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.
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
If you have any comments, please send them to email@example.com.
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