A 'Cheat Sheet' for Saturday's NCD workshop

The City of Miami’s NCD planning workshop will be Saturday January 27, 9:30 am to 12:30 pm. at the Frankie Shannon Rolle Center, 3750 S. Dixie Highway.

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This Saturday officials from the City of Miami Planning & Zoning Department and the District 2 Commissioner’s office will, at long last, present to residents their proposals for revamping and strengthening Coconut Grove’s zoning overlay, known as the neighborhood Conservation Districts (NCD) 2 and 3. The changes are needed to update a zoning code that has failed to protect our single-family neighborhoods from over-sized construction, from the loss of affordable housing, and from the destruction of our tree canopy and the few remaining historic structures.

If you go, here are a few things to look for:

1.     Size limits on new-home construction. Miami’s zoning code allows the largest single-family homes, relative to lot size, of any municipality in the county. Grove 2030 and other civic groups have proposed a reduction in the allowable floor-area-ratio (FAR) of new homes from 80 to 50 percent to bring us in line with other cities. Lot coverage (the allowable footprint of the home) should also be reduced, to similar levels. So far City officials have baulked. We think 50 is fair.

2.     Tree Canopy. City-issued tree removal permits are far and away the greatest contributor to canopy loss (other than hurricanes) in Coconut Grove. To start, we’ve proposed blanket protections for all native trees greater than 24 inches in diameter (so-called “heritage trees”). If approved, someone who purchases a lot with mature trees would be required to build around them, leaving the canopy intact

3.     Lot splitting. Can building sites containing more than one platted lot be subdivided and developed? If so, under what conditions? In previous attempts at passing “lot diminishment” legislation City planners failed to answer these two fundamental questions in simple and concise language. Will they do better this time?

4.     Citizens Advisory Board. Grove 2030 has proposed creation of a citizens board to help property owners and builders interpret Grove-specific code requirements, reducing the burden on overwhelmed City staff. Commissioner Ken Russell and Planning & Zoning director Francisco Garcia initially endorsed the plan but have since backed away. The NCD is the legislative vehicle to make it happen.

5.     Mid-rise density increases. City officials want to increase the number of housing units that can be built on properties zoned for five stories or higher. We’re not sure what this has to do with protecting single-family neighborhoods; Grove properties zoned for five or more stories are only in the village center and along the transportation corridors, like Grand Ave.  Density increases may or may not be a good idea but the NCDs are not the place to legislate it.

6.     NCD “intent” language. As it is now the Grove’s zoning overlay exists, by law, “to preserve the historic, heavily landscaped character of Coconut Grove’s residential areas; enhance and protect Coconut Grove’s natural features such as the tree canopy and green space; and protect the architectural variety within the unique single family neighborhood that comprises Coconut Grove.” While City officials admittedly are struggling to enforce the code, let’s be wary of any attempts to alter this powerful language.

Commissioner Russell has made NCD reform a legislative priority. He and Planning & Zoning officials say they will move quickly in seeking legislative approval of their proposals. That puts the burden on Grove residents to demand stronger zoning protections – nothing more, and nothing less – to preserve the character, livability and affordability of our single-family neighborhoods.

Dave Villano
Grove 2030

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