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HomeMy WebLinkAboutSubmittal-Monica Belizar-Petition opposing expansion of density transfer programPETITION OPPOSING EXPANSION OF DENSITY TRANSFER PROGRAM IN COCONUT GROVE We, the undersigned residents of Park Grove, respectfully oppose the proposed expansion of the City of Miami's density transfer program as it applies to Coconut Grove. While we recognize the importance of increasing affordable housing across Miami, we are deeply concerned that this policy, as currently structured, will have unintended and disproportionate impacts on our neighborhood. Our concerns include: 1. Increased Density Without Local Benefit The proposed program allows developers to increase building density in Coconut Grove by purchasing unused density from other areas. However, this does not guarantee that affordable housing will be created within our neighborhood. Instead, it risks accelerating the development of higher -density, luxury projects without corresponding community benefit. 2. Strain on Infrastructure and Quality of Life Additional density will place increased pressure on already constrained infrastructure, including traffic, parking, schools, and public services. Coconut Grove's streets and public spaces are not designed to accommodate significant increases in population without careful, localized planning. 3. Loss of Neighborhood Character Coconut Grove is defined by its unique scale, greenery, and historic character. Allowing substantial increases in building density threatens to alter the fabric of the neighborhood in ways that are difficult to reverse. 4. Lack of Community -Specific Safeguards The removal of the proposed exemption for Coconut Grove eliminates an important protection for our community. We believe that any citywide policy should include neighborhood -specific considerations, particularly in historically distinct areas like ours. 5. Misalignment Between Policy Goals and Outcomes We support efforts to create affordable housing. However, policies that enable increased density in desirable neighborhoods without ensuring affordability at the point of impact risk undermining public trust and failing to meet their stated objectives. We respectfully request that the City of Miami: - Reinstate protections or exemptions for Coconut Grove; and/or - Require that any additional density granted in Coconut Grove directly contributes to affordable or workforce housing within the neighborhood; and - Conduct a comprehensive impact assessment addressing traffic, infrastructure, and community character before implementing such changes. This petition reflects our shared interest in thoughtful, balanced development that preserves the integrity and livability of Coconut Grove while supporting equitable housing solutions citywide. BH38 &YbC - Siitniitted into the publi recor r item(?) . 1 ou if j� L 6 . City at:* 1)0,-1 Opeo.S' s 419,64510A S -1-74Af 9/ 03t74-0'1 PETITION OPPOSING EXPANSION OF DENSITY TRANSFER PROGRAM IN COCONUT GROVE Page 2. By signing, I affirm that I am a resident of Park Grove and support the concerns outlined in the petition opposing the density transfer program. Signatures: Cut Pa{ < e Cwtl 1. Linda Greenberg, Club Residences at Park Grove Unit 1902 2. Dale Sindell, One Park Grove Unit 17D 3. Liliana Prado, Two Park Grove Unit 15A 4. Diane Offereins, Two Park Grove Unit 19A 5. Alexandra Royer, Club Residences Unit 503 6. Judy Sawyer, Club Residences at Park Grove Unit 1702 7. Michael Sawyer, Club Residences at Park Grove Unit 1403 8. Andrew Sawyer, Club Residences at Park Grove Unit 502 9. Hilarie Bass, Two Park Grove Unit UPHB 10. Manju and Ashok Khosla, Two Park Grove Unit 10C 11. Monica Belizan, Two Park Grove Unit 5D 12. Vickie, Danielle and Jimmy Teper, Two Park Grove Unit 17A 13. Joel and Riccy Mandel, Two Park Grove Unit 15B 14. Bob and Karol Linton, One Park Grove Unit 6D 15. Susan Pravda and Gabor Garai, Two Park Grove Unit LPHA 16. Lynn and Elliot Prigozen, One Park Grove Unit 14B 17. Scott and Lisa Braunstein, Two Park Grove Unit 14D 18. Debbie and Steven Gallen, Club Residences at Park Grove Unit 1501 19. Matt Breidert and Karen Hu, Club Residences at Park Grove Unit 408 20. Robin and Philippe Amouyal, One Park Grove Unit 19A 21. John David and Alla Stewart, One Park Grove Unit 5D 22. Robyn and Marc Abrams, One Park Grove Unit 7C 23. Lauren and Martin Segelbaum, Club Residences at Park Grove Unit 1602 24. Fernando Bolinaga and Maria Rodriguez, Two Park Grove Unit 5B 25. Mario Gonzalez and Ana Soto, Club Residences at Park Grove Unit 1605 26. Maria Elena Ibanez, One Park Grove Unit 20D 27. Carlos and Rosemarie Dias, One Park Grove Unit 15D 28. Rachel Zorrilla, Club Residences at Park Grove Unit 2008 29. Morielle Hoffman, Two Park Grove Unit 10A 30. Doreen and Kenneth Wang, Two Park Grove Unit 6A 31. Chris Ann Ernst, Club Residences at Park Grove Unit 1506 32. Paulette Mintz, One Park Grove Unit 17B 33. Michael Mintz, Club Residences at Park Grove Unit 1703 34. Ludo and Freida Reynders, One Park Grove Unit 12B 35. Gianluca Manfrin and Patricia Oliver, Club Residences at Park Grove Unit 2005 36. Bernie Sucher and Fatima Delokarova, Two Park Grove Unit 4A 37. Daniel and Kunal Kamlani, One Park Grove Unit 12D 38. Gerry and Scott Ross, One Park Grove Unit 11D 39. Sarah and Al Dobron, One Park Grove Unit 14D 40. Asha and AjayJain, One Park Grove Unit LPHD 41. Pamela Rose, Two Park Grove 19C 42. Greg Ross, Club Residences at Park Grove Unit 1001 43. Luis Alvarez, Club Residences at Park Grove, Unit 603 �N. RjWP BAN l<,eAvrtf& 1 -rZ -PH-J y's azrojfjOn Zaltt-GSA.. .7660er 27 ill? 116. i'k f-i tuizhiC 5 ei-tr ,eS i tivcL 3, -#. 1a4 e 'K v, iesfr (, Ce rf\ yutniittcd into the pub on record ' r4em(s) L1L 1- City Clerk We thank you for your time spent taking this survey. Your response has been recorded. Sutniitted into the pubi. First Name George Last Name da Guia Email Address georgedaguia@gmail.com Street Address 3843 Kumquat Avenue, Coconut Grove Agenda Item (please fill out a separate form if you will be commenting on multiple items) PZ. 1 #18838 Zoning Text - Affordable Housing Units Legislation and Maps TDD/TDR Are you a lobbyist? O Yes • No 1 Please enter your public comment: I am a Coconut Grove resident and licensed urban planner (Ph.D., AICP). I respectfully request denial of Item 18981 on the following grounds: 1. No evidentiary basis. The WHEREAS clauses cite no study, no data, and no named changed condition. Florida Statute 163.3174 requires this Board, as the local planning agency, to demand data and analysis. That standard has not been met. The City's own study does not support this program. The 2020 FIU Affordable Housing Master Plan — the only housing needs assessment the City has ever commissioned — recommended an Innovation Fund, not a density transfer mechanism. The existing TDD program has never been evaluated for outcomes. 2. Zero affordability at receiving sites. The ordinance states directly that density transfers require no affordability provision at the receiving property. 3. The NCD protection is one-sided. Subsection iv protects Neighborhood Conservation District properties as receiving sites only. It provides no protection to NCD-adjacent West Coconut Grove parcels acting as sending sites. NDZ — the newly eligible sending geography — is entirely absent from that provision. West Grove can export its development rights with no canopy protection, no community benefit, and no infrastructure condition attached. 4. No cumulative impact analysis exists. Seven density instruments have been layered on Coconut Grove since 2017. The 2021 Master Plan predates five of them. Individual project traffic studies do not model interaction effects across simultaneous instruments. Miami's TCEA designation exempts the City from modeling infrastructure capacity — it is a waiver, not a finding. I request denial, a TDD program evaluation, and a cumulative impact study before any expansion is approved. Powered by Qualtrics C[ SuLtuitted into the pub record t' r Immo) put on q �q Z6 CityClerk PETITION OPPOSING EXPANSION OF DENSITY TRANSFER PROGRAM IN COCONUT GROVE We, the undersigned residents of Park Grove, respectfully oppose the proposed expansion of the City of Miami's density transfer program as it applies to Coconut Grove. While we recognize the importance of increasing affordable housing across Miami, we are deeply concerned that this policy, as currently structured, will have unintended and disproportionate impacts on our neighborhood. Our concerns include: 1. Increased Density Without Local Benefit The proposed program allows developers to increase building density in Coconut Grove by purchasing unused density from other areas. However, this does not guarantee that affordable housing will be created within our neighborhood. Instead, it risks accelerating the development of higher -density, luxury projects without corresponding community benefit. 2. Strain on Infrastructure and Quality of Life Additional density will place increased pressure on already constrained infrastructure, including traffic, parking, schools, and public services. Coconut Grove's streets and public spaces are not designed to accommodate significant increases in population without careful, localized planning. 3. Loss of Neighborhood Character Coconut Grove is defined by its unique scale, greenery, and historic character. Allowing substantial increases in building density threatens to alter the fabric of the neighborhood in ways that are difficult to reverse. 4. Lack of Community -Specific Safeguards The removal of the proposed exemption for Coconut Grove eliminates an important protection for our community. We believe that any citywide policy should include neighborhood -specific considerations, particularly in historically distinct areas like ours. 5. Misalignment Between Policy Goals and Outcomes We support efforts to create affordable housing. However, policies that enable increased density in desirable neighborhoods without ensuring affordability at the point of impact risk undermining public trust and failing to meet their stated objectives. We respectfully request that the City of Miami: - Reinstate protections or exemptions for Coconut Grove; and/or - Require that any additional density granted in Coconut Grove directly contributes to affordable or workforce housing within the neighborhood; and - Conduct a comprehensive impact assessment addressing traffic, infrastructure, and community character before implementing such changes. This petition reflects our shared interest in thoughtful, balanced development that preserves the integrity and livability of Coconut Grove while supporting equitable housing solutions citywide. tiut niittr d into the public record T r em(s) vZ, City Cic:k PETITION OPPOSING EXPANSION OF DENSITY TRANSFER PROGRAM IN COCONUT GROVE Page 2. By signing, I affirm that I am a resident of Park Grove and support the concerns outlined in the petition opposing the density transfer program. Signatures: 1. Linda Greenberg, Club Residences at Park Grove Unit 1902 2. Dale Sindell, One Park Grove Unit 17D 3. Liliana Prado, Two Park Grove Unit 15A 4. Diane Offereins, Two Park Grove Unit 19A 5. Alexandra Royer, Club Residences Unit 503 6. Judy Sawyer, Club Residences at Park Grove Unit 1702 7. Michael Sawyer, Club Residences at Park Grove Unit 1403 8. Andrew Sawyer, Club Residences at Park Grove Unit 502 9. Hilarie Bass, Two Park Grove Unit UPHB 10. Manju and Ashok Khosla, Two Park Grove Unit 10C 11. Monica Belizan, Two Park Grove Unit 5D 12. Vickie, Danielle and Jimmy Teper, Two Park Grove Unit 17A 13. Joel and Riccy Mandel, Two Park Grove Unit 15B 14. Bob and Karol Linton, One Park Grove Unit 6D 15. Susan Pravda and Gabor Garai, Two Park Grove Unit LPHA 16. Lynn and Elliot Prigozen, One Park Grove Unit 14B 17. Scott and Lisa Braunstein, Two Park Grove Unit 14D 18. Debbie and Steven Gallen, Club Residences at Park Grove Unit 1501 19. Matt Breidert and Karen Hu, Club Residences at Park Grove Unit 408 20. Robin and Philippe Amouyal, One Park Grove Unit 19A 21. John David and Alla Stewart, One Park Grove Unit 5D 22. Robyn and Marc Abrams, One Park Grove Unit 7C 23. Lauren and Martin Segelbaum, Club Residences at Park Grove Unit 1602 24. Fernando Bolinaga and Maria Rodriguez, Two Park Grove Unit 5B 25. Mario Gonzalez and Ana Soto, Club Residences at Park Grove Unit 1605 26. Maria Elena Ibanez, One Park Grove Unit 20D 27. Carlos and Rosemarie Dias, One Park Grove Unit 15D 28. Rachel Zorrilla, Club Residences at Park Grove Unit 2008 29. Morielle Hoffman, Two Park Grove Unit 10A 30. Doreen and Kenneth Wang, Two Park Grove Unit 6A 31. Chris Ann Ernst, Club Residences at Park Grove Unit 1506 32. Paulette Mintz, One Park Grove Unit 17B 33. Michael Mintz, Club Residences at Park Grove Unit 1703 34. Ludo and Freida Reynders, One Park Grove Unit 12B 35. Gianluca Manfrin and Patricia Oliver, Club Residences at Park Grove Unit 2005 36. Bernie Sucher and Fatima Delokarova, Two Park Grove Unit 4A 37. Daniel and Kunal Kamlani, One Park Grove Unit 12D 38. Gerry and Scott Ross, One Park Grove Unit 11D 39. Sarah and Al Dobron, One Park Grove Unit 14D 40. Asha and Ajay Jain, One Park Grove Unit LPHD 41. Pamela Rose, Two Park Grove 19C 42. Greg Ross, Club Residences at Park Grove Unit 1001 43. Luis Alvarez, Club Residences at Park Grove, Unit 603 uL ndtted into the pub record bye (tl) as 6JJ II��JJ'' tC City Clc:k