Normandy Townhomes – 1136 71st StreetMarch 30, 2014
One of best features I find in North Beach is the low density in the residential neighborhoods. For the majority of North Beach, the height restriction is 50 feet, or about 5 stories. In addition, someone looking to develop new construction has to adhere to set backs from the property lines, which are usually about 10-20 feet on the front & back side of the property, and 5-10 feet along the sides. Then, there’s a minimum parking requirement for new construction, and the overall design must be approved by the city of Miami Beach. If you’re developing a waterfront lot, for example, you’ll need to include a view corridor, to make walking in the neighborhood more appealing, by not allowing just a wall of buildings along the waterfront. The planners at the city felt this gives North Beach neighborhoods more walk-ability. Some developers decide that it is too difficult to build new in Miami Beach, while others have stepped up to the challenge, knowing that there is a market for the end product. Maybe it’s even a place they would call home. Not everyone wants to live in a neighborhood filled with high-rises or skyscrapers. Residents of North Beach can pretty much walk on the sunny side of the street all day long. They can also find a long stretch of beach that won’t be over-shadowed once the sun hides behind a line of high rises.
Normandy Townhomes – Designed by Architectureworks
Located about 10 blocks from that sunny stretch of beach, as well as steps to the Normandy Fountain area sits a vacant lot, measuring 6,675 square feet. Proposed on this lot is a townhouse project with just 3 units. Each townhouse will have it’s own pool, driveway, and roof top deck, with an average living area of 1,642 sqft. The nice design provides each townhouse with a breezy carport, and a den on the ground level with access to the backyard and private pool area. The den can easily be used as a guest room or office as well. The corner units also have the benefit of the side setbacks, which provides an extra 7.5 feet of width from the building to the property lines stretching form the front to the back of the building. The second level features the main living area with kitchen. The corner units will feature a living/dining combination, and then have a large terrace overlooking the pool area below, while the middle unit will offer a formal dining room instead of a terrace. It’s nice to see options. The third level features 2 bedrooms and 2 full baths, with a roof top deck above that spans the length of each townhouse. The roof deck features a trellis ceiling in the center, with plenty of sunny areas stretching in the front and the rear. Some other nice features I noticed with the design is that each unit offers corner windows, and honors some past architectural details with the eyebrows.
Developers looking to put their mark in North Beach are really coming up with some great concepts, offering future residents nice options and hybrid properties like the Normandy Townhomes. It offers some of the aspects looked for in a house without the maintenance hassles usually associated with single family home-ownership. Although residents may share a wall with the neighbor, you don’t have anyone above you, and you can still create your own pool & garden area. This also provides the worry free concept of new construction and the walk-ability of a more urban setting by being just steps from the cafe & shops surrounding the Normandy Fountain. I find this to be a refreshing new concept, and welcome any other development that feels they can truly provide a unique product.
If you’re interested in seeing what else North Beach can offer you, as a resident or an investor, give us a call, or stop by our office in the neighborhood. We’re always looking to share our passion for all that’s North Beach.