He approves of the new NCD draft here's why

LETTER TO THE EDITOR

The City of Miami has embarked in an incredible effort to make changes to their zoning code in Coconut Grove after many residents have urged our government officials for better city planning and zoning rules. This is the best example of getting results from our government after an effort of activism by residents. It has been long in coming as this effort has been in the works for many years. I commend Commissioner Russell’s efforts and dedication to listen to the people and taking action to move this forward.

As a lifelong resident of Coconut Grove and a business owner dedicated to real estate, I truly understand the pressures that have been placed on our Village over the past years due to the heightened growth spurt we are experiencing. Miami, in general, is facing many problems with transportation, affordable housing, infrastructure deficiencies and much more that is only being compounded with the market pressures of supply and demand. Coconut Grove, one of the most desirable neighborhoods in South Florida, is under a great deal of pressure and needs assistance and guidance in order to make sure we continue to grow in a responsible and sustainable way. 

The city’s planning department, after many public meetings and workshops, has released their first draft of their proposed changes to the zoning codes specifically within the Coconut Grove neighborhood NCD district. In the past few days I have witnessed many conversations, social media postings, emails and meetings where many residents are in attack mode from both sides fighting for and against the effort. Unfortunately, many of the issues being discussed are based from lack of information or “alternative facts."

This proposed zoning code change is complex and affects many areas of Coconut Grove in different ways. Each section of the Grove (North, South, Central and West) have their own struggles and issues. The update to the code is an attempt to address each of these and establish a new set of rules that will improve property values and quality of life for its residents. The most difficult part of this is that every person has a different perspective on what is valuable to them. These values range from affordability, walkability, larger homes, larger green spaces, and so on. One fact for sure we cannot have it all. Something has to give when many shareholders living in the same neighborhood have different needs and wants.

Over the past years I have been very involved in this process and there are a few items which ALL residents are in agreement with. They all want: 1) Protect and increase Tree Canopy 2) Increase affordability 3) Reduce traffic. I have not heard any opposition to these three dominant issues.

I want to point out a few very important discussion items that have been addressed in the past few days but rattled with wrong information. 

1) Increase of tree canopy and green spaces is in direct relationship on how large a structure can be built on a property. The new code is looking to consider all areas of construction as part of this equation. Not only looking at the building footprint but also any other hardscapes such as driveways, pools, patios, auxiliary structures. This new code has an emphasis on protection of all mature specimen trees as well as a bonus system to allow to build more if additional mature trees are planted. This all makes great sense and will NOT decrease property values. The reason I can say this with utmost confidence is that the new proposed code is allowing the same lot coverage ratio as in the neighboring zoning code for Coral Gables. In addition their code does not include any bonus system to increase building size. Their code has been in existence for many years and is strictly enforced. No one can argue the property values in Coral Gable are low.

2) Increase affordability in dense urban areas can only come from two sources – Government funding to subsidize costs or increase in density. Both of these are very tricky to get right, but if done correctly can be hugely successful. This new code offers the ladder to increase density in two ways. First,  in the high transit areas (SW 27 Ave, Grand Ave, SW 37 Ave, S Dixie Hwy) that are currently zoned T4 & T5, the new code will allow more units to be built but will NOT ALLOW increase in building size. This will give the property owner the option to either build larger, more expensive units (as the code reads today) or within the same building envelope size squeeze in a higher quantity of smaller units. The more units built on a parcel will directly relate to a lower p/unit cost. The key factor here to ensure the end product will be offered at an affordable price. The new code will require the increase in units to contain a % of affordable units for every market rate unit that is built. Secondly, in the other lower density T3 areas, the new code will allow auxiliary units behind a main structure, (aka “granny flats”). This will allow extended family members live on the same property and create affordability. Many residents are concerned this will turn T-3R (single family) zoning into T-3O (duplex zoning). I find this hard to happen simply due to the constraints of the lots sizes and setbacks. The code makes it very difficult to add auxiliary structures to single family sites. Most of the time it simply does not fit. In addition, with the new reduction in lot coverage being proposed, this will be even more difficult. Property owners building new construction will decide between making larger living spaces in their main home versus adding the detached auxiliary structure. 

3) By adding the density in the right areas as described above, we can begin to create a community where residents live, work, and play in the same neighborhood and reduce transit needs. Coconut Grove is very strategically located in Miami being 20 minutes to the airport, downtown, beaches and bordering along Biscayne Bay. We also have great public and private schools, retail, offices, parks, grocery and churches. These attributes check all the boxes needed to create a sustainable and vibrant local community. In addition the Miami-Dade metro rail system borders the west boundary of the Grove. In many cases the train stations are within walking distance from residences and can also be accessed via our new trolley system.   

These three main items have proven to be important factors in many vibrant urban cities. The best solution at the end of this process is for each shareholder to walk away a little happy and a little upset. That will be the most successful outcome for all of us. To reach this goal we must each negotiate our position knowing the facts and listening very closely to consultants and professionals in the industry. When each of us are faced with important personal decisions, such as financial or medical, we all consult with professionals to try to achieve the best results. We must all use the same due diligence here and truly understand the long term effects of our decisions. We are not the first city to experience these issues. By studying and applying the same concepts that worked in great communities in other modern day cities is our best option. We do not have to reinvent the wheel, simply copy the best attributes that have proven success in other cities. 

Marcelo Fernandes
Owner of Grove Properties and Chair of the Coconut Grove Village Council
These are his personal comments.

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