town Center is developed as proposed, the impacts are
reduced significantly since the area residents would not need
to drive long distances for employment, goods, and services.
■ Land uses in the study area should be reviewed to
determine what should be encouraged, allowed, or
prohibited, to create an optimal mix of uses that
both services local needs and retains local small
businesses while attracting regional attractions. For
instance, office uses would contribute to improving
the local economy by adding additional patrcns
for local businesses. An increase in both daytime
and nighttime occupants that would come from an
increase in office and residential units respectively
would help to create what is known as a 24 -hour
community, where there is a constant flow of people
in the streets and patron izing businesses throughout
the day_
7U Shoot: Exislina Condi +ions
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"No Street Left Behind"
o Overlay will include zoning regulations that will ensure that the newly
approved FAR is appropriately distributed within development sites in
order to activate ALL street frontages.
o Regulations will prevent massing on a single frontage which creates a
"back -of- house" condition on opposite street frontages.
o Regulations ensure appropriate pedestrian facilities that encourage
walking through requiring active uses, wider sidewalks, larger shade
trees, shade structures.
o Street Tree and Canopy Requirements:
o All street trees shall require the installation of an advanced structural soil cells
system (Silva Cells or approved equal).
o Minimum amenity requirements have been proposed, including irrigation, up
lighting and porous aggregate tree place finish, for all tree pits.
o Class A & B streets require larger caliper of trees to provide canopy.
1
What NOT to Do
Retail Space Not Visible Retail Space Not Deep
from Street
Enough to Be Viable
Require habitable space to be Require minimum depths of
located at the setback line
habitable space
1
Need for Wider Sidewalks
Requires a "Clear Pedestrian Path" of 10 feet on ALL frontages
• Can incorporate public sidewalk and setback areas
• Free from all obstructions, including trees and sidewalk cafes
Roadway Classes & Minimum
Habitable Space
• Currently for buildings with parking levels, only
the first floor is required to have usable, habitable
space along the street frontage_ If that requirement
exten ded to all floors, such as in the land development
regulations for Miami and for the Downtown Kendall
District in Miami-Dade County; the character of the
streets and safety for pedestrians in Miami Beach
would be better than with the existing rule_
Class A (Red) : 50' depth
Class B (Pink): 45' depth
Class C (Orange) : 20' depth
Class D (Yellow): 20' depth
Setbacks
o Increased setbacks at the first level allow for
expanded pedestrian movement and for outdoor
cafes that do not interfere with pedestrian flow.
o Requires a minimum 10' clear pedestrian path
o Requires appropriate transition to 69th street
o 25' tower setback from 71st street to maintain
scale
o 10' setback requirement to create a mid -block
passage (Paseo)
Building Height and Width
o Current:
o TC -1: 125 feet
o TC -2: 50 feet
o TC -3: 45 feet.
o Proposed:
o PB Recommendation
o 125' - 220' with Public Benefits
o Staff Recommendation
o 125' - 200' with Public Benefits
o Tower Width (Portion above 55'):
o 165' within 50' of the property line
o Tower Separation: 60' within a single site
Public Benefits
Require Public Benefits for North Beach
to exceed 125' in height
o Pay a Fee per Square Foot per Economic Study
o City Commission to allocate generated funds for use in North Beach
o Providing On -Site Workforce or Affordable Housing
o Providing Off -Site Workforce or Affordable Housing in the City
o Achieving LEED Platinum Certification
o Provide a fully Sustainable Structure and Surplus Stormwater Retention and
Reuse
o Provide active recreation facilities open to the general public
o Obtain a full building permit within a certain time -frame of the effective date
of the ordinance
o PB Recommends 3 years from the effective date
o Staff Recommends 15 months from the effective date
What NOT to Do
Wall effect
r1upuseu iiitiilUt ons on tower width of 165 l l lul portions of
flowers within 50 feet of property line to prevent wall effect
Wall Effect and Height
Towel 14.1111. - II •6611 :125'
(wall effect, not desirable)
Tower Width: 140' - Height : 220'
miry
Towel
V 9Y 14.4 1 Y Y . ._ . 200'
(Proposed)
Tower Width: 124' - Height : 250'
(out of scale)
Wall Effect and Height
MEW 4
ower Mdt.h
Height
APP
Tower Width.. 165. - Tower Width;_ 140
,x.11
H
=
R eight • 2
O
Maximum FAR Distribution
Without P^ ' '- P v n+
With Public Benefits
(White)
Up to 125 FT
-11 stories
(Gray)
125 -145 FT
-13 stories
(Orange)
145 -175 FT
--16 stories
(Turquoise)
175 -200 FT
-19 stories
fl
The Collins
15 stories /140 feet
Height Comparison
St. Tropez
27 stories /245 feet
Burleigh House r.
18 stories /165 feet
Port Royale
14 stories /130 feet
Carillon
39 stories /350 feet
401 Blu
17 stories /165 feet
Indian Creek Club
10 stories /83 feet
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sa fi ♦
Massing Study
Conclusion
On June 26, 2018, the Planning Board recommended:
• Building Height - Recommended that the maximum height be
increased to 220 feet from the proposed 200 feet.
• Planning staff recommends 200'
• Co- Living - Reduce the minimum percentage of floor area to be
dedicated to amenity space from the proposed 20% to 100.
• Planning staff recommends 200
• Public Benefits - Remain as proposed in the attached ordinance,
and provide an additional option that exempts a project from the
public benefit requirements if a full building permit is obtained within
three (3) years of the effective date of the ordinance.
• Planning staff recommends 15 months with provisions for tolling
in the event of appeal or continuances.
Shulman+
Associates 03 Septem her 2014
PROPOSED OPTION 3 (COLLINS AVENUE CHANGES)
FAR
HEIGHT FRONT SET-
3.D PEDESTAL 75' PEDESTAL 5'
TOWER 135' TOWER 5'
72ND STREET PROPOSED OPTIONS
PROPOSED OPTION 3
FAR HEIGHT
FRONT SETBACKS
3.5 PEDESTAL 45' PEDESTAL 15'
TOWER 150 TOWER 10'
LI
PROPOSED OPTION 3
FAR HEIGHT
FRONT SETBACKS
3.5 PEDESTAL 55" PEDESTAL 5'
TOWEFI 135' TOWER 30"
.... • . .1.••• •••••••• ••e. .... •• .... :
PROPOSED OPTION 3
FAR HEIGHT
FRONT SETBACKS
3.5 PEDESTAL 55' PEDESTAL 5'
TOWER 135` TOWER 30'