Coconut Grove Planning Review Panel Discusses Controversial Residential Lot Split Proposal

In the heart of Miami, the City Commission convened to deliberate on a contentious zoning issue that could reshape a neighborhood's landscape. The meeting, held on July 24, 2025, was marked by passionate arguments over a proposal to develop three single-family residences on a 21,000-square-foot lot in Coconut Grove, an area known for its quaint charm and lush greenery.

Francisco Garcia, a planner representing the development team, presented a case for the project, emphasizing its compliance with city codes and its alignment with the community's character. He argued that the proposal would enhance the neighborhood by providing a mix of housing types and accommodating diverse incomes. Garcia highlighted that the development would not only meet the minimum lot size requirements but also contribute positively to the area's aesthetic and environmental goals, including planting six times the required number of trees.

However, opposition was strong. Neighbors and community members voiced concerns about the potential impact on the character of Coconut Grove, fearing that the development would disrupt the quaint, human-scaled environment they cherish. Critics pointed to a previous case, known as the "3 Avocados" lawsuit, where a similar proposal was rejected due to concerns about maintaining the neighborhood's integrity. They argued that the current proposal did not meet the necessary design review criteria, which are intended to protect the existing character of the area.

As the discussion unfolded, commissioners expressed their own reservations. Commissioner Pardo, reflecting the sentiments of many residents, stated that the proposed lot split was inappropriate and would further deteriorate the neighborhood's character. He suggested that the commission should consider denying the proposal altogether, while others hinted at a compromise of allowing two lots instead of three, which would better align with the average lot sizes in the area.

The meeting concluded with a motion to deny the proposal, but the conversation highlighted the ongoing tension between development and preservation in Miami's evolving urban landscape. As the city grapples with growth and change, the outcome of this decision will resonate beyond Coconut Grove, influencing future developments and community dynamics throughout the region.