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HomeMy WebLinkAboutProposed EAR Amendments at PZAB Mtg (9.20.2023)Proposed EAR Amendment To Make "Duplex Residential" Designation Con Goals of Miami 21's Mixed -Use Cultural Di . Background: Miami 21 includes a "Mixed Use Cultural District" in the West Grove that allows small- scale and culturally sensitive commercial uses to exist along Grand Avenue. Under existing Comprehensive Plan rules, the promise of these regulations cannot be realized along the west gateway to Coconut Grove because (1) the existing comprehensive plan text plan allows only residential uses (not mixed -uses), and (2) substandard lot sizes and construction costs make single -use development unviable. A viable solution to area's site limitations exists —commercial spaces with two second - floor apartments exists. One example is at 3870 and 3872 Grand Avenue. Area property owners wish to replicate it existing Comprehensive Plan text prohibits it 1 of 2 Proposed EAR Amendment To Make "Duplex Residential" Designation Consistent With Goals of Miami 21's Mixed -Use Cultural District Proposed Solution The simple text change below addresses site limitations and helps realize the longstanding promise of the Mixed -Use Cultural District's regulations. The text change does two things. First, it text expressly states a limited few non-residential uses will be permitted on that portion of Grand Avenue designated "Duplex Residential." These non- residential uses match those permitted by Miami 21's Mixed Use Cultural District regulations. Second, the text specifies that lots may be developed with a density of up to units per existing platted lot rather than at a density of 18 dwelling units per acre. This second change is necessary because the existing lots' size is so small that, even at 18 units per acre, none of the lots can support more than one residential unit. Duplex Residential* Areas designated as "Duplex Residential" allow residential structures of up to two dwelling units each to a maximum density of 18 dwelling units per acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Community based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) also will shall be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child day care centers and adult day care centers are permissible in suitable locations within duplex residential areas. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within duplex residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s). Along Grand Avenue in Coconut Grove, areas designed as "Duplex Residential" will allow residential structures of u to two dwellin for each latted lot existin as of September 1, 2023, professional offices, tourist and quest homes, museums private clubs or lodges Caribbean-themed boutiques, gift shops and book stores, hair salons, apparel, restaurants and cafes, bars, supper clubs (including those with dancing and live entertainment), music shops, and outdoor plazas, straw markets, cultural facilities, art and upscale cultural entertainment that reflect a Caribbean culture. 2 of 2 *Revisions proposed by City Staff and/or Consultants are single -underlined or stricken. Revisions proposed by residents and/or property owners are double -underlined or stricken.