By Rafael Hernandez

In a 5–1 vote, the Coral Gables Planning and Zoning Board on July 2 recommended moving forward with the proposed “University Station Rapid Transit District Overlay,” a rezoning initiative that would allow high-rise, mixed-use development directly across from the University of Miami and its Metrorail station.

The plan now heads to the City Commission for a final decision.

Drafted by District 7 Miami-Dade County Commissioner Raquel Regalado, the overlay would reclassify five commercial properties along South Dixie Highway—from 1150 to 1350 South Dixie Highway—under a new “Commercial High-Rise Intensity” designation. That zoning would permit buildings up to 120 feet tall and seek to encourage residential density near public transit.

Regalado framed the proposal as a response to regional housing shortages and the need for more sustainable transportation options. “I think we’re going to see a tremendous use, and a real desire by people who want a 15-minute city and understand the concept,” she said during the meeting.

The “15-minute city” concept, popular among planners, promotes communities where essential services are accessible within a short walk or ride.

Public pushback on traffic, transit use

The proposal drew opposition from several residents, who raised concerns about traffic congestion and questioned whether the Metrorail is heavily used enough to justify the scale of the rezoning.

Daniel Millay, who lives near the corridor, said that while he supports some level of development, the proposal goes too far. “Just because they’ve done it in other places does not mean it works here,” he said. “I am not opposed to development. I just want to scale it way back and not have these giant buildings that do not fit the area in any way.”

Millay also criticized what he described as a mismatch between the city’s car-centric reality and the plan’s emphasis on transit-oriented development. He noted that the Metrorail’s limited north-south route still makes driving necessary for many residents.

Michael Malone, another resident in the area, also spoke critically. “We don’t want to be Miami,” he said. “This is a huge change and it’s being pushed through under the radar.”

The only board member to vote against the proposal, Sue Kawalerski, echoed those concerns. She questioned whether Coral Gables has the transit infrastructure to support the RTZ framework and expressed skepticism about the city’s role in the process.

“Is this all for naught because the commission is gonna do it anyway?” Kawalerski asked. “Are we doing it just because? We need answers, because we haven’t gotten them.” She made an even clearer critique of the process and questioned whether the board had authority at all, “Are we doing this to feel good, or are we doing this because we think we’re actually going to have input?”

Kawalerski also noted that the City Commission had already approved the plan on first reading, though that vote took place while two members were absent.

Seeking local control amid state pressure

Supporters of the measure emphasized the importance of keeping local voices involved. Planning board member Nestor Menendez said approving the overlay would allow Coral Gables to retain influence over the area’s future rather than leaving the decision entirely to state housing laws.

Menendez referenced the Live Local Act, which streamlines approvals for affordable and workforce housing developments in Florida and limits municipalities’ ability to block or reshape proposals. He warned that without adopting a proactive framework like the overlay, Coral Gables risked ceding control to developers.

“I think the adage ‘if you build it, they will come’ is appropriate,” Menendez said. “But it would be great to have some kind of input. Something is better than nothing at this point.”

The City Commission will now decide whether to adopt the overlay on second reading. No hearing date has been set.