HomeMy WebLinkAboutR-86-0860J-06-324
10/23/86
RESOLUTION NO,�i`-Q
A RESOLUTION APPROVING, IN PRINCIPLE,
"SOUTHWEST 27TH AVF•N[iF - A C-�TFYAY TO COCONUT
GROVE: A PLANNIING ST[TDY OF DF.VF ,OPMFNT AND
TRAFFIC IMPIACTS°" DP,TFD hPC-t7ST, 19R5, AS A
GUIDE FOR ZONI N(= ACTI OINIF AND TPAN =`PORTATION
IMPROVEMENTS- IN THE APFA POUNDFD RY SOUTH
DIXIE HIGHWAY TO SOUTH PAY=HORS DRIVE FROM --
APPROXIMATEI.FY 350 FEET FIST TO 350 FEET WEST
OF SOUTHWEST 27TH AVENUE, INCI 3DING THE AREA
FROM SOUTHWEST 2.7TH AVENUE TO VIRGINIA
STREET, 200 FEET NORTH AND SOUTH OF COCONUT
AVENUE.
WHEREAS, the City Commission requested that the Planning
Department study the existing zoning and transportation pattern
for the area surrounding 27th Avenue, south of South Dixie
Highway and north of. Tigerta.il Avenue, in order to organize the
growth and development of that area; and
WHEREAS, the Planning Department has held two neighborhood
meetings, on September 5, 1985, and November 19, 1985, in order
to discuss with residents and property owners of the area, the
preliminary findings and recommendations of the department; and
WHEREAS, the herein proposal. takes into consideration the
presence of changing elements located in the study area; and
WHEREAS, the Coconut Grove Metrorail Station area, the
centers of activity, the degree of stability of the residential
areas located east and west of 27th Avenue and the reconstruction
of 27th Avenue, create the need to respond with zoning districts
and designations which are oriented to protect the character of
the residential area located east of 27th Avenue, as well as
upgrade the housing stock for the area west of 27th Avenue and
connect the station area to the rest of the activity centers
along 27th Avenue, thereby transforming it into a pedestrian
link; and
WHEREAS, the Miami Planning Advisory Board, at its meetings
of May 14, 1986, Item No. 1, following an advertised hearing, ('-
adopted Resolution PAB 14-86 by a 7 to 1 vote, RECOMMENDING
CITY COMMSION
METING OF
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OCT 23 1986
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APPROVAL, as amended, in principle, of the herein study, as
amended, but recommended deferring intersection improvements
until after completion of a traffic studs*; and
WHEREAS, proposed ame-ndrrent.s to t-he Miami Comprehensive
Neighborhood Flan which are set: forth the herein study have been
transmitted to the Florida Department of Community Affairs for
comment pursuant to State law* and City Commission Resolution
No. 86-63, dated January 23, 1986; and
WHEREAS, the City Commission, after careful consideration
and due deliberation of this matter, has determined that it is in
the best interest of the general welfare of the City of Miami to
approve, in principle, the herein planning study;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The planning study entitled "Southwest 27th
Av...nuP - A Gateway to Coconut Grove: A Planning Study of
Development and Traffic Impacts", dated August, 1985, is hereby
approved, in principle, as a guide for zoning actions and
transportation improvements in the area bounded by South Dixie
Highway to South Bayshore Drive from approximately 350 feet east
to 350 feet west of Southwest 27th Avenue, including the area
from Southwest 27th Avenue to Virginia Street, 200 feet north and
south of Cocoanut Avenue.
Section 2. It is the intent and mandate of this City
Commission that any widening of Southwest 27th Avenue between
South Bayshore Drive and South Dixie Highway, which is a
consequence of the subject study, result in a paved roadway not
more than 70 feet in width including curbing, plus an additional
15 feet of related landscaping and sidewalk area on each side of
the roadway, for a total right-of-way not to exceed 100 feet in
width.
Section 3. A copy of said "Southwest 27th Avenue - A
Gateway to Coconut Grove: A Planning Study of Development and
Traffic Impacts" is attached hereto and incorporated herein by
reference.
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PASSED AND ADOPTED this _23rd. day of
ATTEST
` /AV
City Clerk
�OCQb!-er . 1986.
R Tom. CUB ,7 Mayor
PREPARED AND APPROVED BY: APPROVED AS TO FORM AND
4ZI CORRECTNESS:
L E. MAXWELL/ LUCIA A. DOUGHERTY
sistant City Attorney City Attorney
JEM/wpc/bss/pb/ab/N012
Attachment
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Sir 27M AVENUE - A GATEMAT TO COCWR f MOVE
A PI MIND STUDY OF DEVELMMM AND TRAFFIC DIPACTS
A Prelinfoary Report of FixMsp and recamendatians
for the SM Uth AMenw Corridor. betrten U.S. I/
South Dixie Hig%M and South deWme Drive
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1. Introduction
1.1. Purpose
The City Commission requested (at the urging of various property
owners and neighborhood groups) that the Planning Department study
existing land uses, zoning designations and traffic movements for
the SW 27th Avenue Corridor (between U.S. 1/South Dixie Highway
and South Bayshore Drive) and develop a land use and
transportation plan due to changing conditions.
1.2. Status of Study
Preliminary recommendations have been formulated. The Department
has now undertaken two informal neighborhood meetings with area
property owners (over 900 letters sent) in order to review these
recommendations prior to public hearing.
1.3. Procedures for Study Approval, Generally
The Planning Department presents completed studies to the Planning
Advisory Board (PAB) (public hearing) and requests that the Board
recommend approval, in principle. The Planning Department then
presents the study, accompanied by the PAB"s recommendation, to
the City Commission for approval in principle (requires one
reading only). If approved in principle, the City Commission then
instructs the Planning Department to implement the
recommendations. When studies recommend rezoning actions, all
such actions require rezoning hearings and two readings by the
City Commission. APPROVAL, IN PRINCIPLE, OF THE STUDY DOES NOT
IMPLY AUTOMATIC REZONING r ALL CHANGES IN ZONING MUST BE.DONE
THROUGH ADDITIONAL PUBLIC HEARINGS.
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2. Present Conditions
2.1. Stu Area
The primary area has the following approximate boundaries: South
Dixie Highway to the north, South Bayshore Drive to the south,
Mary Street to the west and varying street boundaries to the east
including Jefferson, Abaco to Washington to Inagua to Aviation to
Trapp to Blaine Street (ending at Tigertail Avenue). Secondary
study areas lie east and west of the primary study area. (See
Map - Area of Analysis).
2.2. Land Use
The primary study area encompasses approximately twenty blocks,
• most of which is residential in character. In addition, there are
neighborhood commercial services and office uses north of Bird
Avenue along SW.27 Avenue; office uses from Tigertail Avenue to
South Bayshore Drive, and neighborhood commercial services at
South Dixie Highway together with the Coconut Grove Transit
Station. (See Map - Centers of Activity).
2.2.1. Residential
The study area supports several different types of dwelling units,
ranging from single family, duplex unit , and a few luxury
townhouse/PUD's to the east and/or west of SW 21th Avenue to
moderately priced apartment units on SW 21th Avenue. Although a
few remaining duplex and single family housing units still exist
directly on SW 27th Avenue, the majority of single family housing
stock can be found to the east and west of the primary study area.
These single family areas consist of well maintained homes and
high numbers of owner -occupied structures (in excess of 75% as
compared to a 30% city-wide rate of owner occupancy). What
appears to be of primary concern to the residents in these
particular areas, as suggested by comwnts at several public
hearings, is th, spread of high rise office buildings into the low
density residential areas and the related non-residential traffic
that accompanies such expansion.
Extending westerly from the primary study area, there is a low
rise residential neighborhood but of a different character. For
the most part the hosing units are less well -maintained, with
fewer owner -occupied units (approximately 40 percent). There is a
mixture of duplex and single family units -- many of which have
seen little maintenance as they have only been purchased in recent
years, in all likelihood by non -owner occupied investors.
Of course, there are exceptions to both the level of maintenance
and the high number of renters - particularly with the high
quality townhouse -like developments that have been constructed in
the last 10 years. (See Map - Existing Land Use).
2.2.2 Multi -family
Most of the multi -family dwelling units in the study area are
situated along SW 27th Avenue and in the triangular area to the
south bounded by Day Avenue, Tigertail and Mary Street.
Many of the apartment buildings along SW 27th Avenue are two and
three stories in height and were bui,t in the early 1950's. As
with the triangle to the south, these buildings support one of the`,
few remaining concentrations of moderate income multi -family
housing resources left in this portion of Coconut Grove. But
a
unlike the triangle portion. the SW 27th Avenue segment has seen
little new development or remodeling except for two townhouse -like
clusters.
2.2.3. Retai 1
Most retail services in the study area are confined to those
portions of SW 27th Avenue at South Dixie Highway and Bird Avenue
(with retail services continuing along Bird Avenue for a few
blocks). Beauty parlors, dry cleaners, gas stations, an antique
store, a small grocery stone and a fast food restaurant currently
comprise the majority of commercial services in these neighborhood
centers.
2.2.4. Office
Development in recent years along SW 27th Avenue has concentrated
on offices. Although most have been small scale and limited to
one or two client firms, a 70,000 sq. ft. office building is
nearing completion and another two are under construction. Other
office projects have been proposed in the area.
2.2.5. Do,* I pment Susceptibility
The Planning Department has evaluated the potential for change in
the primary area, considering existing devel op► ent patterns, �.
development pressure and recent changes and the investment in
existing buildings.. The planning Department finds that there is a
high susceptibility for changes extending from SW 27th Avenue
westerly within the primary study area.
L 3. Existing Zoning Districts
Within the twenty block primary study area, there are several
different types of zoning with varying degrees of uses and
intensities. (See Map - Existing Zoning).
2.3.1. SPI-11
Directly across from South Dixie Highway and the Coconut Grove
transit station, in the northwest portion of the primary study
area, is the SPI-11 district. This district, entitled Coconut
Grove Rapid Transit district, allows a floor area ratio (FAR) of
approximately 1.86 (with all bonuses considered). Bonus provisions
are based on the close proximity to Metrorail and requires the
developers to provide a pedestrian overpass, generous amounts of
pedestrian open space, underground parking and specified retail
services. This rezoning was adopted in November 1983 (Ord. 9751)
and requires design review by the Planning Department.
2.3.1. CR-2/7 with SPI-3 Overlay
The underlying district in the northeast portion of the study area
is CR-2/7 allowing a maximum FAR of 1.72 with commercial and
residential uses including multi -family homes, offices, retail
stores and restaurants.
With an SPI-3 overlay, there is a height limit of 40 feet and sit@
plan review by the Planning Department is required.
2.3.3. RO-2.1/5
This district allows residential and office uses as permitted uses
In addition to neighborhood comercial services. Such
neighborhood comercial services include specified retail
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establishments (including drug stores, newsstands and bakery
stores) and service establishments including shoe repair, barber
shops, dry cleaning and restaurants.
The district was previously zoned RO 2.1/4 allowing for similar
uses with a .49 floor area ratio. Currently, this district is
RO 2.1/5 with a .75 floor area ratio. As with the CR 2/7, there
1s an SPI 3 overlay, limiting the building height to 40 feet, and
site p1;.1 review by the Planning Department is required.
2.3.4. SPI-12 Overlay District
On the corner of Abaco and Aviation Avenues, and within the
primary study area, there is an SPI 12 overlay district which
provides floor area bonuses when architecturally and historically
significant buildings are preserved. Not only is there a
modification of the RO 2.1/5 floor area requirement but the SPI 3
overlay is also modified to allow a 45 foot height rather than 40
foot. Planning Department site plan review and other
considerations are required.
2.3.5. SPI 2 - Coconut Grove Central Commercial District
This district, located on Bird Avenue from SW 27th Avenue to Mary
Street, promotes comercial retail and pedestrian activity. As
with its sister -district in the village center, several
conditions, including site plan review, apply and there are
numerous bonus provisions allowing for a maximum FAR of 2.0.
2.3.6. RG 2/5 with SPI 3 overlay.
South of Bird Avenue, along SW 27th Avenue, there is a four block
area zoned RG 2/5. This district permits multi -family (as well as
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single family and duplex) units in the district with a maximw FAR
of .75 and the SPI 3 height limit of forty feet.
2.3.7. RS 2/2, RG 1/3 Districts
To the east and rest of SW 27th Avenue there are low scale
residential districts for single family and duplex housing units.
The RS 2/2 designation signifies single family housing while the Effi-
RG 1/3 designation is duplex.
2.4. Recent Zoning Changes
Within the RG 2/5 area, two zoning changes were recently approved
by the City Commission. One involved an increase in sector number
(to RG 2/6). a removal of the SPI 3 overlay, and an application of
a Planned Development -Mixed Use (P.D.M.U.). PD-MU applications
and all officially designated planned developments require the
filing of approved concept plans and adherence to such plans.
(The Planning Department recommended denial of the application,
requesting that the item be postponed until the results of this
study were completed.)
There was another rezoning application, involving SW 27th Avenue
and 3 lots along Center Street, requesting a change to RO 2.1/6.
The Planning Department also rec nded denial of this
application because of the intensity proposed. It was the
Planning Department's opinion then, as it is now, that district
lines as currently drawn (separating office from low scale
residential at rear yards) are appropriate and any extension of
office uses into the adjoining residential area would threaten the `-
integrity and vitality of the residential neighborhood. ( See
Map - Recent Zoning Changes/Development).
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2.5. Traffic
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SW 27th Avenue is classified as a minor arterial facility, and is
presently improved to two traffic lanes, plus turn lanes. The
Metro -Dade Transportation Improvement Program (TIP) lists the
improvement of this roadway to four lanes plus turning lanes in -
1990-1995. This type of improvement, as normally built by the
County, would require a 70-foot right-of-way, most of which is now
available. An alternative would be to acquire the full 100-foot
zoned right-of-way, permitting construction of a divided highway
with landscaped median and side strips.
The residential area on the east side of SW 27th Avenue between
S.W. 28th Street and Tigertail Avenue has a gridiron pattern of
streets at about 45-degrees to SW 27th Avenue. This produces
awkward intersections along the minor arterial, together with _
inefficient land use patterns and hazardous vehicular entrances
and exits. The diagonal streets introduced by this pattern also
encourage traffic infiltration through the residential
neighborhood by drivers seeking to avoid congested intersections
on SW 27th Avenue.
No current traffic counts are available for SW 27th Avenue, but
spot checks indicate the facility is carrying in excess of 16,000
vehicles per day -- equaling or exceeding its nominal capacity.
2.6. Existing Sewers s
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As currently zoned, the sanitary sewer capacities are adequate in
the area. The City of Miami Public Works Department, in
conjunction with the Miami -Dade Water and Sewer Authority, is F
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currently reviewing the rezoning scenarios in order to determine
the potential impact on the water and sewer systems in the area.
Should improvements to the systems be required the Planning
Department would recommend that such costs be borne by the
developers.
3. Issues Identified
Regarding the SW 27th Avenue Corridor, several issues of concern have been
identified including:
3.1. Impact of proposed SW 27th Avenue Widening (to 4 lanes) in terms
of existing development, increased traffic, and future land use.
The facility must be designed to improve the corridor's aesthetic
appearance while minimizing traffic intrusion into the residential
areas.
3.2. Relationship of the Coconut Grove Transit Station, future
development of air rights on t+._ station site, and proximity to
Metrorail along corridor.
3.3. Growth pressure and its impact on community support systems (e.g.,
traffic carrying capacities, water and sewer facilities).
3.4. Scale of existing developments and appropriate scale of proposed
development in terms of height of structures, lot coverage, open
space, bulk of structures as it affects light and air,
compatibility with adjacent low density neighborhoods and the
provision of suitable buffers.
3.5. Housing impacts. Replacement of housing units on SW 27th Avenue
and redevelopment of poorly maintained housing stock should occur
through an increase in density in the area west of SW 27th Avenue
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and provision for a minimum percentage of housing in the mixed use
developments.
3.6. Economic Impact - The cyclical nature of housing/office/comercial
markets, the imbalance in land values between adjoining districts;
the spillover pressure onto residential neighborhoods; the future
of neighborhood cmwrcial services; displacement of growth to
areas with better infrastructure (closer proximity to CDB, transit
station); the long terra economic stability of quality developments
and improvements in tax base.
4. Recommendations
The Planning Department recommends several simultaneous rezoning actions
and transportation improvements in order to effectively address the
aforementioned issues. The proposed changes address many of the concerns
confronting the SW 27th Avenue Corridor. The suggested changes provide
appropriate transitions in both densities and uses while insuring that low
and moderately scaled isidential areas may continue to thrive in close
proximity to a growing office corridor. (See plans - Proposed Rezoning
and Proposed Intensities).
4.1. Amend the Miami Comprehensive Neighborhood Plan
The plan should be amended from moderate to high density
residential designation to residential/connercial designation on
SW 27th Avenue from Bird Road to Tigertail Avenue and from low to
moderate residential• designation to moderate density residential
designation east of Center Street, from Bird Road to nay Avenue,
and west of SW 27th Avenue from Coconut Avenue to approximately..
100 feet north of Bird Avenue.
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4.2. Increase existing RO 2.1/5 to RO 2.1/5.5 and rezone RG 2/5 lots
fronting on SW 27th Avenue to RO 2.1/5.5, Modify Uses
The Planning Department rec nds that 4 new land use intensity
sector be created entitled 5.5. Currently there is a Sector 5 with
an FAR of .75 and the next sector number is 6 with an FAR of 1.21.
While the sector 6 is not recommended for the area, a 5,5 allowing
a 1.0 FAR (and restrictive light planes so as to provide step -back
to the residential area, etc.) would be appropriate for the area
given the widening of SW 27th Avenue and the proximity to
MetroraiI. Such a sector would recognize appropriate and
realistic developmat potentials while addressing the impact of
such -development on the neighboring residential areas. It is also
important to note that many rezonings to Sector 6 (FAR 1.21) both
establish a precedent, while failing to utilize the full FAR
because no midpoint is available between Sectors 5 and 6.
Also needed is a review of commercial neighborhood services
allowed under this zoning category with possible modifications.
4.3. Modify SPI 3 zoning to allow an increase in height limit for the
CR, RG 2/5 and RO 2.1 underlying districts from 40 feet to 50 feet
To accompany this modification, the Planing Department also
reconimends that specific design guidelines be developed for
signage, walls, outdoor displays, loading, screening and placement
of trash enclosures/service areas and hours of pick-up to insure
that residential areas are not inconvenienced.
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4.4. Rezone designated areas to the wctt of S. W. 27th Avenue from
RG 1/3 to RG 2.1/3.3
There are several soft areas requiring improved levels of
maintenance or new development. The RG 2.1/3.3 district would
provide an incentive for new developments ( townhouse in nature)
and address a market trend for smaller units while still providing
a compatible scale for those single family and duplex units
remaining in the area.
4.5 Rezone the area north of Coconut Avenue from RG 1/3 (duplex) to
RG 2/5 (multi -family) directly behind RO 3/6 and extend the SPI-3
to include this area
The Department recommends this appropriate buffer between the 6
and 7 story office buildings to the north and the low/moderate
density to the south. This increase in zoning would also help to
offset some of the housing being lost on SW 27th Avenue due to
changing market conditions, high land costs and development
pressures for office.
4.6. Combine the SW 27th Avenue transportation improvements with
measures to deter infiltrating traffic
Unlike the duplex and single family residential area to the west,
there are only a few "soft areas" to the east requiring increased
levels of maintenance. This is a solid single family area whose
main threat appears to be that of traffic intrusion and the spread
of office uses. By developing an effective transportation plan,
any traffic infiltration of non-residential uses will be
prevented.
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Closures of angled minor street intersections with SW 27th Avenue
will be evaluated in the Comprehensive Grove Traffic Study.
4.7. Widen SW 27th Avenue; acquire full 100-foot zoned right-of-way
Acquisition of the full 100-foot zoned right-of-way should
continue. Improvement to four moving lanes plus turn lanes and a
landscaped median and side strips with pedestrian walkways should
also be established.
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��' IN`I'ENSITIE C
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• CITY OF MIAMI. FLORIDA
INTER -OFFICE MEMORANDUM
The Honorable Mayor and Members
of the City Commission
.Row Cesar H. Odio I�
City Manager
PZW 5
DATE July 11, 1986 Fief
SuuEc� RESOLUTION! - R ECOMMEND 'APPROVAL,
IN PRINCIPLE - "SW 27TH AVENUE -
A GATEWAY TO COCONUT GROVE"
RUEREHCES
ENCLOSuRES COMMISSION AGENDA - JULY 24, 1986
PLANNING AND ZONING ITEMS
It is recommended by the Planning
Advisory Board that the "SW 27th
Avenue - A Gateway to Coconut Grove:
A development study of development and
traffic impacts" (August, 1985), which
proposes certain zoning actions and
transportation improvements in the
area bounded by South Dixie Highway to
South Bayshore Drive from
approximately 350 feet east and west
of SW 27th Avenue; and generally from
27th Avenue to Virginia Street 200
feet north and south of Cocoanut
Avenue be approved, in principle.
The Planning n g Advisor Board, at its meeting of May 14, 1986, Item 1,
follow n� g an advertised nearing, adopted Resolution PAB 14-86 by a 7 to 1
vote, recomending a2proval , in r_i n�cii pl e, of the "SW 27th Avenue - A Gateway
to Coconutrove: development eve t study of development an traffic impacts -
(August, -which proposes certain zoning actions anU Iranspor at on
improvements in the area bounded by South Dixie Highway to South Bayshore
Drive from approximately 350 feet east and west of SW 27th Avenue; and
generally from 27th Avenue to Virginia Street 200 feet north and south of
Cocoanut Avenue.
Thirty-nine objections received in the mail; fifteen opponents present at the
meeting. Thirty replies in favor received in the mail; eleven proponents
present at the meeting.
Backup information is included for your review.
A RESOLUTION to provide for the above has been prepared by the City
Attorney's Office and submitted for consideration by the City Comission.
AEPL:111
cc: Law Department
NOTE: Planning Department recommends: APPROVAL in principle
PLANNING FACT SHEET
APPLICANT City of Miami Planning Department:
April 18, 1986
PETITION Consideration of recom m ding approval,
in
principle of RSW 27th Avenue - A Gateway
to
Coconut Grove: A development study
of
development and traffic impacts"' (August, 1985),
which proposes certain zoning actions
and
transportation improvements in the area bounded
by South Dixie Highway to South 8ayshore Drive
from approximately 350 feet east and west of
SW
27 Avenue; and generally from 27th Avenue
to
Virginia Street 200 feet north and south
of
Coconut Avenue.
REQUEST To recommend approval of the proposed study, in
principle.
dACMROUiD The City Cormaaission recriested that the Planning
Department study the existing zoning and the
transportation pattern for the area surrounding
27th Avenue, south of Dixie Highway and north of
Tigertail Avenue in order to organize its growth
and development.
The Planning Department has held two
neighborhood meetings, on September 5, and
November 19, in order to discuss with residents
and property owners of the area the preliminary
finding and reconmrendations.
ANALYSIS The proposal takes into consideration the
presence of changing elements located in the
study area. The Coconut Grove Station Area, the
centers of activity, the degree of stability of
the residential areas located east and west of
27th Avenue, the reconstruction of 27th Avenue,
create the need to respond with zoning districts
and designations, which are oriented to protect
the character if the residential area located
east of 27th Avenue, upgrade the housing stock
for the area west of 27th Avenue; and connect
the station area to the rest of the activity
centers along 27th Avenue and transforms it into
a pedestrian link.
HISTORY OF RECOMENOATIONS`
AND ACTIONS
PA8 5/14/86
Item #1
Pam 1
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PLANNING DEPT. Approval of the plan and report.
PLANNING ADVISORY BOARD At its meeting of December 18, 1965, the
Planning Advisory Board adopted Resolution PAB
69-85 by a 5 to 3 vote, recommending approval,
as amended, of the above deferring .intersection
improvements until after completion of a traffic
study.
CITY COMIISS ION At its meeting of January 23, 1986, the City
Commission adopted Resolution 86-63 directing
the City Clerk to transmit proposed amendments
to the Miami Comprehensive Neighborhood Plan
1976-1986 for certain properties as recommiended
in the "SW 21th Avenue - A Gateway to Coconut
Grove: A Planning Study of Development and
Traffic Impacts" (August, 1985) to the Florida
Department of Community Affairs for cownei t and
further established public hearing dates for the
above.
PLANNING DEPARTMENT Withdrew the item at the City Commission Meeting
of April 22, 1986 for improper notice. Filed a
new, corrected application.
RECOMMENDATIONS
PLANNING DEPARTMENT Approval
PLANNING ADVISORY BOARD At its meeting of May 14, 1986, the Planning
Advisory Board adopted Resolution PAB 14-86
by a 7 to l vote, recommending approval, in
principle, of the above.
CITY COMMISSION At its meeting of May 22, 1986, the City
Commission continued action on the above.
At its meeting of July 24, 1986, the City
Commission adopted Motion 86-644 deferring the
"SW 27th Avenue Study" until a traffic study,
presently being conducted by the Planning Depart-
ment, is completed within the next 90 days.
PAB 5/14/86
Item #1 .,
Pa
M,
MY OF
'86 OCT 15 All *6
it T
Q
TRAFFIC IMPACT OF PROPOSED ZONING ALTERNATIVES
S.W. 27TH AVENUE IN COCONUT GROVE
Summary of Significant Conclusions
* Existing (1986) capacity of S.W. 27th Avenue is based on the existing 3-
lane roadway section. Future capacity is calculated based on the five -
lane section programmed for approximately 1992.
* Peak hour traffic volumes on 27th Avenue in 1986 average approximately 542
vehicles per lane, or about 90.3%, of capacity.
* If the zoning along 27th Avenue is unchanged and properties are built out
to practical maximums, peak hour traffic volumes will average
approximately 354 vehicles per lane, or about 59% of capacity.
* If the proposed rezoning is approved, and buildout maximizes a
residential/commercial mix, peak hour volumes will average approximately
vehicles per ane, or about 65.7% of capacity.
* If the proposed rezoning is approved, and buildout maximizes a office/comm
ercial mix, peak hour volumes will average approximately 395 vehicles per
aT ne, or about 65.8% of capacity.
* The reduction in per -lane peak hour volumes and the creation of excess
capacity on 27th Avenue will reduce pressures that now foster traffic
intrusion in adjoining residential neighborhoods, irrespective of the
zoning alternatives adopted.
The following pages contain the detailed assumptions, methodology, counts and
projections supporting these conclusions.
{
J
a
SUMMARY OF PROJECTIONS OF TRAFFIC VOLUMES AND CAPACITIES
UNDER THREE ZONING ALTERNt.TIVES
S.W. 27TH AVENUE IN COCONUT GROVE
Alternative 1 -- Buildout under present zoning regulations
Projected ADT (24-hour)
21,570
Percent increase over 1986
volume
8.7%
Peak hour volumes per lane,
1986
542 (90.3%
of
capacity)
Peak hour volumes per lane,
buildout
354 (59.O0o
of
capacity)
Alternative 2 -- Buildout under proposed zoning
regulations:
Maximum resien is commercia mix
Projected ADT (24-hour)
24,000
Percent increase over 1986
volume
20.9%
Peak hour volumes per lane,
1986
542 (90.3%
of
capacity)
Peak hour volumes per lane,
buildout
394 (65.7%
of
capacity)
Alternative 3 -- Buildout under proposed zoning
regulations:
Maximum office7commercial mix
Projected ADT (24-hour)
24,110
Percent increase over 1986
volume
21.4%
Peak hour volumes per lane,
1986
542 (90.3%
of
capacity)
Peak hour volumes per lane,
buildout
395 (65.8%
of
capacity)
� M
• • • 0 i.
a
a
a
S.W. 27TR AVENUE ZONING ALTERNATIVES
Tigertail to S.W. 28th Terrace
Future Build -Out Scale
Measurements
Alternative 1
Alternative 2
Section
Use
Units
Existing
Resid/Comm
Office/Comm
South
Tigertail
Resid.
Dwelling Units
481
193
0
To
Comm.
1,000 s.f.GLA
0.0
115.5
115.5
Bird
Office
1,000 s.f.GLA
0.0
0
111.2
North
Bird Resid. DU 211 128 128
To Comm. 1,000 GLA 71.9 95.2 95.1
SW 28 Terr Office 1,000 GLA 0.0 0.0 0.0
Total
Tigertail Resid. DU
To Comm. 1,000 GLA
SW 28 Terr Office 1,000 GLA
692 321 128
71.9 210.7 210.7
0.0 0.0 111.2
M--
0
s
19
s
3
•
S.W. 27TH AVENUE ZONING ALTERNATIVES
Tigertail. to S.W. 28th Terrace
Two -Way Daily
Traffic enera i on
-Traffic At Buildout-
A1 ternati ve 1
Alternative 2
Section
Use
Existing Resid/Comm
Office/Comm
South
Tigertail
Resid.
3180 1280
0
To
Comm.
0 6520
6520
Bird
Office
0 0
1520
Subtotal
3T8Q 7M
SUM —
North
Bird Resid. 1390 840 840
To Comm. • 4060 5380 5380
SW 28 Terr Office 0 0 0
Subtotal STM_ rim -
Total
Tigertail Resid. 4570 2120 840
To Coma. 4060 11900 11900
SW 28 Terr Office 0 0 1520
Total 1 909 - TMO nm
Increase From Existing at Buildout and %
South Sector 4620/145% 4860/15%
North Sector 770/14% 770/14%
Total 5390/62% 5630/65%
a
S.W. 27TH AVENUE ZONING ALTERNATIVES
Tigertai►
To -,.W. zatn ►errace
Peak
Est
SW 28 Terr
Period
Factored
1
Sums
1985 ADT
3236
19,700
AA _ 53`7
%
fi
A� :34L
PAA' It rd Rd
pm, 4$ZL
proq= i-f'I
i
f
AI►S= iuo
P �4Xf
p^q+4S1
3013
18,400
Qyt: ��
4
��� 4ftgertail
�►
14M=���
�
J4�OA= ft�f
Qat =167
1846
119234
AYr- II,Z*3'V
(Act)
APO 1Y�
= t*
f
4mr.I
At' `: 8ayshore
oA
April 1985
AWDT and T.M. Counts
Ac tua l
Al - 8-9 AM
PM - 5-6 PM
Est
1986
ADT
20,500
19,200
115700
i
a
S.W. 27TH AVENUE ZONING ALTERNATIVES,
Existing (1986) S.W. 27th Avenue Daily Volumes: ,
South Sector: 19,200
North Sector: 20,500
Average: 19,850
Assume 1/2 of full buildout under existing zoning is in place, and traffic
distribution is 5/8 to/from North along 27th Avenue (toward South Dixie
Highway), 3/8 to/from South (toward South Bayshore Drive).
Existing non -development background traffic:
South: 19,200-(1/2) 5/8 (3100/2) - 3/8 (5450/2)-17,700
North: 20,500 -(1/2) 5/8 (5450/2) - 5/8 (3100/2)-18,700
Average 18,200
Future traffic at buildout of zoning (ignoring background thru traffic growth)
- Zoning Category -
Existing Alternative 1 (Comm/Resid) Alternative 2 (Comm/Off)
South 20,740 22,460 22,550
North 22,390 25,520 25,660
Average 210570 24,000 24,110
i
A
4
S.W. 27TH AVENUE ZONING ALTERNATIVES
FUTURE VOLUME COMPARISON OF
ALT. 1 & ALT. 2 TO
EXISTING ZONING AT BUILDOUT
Sector
Alt. 1
Alt. 2
Increase
over
So.
1720
1810
raffic with
Existing
No.
3130
3270
Zoning
Avg.
2430
2540
% Above Existing
So.
8.3%
8.7%
Zoning
No.
14.0%
14.6%
Avg.
11.3%
11.8%
Comparison
to current traffic
on S.W. 27 Avenue
Existing
Alt. 1
Alt. 2
Current
(199200)
Increase
So. 1540
3260
3350
(20,500)
Involume
No. 1890
5020
5160
(19,850)
Avg. 1720
4150
4260
So. 8.0%
17.0%
17.4%
% Increase
No. 9.2%
24.5%
25.2%
Avg. 8.7%
20.9%
21.5%
86r860 12,
3
a
4
S.W.
27TH AVENUE ZONING ALTERNATIVES
Ca1c. Future Traffic Estimates: At Buildout:
A. Existing Zoning:
1. South
Sector = 17,,700 + (112) (5/8) (3,180) + 3/8
(5,450) =
20,740
2. North
Sector - 18700 + (1/2) (5/8) (5450) + 5/8
(3,180) =
22,390
Average: 21,570
B. Alternative 1: (Residential & Commercial)
1. South
Sector: 17,700 + (1/2) 5/8) (7,800) + 3/8
(6g 20) =
22,460
2. North
Sector: 18,700 + (1/2) (5/8) (6,220) + 5/8
(7800)
= 259520
Average: 24,000
C. Alternate
2: (Office/Commercial)
1. South:
17,700 + 1/2 (5/8) (8p40) + 3/8 (6,220) =
22,550
2. North:
18,700 + 1/2 (5/8) (4220) + 5/8 (4040) =
25,660
Average: 24,110
s
Assumptions
A. Residential:
a
1. Multi -family tow rise
2. Gen 6.6/du
B. Commercial
1. 1/2 Specialty shops 40.7/GLA
1/4 Restaurants 74.9 Gross
(GLA/Gross 90%)
1/4 Equiv. small shopt ct. 117.9 GLA
2. 20% overall internal, on -street and/or auxiliary use equiv.
3. Overall - [0.5(40.7) + 0.25 (74.9/0.9) + .25 (117.9)10.80 = 56.5
C. Off ice
1. Gen at 12.3 GLA
GLA/GBA 0.9 * 12.3/0.9 = 13.7 GLA rate
D. Half of uses under existing zoning are in place.
E. Coment AWDT - 25,200
F. 1/2 of existing zoning increase (1/2 of total) is representative distribution
of related uniform district along 27th
G. Other uses:
Future AWDT 27 Ave typ =
AWDT Existing + 1/2 Future Zoning - 1/2 (1/2 Existing Build)
W�86e %q
il
44. 27TH AVENUE - A GATEvAY TO COCONUT GROVE
REPORT ON RESULTS OF WORKSHOP MEETINGS WITH OWNERS AND RESIDENTS OF THE AREA.
DULY, 1986
1. INTRODUCTION
1.1. Purpose
The existing conditions of development and the quality of the
buildings located along 27th Avenue make it necessary for the
Planning Department to create, through planning and zoning
instruments, an environment suitable for growth congruent with the
importance and role of the Grove within the City of Miami. -
These proposals have to take into consideration the
characteristics that everyone wants to retain in the area, and at
the same time create incentives to generate quality developments
along the main access to Coconut Grove.
1.2. Status
Several informal meetings and formal hearings had been held with
the attendance of owners and neighbors in order to receive input
and to give information as to the process of the studies. During
the City Commission meeting of May 22, 1986, the Commissioners
decided to take a final round of discussions, a workshop, between
• interested parties and the Planning Department to try to reach
areas of agreement in as far as the land use and intensity
proposals. Now, the Study is ready, after the last three
workshops, to be considered by City Commission. If approved, the
Page 1
86-860
t_
2.
2.1.
2.2.
2.3.
2.4.
rezoning actions
must take
place with a public
hearing before the
Zoning Board and
two public
hearings before the
City Conwission.
PRESENT CONDITIONS
Stud Area
The analysis was undertaken on a large area from 27th Street to
the Bay and from 22nd Avenue to 32nd Avenue, with a concentration
on the 27th Avenue axis and its immediate surroundings.
Land use and existing zoning.
The pattern
of
land use and existing
zoning
is
complex, better
explained in
the
plans included at the
end of
this
report.
Traffic
This is a problem today, there is traffic infiltration through the
residential districts, there is a pattern of intersections on the
east side of 27th Avenue that reduces capactity to move present
traffic loads, and what is more improtant, 27th Avenue can not be
used by pedestrians because there are no sidewalks that lead you
anywhere.
Infrastructure
As currently zoned, the sanitary sewer capacities are adequate for
the area. The City of Miami Public Works Department, in
conjunction with the Miami -Dade Water and Seer Authority, is
currently reviewing the rezoning scenarios in order to determine
the potential impact on the water and serer systems in the area.
Should improvements to the systems be required the planning
Department recommends that such costs be bonne by the developers.
Page 2 136-860
0
3. ISSUES
Regarding the S.W. 27th Avenue Corridor, several issues of concern
have been identified including:
3.1. Impact of proposed S.W. 27th Avenue Widening (to 4 lanes) in terms -
of existing development, increased traffic, and future land use.
The facility must be designed to improve the corridor's aesthetic
appearance while minimizing traffic intrusion into the residential
areas.
3.2. Relationship to the Coconut Grove Transit Station, future
development on and around the station site, and proximity to
Metrorail.
3.3. Growth pressure and its impact on community support systems (e.g.,
traffic carrying capacities, water and sewer facilities).
3.4. Scale of existing developments and appropriate scale of proposed
development in terms of height of structures, lot coverage, open .
space, bulk of structures as it affects light and air;
compatibility with adjacent low density neighborhoods and the
provision of su.table buffers.
3.5. Housing Impacts. Replacement of housing units on S.W. 27th Avenue
and redevelopment of poorly maintained stock should occur through
an increase in density in the area west of S.W. 27th Avenue and
provision for a minimum percentage of housing in the mixed use
developments.
r
Page 3 ��
4. CONCLUSIONS
The workshop proved to be very beneficial and yielded consensus on
the majority of important issues.
* Improvement on
27th
Avenue
- Evoryone
agreed
that the
existing
conditions on
27th
Avenue
should not
remain
without a
serious
attempt for improvements.
* Pedestrian Character - Those improvements must include a
pedestrian atmosphere in order to connect the Metro Station to
Dinner Key and the Village Center.
* Traffic Restrictions - Existing traffic intrusions and possible
future increases of it must be dealt with deterrents in order
to preserve the residential character of the neighborhoods.
* Land Use - Land .use must remain unchanged from the existing
regulations, except for the four lots located between 27th
Lane, 28th Street, and 26th Avenue, and for those lots fronting
generally .on 27th Avenue, south of Bird Avenue to Tigertail and
Day. The mixed use would follow a jagged pattern on its
eastern boundary due to ownership lines.
* Intensity of Use - The intensity should be increased along
Cocoanut Avenue and on the east side of Center in order to
create incentives for redevelopment of delapidated housing
stock; also along 27th Avenue, within certain restrictions that
will not affect the stability of sound residential areas.
* Edge Condition - The most sensitive area is that comprised by.
lots abutting proposed changes; appropriate buffers should be
implemented with no transitional uses.
Page 4
8-0
W
i
It -
S.
5.1.
* Perspective Views and Scale of Development on 27th Avenue -
Height limitations and adequate light planes should be part of
the design restrictions.
* Special District - The relevance of this sector of 27th Avenue
makes it necessary to create a special design with very
specific conditions of development.
* Traffic Study - This study is to be complemented by a traffic
study to measure the degree of intrusion into the residential
areas.
* Cross Section of 27th Avenue - In order to take full advantage
of the opportunities offered by the programmed widening of 27th
Avenue, the City should prepare a cross section design
congruent with the quality of expected development.
* Areas of differences in opinion:
Time of implementation of traffic study
Payment of cross section design for 27th Avenue by the City
of Mi ami
- Resident on Cocoanut Avenue, disagrees on am• changes.
RECOMMENDATIONS
Land Use and Intensity
Along 27th Avenue from 28th Street to approximately Tigertail, �
1_
except for what is already zoned SPI-2, a unified mixed use
district, similar to the RO-2.1/5.5 designation, but with
additional conditions, which will open the following alternative:
Page 5
t
Two levels of retail and or service establishments and one
level of offices or residential for a maximum of three
levels, or
* One level of retail and or service establishments and up to
three levels of offices or residential for a maximum of four
levels.
* The maximum intensity would be an FAR of 1.0
* Setbacks
- Front yards 0'
ft Side yards 0'
Rear 15', of which 10' shall be generously landscaped.
Light planes
- Maximum height (Plane III) of 50'
ft Side and rear light planes as per Zoning Ordinance
9500. Tables 2 and 4 of Schedule of District
Regulations.
Front plane II of 24' and light plane of 630
* Parking, Open Space, Livability Space, Recreation Space as
established in Zoning Ordinance 9600 through LUI system and
tables 1 and 3 of the Schedule of district Regulations.
North side of Cocoanut Avenue, from Virginia to 27th Avenue,
except for those lots which are already zoned ROW2.1/5, a
me
6-3
development potential as established by the RG-2/5 zoning
designation with an SPI-3 overlay and an additional
restriction of height to W .
South side of Cocoanut Avenue, from Virginia to 27th avenue,
except for those lots fronting the latter, a townhouse
district (RG-2.1/3.3) with a potential FAR of .40 and height
limitation (Plane I1I) of 25' and an SPI-3 overlay.
East side of Center Street; from Cocoanut Avenue to
approximately Day Avenue; the same characteristics as for
the south side of Cocoanut, except for those lots already
zoned SPI-2.
Lots in Block 2, bounded by 27th Lane, 28th Street and 26th
Avenue. (RO-1/4).
5.2. Traffic Intrusion
Stop signs in appropriate locations as a first measure. If it
does not work a more radical proposal, use of a one way street
system, except for service and emergency vehicles. Both actions
to be analyzed jointly by the Public Works Department and the
Planning Department, and the first one implemented by the time any
rezoning is granted for the specific area.
Proposal of closure of Inagua between 27th Avenue and Aviation.
5.3. Traffic Study
This study is to be undertaken in order to measure traffic
intrusion and to analyze the measures already mentioned.
Pae7
4 86-0
_ � k
i
5.4. Cross Section of 27th Avenue
A design taking full advantage of the designated 100' R.O.W. with
15' side walks to provide for predestrian traffic and projection
of a bike path.
Page 8 86-860
err
j
0
wM.-"wTA
�Y
1Sl
' '��t.�
a
s
4
"DEDICATED TO PROTECTING AND PRESERVING THE UNIQUE LAND AND LIFESTYLE OF COCONUT GROVE."
THE ASSOCIATION 'tic
3100 JEFFERSON STREET, COCONUT GROVE, FLORIDA 33133 305 858 6600
22 July 1986
Dear Mr. Mayor and Commissioners&
Since our letter of June 22, 1966 concerning the S.W. 27th
Avenue study the Department of Planning held another workshop on
July 10, 1986. Because this was an afternoon session those atten-
ding showed a disproportionate number of commercial land owners
compared with resident -property owners in the Grove area and the —
results reflect this imbalance.
First, we wish to commend Mr. Guillermo Olmedillo for his
patient efforts to arrive at a solution to this difficult problem
in which the department is caught between the desires of landowners
who wish to have the zoning of their properties changed as to use
and greater density and the large body of residents in the area who
are convinced that such changes will affect adversely the residential
quality of life in the Grove.
The report of the results of the workshop meetings prepared by
the Department states that concensus was reached on various items,
but incorrectly includes in these items the matter of land use be-
tween Bird Avenue and Tigertail and Day Avenue.
:'re position of this Association is as follows:
1. It is of the opinion that from Bird Avenue to U.S.1 the cur-
rent RO-2.1/5 and CR 2/7 is adequate to make development of
under -used land attractive and that the proposed increases in
density are not necessary. However, they do not radically
change the land use and are tolerable.
2. It is of the opinion that the existing RG-1/3 on either side
of Cocoanut Avenue permits feasible and desirable re--develop-
went and that the proposed re -zoning is bath unnecessary and
undesirable.
However, should the Commission desire to approves an in-
crease in density, such re -zoning should apply only to the
north side of Cocoanut Avenue.
3. It is adamantly opposed to the proposed changes from Bird to
Lincoln and Day which would replace the president residential
character with R/O that would also allow retail and service ��;
L]
r]
Tigertail 2
41
establishments.
There is existing zoning for commercial use near U.S.1 and
at Bird and S.W. 27th Avenues which has not been utilized to
the full. There is no public need for additional such facili-
ties between Bird and Lincoln and Day.
Because the ownership of lots in this sector is in several
hands and redevelopment of many of the existing structures
does not appear to be desirable or economically feasible now,
even under the proposed zoning, those lots that may probably
be re -developed under revised zoning would have narrow fron-
tages and the resulting street facade would be a hodge-podge
of commercial store fronts, residential and office buildings,
rather than the elegant city boulevard envisioned by the De-
partment. Bhis boulevard could be achieved only if large
frontages were developed by a single developer as contiguous
units. It appears to be unlikely that this will happen.
Moreover, there are approximately 12 landowners with va-
cant lots or rental units and 27 condominium owners in the
Bird to Lincoln and Day section. There are approximately
210 living units in these buildings. Not all the landowners
are likely to use the proposed land use change, except to at-
tempt to sell their property for an increased price. Their
taxes will go up as will those for the condominium owners,
the value of whose property will go down. Vide: the proper-
ties near Grove Professional Building and Grove Forest. Most
of the 210 residential units will be removed from the housing
inventory, decreasing the amount of affordable housing in the
Grove.
The present RG-2/5 in this sector should be retained.
4. It supports the clean-up and beautification of S.W. 27th Ave.
--but not to the standards north of U.S.1, and we believe
that such improvements will"increase the residential desira-
bility of the Avenue and desire to see this residential charac-
ter retained.
5. In order to achieve a high quality in buildings and re -deve-
lopment along S.W. 27th Avenue we support the idea of an S.P.I.
district to control the underlying zoning districts.
The provisions of such an S.P.I. district need careful
study and details of it should not be adopted at this stage.
We urge you to support the desires of the majority --the resi-
dents of the Grove --over those of the few commercial land owners
I
4
a
Tigertail 3
who wish to profit at the expense of the majority.
We also urge that a final decision on the plan be withheld
until the promised traffic study has been made and analyzed.
President
Tigertail Association
cc: Sergio Rodriguez --Planning Department
Miami Civic League
Zoning Board
C.G. Civic Club
Miami Herald
C.G. homeowners & Renters
C.G. Home owners Association
t 4o 92-
00
July 15, 1986
Mr. Cesar Odio
City Manager ' '
City of Miami Y 'IA.
500 Pan American Drive
Miami, Fl. 33133
Dear ter. Qdioc
We represent the owners and residents of the Treehouse Townhouse
Complex 3020 through 3060 SW 27 Avenue, which as the address
indicates, fronts directly on SW 27 Avenue, south of Bird Road, in
Coconut Grove.
We strongly oppose the present zoning proposal (aka "Gateway to
the Grove") now before the Planning Commission. By attendance at
multiple City Planning Commission meetings and workshops, our
opposition has been voiced. Indeed, the local resident property
owners in this affected area, by majority, oppose the proposel plan,
which as you are aware, is without a sufficient traffic engineering
study. The proposed change in zoning will result in:
Increased density.
Increased non-residential traffic.
Increased parking problems.
Increased crime.
Increased noise.
Increased pollution.
We support improvement in our community, not zoning changes which
will adversely effect our neighborhood and quality of life.
Please again recognize our strong opposition to the present zoning
changes before the Planning Commission. Please support us as we
have supported you'..
Sincerely,
pse
's OFFICE
2' 21
77w Coconut Grove Azociation/Spo?uor of 77)e Coconut Grove Arts Festival
2980.11cfarlaue Road/Smite 20G; l'bst O11ce Box 330'57
Coconut Grore. Florida 33133/Telephone (305) 4470401
June 23, 1986
a
The Honorable Cesar Odio
City Manager, City of Miami
3500 Pan American Drive
Miami, Florida 33133
Dear City Manager Odio:
P
As Executive Director for the Coconut Grove Association,
sponsor of the annual Coconut Grove Arts Festival, I am
most interested in the proposed transformation of South-
west 27th Avenue into a commercial street.
The Coconut Grove Association was formed in 1963 by a
group of Coconut Grove residents to encourage cultural
growth in the creative arts and to feature the unique
character and history of the Coconut Grove area. We are,
therefore, concerned that the future growth of Southwest
27th Avenue, the "Gateway to the Grove", be carried out
in a well -planned and organized manner.
The Coconut Grove Association endorses the City of Miami
plan for the programmed development of Coconut Grove by
creating a unified zoning district along Southwest 27th
Avenue and urges your favorable review and approval.
Since ,ely,
L
Teiril Ston`e����—_
Executive Director
9
M
JACK R. RICE, JR.
ATTORNEY AT LAW
AwtA CODt 308
042-0140
N:-0360
LOCATION:
a•:A N. W. RINST ST*CCT
Sergio Rodriquez
Director
Planning Department
275 N. W. 2nd Street
Miami, Florida 33128
June 11, 1986.
Attention: Guillermo Olmedillo
�.=.e .
MAILING eDCpCS A:
P. O. sox 36003/R
1► IAMI, PWIaDI SMS
1
2Z '
12._
Re: S.W. 27th Avenue Study and Rezoning adjacent
property from Bird Road to Tigertail from
Moderate to High Density Residential Designation
to Residential/Commercial Designation.
Dear Director Rodriquez:
I represent Dr. James G. Robertson who owns the apartment
buildings located at 3130 S.W. 27th Avenue (Lot 2, Blk 8,
PENT HOMESTEAD, PBA/45); 3148 S.W. 27th Avenue (Lot 7 less
ST, CORNELIA M DAY SUB PENT HOMESTEAD, PB3-5 & 3-16);
and 2710 Shipping Avenue (Tract A, MARQUEZ APARTMENTS,
PB78/97); total land area 63,700 square feet t.
Dr. Robertson objects to (1) widening 27th Avenue to
100 feet, and (2) rezoning the property to high density
residential/commercial for the following reasons.
1. WIDENING 27th AVENUE
A. The widening of 27th Avenue would place the noise and
traffic immediately adjacent to the buildings.
B. Would require the removal of all parking spaces facing
27th Avenue, presently utilized by the tenants.
C. Would result in the building be non -conforming due to
the lack of vehicle parking.
D. There also would be inadequate space for the placing of
trash and garbage pickup.
E. Feeder traffic streets to 27th Avenue would be inadequate
to serve a street of the proposed magnitude.
F. Traffic in Coconut Grove presently is rated E by the
Engineering Department which means it permits little or
no movement of traffic; during certain periods the
rating is F--no movement of traffic:.
PV
Director Sergio Rodriquez
Planning Department -2-
June 11, 1986.
G. .Main Highway south of the Coconut Grove business district and
South Bayshore Drive north of Aviation Avenue are designated
historic roadways. This prevents the widening of these streets
in excess of their present limitations --I lane in each direction.
H. The Planning Department originally suggested that streets
easterly of 27th Avenue be blocked to traffic, recognizing the
widening of 27th Avenue would feed substantial through traffic
into the residential areas. The blocking of the streets are not
presently contemplated, however, the congested movement of
traffic, if 27th Avenue is widened, in these areas is a certainty.
I. Streets to the u�tb of 27th Avenue from Bird Road to Tigertail
are further inadequate to absorb the increase in traffic that
the widening of 27th Avenue would assure.
J. The current traffic study of the Coconut Grove area should be
completed before any action is taken concerning the widening of
27th Avenue or tl,.e construction of additional commercial.
K. The study as presently contemplated will not meet the needs of
Coconut Grove and would tend to further congest the area due to
the -generation of additional vehicular traffic movement.
L. The existing traffic patterns will require the :losing of any
vehicular traffic to downtown Coconut Grove unless there is a
complete re -thinking of traffic movement in the area with the
probability of the widening of all throughfares.
M. The widening of 27th Avenue would further induce motorists to
continue south on 27th Avenue rather than utilizing U.S. #1
which would place them'in a position in entering an area with
streets inadequate for additional vehicular traffic.
For the above reasons, it is suggested that 27th Avenue be restricted
to a 62 foot width that would provide a moving lane in each direction,
a turning lane to facilitate the continued movement of traffic and
the construction of curbs, gutters and sidewalks. This would insure
the continuing use of parking for abutting property owners and
facilities for traffic and gargabe.
2. REZONING
A. Substantial amounts of property along 27th Avenue are presently
improved to their highest density and it is not contemplated
that my client would demolish the existing structures (3 large
apartment buildings) solely to provide additional commercial
useage.
M
Director Sergio Rodriquez
Planning Department 10$- June 11, 1986.
B. To the rear of the property is a narrow street that separates
the apartment from development to the south. This also would
apply to the property on the east side of 27th Avenue as the
property to the rear of the 27th Avenue frontage is likewise
fully developed apartment use.
C. The enlargement of the area for residential/commercial and
high density residential would further increase the traffic
flow on the existing narrow feeder streets, totally inadequate
for the movement of traffic for any purpose other than low
density residential use.
D. Prior to having hit and miss types of suggested rezoning for
properties abutting 27th Avenue, there should be a more compre-
hensive study of the entire Coconut Grove area from one block
east of 27th Avenue to 32nd Avenue, including the business
district of Coconut Grove.
E. Increased commercial use is not warranted due to the existing
Z5% vacancy factor in this type of development.
F. The existing new construction in the area being studied is more
than adequate for the present needs of the area.
G. The rezoning of the property will result in an immediate increase
in the land assessment for ad valorem tax purposes.
CONCLUSION
It is recommended that the widening of 27th Avenue be restricted to
62 feet as recited above and that the zoning of the area abutting
27th Avenue easterly of Bird Road remain in its existing classifi-
cation of moderate residential designation.
Note: We recognize there is existing business development on
Bird Road at 27th Avenue.
JRR/ f r
ly,
Jack R. Rice, Jr.
Attorney for Dr. J
G. Robertson
33
Cal
F1
TFIMIMaN EO. RM7VION
May 22, 1986
0
The Honorable Mayor Suarez
The City of Miami Commission
Ci*y Hall
3500 Pan American Drive
Miami, Florida 33133
Re: Rezoning of S. W. 27th Avenue
A Gateway to Coconut Grove
Dear Mayor Suarez:
I am the Managing Partner of the long-term Lessee of
the Property described as follows:
Lot 7,8,9,10,11 and 12, in Block 2 of KING
PARK, according to the Plat thereof, recorded
in Plat Book 5, at Page 112, of the Public
Records of Dade County, Florida; together
with all improvements located thereon, including
one commercial building of approximately 12,000
square feet, more or less.
In regards to the above referenced rezoning, I support
the Planning Department and the work they have done
and I urge the adoption of this plan.
Sincerely, !
Charles E. Gottlieb
CEG:slm
8ubndtted into the public
record in connecticn wit,
item P on"
Matty I- l_r J
City Qjer.1C
247 S W. 27th Avenue a Miami. Fk+nda 33133 . (305) 444.5400
DON SACKMAN
2201 S.W. 27 LANE
COCONUT GROVE, FLORIDA 33133
MAY 220 1986
CITY OF MIAMI
BOARD OF COMMISSIONERS
3500 PAN AMERICAN DRIVE
COCONUT GROVE, FLORIDA 33133
RE: PROPOSED 27TH AVENUE STUDY
LADIES AND GENTLEMEN,
HAVING BEEN A RESIDENT OF COCONUT GROVE FOR MANY YEARS
AND HAVING MY BUSINESS LOCATED THERE, I WILL BE GLAD TO
SUPPORT THE PROPOSED CHANGES RECOMMENDED IN THE 27TH
AVENUE STUDY CONDUCTED BY THE CITY OF MIAMI PLANNING
DEPARTMENT. THE PROPOSAL TO IMPLEMENT THESE CHANGES
SHOWS GREAT AWARENESS OF THE NECESSITY TO KEEP A
COMMUNITY GROWING.
THE 27TH AVENUE AREA IS A NATURAL CHOICE FOR THE PROPOSED
GROWTH AND CHANGE IN DENSITY WITH ITS NEW METRO RAPID
TRANSIT STATION AT U.S. I AND 27TH AVENUE. 27TH AVENUE
WITH ITS NEWLY WIDENED LANES OF TRAFFIC MAKES A NATURAL
ENTRANCE WAY INTO THE HEART OF COCONUT GROVE AND CAN
SUPPORT A CHANGE IN DENSITY.
YOU HAVE MY FULLEST SUPPORT IN THIS MATTER.
SINCERELY,
DON SACKMAN
Submitted into the public
record in connection with,
item p on 6. 2 4b _ .
Matty h -i
city ci0i.z 35
86-860
feonard A. Ralby & Sons
May 21, 1986
The Honorable Mayor
The City of Miami Commission
City Hall
3500 Pan American Drive
Miami, Florida 33133
Re: S.W. 27th Avenue - A Gateway to Coconut Grove
Dear Mr. Suarez:
I am the property owner of Lots 3,4,5 & 6 on S.W. 28th Street and
Lots 19 & 20 on Andros Avenue. In regards to the above referenced, I
support the Planning Department and the work they have done and I urge
the adoption of this plan.
Submitted into the public
record in connection with
item " 9 on
Matty Hirai
City Clerk
- ��.O. 13„x .i.ic,i�= • Illiu�ni, f•1„ciil,, .i.i'.;.�-c �ii � �
DAVID H. CARRINGTON, AIA
4095 LA PLAYA BLVD.
COCONUT GROVE, FLORIDA 33133
MAY 20, 1986
CITY OF MIAMI
BOARD OF COMMISSIONERS
3500 PAN AMERICAN DRIVE
COCONUT GROVE, FLORIDA 33133
RE: PROPOSED 27TH AVENUE STUDY
DEAR COMMISSIONERS:
AS A RESIDENT AND BUSINESSMAN OF COCONUT GROVE,
I AM IN FULL_ SUPPORT OF THE PROPOSED CHANGES REC-
OMMENDED IN THE 27TH AVENUE STUDY BY THE PLANNING
DEPARTMENT. THESE CHANGES WILL PROMOTE FUTURE
DEVELOPMENT, WHICH WILL BE THE CATALYST FOR FUTURE
USE OF OUR UNDER-UTILIZED METRORAIL SYSTEM. 27TH
AVENUE SHOULD BE THE GATEWAY TO THE GROVE, WHICH
CURRENTLY HAS A BAD IMAGE. THESE CHANGES WILL HELP
PROMOTE RESPONSIBLE DEVELOPMENT.
AS A RESIDENT OF COCONUT GROVE, THIS CHANGE IS
NECESSARY, AND I SUPPORT YOU.
S E i..Y,
DAVID H. CARRINGTON, AIA
DHC/PW
Submitted into the public
record in connection with
item Pz� on�._
Matty Hirai
City Clerk
3�
—WO
Ll
May 20, 1986
Miami City Commission
3500 Pan American Drive
Miami, Florida 33133
Dear Sirs:
Interdevco, Inc. is the developer of Grove Square, a mix use development
located at the intersection of Mary Street and Florida Avenue.
The Grove Square project has been carefully planned to contribute to the
urban progress of the Grove without depreciating its unique village flavor.
Interdevco, Inc. is a firm believer of planned development as a factor of
positive progress, when it is totally respectful of the inherent urban
characteristics of each environment. With regard to this, I would like to
give my support to the Planning Department's recommendation for the
improvement of Southwest 27 Avenue, which is being presented for your approval.
Cordially yours,
/ a
r Jose Aixe
riol
ChieutiveOfficer
JMS/mef
Submitted into the public
record in connection with
item on E� r4
Mratty Hirai
City Clerk
Ni* Wcm,, jower
IR
i
a
F1
B A L DW I N
:)--'d SA` VM AN. AIA
:,'A, C A??ING ON A!A.
S A C K AA A N
MAY 16, 1986
CITY OF MIAMI
BOARD OF COMMISSIONERS
3500 PAN AMERICAN DRIVE
COCONUT GROVE, FLORIDA 33133
RE: PROPOSED 27TH AVENUE STUDY
LADIES AND GENTLEMEN:
oEDPODIEZ.
KAT-4WN A.DRIDGE "v'ER:O"• DES_�
AS A RESIDENT AND BUSINESSMAN OF COCONUT GROVE, I
WOULD LIKE TO EXPRESS MY STRONG SUPPORT FOR THE PROPOSED
CHANGES PUT FORTH IN THE 27TH AVENUE STUDY CONDUCTED
BY THE CITY OF MIAMI PLANNING DEPARTMENT. THE PLANNING
DEPARTMENT HAS SHOWN LEADERSHIP AND FORESIGHT IN PRO—
POSING THAT THESE CHANGES BE IMPLEMENTED.
IT IS MY OPINION THAT THE 27TH AVENUE AREA IS A VERY
LOGICAL AREA FOR THE PROPOSED GROWTH AND INCREASES
IN DENSITY. I ENVISION 27TH AVENUE AS A NEW BEAUTIFUL
GATEWAY TO COCONUT GROVE, AND A MAJOR FEEDER FOR THE
COCONUT GROVE METRO RAPID TRANSIT STATION AT 27TH
AVENUE AND U.S. 1. IT IS VERY APPARENT THAT A STREET
SUCH AS 27TH AVENUE, WITH ONE HUNDRED FOOT RIGHT OF
WAY, CAN AND WILL SUPPORT THE PROPOSED CHANGES. PLACING
NEW OFFICES AND LIVING UNITS AT OR CONTIGUOUS TO THE
METRO STATION WILL, IN FACT, DECREASE THROUGH TRAFFIC
IN GENERAL.
W
AGAIN, YOU HAVE MY OUTRIGHT SUPPORT IN THIS MATTER.
SINCERELY,
GAIL B. BALDWIN, AIA
PRESIDENT
GBB/PW
Submitted into the -
"'d in cOnnecfio..:
item P on �-
City
l
p—A LD\NIN SACK M A N + ASSC?C IP. T ES PA RC H,TEC-rlz
e
May 16, 1986
Mayor Xavier Suarez & Commissioners
Miami City Nall
3500 Pan American Dr.
Miami, FL 33133
Gentlemen,
We are owners of property at 2912 S.W. 27th Ave. As such, we
Are in favor of the 27th Avenue Gateway to Coconut Grove Plan
as presented by the City's Planning Department.
Our building presently under utilizes the property and is in
need of improvement. It is, however, economically unfeasible
to -improve the property with its present zoned usage. Re -zoning
would allow proper utilization of the area.
Sincerely,
rf
D ne Joyce Howar eiss
Principal Princi al
Submitted into the public
record in connection with
item P2- /5 on
Platty Hirai
City Cleik
Joyce/Snoweiss Design Group, 3315 Rice Street, Suite No. 9, Coconut Grove, FL 33133, (305) 446-7694 40
STUVNN WtsoTeKY
Atroewwr At LAW
9060:8pp m Pt srwset
COOOMN G wJWW r%MIUDA 231M
cow 20
May 13, 1-986
Members of the Planning
Advisory Board
City of Miami
3500 Pan American Drive
Miami, Florida
Dear Board Members:
8A
8:Z6pm
write to express my views on the S.W. 27th Avenue corridor
proposal. In general, I think some degree of commercial development
or redevelopment along 27th Avenue and Bird Avenue is legitimate,
and that some increase in land use intensiey may be appropriate to
accomplish that purpose. The critical question is one of balance.
And I think the Planning Department is not showing very much
respect for residential uses in the overall scheme of things. Let
me give you some specific examples.
First, the most obvious area for increased intensity is on
27th Avenue, from Bird Road to Dixie Highway. The existing
residential zoning from Bird to Tigertail should be preserved, or
at least mixed with office use in a way that would require - a developer
to allocate a certain percentage of square footage to residential
uses. We have that kind of mixed use now on Mary Street and
Commodore Plaza, and there's no reason it couldn't be applied to
that stretch of 27th Avenue between Bird and Tigertail.
Asecond, and related point -s the traffic impact of the
increased land -use intensity. People, many of them with small
children, live right on Washington Street, Swanson Avenue,
Aviation Avenue, Abaco, etc. Increased traffic will make it
increasingly dangerous for these children to play ball or ride
their bikes along these streets. Moreover, the Planning Advisory
Board itself split 4-4 at its last meeting on the question whether
a traffic study should be required before the 27th Avenue Corridor
plan is recommended to the City Co=`ies on. It seems to me too
obvious for argument that you cannot have a rational planning
process that fails to take account and make provisions for the
increased traffic that will result from higher land use intensities
In this area.
To summarize, I make.three points:
1. Preserve a mandatorresidential component along
27th Avenue dtween 'Bird and Tigertail.
2. Draw the Eastern boundary of the 27th Avenue
Corridor on 27th Avenue itself.
3. Do a traffic impact study before final approval
of the proposal, making sure that it contains
adequate safeguards (stop signs, one-way streets)
to pprotect the residential neighborhood East of
27tb Avenue.
Sincerely,
41
Steven Wisotsky
STANLEY H GREENE ARCHITECT
6855 edgewoter drive 2f
coral gobles FL 33133 667.7705
May 9, 1986
Re: 2569 Trapp Avenue
owner: Progressive Design Inc.
City of Miami
Planning Director
Sergio Rodriguez
275 N.W. 2nd St.
Miami, EL '33128
Dear Mr. Rodriguez:
I own a lot on the north side of Trapp Ave. just West of
Aviation Ave. and have been following the Gateway to Coconut
Grove project with interest.
The plan is a commendable one in that it recognizes the
pressures on existing zoning and suggests a coherent plan to
guide development and limit the confusion of appeals and
variances.
My only suggestion concerns the area roughly bounded by
27th Ave., on the West; Bird Ave., on the North; Aviation Ave.,
on the East and Tigertail on the South. Sketch attached.
I believe this area adjacent to the high density develop-
ment of South Bayshore/Tigertail and medium density 27th Ave.
deserves more flexibility of development than the existing
RG-1/3 allows. I propose a minimum zoning of•RG 2.1/3.3 for
the area and perhaps higher along Tigertail.
The result would not adversely impact the RS zone to the
East and would promote more creative development and consequently
more revenue to the City.
I hope you will be able to consider the merits of this
proposal at the May 19 hearing which unfortunately I cannot'
attend. Thanks for your consideration; I await your comments.
Sir�Cerely
President
Progressive Design Iqc.
4
40 ag�
NORTH
T
• � 1
'Ile RS t/%
1511tv AVa. rQ�
'P'ROf ia6 E
RO 2.1
• G�l-c�w�4� � - �,
AREA
go V=s TA 4.
.�0��v
i N'i %IJs rTy
r 'RO 31` IX LvQIE1WT
86-Wo � `�
n
s �
(i
May 9, 1986
DALLA R IZZA & ASSOCIATES
con.sld ing engineers, inc.
1.2.1.5 O(*L%L NX .N11.E N II. FL XW (•XO,�RS-6(M
.%A
0
City of Miami ••
Planning Department +,•
275 N.W. 2nd Street
Miami, Florida 33233-0708..
Attn: Mr, Guillermo E. 01medillo
Chief, Neighborhood Division '
Re: 27th Avenue Metro -Rail Station
and Surrounding Neighborhood Property
Dear Mr. Olmedillo:
We would like to take a moment to thank you for your tine yesterday, regarding
our property's possible uses and the feasibility of constructing an office build-
ing there.
Mrs. Malver of the Zoning Department informed us that you would be pursuing the
request for zoning change at your earliest opportunity, as our property does not
qualify for us to request the re -zoning.
We will contact you on thursday of next week to find out your assesment of the
length of time this re -zoning will take and if there are any other alternatives
we have overlooked.
We appreciate your assistance.
Sincerely,
DALLA RIZZA b ASSOCIATES
CONSULTING ENGINEERS, INC. •
Juan Dalla Rizza
President
JDR:dlk _
,A.A. Orrlcts
110
33
EItT N. REYNOLDS
00OrtSSIONAL ASSOC-A- O%
"agav N. wtvNOLOS
A"CameT AT LAW
JtANNt M 40•4491L16• CLA
COAL A191STA1."
Orrices IN 001AM1 6 May 1966
ANC) r< LAtjOLMDALC
SN1Tt 1000 • CATAAN CCNTCPi
S100 SONTr. OACCL.ANO •OULCVAAD
11Is1�. ZLaSmA aaiss
MUMI (305) 667.7500
OADt =51 66- 6677
900*A..D (305 t 463 . 8877
Guillermo E. Olmedillo '
Planning Director
275 N.W. 2nd Street - Third Floor
Miami, Florida 3312P
Dear Mr. 'Olmedillo:
Re: Zoning regarding —the Gateway to the Grove Concept
This firm represents Mr. David•Welsh, the owner of property
located at 3151 S.W. 27th Avenue in Coconut Grove. It is Mr.
Welsh's desire that his property be included in the proposed
zoning changes as stet out in the proposal entitled "Gateway to
the Grove".
We would appreciate your notifying us of any public meetings
and furnishing us with any information regarding this zoning
change.
Thank you for your time and assistance.
Very truly yours,
Robert N. Reynolds
BNR: kk
cc: David Welsh
r ` q
• � i1•
• /�LAW OrrlCts
R03Wj;1W--MWf 4LDB
wwor[lsION��Aw�t�l�l L6
t986 MAY
iww[wT N. wtrNo�ow
ATVOANtt At LAW
d[ANN[ N. C*N[II k, C1^
SAL AsatwTANT
owlets IN NIANI 6 May 1986
AND!+. LAVOcwoALC
Cesar H. Odin
' City Manager
3500 Pan An Drive
Miami, Florida 33131
Dear Mr. Odin:
36�
WR[ 1000 • OATRAN CENTER
000 WU?" D^DCLANC "ULtvwwo
xLFSAMMA saws
"WWI (300) "00
"CC (305) 061.0077
swarA" (30w) .Aa • 66"
Re: Zoning regarding the Gateway to the Drove Concept
This fire represents Mr. David Welsh, the.owner of property
located at 3151 S.W. 27th Avenue in Coconut drove. It is Mr.
Welsh's desire that his property be included in the proposed
Boning changes as set out in the proposal entitled "Gateway to
the Grove".
We would appreciate your notifying us of any public meetings
and furnishing us with any information regarding this zoning
change.
Thank you for your time and assistance.
Very truly yours,
r
obert N. eyno s
RhR:kk
cc: David Welsh
i
•
0
May 6, 1986
Anx&M3 & AISIL&M5
pVOrgi8JONAL ASSOCIATION
ATTOANCTS AT LAW
334, 6ORNC4eA ORwE
COCONUTO*Ovt
NI"11 r7,oarDA amaa
. (aos) ese • *s:a
City of Miami Planning and Zoning Boards
?administration Department
275 N.W. 2nd Street, 2nd Floor
Room 226
Miami, Florida 33128
j
Re: Coconut Grove Gateway Petition (Southwest 27th Avenue Area)
Gentlemen:
Please be advised that the undersigned owners of property
situated within the development area (3341 Cornelia Drive,
Coconut Grove) are in favor of the City's granting the Petition
for the proposed zoning actions and transportation improvements
in the area described in the legal notice which the city for-
warded to us and which is the subject of a public hearing on May
14, 1986.
The only reservation that we have is that we feel the maximum
number of trees in this environmentally sensitive area should be
saved so that the City does not make the mistake of permitting
paradise to be paved over with concrete, particularly in the area
in which our office property is situated. The land is rich with
tropical foliage, live oak trees, royal palms and rare tropical
plants. For obvious reasons we would like to see as much green
space as possible maintained notwithstanding the permitted new
development. We feel that the growth in this area should be
measured and controlled rather than haphazard. With only this
reservation, we support the granting of the Petition.
Sincerely yours,
Ll
r�
m
Cam+^ S�"ri
"A
.C=J.
crLw�i —7
.rr C-
DAVID POPHAM 3115 S.W. V Ave.
Reoitw Amociue Coconut Grove, fl 33133
hwgr4: lMS) 252•IM CWIM: MIS) 443-M
•
� s+ 1
i
DONALD G. SMITH, D. D.S., P.A.
tuttc Sol • a" GRCIA
• s
CoR/►l GAes-t.s. FLORMAE 33134
,rcLc•M09sc 445 963+
May 5, 1986
i
.
Dity of Miami Planning Dert.
275 NT.X. "2nd Street
Third Floor
Miami, Florida
Re: Proposed Zoning review of property either side of
S.W. 27th Avenue between South Dixie Hwy. and
Tigertail Ave.
Gentlemen:
I am the owner (with my brother) of the two houses and property
at 2961 and 2965 Aviation Avenue.
These houses are very old and expensive to maintain in rentable
condition. Because of this, they return only minimal rents
inadequate to justify taxes, insurance and repairs. The traffic
in the area has always been excessive for residential use and is
rapidly getting even worse.
We are in agreement with rezoning to a more suitable higher use.
Sincer�.,,-
D n G. Smith and
Ro ert 0. Smith
DGS/ROS/min
r
�C'1l
3111 S.W. 27th Avenue
Apt. B
_ Coconut Grove 11 MtNA -FR'S OFFICE
Miami, Florida 33139
086 MAY -5
April 30th 1986
Mr. Cesar H. Odio
City Manager
City Hall
3500 Pan American Drive
Miami, FL 33133
RE: S.W. 27th Avenue Development;
Proposed Rezoain2 do Imarovemen
Dear Kr. Odi.o:
N
Titer
As a resident furmany years in Coconut Grove, I believe
that the proposed changes for the area mentioned above would be
a much needed improvement.
The section of 27th Avenue from Bird Road to Ti.gertai.l
is perhaps the most unsightly, depressing, low cost, multi-
family developed part of the Avenue. Therefore the proposed
rezoning would be of great benefit to Coconut Grove is general
and to S.W. 27th Avenue in particular, by;
1. Encouraging rebuidling of attractive, commercial
buildings.
2. Improving the appearance of one of the four major
gateways to Coconut Grove.
3. Upgrading the calibre of residence on the Avenue.
4. Produce more income for the City from a major,
relatively untapped area.
The present use of 27th Avenue as a gateway to Coconut
Grove necessitates improvements to the road and sidewalks, and
rezoning would produce this as well as making the area much
more attractive and safer.
Sincere `
Louise Gross
P.S. The rezoning might help discourage the use of this street
by an ever increasing number of drifters and drunks.
86-6Q �' 1
• , David F. welsh
i
2410 Prairie Avenue
: • `' '' ' '
Miami Beach, Florida 33140
,.,,,
April 17, 1936 G'0 p
� r tit
r
Mr. Cesar Odio
City Manager
a '
3300 Pan American Drive
Miami, FL 33233-0709
Reference: Gateway to Grove
27th Avenue Re Zoning
Dear Mr. Odio:
I wish to take this opportunity to express my views on the above referenced
matter. . I have been an owner for 17 years; resident 12 years at 3151 S.W.
27th Avenue, Coconut Grove.
I want to state for the record that I stand strongly
behind the City of Miami
Planning Board's proposal for Re -Zoning of 27th
Avenue, along with their
plans for protection of Residential Character for property
East of 27th Avenue.
This proposal shows a great depth of awareness of
the uniqueness of Coconut
Grove, together with realities of what 27th Avenue
actually is, ie: the main
entrance to Coconut Grove which cannot be denied.
I strongly urge your support on this matter that is
a vital link in the future
of Coconut Grove.
Sincerely
I remain,
David F. Welsh
acts"..
AN
—4, 6.
e . 9'V :,$
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..�, t .s. 1 � p o tty ft Planned t3va dings alono .SW 2T
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t afoi*-- 3T.000 : c tt . f oast
pA "2T01-03 Cay 4.- 4 v :
T1� ltTA4 i"rc+Iesa►ory�� �V �V
60.000 rc a . 4
pueveC (or 27th Rvenv0
norllr at T1I AM.
414ortmCe;1tM— n SHIP AVE' T o�
�to=•a. n.. at.nnea roe < orr a��` :•.?VA
33M 2Tlt+ Avg. � ° +� Qan►e#a+q• •�1
1
hDAY AV E +►. 4
.• Tiger Tail !•r•
I: t7 RtattssWonel
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t?M Gfove
.41
ds` •,
• - ^. _ M vIVItN E. �IMirlwan!I two" us -:.-
Good, Ahe 'Giovel.-, :
PRINCIPLES tTwo whenever the subjee + n: Broad �ezon..
in Coconut Grove
• ' nothing should be done It faer • •' t •� ;:
• the quaint, village -like t neighborhood -type'.: e
bu made Coconut Grove round floor of, or alonII _ tlal
part of South Florida. 5 0 ' or office buildings of up�6tlwt
• ghat anyo,:e does. changes to Other gateways to _`'tie",
occur in th.. Gr--we. wholly residential neigh
It Is wrh c4ese two 1 ' tsd character trust not be,
that one :niu6: consider rag area lose Its appeal. Butilslb -.. „ g
proposal Or ::'th Avenue: m, a 27th Avenue -- some or th"A a
Highway tc. Ti...-rtail Ave a --- already Include a mix of `
block we:: w 27th Avenuebe and office tines. Moreover.i�,�
ty
those points P,.-.nncrs say : r g plans to four -lane 27th .At+IV
would pro,.;do ., unified en e e early I�Os.
Grove wit :ol:; hip-ting itsSely: Only proper planning can prItIvesi the
deatisl nei;::►b.,: hr,. �:i Grove from becoming so Boat lied
Miami C :t% . n,::ttissionare Aug that it will lose its charm Thte;'�ity
Basked uri'•d ;•, permit ;. miir of agencies' proposal to change the zing
residential and buiidlia ow.' is of the whole 27th-to-Tigertall;tarea
fronting 2 ,h e:.e and to Increas&tht rather than to permit spot riming
deasi:y in t::e c..-cl. %vest of 27th Avenue makes sense. This rezoning plan would
to permit :.on:: ruction of townhomes. protect the residential Grove. and -the
= The 27th Avenue! r :Uning wa uld pstomit commissio, *therefore should approve It.
-rIRT �.+ a• � C
HOWARD V. GARY
City Manager
11
August 29, 1984
Mr. Jack Rice Esq.
P. G. Box 350638
Miami, FL 33135
Dear Mr. Rice:
S. W. 27 AVENUE BETWEEN S. BAYSHORE DRIVE AND S. DIXIE HIGHWAY
As you requested, enclosed is a copy of a sketch prepared by the
City in 1973 indicating the proposed cross section of S. W. 27
Avenue between S. Bayshore Drive and S. Dixie Highway. This
portion of S. W. 27 Avenue is now part of the County Road System
and is scheduled for design in fiscal 1985-86 and construction in
1989-90. The County has tentatively adopted the cross sectional
concept proposed by the City.
Sincerely,
llps� art- -�
illiam E. Parkes, P.E.
Assistant Director
WAM:rj
Enclosure: Cross Section Sketch
DEPARTMENT OF PUBLIC WORKS 275 N.W. 2nd Street i Miami, Florida 33128 / (305) $79.68%
DONALD W. CATHER, P.E. / Director(
50
IS *
MCI
v,
�I
SWIl'- PARMA)' ORIVIh/G "DRIVING LAA/D SCAPED G'1,?IVIAVG DPIVIA16 . PA.•FKW'4,y 5wk,.p
LALANE. ME[7IAAI :LANE LAAIE �
IP
�..�P�I CC%JVC: $U�2 ASPN. MAX. SURD
-'�"� •-� � tS l�it�i*,yam �
I7/A" 4 3
LIM'�k'C�CK BASE CU 45 LAMEWOC;x' BASE j
- CC)n/CRE 7` E F� �GU TTFr,Q
CUF'5 GUTTER CUk
S, IiV. 27 AVENUE DEVEL OPMEl1 T-
F90M U. a. I rO W. PAY6110,- 'a VC.
AJO 3CAL
DATE : 8-6-73.
DRAWN :J . KA .
Mr. Eladio Armesto-Garcia offered the following
Resolution and moved its adoption.
RESOLUTION PAB 14-86
RESOLUTION TO RECC)M MiTTNT) AFFROVAL TO THE CITY
COMMISSION OF AT)OPTIIN`G, IN FRiNC,IPLE, THE "SW
27TH AVEFNtTF -- A GATEWAY TO COCONUT GROVE: A
DEWELOPMETU STUDY OF DFVI`LOPt`FI T AND TRAFFIC
IMPACTS" (AUGUST, 19C,5), WHICH PROPOSES
CERTAIN ZONING ACTIONS AND TRANSPORTATION
IMPROVEMENT; LN THE AREA POUNDED RY SOUTH
DIXIE HIGHWAY TO SOUTH BAYSHORE DRIVE FROM
APPROXIMATELY 350 FEET EAST AIdD WEST OF SW
27T'I AVENUE; AND GETNIFRALLY FROM 427TH AVENUE
TO VIRGINIA STREET 4100 FEET NORTH AND SOUTH
OF COCOANUT AVENUE.
Upon being seconded by Mr. Aaron Manes, the motion was
passed and adopted by the following vote:
AYES: Ms. Hadley and Spohn
Messrs. Lopez, Simon, Armesto-Garcia, Gomez
and Manes
NAYES: Messr. Asmar
ABSENT: Messrs. Benjamin and Pedraza
Mr. Rodriguez: Motion carries 7 to I.
May 14, 1986, :.tem 1
Planning Advisory Board <,�
86-8f G