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Home My WebLink AboutSubmittal-Marcelo Fernandes-Cottage Homes Lots Legislation Reviewas ra Cottage Lots Housing Review Cottage Homes Lots Legislation Review Submitted into the puklic record or iteln(s) en City Clerk June 25, 2026 I am active developer concentrating on sustainable green buildings AND housing affordability. I was a 2 term elected CG Village Council member and served as Chair my entire terms. For the past 6 years been working with Thelma Gibson Health Initiative and Collaborative Development Corp (CDC partnered building in the Gibson Plaza) In collaboration with Comm Pardo, I am the developer awarded $7.250M City funding to develop an 80 unit residential project on the corner of Grand and Douglas with 80% units dedicated to affordable housing. I am passionate about bringing better housing into our City. I have been spearheading an effort with your Planning and Zoning Dept to bring more housing into the Grove without having any negative impact on the current residential neighborhoods. There is a new Cottage Home legislation being proposed next meeting, was unanimously approved by PZAB, and deserves your full approval BUT I am today here to urge you to look into the details as this legislation is lacking one crucial point -it does not add any of the much needed housing stock to our City. The legislation, being presented as phase 1 is restricted to T3-O and smaller non -conforming lots in T3-R. T3-O already allows two units per site and any non -conforming parcel smaller than 5,000 will only allow one unit. There no additional housing results. Responsible development and keeping neighborhood conservation (as required by NCD) looks like this Cottage housing legislation implemented into T3- R. This will bring back many original style homes built in the NCD which are currently illegal to build in Miami 21. See examples ! have provided. Looks at the huge discrepancy of the housing the NCD was built on and now what Miami 21 allows. The great attributes of this legislation is that it stays contained with the TODD 1/4 mile buffer area, and only where sewer connections exist. The Planning department's potential impact numbers are wrong. The actual amount of potential parcels that could be developed as cottage homes lots is extremely low. I completed a deep dive into the proposed Coconut Grove 1/4 mile zone, the proposed potential parcels, listed at 1,850 is actual less than 187. If only focus on T3-R parcels, and deduct all parcels currently under construction or in permit processing (information I do not have access to) the real number of potential site for cottager homes are a handful -I can prove this. A very important aspect of the legislation is that it has the potential to slow down gentrification. There are many parcels that are currently owned by descendants of the original owners that have been passed down. With multiple heirs, the most common solution is to sell and cash out. With Cottage Housing they can built two homes to divide among themselves OR sell one to be able to keep and afford the second. I have detailed financial analysis of how this can be accomplished. 11269'1 3\r\— \\lai(t\k) eiikaikdes—Co�aAe WY:An (.ohs Uco1/4\-cti,A\evq\k) Cottage Lots Housing Review ubmittsd into the public record or ite s ) On 11_3 1 Lb . City Clerk June 25, 2026 All this effort has been focused on a acquired in partnership in 2020 with TGHI -Thelma Gibson at 3590 Plaza St. The goal that was to build something better for the community. This parcel fits all the criteria for this legislation's implementation into T3-R. See the site map and renderings of this potential build. Representative from the Planning and Zoning departments agree this would be a great model demonstration project that could be added to this legislation at the upcoming first reading. I implore you to please reach out to me and take deeper look into my research and findings. This is a great win - win for everyone and I don't see any negative impacts. Please allow me to build these cottage homes on this site rather the 3 large luxury family homes. 3 Modern luxury homes will be profitable for me, but the community and the City will lose another opportunity to preserve Neighborhood Conservation within the NCD Cottage Lots Housing Review Submitted into the pub!' record, f4 r ite s 1V,5 se k'15 City Clerk June 25, 2026 Illegal Homes to Build in current Miami-21 Code 111 Submitted into the pubE record #qr iter»(s) Cottage Lots Housing Review on bl Z5 !!.(, City Clerk June 25, 2026 Illegal Homes to Build in current Miami-21 Code 1923 Home — Historically Designated —Just complete renovation by my company Submitted into the pub ' record r ite sr 15 Cottage Lots Housing Review on r City Clerk June 25, 2026 GIS Planning Dept Map - Criteria Filter TODD'/a Mile Buffer T3 Lots - Coconut Grove Area Number of T3-R and T3-O lots within the 1/4 mile Transit Corridor in Coconut Grove =Transit Corridors 1/4 Mile Buffer T3-O (814) [JT3-R (1,037) =Coconut Grove 0 2E0 520 t.O10115 eat 1 i, r 1 I i I rl![11 Ft111 /f L,►Ie1n111 IIIIIli 11 III1iil itllLMi City of Miami 11111i1I !UMW ■tltlilll 1111111 11 tot 1111 1. 1±f K111111f =OM Ill! lill`t11:1 Ir1111i I11fYitt ! ,1417.11 1lritikii 1i 41111 :111P1 ,-.- 1,1 ia II lii111{ ; SlilOt Ii unur Potential Impact Reduction Review Process - City Zoning GIS Website & Driving Streets -See Example below: Cottage Lots Housing Review 1 1 if NORTH OF GRAND = 3+9+8+8+8+7+7+5+6+7+1p+11+2+14+10.115 PLAZA ST Submitted into the pubic record qr iterp�r) E,5 on h 1 ► City Cie* RIDAAV 'Z- ✓L GRAND AV Cn flk June 25, 2026 Cottage Lots Housing Review Submitted into the pub 4c record,tpr item(:) K E15 ee 6I� � IT_f', . City Cle.k June 25, 2026 T3-R Lots - Potential to be converted into Cottage Lots in Coconut Grove Total T3-R lots within 1/4 Transit Buffer = 1,037. ERROR in Total as it includes the following: • T3-R Parcels outside Coconut Grove's NCDs. • T3-R Parcels with current higher density and established use (schools, churches, multifamily, older PUD's) • T3-R Parcels with newer construction homes/Condos in recent years that display high current value or desirability • T3-R Cemeteries ELIGIBLE LOCATIONS • Located in a 73.0 zone. and within a TOD Network or Trance Corridor OR • Locatod on an Existing T3 infill lots that meet Cottage lots standards mot, INN , •. r 1•11n T3-R - 5,043 Lots Sub 5K lots T3-0 - 2,603 Lots Sub 5K T3-0 - 7,493 Lots 5K or Greater Current Proposed Legislation Faults - Potential site are probably less than 10% than indicated 1. Eligible Locations presented do not reflect real impact —actual numbers are much lower a. In Coconut Grove- 1,851 Lots (814+1037) being identified when in reality 187 Lots (84 +103) - 10% of reality or less! b. Need to incorporate all parcels under construction or in permit processing —this could reduce the 103 number to way less than half. I estimate about 30 sites considering the construction activi y in the neighborhood today •....:.• : Cottage Lots Housing Review 3590 Plaza St - Proposed Demonstration Project Submitted into the pub record f r it r) nit. 5 on �T.s . City Clct June 25, 2026 Planning and Zoning officials, along with Comm Pardo have endorsed my requesting a demonstration project to be approved on my 3590 Plaza St Parcel for 6 Cottage Lot Homes that meet 100% criteria being presented. Without this, the city will not realize cottage housing with this legislation as it is being presented. Also, this addresses the housing shortage problem and allows generational family ownership to avoid displacement and gentrification — Build two for extra family or sell one to keep the other. My property is a great location tucked away next to abandoned Marler Street adjacent to historical pathway (shown in orange), bordering St Hughes Cove (high density project), across from Sweetfield Baptist Church. I am seeking your department's endorsement for this. Mgpg ortil Mis;lnnarW `Aaptisi Church' " �. Charier 2 ^F.7+cr11E' ,Fi.haq ns% 9,.''�iY, '1� n t w 1' �' Submitted ink, the pub Cottage Lots Housing Review record b,5 June 25, 2026 ae City Cleit Current 3590 Plaza St view Proposed 6 homes —All with architectural variations as per the Planning Department presentation. Perfect representation of this legislation's Purpose - "to reinforce the character of established neighborhoods by encouraging context - sensitive design and supporting a broader range of housing types at different price points." Cottage Lots Housing Review 3590 Plaza St - Proposed Demonstration Project Rending showing 6 unique styles that conform to the legislation's requirements ? .. . ♦. • ^ • •m.: i . L.• - 1 Submitted into the pubiy(c record fqr iteipf ) _ • 5 June 25, 2026 on h / _5 l L b . City Clerk Rendering of homes superimposed on the actual site