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Planning board recommends Continuum special area plan after developer pledges millions in public benefits
Summary
The Planning & Zoning Board unanimously recommended the Continuum special area plan and corresponding rezoning for two parcels on the Kennedy Causeway, after staff and the developer said the proposal reallocates pre‑approved density, adds civic space and offers community contributions and workforce‑housing commitments.
The Planning and Zoning Board reviewed a developer‑initiated special area plan (SAP) that would combine two parcels at 1755 and 1819 79th Street Causeway into a Continuum Waterfront District and recommended the SAP to the commission.
Sylvia, the village planner, told the board the proposal does not request additional density: "They're not increasing density. Right? So for the 2 sites, if you combine them, the maximum density that you can achieve is 547 units, and that's still the case." She described required SAP elements—including a minimum of 5% civic space, a parking‑management program, and a regulating plan that will govern future site‑plan permits.
Alexandria Eichner, the developer's presenter, said the two properties are now under single ownership and that the SAP will allow master planning and reallocation of previously approved development rights. Eichner said the developer is waiving the right to build rentals and has offered a package of community contributions and public benefits: "We are offering combined $4,000,000 in community contributions and public benefit fees," she said. The presentation included an independent economic analysis estimating increased annual tax revenue for North Bay Village if the project is built as proposed.
The planner recommended approval of the site plan with conditions and told the board that the rezoning/text amendment must be adopted by the commission before the village may act on a final site plan. After deliberation, a board member moved to forward the SAP and rezoning to the commission with staff recommendations; the motion passed on roll call as a unanimous recommendation.
The board's recommendation includes a requirement that unity of title or a covenant in lieu of unity of title be recorded prior to issuance of any vertical building permits. The commission will consider the rezoning and second reading of the ordinance in a future meeting.
