By Coral Gables Gazette staff

The Coral Gables City Commission gave initial approval for the creation of the University Station Rapid Transit District Overlay Zone at its October 28 meeting — a last-ditch effort to regain some control over major developments planned across US 1 near the University of Miami, including The Mark, which has recently shifted its application to the county’s more permissive Rapid Transit Zone (RTZ) process.

City officials described the new overlay as an attempt to “bring projects back under city review,” maintaining control over height, setbacks, and design standards while also retaining millions of dollars in impact and permit fees that would otherwise go to Miami-Dade County.

‘This is our Hail Mary’

“This is our Hail Mary,” Mayor Vince Lago said. “We’re now negotiating from a position of complete and total weakness. But if we can get some of these projects back under our control, we can at least ensure they fit our community’s character.”

The overlay sets height limits at 120 feet (MX-3 zoning), requires 20- and 25-foot setbacks along U.S. 1, and cuts residential parking by 50 percent in line with transit-oriented development goals. City Manager Peter Iglesias noted that under the county’s RTZ process, developers face no floor area ratio limit and could go as high as 150 feet with minimal design oversight.

Vice Mayor Rhonda Anderson said the move was necessary despite difficult trade-offs. “We have some tough choices to make,” she said. “If these projects go through the county, we lose architectural review, impact fees, park fees – money that develops our community. Setbacks will be horrible. Nobody will want to walk along U.S. 1.”

Commissioner Ariel Fernandez agreed. “This is our way of trying to retake control,” he said. “If someone doesn’t get what they want, they go to the state or county. This overlay gives us the opportunity to get a seat back at the table.”

Mayor, city manager to negotiate with developer

The mayor said he and the city manager plan to meet next week with representatives of The Mark to see if the project can be “scaled back” and brought under city jurisdiction. The developer’s original version of the project was for eight stories — already two above the local code’s limit of six — before it was rejected by the Planning & Zoning Board (P&Z). That rejection, officials said, pushed the developer to seek approval directly through the county’s RTZ, which preempts city authority.

“Certain behaviors have consequences,” Lago said, referring to P&Z’s handling of the proposal, and pointing out that vehement opposition from board members Felix Pardo and Sue Kawalerski pushed the developer to look at the county’s proces. “Because of how this was treated, we’ve lost all power. Instead of a seven-story project, now we could be looking at fourteen or fifteen, and we have no say in signage, design, or usage.”

Lago said he has already had conversations with the developer’s team and hopes to negotiate down the height and recover impact fees if the developer can be convinced to go through the city’s new process. “It’s not as lucrative as the county’s path, but we’ll tell them – we’ll expedite your permits, keep our standards, and preserve the beauty and breadth of our city.”

Commissioner Richard Lara said the situation should serve as a lesson. “This isn’t politicking – it’s a lesson to be learned,” he said. “Our P&Z appointees must have the right qualifications and understanding. We’ve been too slow, and when that happens, developers go elsewhere. We must be much more efficient.”

Lara went on to say that those who oppose all development lack vision of what is best for the city. “It’s shortsighted and counterintuitive. Development can be good when done right — but this has been handled badly,” Lara said. “When somebody says they are against all development they are not saying anything except exhibiting some profound level of ignorance.”

Castro opposes change without chance to bring it to residents

The lone dissenting voice on the commission came from Commissioner Melissa Castro, who said she could not vote for the zoning change without first engaging residents. She also stood up for the board members, including Kawalerski which was her appointee,  who were blamed for the current embroglio.

“I stand by our Planning and Zoning Board members — they were there to represent residents,” Castro said. “They’re not there just to rubber-stamp projects. Many people still don’t understand what’s happening, and I think it’s our duty to reach out before making a change this big.”

Castro suggested holding a town hall meeting before moving forward. “I do think we’re on the right track,” she said, “but I’m not ready to take this vote today.”

Her colleagues, however, argued that delay would only make the situation worse. “What got us here is exactly what you’re trying to do now — punt and delay,” said Anderson. “The longer we wait, the more projects will go to the county. That means bigger, uglier buildings with fewer setbacks and less resident input.”

Lago expressed frustration but said the city had few alternatives left. “We have our hands tied,” he said. “We’re just trying to avoid a catastrophe.”  The mayor and Lara repeatedly insisted that Castro’s opposition was only to curry favor among future voters and to use as self-promotion on social media.

In the end, the commission voted to approve the overlay zone, 4-1, giving city staff authority to review and recommend development proposals in the new district. Whether The Mark or other nearby projects will agree to re-enter the city’s process remains uncertain — but Coral Gables leaders say the new overlay represents their best hope to regain influence in a rapidly changing development landscape.

How much does the public know about RTZ and development issues?

Before a vote was taken, commissioners gave residents a chance to chime in on the proposal. Fierce Lago opponent and resident gadfly Maria Cruz spoke first. “This all could have been avoided had the city and this administration taken the time (before) to do what they did after the fact. People need to know. We talk about transparency, most residents in this city did not know the options. Nobody took the time to tell them,” Cruz said.

Another resident, Roberta Neway, said she believed the proposed overlay zone would help the city gain control of development in her area. “I live half a mile away from proposed overlay and the development definitely affects me. The overlay  is the best way to ensure that it harmonizes with the established neighborhood.”

As she walked back from the podium the mayor asked Neway if she thought residents are starting to understand a little bit more about the RTZ and its consequences. “I think in my neighborhood the ones who pay attention, definitely do,” she replied.

Finally, Lisa De Tournay, a member of the city’s Parking Advisory Board, who also owns property in the affected area, said that residents voiced their concerns to developers of The Mark numerous times as it was being contemplated but did not recall seeing any commissioners at those meetings. “It’s a shame that none of you were not being more proactive two years prior when all this was starting,” De Tournay said, before making a personal plea for Lago and Lara to be more respectful of residents and their fellow commissioners.