Submitted by Peter Pete from Miami

Q: Are citizens who are Miami 21 opponents the same type of opponents of health care reform? They refuse to educate themselves of what the changes really mean and the benefits of those changes, therefore they are against it just because they don't understand it. Worse, they don't take the time to understand it, so they make up thing s that aren't true.

Answered 09/03/09 16:49:46 by Andres Viglucci

A: I can't really wade into that question here, but thanks for the comment.

Submitted by Gaby from Miami

Q: A big criticism of M21 is that it rezones the entire city, creating a non-conforming city. Interestingly, the two greefields in the City, Midtown and Miami World Center, are essentially exempted from M21 since they will be governed by the special districts created for them under 11000. Why wouldn't a special district approach be better than a complete zoning code overhaul?

Answered 09/03/09 16:42:09 by Andres Viglucci

A: THe Miami 21 planners did not set out to do a total overhaul, but found that trying to unravel the existing mish-mash of special districts and overlays on the basic zoning code was so complex that they might as well start over. Whether they are right I can't say, but the fundamental code seems fatally flawed and out of date. While Midtown is indeed a special district planned by Miami 21 critic and architect Bernard Zyscovich, the special code for Miami World Center, a massive planned mixed-use complex comprising several blocks in the Park West section of downtown between Biscayne Boulevard and Overtown, was explicitly based on Miami 21. The architects for that plan, a nationally recognized Boston firm, say they found Miami 21 far easier to work with and the results they obtained better than they would have obtained under the current code. But Zyscovich says the issues with the current code can be addressed by simply amending it. Any zoning change is going to create nonconformities. This is admittedly a broad scale, but all nonconformities will remain legal.

Submitted by Wendy Stephan from Miami, FL

Q: Why are the Miami 21 planners so insistent on defining a story as 14 feet? They say it is for "sustainability," but this seems like a canard in my opinion. My house was built pre-air conditioning (1924) and we have 9 foot ceilings we have fine air flow and use the A/C only five months a year. Most people will still use their A/C to reduce humidity in any case. Why is 14 feet a magic number?

Answered 09/03/09 16:29:47 by Andres Viglucci

A: As you know, 14 feet is a maxium, an option the planners say would improve air circulation and reduce the need for a/c. I doubt many developers would avail themselves of the option, since it would be quite expensive to build this way. The physics of air flow, however, are beyond the ken of this chat.

Submitted by martin from miami

Q: busses in the shape of a trolly are hardly a new mass transit system. "new urbanism" was predicated on the promise of a new mass transit. yet, miami 21 didn't meet that promise, but kept the increased heights, buildings sizes, and mixed use which all will add traffic to streets. no studies support this and no US city has the densities/use we have, which miami 21 will worsen, - with remotely as bad a transit system as miami. this defies what experts other than dpz say is "good new urbanism". the plan seems to have failed on this important element. and ... it was to stop, not slightly reduce at best, spot zoning. yet, the later is all that has happened. we were promised a code so smart there would be no variances, or need for them ... since this is far from the final miami 21 code, why go for a new code which otherwise has a wealth of other, new problems, to add to our current ones? finally, the outreach has been downright deceptive, the visual materials, what residents were told, and the huge changes which have been made in all areas, since neighbors were told about the plan at outreach meetings. isn't it fair to say that even those somewhat interested in this plan either don't understnad it, and/or were not adequately informed of changes to the plan since the outreach meetings. is the public supposed to be devoted to the city website to learn major changes planned for their property?

Answered 09/03/09 14:50:51 by Andres Viglucci

A: That's a lot of valid questions. A zoning plan can't deliver a mass-transit system. I suppose we could all sit around and wait for that perfect system and do nothing in the meantime. But the current code -- let's be serious -- is a mess. I've spent a lot of time looking at this plan. It was never meant to reduce development capacity, but to reshape it to make the city more urban, more efficient, more pedestrian friendly, and thus more economically viable. I've been to many, many presentations, and truly don't believe they have been deceptive. Yes the plan's been changed, and in the view of even supporters compromised to some degree. And it may well change again if approved. Yes, everyone should follow the process, but it is a technical document and I don't pretend to understand all of it. But look, it takes a lawyer to figure out 11,000 (the current code). Is M21 better? On balance the evidence suggests it is.

Submitted by Dann S. Ilva from Miami Beach

Q: I think Miami 21 is necessary, urgent for our city for diferent reasons. Miami is a services city, need to change the turist ofert from sun and beach, to cultural and pedestrain megalopolis. But the people don't belive in this change because the principal promotors on Miami 21 are the local politics. In this county political affairs is similar to the corruption for the people. Until Miami 21 change in a real people project this concept never development in our city... What do you think about that?

Answered 09/03/09 14:41:39 by Andres Viglucci

A: I don't completely follow your comment, but if I understand the gist of it, I think the framers of Miami 21 would agree that the plan seeks to turn an adolescent city with growing pains into a mature metropolis, a "real city'' if you will. Consultant Elizabeth Plater Zyberk has made that comparison many times. But the plan is encountering lots of skeptics, including some who think it's a big gift to developers, who fund most local political campaigns. Clearly there have been compromises made to accommodate property rights. Just as clearly, some developers and land use lawyers are plenty displeased because they believe M21 will curtail development capacity at least in some places.

Submitted by Jorge Carillo from Miami, Fl

Q: Why do the consultants think everyone wants mixed-uses next to their neighborhoods. The western suburbs, west of LeJune are happy not to have the increased traffic of commercial areas and bought a suburban lifestyle close to work. There is enough development capacity in the inner city to sustain future growth for 20+ years. Do not allow T6 outside of the urban core.

Answered 09/03/09 14:28:45 by Andres Viglucci

A: Mixed-use means residential and commercial uses can be combined in the same project or building. I don't believe M21 would introduce commercial uses where they do not already exist. M21 applies only within Miami city limits, not in suburbs. Single-family and duplex residential areas in the city would not see any changes. One goal of M21 is to spur redevelopment of those inner city areas by encouraging this mix of uses.

Submitted by Preston Garcia from Miami, Fl

Q: Why has the Edgewater area jumped up to T6-36; the same as Brickell Ave? This neighborhood has already been decimated by speculation and traffic is horrible on Biscayne Boulevard.

Answered 09/03/09 14:20:04 by Andres Viglucci

A: I don't think it ''jumped'' to that intensive category. M21 is basically translating the existing zoning. Edgewater, alas, was upzoned many years ago by the commission in an effort to spur redevelopment. Nothing happened for many years, until the condo boom, when it finally drew swarms of developers and speculators into Edgewater. The neighborhood could have been a wonderful historic district. That oppportunity is now gone.

Submitted by Ray from Miami, Fl

Q: In the past, a 2-2, with 4 commissioners present, has always legally meant a "no". Since the Mayor didn't get the yes he wanted, he had the city attny "reinterpret the rules. (forget the 9 hours the public spent, or wasted, at the Aug 6th meeting, when they were told at the beginning of the meeting when some asked for a postponement, that it would not be postponed and the vote would stand.) Won't anyone who brought an item to the Commission in the past, received a tie vote, when only 4 Commissioners were present, so told they lost, go back after a revote tomorrow and: 1. Sue, claiming damages, based on being told at the time that asking for an immediate revote was not legally/procedurally possible? or 2. Ask for a new Commission vote on those agenda issues (unless a statute of limitaiton has passed on that matter, in which case the party might sue.)? Suits against the city, and revisiting many agenda items, would be costly and poor governance. Isn't this an abuse of the democratic local process? and what are its likely future costs, this change of rules to meet the mayor's determination to win a yes on Miami 21 at all costs?

Answered 09/03/09 14:17:02 by Andres Viglucci

A: The city operates under Mason's Rules of Order. Under those, city attorney Julie Bru said, a 2-2 vote is the equivalent of ''no action'' and the measure can be brought up again for a re-vote. I do not know whether this is a new interpretation for the city. Anyone?

Submitted by Preston Garcia from Miami, Fl

Q: Why is there no mention of transportation studies? Article 8- Transportation has been almost eliminated. No one has looked at the signage in Miami?- it's horrible. There's no talk of requiring Neighborhood Conservation Districts to require historic review of all demolition permits? aka recent coconut grove church on main hwy... Why have a "conservation" district? Simple Planning 101 has been glossed over for pretty buildings downtown.

Answered 09/03/09 14:12:35 by Andres Viglucci

A: The Miami21 plan before the commission Friday is a zoning plan with zoning maps. Under the general Miami 21 umbrella, there was a separate transportation study. The city is aware that transit will be critical. They are planning a rubber-tire trolley, and may be getting federal stimulus money for that. I don't think anyone believes that alone will be enough to meet needs, but it would be a start. Neighborhood Conservation District regulations have been added to M21 after residents requested that in several areas, including Coconut Grove. Separately the planning dept is pursuing review of demolition permits.

Submitted by Jorge Carillo from Miami, Fl

Q: Why is the city's land-use designation always higher than the maximum currently allowable by the zoning? Why are the proposed land-use changes only increasing? The zoning and direction by commission has been to lower heights and density in some areas, but no changes are proposed to reduce any land-uses in the city? This makes it easier to not have state- citizen input for indivdual parcel changes later. Spot zoning increases.

Answered 09/03/09 14:08:24 by Andres Viglucci

A: Let's start with a brief intro. M21 would replace the old separate zoning categories (residential, commercial etc) with transect zones, or t-zones, with T-6 being the densest, urban-core category. These would allow residential uses mixed in along commercial corridors. In some areas, M21 would reduce existing development capacity. The commission can make changes, and some commissioners do want lower height limits than the M21 plan proposes along upper Biscayne Boulevard, 27th Ave and Coral Way.But I think the plan reduces spot zoning.