The Continuum Company, a New York-based developer, is seeking zoning changes for two properties it owns along the JFK Causeway in North Bay Village, including the site of the recently proposed Continuum Club & Residences. The amendments plan to alter existing zoning from T6-30 to the area’s own “Continuum Waterfront District Special Area Plan”. The Special Area Plan will grant The Continuum Company increased heights on both properties, as well as altered density, changes to floorplate limitations, and certain benefits only applicable under the Continuum Waterfront District Special Area Plan. Both properties, 1755 and 1855 JFK Causeway, have already secured rounds of site plan approvals, with construction underway for Continuum Club and Residences at 1755 JFK Causeway. The newly proposed Special Area Plan (SAP), however, alters both site’s previously approved heights and density.
For example, the Continuum Club & Residences now proposes 236 residential units (up from the previously approved 198) by reducing the amount of planned non-residential space. On the other hand, a prior proposal for 1855 JFK Causeway that featured 345 residential units and 273 hotel rooms has been revised to include 311 residential units and 200 hotel rooms, making room for expanded non-residential uses such as amenity spaces, offices, and similar functions. Additionally, one of the most significant zoning changes is the increase in height limits: the Continuum Club & Residences can now measure up to 440 FT (40 stories), while the east tower is permitted to rise as high as 600 FT (60 stories). A 600 FT tower would be the tallest in North Bay Village.
The development also features expanded open space, civic areas, and pedestrian-friendly elements such as an 18-foot-wide “Island Walk,”: a waterfront sidewalk accessible to both residents and the public. Additional improvements include 60-foot-wide view corridors, made possible by the tower’s respective driveways. As part of the approval, 5% of the total unit pool (28 units) must be provided for non-subsidized workforce housing. If The Continuum Company decides not to build these units, they are required to pay a fee toward workforce housing initiatives. According to documents, all designated workforce housing units are planned within the east tower, the tallest structure.
While the decision to pursue the Special Area Plan (SAP) may seem like a surprise given both properties already have approvals and one is under construction, the decision comes after recent changes to North Bay Village’s zoning code. Updated code now allows the Commission to grant allocations in development capacity or height within an SAP to promote “public waterfront access, expanding open space, and enhancing the Village’s public parks to better address the recreational and open space needs of its residents.”
If approved, the project must follow a strict timeline. The developer must obtain a master building permit within 2 years of approval, with only 2 additional one-year extensions if requested. This means the developer is given 4 years to break ground after approval, or the project’s approval and subsequent zoning changes are null.
According to a staff report, the proposed SAP is “consistent with the redevelopment goals of the North Bay Village Comprehensive Plan, the pillars of the NBV100 Master Plan, and the vision for the Kennedy Boulevard district.” The North Bay Village planning board will review the ordinance and make recommendations, either approving or denying it. The final decision will be made by the Village Commission on June 17, 2025. Although staff can give guidance, the final vote may deviate from recommendations.