The Miami Planning Zoning and Appeals Board (PZAB) met Wednesday night and deferred their decision on the NCD code changes until a meeting on June 20. The asked for at least one more community meeting. The Floor Lot Ratio is the sticking point.
The Coconut Grove Village Council recently sponsored a resolution regarding changes to the Coconut Grove NCD Zoning legislation.
These recommended changes have been discussed and are supported by a large majority of residents and shareholders of Coconut Grove.
Their main goal is to preserve the Grove's unique tree canopy, which is in danger every time a developer gets their hands on a new property. They ask that the neighborhood character be preserved by including specific regulations to protect the heavily landscaped character. The regulations ensure the preservation of green spaces and further expansion of tree canopy throughout the area. The conservation district encourages the preservation of existing structures and guides new development to protect the scale, character, and architectural variety within the established neighborhoods of Coconut Grove.
Regarding Building Size, they ask for a Maximum Floor Lot Ratio for the respective areas of a lot:
1st 5,000 SF 48%
2nd 5,000 SF 35%
Remaining area 30%
No additional bonus to be given to increase maximum building areas.
3. Addition and/or clarification of the following definitions:
a. Lot coverage - to be clear what is included in the calculation
b. Green Space
c. Floor Lot Ratio
4. Green Space requirement to be 35% as “bonus” for one story structures.
5. Any warrant, waiver or variance to be only granted if results in a benefit for the community. Not to be considered for the sole benefit of the applicant.
6. Specimen native trees are a requirement – one for every 25’ of frontage.
7. Demolition requires a Warrant - not a waiver. Tree survey must be submitted that is certified by a licensed arborist. No tree removal permits shall be issued without a site plan indicating the proposed new structures.
8. The Diagram 1 map proposed shall be further detailed to confirm the minimum allowed lot sizes for future lot splitting specific to each neighborhood block.
9. ADU’s only allowed on lots 10,000 Sf or greater with additional on-site parking requited, side setbacks to match main building. ADUs to be allowed on any site designed historical, regardless of size.
10. Building heights of flat roofs reduced to 22 feet maximum. Sloped roofs to be 22’ maximum to the eave.
11. Roof enclosures or roof top patios in T3 Zones shall only be allowed on buildings with lot sizes 10,000 SF or greater.
12. Artificial Turf and Landscaping shall be prohibited from the First Layer and shall not count towards Green Space.
13. No second story shall be allowed as a permitted encroachment on the front setback.
14. Article 3 – The Public Benefits Program shall not be allowed in NCD-3 overlay areas.
Section 4. For the areas identified as the NCD-2 Village West Island District, the Village Council proposes the following changes:
1. NCD-2 Intent Language shall be changed to the following:
Village West Island District reflects the historic legacy of the African-American community’s unique Caribbean and Bahamian character and heritage. The Village West Island boundaries shall include all sites located in the NCD-2 district boundaries. All properties in this district shall maintain the character of the existing neighborhood through sensible development, complementing historic resources including: the Mariah Brown House, home of the first Bahamian settler; the Historic Black Cemetery; the E.W.F. Stirrup House, home of the first black doctor; historical churches, and several others. The Coconut Grove NCD protects the history of the Village West Island District by promoting its revitalization and restoration of gateways, gathering places, and activities representative of its historic culture and heritage. This protection is vital to help preserve the characters, residents and legacy of the founding families that still reside within this district.
2. Increase in density granted for housing affordability in T3 zones only applies to NCD-2 only.
3. Allow ADU’s on lots of any size and not require owners to reside on site.
4. No additional parking required for ADU’s.
5. Definition of Mixed Use Cultural District moved to this section.
6. The special district area increased from only Charles Ave to include all the Village West Island District.
7. Village West architectural design guidelines are to be included into the NCD document.