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Planning board votes to remove Coconut Grove NCD‑3 from T5 bonus‑height program; recommendation goes to City Commission
Summary
The board voted 8-0 to recommend amending Miami 21 to exclude the Coconut Grove Neighborhood Conservation District (NCD‑3) from the T5 bonus‑height public‑benefits program. The measure drew extensive public comment and raised questions about vested development rights for projects already in review.
The Miami Planning, Zoning and Appeals Board voted unanimously to recommend amending the city zoning code to exclude the Coconut Grove Neighborhood Conservation District (NCD‑3) from the T5 bonus‑height program.
The proposal (File ID 17436) would change the public‑benefits/T5 bonus‑height rules to prevent properties located within or abutting Coconut Grove’s NCD‑3 from using the program that can grant up to three extra stories in exchange for public benefits. Assistant Director Savannah Steiner told the board the amendment would close a narrow carve‑out that previously excluded only certain residential transects and would instead exclude the entire Coconut Grove NCD‑3.
The item drew multiple members of the public. Neighbors urged the board to rescind the T5 bonus provision for the Grove, saying…
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