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ANALYSIS FOR THE CITY OF MIAMI
COCONUT GROVE NEIGHBORHOOD CONSERVATION DISTRICT
CASE No. 2004-105
The Coconut Grove Neighborhood Conservation District, hereafter referred to as the
"Coconut Grove NCD-3 " is needed to preserve, conserve and protect the beauty and
heritage of Coconut Grove and to improve the quality of its environment through
identification, conservation and maintenance of neighborhoods, areas, sites and
structures which constitute or reflect distinctive features of the architectural, cultural,
political, economic or social history of Coconut Grove; to resist and restrain
environmental influences adverse to this purpose; to foster appropriate use and broaden
public knowledge and appreciation of such neighborhoods, areas or structures; and by
furthering these purposes to promote the public welfare by making Coconut Grove a
more attractive and desirable place in which to live and work.. It is the intention for
Coconut Grove to be conserved for its cultural, historic and housing values and to:
permit development which conforms to the size, orientation and setting of the buildings
of the neighborhood; to establish preferred building setbacks, lot dimensions and related
physical characteristics to enliven streets, pedestrian activity and safety. This NCD
relates to properties located within Coconut Grove approximately bounded by Le Jeune
Road. On the West, US1 on the North, Biscayne Bay to the South, and SW 26th road on
the East, in Coconut Grove, Miami, Florida
Based on a comprehensive review of the attached proposal the City makes the following
findings:
1. It is found that the subject properties current zoning designations consist of R-1, R-
2, R-3 zoning; said properties are located in the Coconut Grove area as defined in
the boundary map.
2. It is found that the existing classifications fail to contribute to the area in a manner
that enhances the architectural, landscape and cultural heritage of the area.
3. It is found that the proposed NCD-3 "Coconut Grove NCD Neighborhood
Conservation Overlay District" is needed to allow the limitations on "McMansion
architecture" and promote tree canopy to protect and enhance the character of the
neighborhood in order to:
■ Preserve the historic, low density, heavily landscaped character of
Coconut Grove's single family residential areas.
Enhance and protect landscape features (i.e green space, tree canopy
and other natural features) an private property, public parks and
appropriate medians, easements and right-of-ways.
• Maintain and improve the historic character of the Village Center, and the
commercial West Grove Island district and other commercial corridors
while creating or improving compatible business opportunities and
minimizing negative impacts on the residential areas.
• Address the depletion of the distinctive Coconut Grove character in
residential and commercial architecture.
• Re-establish and secure neighborhood identities destabilized by
inappropriate development, lack of economic opportunity, and/or
standardized zoning provisions incompatible with protecting and
expanding upon neighborhood character.
It is found that the proposed change is consistent with the intent of the area and will
not have adverse impact on the adjacent community.
Based on the analysis and findings incorporated above, the Planning & Zoning
Department recommends approval in concept of the proposed Coconut Grove NCD-3. It
is believed that the plan will serve well as a tool for guiding the City of Miami in to
preserve, conserve and protect the beauty and heritage of Coconut Grove.
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