The NCDs are zoning overlays. A zoning overlay is defined by the American Planning Association as “a zoning district which is applied over one or more previously established zoning districts, establishing additional or stricter standards and criteria for covered properties in addition to those of the underlying zoning district” (Peroperty Topics and Concepts, 2017). Section 3.12.2 of Miami 21 states that the intent of NCDs is:
There are three Neighborhood Conservation Districts within the City of Miami. NCDs 2 and 3 are located within Coconut Grove. NCD 2 occupies the area nearest Douglas Road MetroRail Station, bounded by SW 32 Avenue to the South and Charles Avenue to the East. Much of the remainder of Coconut Grove is located within NCD 3. The NCDs are comprised of several distinct, unofficial neighborhoods.
Members of the Coconut Grove community have expressed concerns about NCDs directly to staff as well as providing feedback at public meetings. Comments from the community have included (but are not limited to) grave concerns about housing affordability, lot coverage, residential density, tree preservation, public noticing, and property rights. The Planning Department has determined that the need exists to modify NCD regulations in response to these concerns.
Notable changes since the hand-drawn version:
In both cases, these minimum lots sizes will replace the criteria 4 and 5 under section 5.3.1 of the written code. We will retain the minimum 100 foot lot width requirement for lots of 20,000 sqft. or larger.
Click here for a larger version of the draft map. Please note, this is a large file.
Below is the updated DRAFT of the Coconut Grove NCD proposed
language. Since we posted the last draft, we have made a number of
changes based on feedback we have received via email and many meetings
with individuals and groups. The core of the document remains unchanged
from our presentation on January 27th, but we have concentrated on
making the document understandable and enforceable.
We still intend to take this commission on the 26th of April. However, we will go to PZAB on the 4th of April rather than the 26th of March. Regarding the timing: we want to be deliberate and incorporate suggestions and comments for as long as possible, but we also want to proceed quickly in order to implement the changes. So, we want to push to get on the agenda for the 4th of April. However, we also intend to still consider minor modifications to the document and will continue to meet with you to incorporate changes even after we have published the version that will be presented.
Listed below are some of the main issues that have been brought to our attention and how we have addressed them:
We have further developed the minimum lot-size map. The map roughly coincides with recognized Grove neighborhoods. A variety of minimum lot sizes will preserve the variety of neighborhoods.
Greenspace requirements remain unchanged for large lots, but we found problems for lots less than 10,000 sqft. Therefore, we have reduced the greenspace requirement for smaller lots to 40% for T3-R. This will mean they can still be developed whereas the 50% requirement made that very difficult by our own additional studies.
We reduced maximum density with public benefits in T4 from 150 units / acre to 65 units / acre.
We have incorporated a number of additional criteria that apply to lot diminishment.
We propose limiting the units to lots greater than 7500 sqft. and allowing them on historically designated properties.
Additionally, we are working to improve enforcement for environmental, historic, and zoning issues through staffing.
We have incorporated all of the suggestions from the BID Masterplan that pertain zoning rules.
This the bulk of the changes between the published drafts. We are still working on additional language about greenspace in rights-of-way.
This map is a draft which illustrates 4 minimum lot sizes for Coconut Grove NCD:
Overall, this reduces the number of lots which may be split, while
also largely resulting in similar lot sizes that were allowed under the
previous method of staff analysis based on properties in the surrounding
areas. Only lots double these numbers, i.e. 10,000, 15,000, 40,000 and
80,000 respectively may be split.
We will create these boundaries more exactly in our GIS system next week and prepare additional analysis about which lots will be able to be split in the future.
Click here for a larger version of the draft map.
Current proposed public meeting dates:
Planning, Zoning, and Appeals Board (PZAB)-Wednesday, March 21, 2018
City Commission-Thursday, April 26, 2018
The week of February 19, 2018 will be our final opportunity to incorporate comments which will appear in the version going before the Planning, Zoning, and Appeals Board (PZAB). Please email us your feedback no later than Saturday, February 24, 2018.
The Planning Department has been working to incorporate several items based on the feedback from the January 27th meeting:
Below is a link to the current draft legislation as of February 9,
2018. Not all of the provisions are finalized as we are still working
with the Zoning Office to ensure that the entire code is legible and
Coconut Grove Conservation District Draft Legislation - February 9, 2018
If you have any comments, please send them to firstname.lastname@example.org.
The Planning Department held its third public meeting to discuss
revisions to the Neighborhood Conservation Districts zoning overlays
(NCD-2 and NCD-3) in Coconut Grove on Saturday, January 27, at Frankie
Shannon Rolle Center. Eighty people attended the event. Jeremy Calleros
Gauger, the Deputy Director for the Planning Department, presented
proposed changes to the NCD-2 and NCD-3. These changes are intended to
respond to feedback from residents and activists who have expressed
concerns, ideas, and insights about the neighborhoods. Conceptually, the
legislation is intended to address the preservation of the Grove’s
historic, physical, and social character. To do this, the strategies
employed by the legislation aim to better protect existing tree canopy
and incentive more trees, create conditions for affordability, and
preserve the historic heritage of Coconut Grove.
Click here to view the presentation summarizing the recommendations for NCD revisions.
Map of NCD Respondents by Neighborhood
NCD Workshop 1
Public Workshop 1 Handout
NCD2 Photo Study
NCD3 Photo Study
NCD 2 and 3 Neighborhoods Map