Village Council asks for approval of proposed NCDs
The revisions being proposed do not threaten any aspect of the single family home site Coconut Grove Tree Watch mentions in their letter, but rather strengthens it even more to protect future lot splitting and over-sized massing of structures. The new revisions are in exact alignment of the first paragraph of that letter.
“… that the NCD-3 Code be enforced with regard to lot-splitting and over-scaled building resulting in zero lot lines and depletion of the tree canopy for which Coconut Grove is known, and which is an important factor to the quality of life to those of us who live here.”
The Village Council has a Current vs Proposed comparison of the NCD in our dropbox here.
RE: Coconut Grove NCD Revisions – Agenda Item # PZ.9 3001- Ordinance # 13114
Honorable Mayor and Commissioners of the City of Miami:
The item referenced above has been a work-in-progress for over two years. I can attest personally that there have been thousands of hours dedicated to this legislation by your various departments and staff as well as many residents and stakeholders of the City of Miami. This legislation is extensive. It covers many different planning and zoning regulations that affect all areas, residents and property owners of Coconut Grove in different ways. Therefore, there is no one, simple decision or discussion involved in the passing of this much needed amendment to the existing NCD 2 and NCD 3 ordinances.
The Coconut Grove Village Council actively solicited individuals and groups for feedback regarding this legislation. It was also a discussion item on our agenda several times in the form of town halls forums, public comment and presentations. We have worked with residents, stakeholders, associations, civic groups, religious organizations and city departments to engage, inform and listen to as many opinions as possible on this zoning legislation.
The Village Council’s outreach recognizes five items that the proposed legislation should clarify. Once the five items below are clarified, the Village Council has confidence that the great majority of residents and stakeholders shall be in agreement with the proposed legislation, as approved by PZAB.
1. Definition of FLR calculation
2. Definition of the intent of NCD 2 and NCD 3 by additional, more explicit language
3. Definition of density as it relates to lot splitting and as it relates to affordable housing
4. Definition of height for single family and duplex dwellings
5. Definition of processes in the situation of variances, waivers and warrants
The Coconut Grove Village Council respectfully requests that the first reading of this item be approved and specific direction be given to the Planning Department to adequately define the five items above prior to the second reading of item PZ.9 3001. The purpose is to proceed to the first reading and move this very important item forward. There is no benefit to anyone to defer this item once again.
Sincerely,
Marcelo Fernandes, Chairman on behalf of
The Coconut Grove Village Council
“… that the NCD-3 Code be enforced with regard to lot-splitting and over-scaled building resulting in zero lot lines and depletion of the tree canopy for which Coconut Grove is known, and which is an important factor to the quality of life to those of us who live here.”
The Village Council has a Current vs Proposed comparison of the NCD in our dropbox here.
RE: Coconut Grove NCD Revisions – Agenda Item # PZ.9 3001- Ordinance # 13114
Honorable Mayor and Commissioners of the City of Miami:
The item referenced above has been a work-in-progress for over two years. I can attest personally that there have been thousands of hours dedicated to this legislation by your various departments and staff as well as many residents and stakeholders of the City of Miami. This legislation is extensive. It covers many different planning and zoning regulations that affect all areas, residents and property owners of Coconut Grove in different ways. Therefore, there is no one, simple decision or discussion involved in the passing of this much needed amendment to the existing NCD 2 and NCD 3 ordinances.
The Coconut Grove Village Council actively solicited individuals and groups for feedback regarding this legislation. It was also a discussion item on our agenda several times in the form of town halls forums, public comment and presentations. We have worked with residents, stakeholders, associations, civic groups, religious organizations and city departments to engage, inform and listen to as many opinions as possible on this zoning legislation.
The Village Council’s outreach recognizes five items that the proposed legislation should clarify. Once the five items below are clarified, the Village Council has confidence that the great majority of residents and stakeholders shall be in agreement with the proposed legislation, as approved by PZAB.
1. Definition of FLR calculation
2. Definition of the intent of NCD 2 and NCD 3 by additional, more explicit language
3. Definition of density as it relates to lot splitting and as it relates to affordable housing
4. Definition of height for single family and duplex dwellings
5. Definition of processes in the situation of variances, waivers and warrants
The Coconut Grove Village Council respectfully requests that the first reading of this item be approved and specific direction be given to the Planning Department to adequately define the five items above prior to the second reading of item PZ.9 3001. The purpose is to proceed to the first reading and move this very important item forward. There is no benefit to anyone to defer this item once again.
Sincerely,
Marcelo Fernandes, Chairman on behalf of
The Coconut Grove Village Council
posted by Tom Falco at 4:00 AM
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3 Comments:
The Grove Village Council requires clarification in plain English because the NCDs was purposefully contexed for a masters degree in gibberish rocket science sprinkled with gobbledygook, rubbish, balderdash, blather, blather, angle-burgle, mumbo jumbo, drivel, rot tripe, hogwash, baloney, bilge bosh, bull bunk, guff eyewash, piffle, twaddle poppycock, phooey, hooey, malarkey, dribble, codswallop, double Dutch tosh, havers garbage, flapdoodle, blathers, wack, bushwa, bunkum, gammon in order to by-pass decent folks to obtain warrants to destroy our community. Jobie Steppe
Read the comparison, first item was very disappointing:
-Floor Lot Ratio
Multiplier applied to lot area to determine maximum (A/C) floor area,
-Current Code N/A does not exist
-Proposed T3R lot coverage .50, T3O lot coverage .75
Note A/C area, not including garage, porch storage etc. A 6,000 square feet lot would in case of a single family house T3R can be built with 50% of the lot under A/C (not including garage and other structures) then you would end up with 3,000 sq. ft. of a structure on a 6,000 sq. ft. lot, if the lot is square shaped and the structure is smack in the middle then you would end up with about 13 feet of yard surrounding the building. That is ridiculous since most structures in Coconut Grove now have a coverage of about 30% of the lot on the average. Who are you guys kidding? And let's not talk about T3O! Let's not.
Actually, it's probably worse than what Anon 951 says. There was a provision under the old rules, (if it's been changed somebody please post a link,) in calculating the FAR you were able to use MORE than your lot size as the denominator. You measure to the center line of the street to calculate the lot size. If you have a corner lot, you measure to the center line ON TWO SIDES. So a 50x100 corner lot with a swale goes from a maximum 2500 sq ft, to more like 3750. (115x65x50%) 3750 is not a monstrous house, but definitely out of scale with a 50x100 lot once you consider that garage space, covered patios, balconies etc are not included in the 3750. You end up with a 2 story house built to the setbacks on all sides. Big white box anyone?
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