Shoreline Review Application Submitted for 39-Story ‘Isle of Dreams’ at 1400 79th Street Causeway in North Bay Village

A shoreline development review application has been submitted for Isle of Dreams, a 39-story mixed-use tower planned at 1400 79th Street Causeway in North Bay Village. Developed by Sunbeam 1400, LLC, an affiliate of Sunbeam Properties led by Andrew Ansin,  and designed by Arquitectonica, the project marks the first phase of the Sunbeam NBV Special Area Plan (SAP), which was approved in 2022. The master-planned development spans 13 acres and is set to introduce residential, office, retail, and hotel components, along with expanded public access to Biscayne Bay.

Isle of Dreams. Credit: Arquitectonica.

The Isle of Dreams tower will rise approximately 450 feet, or 466 feet above sea level, and include 246 residential units, restaurant space, and a publicly accessible waterfront promenade. As part of the larger Island Walk initiative, the development will integrate an 18-foot-wide public easement along the shoreline, featuring a pedestrian walkway with Ipe decking, native landscaping, and seating areas. The tower’s massing is designed to step away from the waterfront to maintain open view corridors and avoid the “walled-off” effect often associated with waterfront construction.

Isle of Dreams. Credit: Arquitectonica.

Sunbeam is seeking exceptions to several shoreline development criteria outlined in the Miami-Dade County Code:

• Shoreline Setback: The County requires a 75-foot setback for structures of this height. However, the Sunbeam SAP permits a 25-foot setback, and the project proposes 35 feet. To compensate, the developer will establish a public easement ensuring permanent maintenance of the Island Walk.
• Visual Corridors: County regulations mandate an unimpeded visual corridor equal to 20 percent of the lot’s width, which would require a 57-foot-wide opening. The project exceeds this requirement with a 68-foot-wide visual corridor but includes a one-story café structure within the space, necessitating an exception.
• Side Setbacks: County code requires 25-foot side setbacks. The proposed setbacks vary, including approximately 29 to 39 feet along 79th Street Causeway, 67 to 68 feet along the southern property line, and 13 feet along Adventure Avenue. While the project meets the shoreline-oriented setbacks, an exception is being sought due to the site’s irregular shape and dual frontages.

Isle of Dreams. Credit: Arquitectonica.

Sunbeam argues that these exceptions align with Sunbeam SAP’s goals and will enhance the public realm through expanded waterfront access. The proposed design prioritizes pedestrian connectivity while integrating substantial open spaces and view corridors.

Miami-Dade County will review the application as part of the standard shoreline development approval process.

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