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HomeMy WebLinkAboutSubmittal-Michael March-LetterSubmitted into the public record for item(s) PZ.S and PZ.6. on 03-25-2021, City Clerk Dear Neighbors and Elected Officials, My name is Mike March, and I live in the West Grove, on the corner of Charles Avenue and Plaza Street. I would like to discuss the proposed up -zoning for a "hotel", which would be located on the north side of Charles Avenue, just west of the long shuttered Coconut Grove Playhouse. This was already approved by the City of Miami's Planning, Zoning, and Appeals Board (PZAB), back on Feb. 5, 2020, and it is my desire to spread awareness regarding this item before it is heard before the Miami City Commission, which could be any day now. This will potentially transform 6 adjacent lots (4 on Charles Avenue and 2 on Plaza Street) from a land use of residential to commercial, and from a zoning class of T3-R (which only allows two- story, single family homes), to T4-L (which allows four stories). Charles and William Avenues are currently mainly quiet streets, and to make matters worse, Charles Avenue has also been designated a historic corridor by the City of Miami. When nearby property owners hear of this potential up -zoning, it is only natural that they might anticipate it could lead to increased property values for them, picturing the potential further advancement of commercial zoning into the neighborhood. It is however important to remind those owners on Charles Avenue, as well as the Commissioners voting in this item, that because our street has been designated a historic corridor, we face special restrictions which could limit our ability to redevelop our lots in a similar manner. The specific restrictions for Charles Avenue may be found by referring to a section in the City of Miami Zoning Code (known as Miami 21), specifically Appendix A, Section 2.4.1, under the legislation for the NCD-2 (or Neighborhood Conservation District 2, which covers all the West Grove). 2.4.1 Charles Avenue a. All new construction, major alterations and additions on Charles Avenue shall be required to be reviewed by the process of Waiver. To ensure the compatibility of new construction on Charles Avenue, the design for any new construction shall also be reviewed by the Urban Development Review Board for its compatibility of scale, materials, roof slope, general form, massing and ornamental details. b. Any requests for the demolition of structures that are over fifty (50) years of age along Charles Avenue shall be referred to the Historic Preservation Officer for review of historical significance. c. The architectural guidelines contained in the Village West Island District are intended to produce visual compatibility among the buildings on Charles Avenue and throughout the District representing building traditions of early South Florida, the Caribbean, and the early African -American settlers. The NCD-2 covers the West Grove only, whereas the NCD-3 covers all of Coconut Grove, including the NCD-2. Therefore, the historically black West Grove has been given more zoning restrictions, which will inevitably raise housing costs, now and into the future. The first NCD within Miami, the NCD-1, was formed in the neighborhood of Coral Gate, in order to prevent commercial intrusion from Coral Way into the residential neighborhood. It is sadly ironic to me that although the West Grove is also "protected" by not one, but two NCDs, we seem to be 72 2lv �S�bm��!- I�%ch�eel l�lo�'�h - C2tf� 7232 s welcoming commercial intrusion, in the form of this proposed hotel, or whatever ends up being built. If you use the City of Miami's online zoning application, found at https://gis.miamigov.com/miamizoning/ you are able to see color coded maps, offering highlighted layers which show historically designated features, under the Environmental and Historic Preservation option. Using this feature, you will see the historic corridor of Charles Avenue is highlighted, along with nine historically designated properties, on Charles and William Avenues alone. Since some of these properties were designated historic three years ago, at least one of these properties has tried to get their designation removed (or rescinded) after the fact, and many others appealed their designations back then, before they were deemed final by the City. The first series of appeals were heard before the Historic and Environmental Preservation Board (HEPB) in a hearing which stretched past midnight. The second appeal hearing was before the City Commission, during which four out of the five commissioners granted the appeals, in what I consider to be respect for the property rights of the appellants. But even though many homeowners were able to successfully appeal their designations, those of us on Charles Avenue are still effectively designated, due to the street's designation as a historic corridor. In one case on Charles Avenue, an elderly property owner who lived out of state was unable to appeal her historic designation in a timely manner three years ago, because her husband had passed away during that time. When her son, who also lived out of state, was having difficulty selling the property at a decent price due to its designation, the HEPB would not allow them to have their designation rescinded. Had a family member been present at the midnight hearing three years ago, this property sadly could have been easily exempted from historic designation, due to dramatic alterations on the property, including a large two -storey addition in back of the original home. In the zoning tool there is also a Future Land Use Map (FLUM) option, which shows that much of the West Grove is already slated to be up -zoned, from T3 to T5, under various MUSPs (Master Use Special Permits), on residential blocks to the north and south of Grand Avenue, as well as to the east and west of Douglas Road (37th Avenue). I urge anyone considering selling property to please consult the FLUM, because otherwise you could fall prey to unscrupulous land speculators (some of them local elected and appointed officials), who will offer T3 prices for land which is zoned T5. Indeed, much of our quiet T3 neighborhood seems to be not long for this world, and many in the community fear that the reason the historically black NCD-2 was given a separate NCD, is because it will be converted into an expanded commercial zone. At one point, Charles Avenue was the only place where black people could legally own land. It's my hope that our Commissioners will agree that the preservation of single family streets is important, both in historically white and in historically black neighborhoods. Yes, we need affordable housing in the West Grove, and with this will come some increased density. But some streets are worth preserving, as testaments to the neighborhood's proud past. Please feel free to contact me if you wish, and thank you for your consideration. michaelgmarchO-hotmaii.com (305) 785-2174 k6 Nj Li a L c. M Ln a u C N +' *= N R L E CO cn v o 0 v P L