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
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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.
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*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.