North-Beach-Town-Center-Central-Core-6-12-18-1North Beach
Town Center
Central Core
City of Miami Beach
North Beach
Master Plan: Approved October 19, 2016
Vote on FAR Increase to 3.5 in Town Center:
Ballot Question Approved by Voters on
November 7th, 2017
TC FAR Overlay: On March 7, 2017 the Land
Use and Development Committee directed
staff to create an overlay to establish design
guidelines in consideration of the increased
FAR to create an vibrant, walkable core.
CMB is 7.63 Square Miles
North Beach Town Center is 0.0512
Square miles of 7.63 Square Miles
that is the City of Miami Beach
Area and Ordinance Goals
A.“No Street Left Behind”
B.Spur and facilitate sustainable economic
development, encourage diverse uses
and expedite regulatory processes
C.Create mixed use/ co-live, live/work,
allow for micro units
D.Realize a 70th street pedestrian Paseo
E.Enable added public benefits
F.Ensure centralized and off-street loading
A. “No Street Left Behind”
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.
Regulations will prevent massing on one
frontage which creates a “back-of-
house” condition on opposing street
frontages.
Need for Wider Sidewalks
What NOT to Do
Wall effect Back House
Proposed limitations on tower
width to prevent wall effect
Proposed required activation on
all sides to prevent “back of
house” condition
Wall Effect and Height
Tower Width: 225’ – Height :125’
(wall effect, not desirable)
Tower Width: 165’ – Height : 200’
(Proposed)
Tower Width: 140’ – Height : 220’ Tower Width: 124’ – Height : 250’
(out of scale)
Retail Space Not Visible from Street
Proposed regulations require Retail to be at Setback Line
for maximum visibility
Roadway Classes & Minimum
Habitable Space
Class A (Red): 50’ depth
Class B (Pink): 45’ depth
Class C (Orange): 20’ depth
Class D (Yellow): 20’ depth
“Appropriate Frontage on
ALL Streets”
Class A Streets
“Appropriate Frontage on
ALL Streets”
Sample Architectural Screening for
Parking
Expedite Sustainable Economic
Development and Encourage
Diverse Uses
Development and Use Approval processes are being reviewed to streamline the process and spur economic development within the overlay area.
Incorporate typical board order conditions into the code.
Loading hours and operations
hours of operation
noise attenuation
Where appropriate, administrative review will be permitted and Board approval required for design and higher impact uses.
Remove 50,000 square foot building CUP requirement
Modify Neighborhood Impact Establishment (NIE) Thresholds
Typical Board Order Conditions
Planning Board
Typical Board Order Conditions
Design Review Board
C. Create Mixed Use/ Co-Live/ Live-
Work/ Allow Micro Units
Micro Units
Commonspace.com
Common areas and Shared Amenities
Walk ups and Townhomes
Loft Units / Live Work
Realize a 70th Street Pedestrian
Paseo
The distance between 69th Street and 71st
Street is approximately 600’. These blocks are
unusually long with no breaks for pedestrians
to cut through. This is a less than optimal
condition which can be alleviated by the
creation of a Pedestrian Paseo as parcels
redevelop and setbacks are established to
create the break.
Activation of alleys (paseos)allow for
interesting and creative spaces in the urban
fabric.
70th Paseo
Cross Pedestrian Connectivity
Paseo - Seattle, Washington
Paseo - Quebec, Canada
Enable Added Public Benefits
Detailed Recommendations
Forthcoming.
Possible Options:
Providing On-Site Workforce or Affordable
Housing
Providing Off-Site Workforce or Affordable
Housing in the City
Achieving LEED Platinum Certification
Provide a fully Sustainable Structure and
Surplus Stormwater Retention and Reuse
Encourage Centralized and
Off-Street Loading
Mobility Study Update
Create an ideal mix of uses that encourages walking and mass transit use
while minimizing single occupancy vehicle use. Units below are over and
above the development capacity prior to the adoption of the FAR increase
approved on November 7, 2017:
Hotels to 1,800 room
Apartments over 1,000 square feet to 200 units
Apartments under 1,000 square feet to 300 units
Co-living, workforce, & affordable housing to 300 units
Hotel Units 131 1,800 Hotel
Residential Apartment Units 500 Cumulative Residential Units
Residential Workforce / Co-Living 500
1,931Hotel Units
Residential Units 1,662
Estimated Maximum
Capacity Before FAR
Increase
Additional Capacity with FAR Increase Estimated Total Units Available
Units 2,662
Mobility Study Update
Reduce parking requirements and encourage centralized parking areas.
Require facilities to encourage biking such as bicycle parking.
Require facilities to encourage walking such as wider and more comfortable sidewalks.
Require transit oriented development (TOD).
Mobility Study Update
Excerpts from the Executive Summary
…Results indicate auto mode travel will be reduced by 15% from 68% in 2017 to 53% in 2040…
…The traffic impact analysis based on the adjusted modal splits provided by the MAA model that indicated a shift from cars to
multimodal trips resulted in generally improved traffic conditions in 2035 compared to Master Plan projections.
…Whereas 6 of the 8 evaluated segments where projected in the TMP to operate at failing condition in 2035, only two segments are now projected to operate at failing conditions.
…The analysis (MMA) indicated a 15% shift from the personal car to multimodal trips which resulted in generally improving
conditions in 2025 compared to TMP projections, even after accounting for the increased FAR.
Ordinance Outline
A.Allowable Uses and Review Requirements
B.Development Regulations (height, unit size,
density)
C.Setbacks & Encroachments
D.Public Benefit Menu
E.Façade and Street Classes
F.Street Frontage and Tree Canopy Requirements
G.Loading
H.Off Street Parking, Ride Share and Bicycle Facility
Requirements
Massing Study