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.

Mid-November Update (11/14/17)

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.

NCD Lot-Diminishment Legislation Update (11/8/2017)

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.

The public is warmly welcomed to continue to comment on the item by emailing the Planning Department at Please check back to this website regularly for updates as they are posted.
Resources and Updates

On this page you will find updates as they become available. These updates are updates on information, updates to legislation, updates to data and analysis from Planning staff. If you have questions about what you find here you can contact or call 305-416-1400.

October 14 Workshop Update

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

Proposed Legislation

During the October 14 meeting, Planning staff presented legislation that was advertised for the July 31, 2017 Planning, Zoning and Appeals Board. This legislation addresses lot diminishment and tree preservation. The item was continued. The item will next be heard at Planning, Zoning and Appeals Board on November 15, 2017. Click here to see the language of the legislation subject to revision based on public comment.