By Coral Gables Gazette staff

What city leaders described as a necessary compromise to protect Coral Gables’ development standards moved forward at the Jan. 27 City Commission meeting, as four elected officials unanimously approved two related ordinances creating the University Station Rapid Transit District Overlay and amending the city’s comprehensive plan and zoning code.

The measures, approved on second reading, were framed by city staff and elected officials as a way to steer future development along South Dixie Highway back under Coral Gables’ regulatory control, rather than leaving it subject to Miami-Dade County’s rapid transit zoning rules.

Ordinances establish new overlay district and zoning framework

City Attorney Cristina Suárez formally introduced the two ordinances, noting they were directly related.

The first ordinance amended the city’s comprehensive plan to modify the required mix of uses within the overlay district, allow a maximum floor area ratio of 3.5, change the future land use designation from commercial low-rise intensity to commercial high-rise intensity, and create the University Station Rapid Transit District Overlay for properties bounded by South Dixie Highway, Caballero Boulevard, Madruga Street, and Turin Street.

The second ordinance amended the zoning code to establish the new overlay district, expand transfer of development rights receiving sites to the area, shift zoning from mixed-use 1 to mixed-use 3, and set the overlay boundaries for the same properties.

Planning director outlines changes since first reading

Planning and Zoning Director Jennifer Garcia explained that the overlay district emerged after Miami-Dade County adopted its rapid transit subzone, which opened the door to higher-density development outside the city’s direct control.

“This has been kind of piecemeal together,” Garcia said, noting that several changes had been made since the commission’s first reading in October.

Among the key provisions:

• Maximum FAR set at 3.5, with potential increases through TDRs
• Mediterranean architectural style required
• Front stepbacks of 20 feet from the curb along U.S. 1
• Rear setbacks of 15 feet
• Minimum unit size of 400 square feet
• Parking reductions near transit corridors

Garcia compared county RTZ standards with the city’s proposed overlay, highlighting stark differences in height limits, setbacks, design review, and local control.

“The county doesn’t have aesthetics review board or aesthetics review in general by staff,” Garcia said. “What we’re proposing today is city architect review for the preliminary review and as well as the Mediterranean style required here in this district.”

She also presented side-by-side images showing county-approved developments near Douglas Station contrasted with Coral Gables projects emphasizing landscaping, pedestrian design, arcades, and street-oriented architecture.

Mayor frames overlay as a middle-ground solution

Mayor Vince Lago emphasized that developers currently had only two paths: go through the city’s approval process or pursue county RTZ zoning.

“We have now delivered a third option in an effort to try to find some middle ground,” Lago said.

Pointing to the image comparison displayed during the meeting, Lago said the overlay preserved Coral Gables’ design standards while avoiding unchecked county development.

“If we do not negotiate, we end up with the left,” Lago said, referring to the county RTZ example. “If we negotiate, we end up with the right.”

Lago listed the elements he said the overlay secured for the city.

“I want lushness. I want canopies. I want Mediterranean style. I want art and public places fees. I want fees that deal with police, fire, impact fees coming to the city of Coral Gables, not to the county,” he said. “I want setbacks to our standards. I want usages to our standards. I want signage to our standards.”

Rejecting the ordinances, he warned, would push development into county control.

“You’re just hurting the city,” Lago said. “We don’t get those impact fees. We don’t get art in public places. We don’t get a tree canopy. We don’t get setbacks. We don’t get Mediterranean design.”

Commissioners stress loss of control under county zoning

Commissioner Richard Lara sought to underscore what would happen if the overlay were rejected.

“Voting against the ordinance which was to amend to allow for what you and the city manager and the mayor have negotiated with the Mark — if that had not carried — would the resulting project under the RTZ represent the absolute opposite of Coral Gables standards?” Lara asked.

Garcia responded that it would shift authority entirely to the county.

“What it would do is it would have that control design in the county’s hand,” she said. “A building is not up to our standard.”

Lara said the overlay vote was about bringing development back under city oversight.

“A vote of no could not stand for protecting Coral Gables standard developments,” he said.

City Manager Peter Iglesias reinforced that concern.

“This would essentially provide a county building inside Coral Gables,” Iglesias said. “Not only are we losing control of that particular building.”

Vice mayor calls overlay the best option available

Vice Mayor Rhonda Anderson said the visual comparison made the stakes clear.

“I think a picture speaks a thousand words,” Anderson said. “This photo is an excellent example.”

She acknowledged the overlay was not the city’s ideal scenario.

“With the options that we have right now, this is the best option we can do,” she said.

Anderson pointed to regained benefits.

“We have the impact fees for our parks. We have the impact fees for the police and the fire. We have greater setbacks, more walkability, more trees, more green,” she said.

Commissioner highlights broader development implications

Commissioner Ariel Fernandez said recent projects showed developers were willing to work within city standards when given the opportunity.

“This legislation really gives us an opportunity to bring this project back to the city and ensure that Coral Gables has a final say on what this project looks like,” Fernandez said.

He added that county-approved projects failed to reflect the city’s vision.

“They would not be consistent with what our city is, with the vision that our residents have for this city,” he said.

Commission approves both ordinances unanimously

Following discussion, Vice Mayor Anderson moved approval of the comprehensive plan amendments, with Fernandez seconding.

The vote passed unanimously among those present:

Vice Mayor Anderson — Yes
Commissioner Fernandez — Yes
Commissioner Lara — Yes
Mayor Lago — Yes

The commission then approved amending the zoning code, by the same unanimous vote.

Commissioner Melissa Castro, who voted against the ordinances on first reading, was absent for the second reading votes while attending meetings in Tallahassee in her role as a Florida League of Cities committee chair.

Overlay moves city closer to shaping transit corridor growth

With approval of both ordinances, Coral Gables formally established the University Station Rapid Transit District Overlay as a framework intended to balance higher-density development with the city’s longstanding design principles.

City leaders repeatedly framed the action as a pragmatic response to county zoning authority, aimed at preserving local control, protecting streetscape character, and retaining revenue streams tied to new development.

As Lago put it, “We have to compromise.”