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ANALYSIS FOR THE CITY OF MIAMI
COCONUT GROVE NEIGHBORHOOD CONSERVATION DISTRICT
CASE No. 2004-098
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) on 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.
I. 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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