Neighborhood Conservation Districts (NCDs)

What are NCDs?

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:

preserve unique and distinctive neighborhoods that exhibit a certain defined character worthy of protection, such as physical features, design characteristics, and recognized cultural or historical identity. The Neighborhood Conservation District provides additional regulations or design guidelines for new construction, major alterations and additions to existing Buildings, in order to protect, enhance and perpetuate the value of the neighborhood conservation area. It is further intended that such districts and the regulations adopted for them shall be in accord with, and promote the Miami Comprehensive Neighborhood Plan (Miami 21, 3.12.2 (a)).

NCD's In Coconut Grove

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.


February 16, 2018 - DRAFT Minimum Lot Sizes Map and Proposed Public Meeting Dates

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.

Draft Coconut Grove NCD Minimum Lot Sizes Map

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.

February 9, 2018 - Draft Legislation

The Planning Department has been working to incorporate several items based on the feedback from the January 27th meeting:

  1. T-3O: New standards for the T-3O neighborhood.
  2. T-3R: Specific provisions for when T-3R properties may have 15% additional space on the 2nd floor in exchange for planting mature trees between the building and street.
  3. Trellises and Gazebos: language about trellises and gazebos to further define locations and types allowed.
  4. Renovations: Standards for removing the warrant requirement for partial demolition of homes being renovated
  5. Design flexibility for tree preservation: Formalize staff process in place of the waiver procedure for reviewing and allowing building footprint flexibility when accommodating existing trees.

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 enforceable.

Coconut Grove Conservation District Draft Legislation

If you have any comments, please send them to

January 30, 2018 - Proposed Revisions to Legislation

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.

November 14, 2017 - October 14 Public Workshop Report

A full report is now published based on data collected from the public workshop on October 14, 2017. This report summarizes findings from public feedback at this event. This report will be presented at a meeting of the Planning, Zoning and Appeals Board (PZAB) on Wednesday, November 15 at 6:30 PM.

November 8, 2017 - Lot-Diminishment Legislation

Legislation presented to the Planning, Zoning and Appeals Board (PZAB) on July 31, 2017 was continued and is scheduled to be heard again at PZAB on November 15, 2017. This is the same legislation that was presented at the NCD workshop on October 14 and October 28 at Armbrister Park by the staff of the Planning Department. No changes have been made to the public record for this legislation.

Many members of the public have offered a great deal of feedback regarding the issue of lot diminishment (also referred to as “lot-splitting”), lot coverage, tree canopy, and F.A.R.—all of these are issues germane to the legislation scheduled for hearing by PZAB on November 15. Around 70 people attended both workshops at Armbrister Park. Surveys from both workshops were administered. Staff has only been able to analyze data from the first workshop. Data from the second workshop is still being recorded.

At this time, it is very clear that there are many strong opinions about the legislative matter scheduled for hearing on November 15. For this reason, staff will recommend a continuance for a future date to allow for a review of all the data collected from the public workshops. The item will not be withdrawn because it has already been advertised.

Workshop Information - October 14, 2017

Executive Summary
Full Report
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