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HomeMy WebLinkAboutSubmittal-Carla D'Andre-Letter from David H. TreitelDavid H. Treitel 3561 Avocado Avenue Miami, FL 33133 Esteemed Commissioners, Submitted into the public record fog, itcr i(s) on `11IAI11. City Clerk Thank you for the privilege of testifying before this body. Unfortunately, I cannot be here personally. I am attending a Board meeting out of the country, which could not be changed. I have therefore asked my wife, Carla D'Andre, to read my testimony into the record. I have owned and resided with my wife, Carla D'Andre, at 3561 Avocado Avenue (3561 Avocado) in Coconut Grove since buying the property in 2010. This property is adjacent to 3600 Hibiscus Avenue (3600 Hibiscus), which is subject to the appeal of the denied warrant application, Warrant 2017-002, calling for the development of three single-family sites addressed as 3501, 3511 and 3521 Avocado Avenue, Coconut Grove, FL 33133 from what is supposed to be one single-family property located at 3600 Hibiscus Avenue, Coconut Grove, FL 331333. I am strongly opposed to this Appeal, which, if granted, would allow what was formerly one single family property to be split and developed into three single-family sites. I urge you to deny the Appeal for the following reasons: 1. This part of Coconut Grove is very desirable in that it is characterized by large native trees that provide a magnificent canopy that is not available elsewhere in Miami. The development of three residences on this lot would destroy the canopy and require that many native trees be removed. No mitigation can replace the loss of the canopy that now exists. 2. This part of Coconut Grove is also highly developed and, as a result, the area is quite dense. The roads are narrow and do not easily accommodate through traffic and parked automobiles. Already, the roads are very congested at peak times when many parents bring their children to the schools on Main Highway and at the nearby Plymouth Church. The location of 3600 Hibiscus is smack in the middle of the traffic congestion, with a very sharp and hazardous blind turn at the intersection of Loquat and Hibiscus Avenues. This turn in particular is already difficult to navigate safely without considering the impact of more parked cars on either Hibiscus or Loquat Avenues that would certainly result from constructing three residences on 3600 Hibiscus. Even if the planned residences had two car garages, which I understand that they do not, the creation of three residences on 3600 Hibiscus will lead to more parked cars on Hibiscus, Avocado and Loquat Avenues. Traffic congestion would increase thereby causing a concomitant rise in the already hazardous conditions that too much through traffic creates. The sharp turn at the Loquat and Hibiscus intersection will likely result in more accidents because of the increase in parked cars in the vicinity of this intersection. It will also threaten the safety of the many pedestrians, bikers and joggers that enjoy the Page 1 of 3 DM- S\)\)01A-0,\- Lf\ix n�e - tl\-\1( �om No\vN, �,�re\V\ David H. Treitel 3561 Avocado Avenue Miami, FL 33133 Submitted into the public record fOite� tsi �� on c\J?J1..% City Clerk shade and tranquility of this unique part of Miami. Although all of the residents in the neighborhood will be adversely .impacted, I am especially concerned for the many children that reside in the neighborhood. After all, this area is a family neighborhood. 3. i purchased 3561 Avocado Avenue and substantially improved it with the expectation that the neighborhood would remain as it was when I bought the property. Hibiscus Avenue (and the lower end of Avocado Avenue) is characterized by the open space of the Plymouth Church grounds and several large homes. Allowing three homes to be built on 3600 Hibiscus would substantially change the character of the neighborhood. I would not have bought my property if I had known that there would be three houses on what was a single family home parcel when I purchased my property. 4. I was assured that 3600 Hibiscus would remain a single family home by the Counsel of the owner of 3561 Avocado and the owner of 3600 Hibiscus. I even had the assurance of a Unity of Title, which was agreed between the former owners of 3561 Avocado and 3600 Hibiscus on 23 September 2005, that specified that 3600 Hibiscus would (a) "be considered as one plot or parcel of land", (b) would not be "sold, transferred, devised or assigned separately, except in its entirety as one plot or parcel of land" and (c) "shall not be utilized for other than one single family residence thereon". Although the new owners of 3600 Hibiscus have gotten the Unity of Title to be declared invalid, it still does not change that I would be denied the "benefit of the bargain" that was made when I purchased 3561 Avocado Avenue if three single-family sites are allowed to be developed at 3600 Hibiscus. 5. I also understand that the addition of three homes to 3600 Hibiscus is a violation of the Miami-21 zoning code, which was properly reflected in the decision denying the Warrant application. I believe that this decision properly reflects the Neighborhood Conservation District (NCD) regulations in the Miami-21 Zoning Code that require existing single-family building sites, which are often on multiple lots, to remain single-family sites in the future. A single family home has been on 3600 Hibiscus for many years and its demolition should have no bearing on allowing three residences to be built on the site. 6. Finally, I doubt if the owners.of 3600 Hibiscus will be harmed by denying their Appeal of the denial of the application for Warrant 2017-002. They bought the property knowing full well that it had a Unity of Title and was supposed to remain a single family residence. They are aware of the NCD regulations and know that these rules require that 3600 Hibiscus remain one single-family residence. They should not be allowed to destroy the neighborhood by tearing down the tree canopy, adding more houses to an already overcrowded area, worsening the road congestion, exacerbating the safety hazard Page 2 of 3 David H. Treitel 3561 Avocado Avenue Miami, FL 33133 Submitted into the public Q record for ite1 s) I Z, 6 on (\i fl . City Clerk created by crowded streets and adversely impacting the quality of life of the current residents in the neighborhood in order to try to make more money. The housing market has been quite strong in Coconut Grove. In all likelihood, building an attractive single family home would enable the developers to make a nice profit. Indeed, I know that there are others that would consider buying the property and developing a single family home on the property. Thank you for the opportunity to submit these comments. David H. Treitel Page 3 of 3