By Coral Gables Gazette staff
The Coral Gables Planning and Zoning Board adopted a last-minute change June 18 that could preserve part of the Garden of Our Lord greenspace on a North Ponce District property that has been at the center of a contentious battle between developers and residents for more than five years.
The board got its first detailed look at the controversial development, which has long pitted residents who contend the project is out of character and incompatible with the surrounding neighborhood against developers seeking approval for a nine-story mixed-use project that would secure the future of Crystal Academy, a school serving children with autism.
The issue appeared headed toward a familiar outcome at the board level – developers have already overcome numerous challenges and secured city staff recommendations for approval – before Board Member Robert Behar proposed a change involving an interior green space planned for the project.
Behar asked the development team whether the courtyard area could be reoriented in an effort to preserve more of what opponents describe as the historic Garden of Our Lord.
While both city staff and developers have repeatedly rejected claims that the garden qualifies for historic designation, Behar suggested rotating the planned green space from a north-south orientation to an east-west configuration to save more vegetation and create greater openness next to the adjacent Coral Gables Woman’s Club property.
“If I would have been doing the planning, I probably would have started placing that green space more in an area to try and preserve the trees,” Behar said. “Maybe that park, instead of running north and south, go east and west.”
Board Member Felix Pardo quickly embraced the idea, urging the applicant to find a way to preserve as much of the garden area as possible. What initially appeared to be a recommendation evolved into a condition of approval after Behar indicated the change would be necessary to secure his support.
Attorney Jorge Navarro, representing applicant FRC Realty LLC, ultimately agreed to the condition. “We accept the condition,” Navarro told the board, agreeing to rotate the park and work toward preserving additional green space.
Four approvals, with one board member opposed
The amendment helped clear the way for approval of all four applications before the board. The most contentious vote involved a small-scale Future Land Use Map amendment changing the property’s designation from Religious/Institutional to Commercial Mid-Rise Intensity. That request passed 4-3. A related zoning change from Special Use to Mixed Use 2 passed 5-2. Planned Area Development approval and approval of the mixed-use site plan both passed 6-1.
Board member and Coral Gables Commission candidate Gonzalo Sanabria voted against all four requests. Throughout the hearing, Sanabria argued that supporters were relying too heavily on Crystal Academy’s role in the project while ignoring the overall scale of the proposed development.
“The truth is, the fact is, the reality is, the project we are talking about is 226,000-plus square feet,” Sanabria said. “The promise to Crystal Academy is less than 2 percent of that buildout. Let’s be frank, this is a massive development.”
What the project would build
The proposed Crystal Residences project would redevelop the 1.47-acre block bounded by East Ponce de Leon Boulevard, Galiano Street, Antilla Avenue and Phoenetia Avenue. Plans call for a nine-story, 226,193-square-foot development containing 184 residential units, 16 live-work units, approximately 5,000 square feet for Crystal Academy and 301 parking spaces.
A garden and a five-year fight
The project represents the latest chapter in a years-long battle over one of the city’s most controversial development proposals. Developers have already defeated efforts to designate the Garden of Our Lord and trees on the property as historic resources. Those decisions were upheld by multiple city boards and ultimately survived legal challenges.
Navarro reminded the board that the issue of historic designation had already been extensively reviewed. “The historical significance of this site has been reviewed by the Historic Preservation Board, this board, the department and the commission,” Navarro said. “All concluded that it does not.”
He also argued that the property has always functioned as a transitional site between Ponce de Leon Boulevard and the surrounding residential neighborhood. “This block was a transitional block then, and it’s a transitional block today,” Navarro said.
Several board members echoed that assessment. Board Member Alice Bravo said the proposal was consistent with ongoing redevelopment patterns along the Ponce corridor. “When I look at this, especially with the motel property, it’s only a matter of time before something happens there,” Bravo said. “What you are proposing is not out of context.”
Pardo, however, expressed significant concerns about traffic impacts, arguing that studies often evaluate projects in isolation while ignoring cumulative effects from nearby development. “We have an enormous traffic problem,” Pardo said. “I think it’s wrong for this to be glossed over this way.”
Public comment stretched well beyond an hour and featured passionate arguments from both sides. Opponents described the project as another example of overdevelopment threatening the character of North Ponce and placing additional strain on traffic and parking.
Bonnie Bolton, who has led efforts to preserve the Garden of Our Lord, told the board that more than 160 residents had submitted letters opposing the proposal. “The North Ponce Overlay was created specifically to preserve the character of this neighborhood,” Bolton said.
Carmen Diaz Padron, president of the Villagers, a historic preservation organization called the nine-story project incompatible with nearby homes and argued it would permanently alter a historically sensitive area. Others warned about increased congestion, loss of green space and what they viewed as excessive departures from existing zoning regulations.
Supporters, meanwhile, largely consisted of Crystal Academy parents, staff members and advocates who argued the future of the school depends on the project moving forward. Maria Palacio of Crystal Academy and numerous parents emphasized that the development includes a private covenant guaranteeing the school a new facility and rent-free occupancy for 99 years.
Architect Robert Chisholm framed the school component as a significant public benefit. “This project reflects true Coral Gables values,” Chisholm said. “It preserves and strengthens the only school in Coral Gables serving some of our most vulnerable children.”
Several speakers argued that losing the project could jeopardize Crystal Academy’s long-term future. Even opposition attorney David Winker, who presented concerns on behalf of neighborhood residents and preferred a deferral, ultimately voiced support for Behar’s amendment aimed at preserving additional portions of the garden.
On to the City Commission
With the Planning and Zoning Board’s recommendation now secured, the Crystal Residences proposal advances to the City Commission, where the debate over growth, neighborhood character and the future of Crystal Academy is expected to continue.
This Post Has 12 Comments
Here we go again. Another developer ( from out of state too) who won over the people’s will in our City. This project is way too big for the area but those who changed the zoning do not live there, so they do not care. The developer is another Lago and Lara supporter who donated money to their PAC to get this through. Please note Lago and Lara did not disclose this, but that is not surprising. Another zoning board that does what they are told. THIS is why you do not vote for Nestor Menendez or Sanabria for the commission, BECAUSE THEY ARE ZONING BOARD PAST AND PRESENT MEMBERS !!! They have allowed our City to become the concrete monster that it is. They have approved all this and if they are on the Commission, Coral Gables will be lost forever. They will also be a voting block with King Lago. I would not accept partial saving of the Garden for more concrete and I would not vote for any Lago puppet in the next election.
How the hell did F Dot Alice Bravo get on the Board?
I totally agree. The Coral Gables commission have sold their soul to the developers with the consequence of Coral Gables being transformed into a concrete jungle. The charm that was ours is disappearing with every massive project. I have not voted or Lago nor will I vote for him ever.
Sounds like a reasonable compromise and Felix Pardon knows what he is doing when it comes to development.
Crazy to get rid of that beautiful church and garden. So very very sad for the Gables.
Lago does not decide what is best for this city. We the residents should. Is everyone sleepwalking through this unacceptable power play from our autocratic leadership? LEAVE THE GARDEN ALONE and respect the surrounding residents, NO DOG PARK PER THE NEIGHBORS and no more frigging construction !!!!
The City of Coral Gables does not need any more building, especially taking away from a church and garden. There are too many tall buildings in our city now. The school I’m sure can find some other place to build.
The comment was made at the P&Z meeting that it is dangerous to back out of angled parking along Ponce de Leon Blvd!
The replacement of angled parking by parallel parking (as happened on Miracle Mile) is most definitely NOT advantageous to anyone. It results in a loss of parking spaces (which are inadequate already) and causes a total stop in traffic as a car pulls up and then backs up in order to parallel park. It blocks and stops the flow of traffic, and causes issues when the vehicle stopped behind hasn’t allowed space for the parking car to be able to back up.
And to add to the problem is the fact that half of the drivers out on the streets don’t even know how to parallel park.
Angled parking is quick and efficient. Eliminating parking spaces is irrational, given the massive projects being built in the North Ponce area.
But it seems nothing efficient, reasonable or rational is currently being implemented in our city.
NOTHING SHORT OF A MIRACLE
The last minute “condition” by Mr. Behar was nothing short of miraculous. So whether many may not believe The Garden of Our Lord holds special significance, IT DOES! The Garden of Our Lord holds a very unique spot in the history of our community. This year it celebrates its 75 year anniversary of its consecration. As one of the first three biblical gardens in America [“Plants of the Bible” by Allan A. *Swenson, 1994], The Garden is full of trees and bushes which sprouted from seeds [brought back from Jerusalem by a UM professor in 1950s] that came straight from Gethsemane – the very garden where Jesus spent the night before his crucifixion! Not only is The Garden of Our Lord important for Coral Gables, but important for the very origin of most Western religions! Although the The Garden and the block where it sits is currently in private hands, the City of Coral Gables has the opportunity to keep the current zoning code as Special/Institutional and preserve that whole sacred green space. Eventually, the city sould buy it and gift it to its residents for public benefit.
*Swenson, author of more than 30 gardening books, includes three Biblical gardens in “Plants of the Bible,” and places the Garden of Our Lord [founded in 1951] on the same level of significance as New York City’s St John the Divine [founded in 1973], and Israel’s Neot Kedumim [founded in 1965] –known as “the largest, most extensive Biblical Garden of our world.” In fact, the Garden of Our Lord was the earliest of the three gardens named. Swenson refers to The Garden of Our Lord as “another excellent Biblical garden, a sanctuary of peace and inspiration open to the public, in Coral Gables.”
I attended the meeting on Zoom. It was painfully long at four hours and fifteen minutes, but it was also just “going through the motions.” You could tell the majority of the members of the zoning committee had made up their minds how they were going to vote before the meeting even started and this was all just a formality.
Feix Pardo made a great point regarding the traffic – unfortunately there were no result to the issues he brought up.
Gonzolo Sanabria made a great point about only 2% of the building being allocated to Cyrstal Academy and how is this of public significance? Unfortunately this was glossed over as well. Allen Morris is making a contribution of $11 million to Ponce Circle Park improvements. THIS IS SIGNIFICANT. A private school that benefits less than 75 children, many of whom do not live in Coral Gables, is not a significant public contribution to the City of Coral Gables. Sure, it tugs at everyone’s heart strings – but isn’t that what the developer is using to his advantage?
No one made the observation or asked the question about Crystal Academy regarding WHERE they will be relocated to when construction begins? Right now it is business as usual at the church, but the construction will probably take 2-3 years if not more, correct? Where will the school be conducting classes during this disruption period? Everyone was worried about the children’s routines, but isn’t this the worse disruption by far? Moving them somewhere in the meantime and then moving them back (hopefully) when the construction is finally done?
And finally, and the biggest point by far, is there are four (4) zoning changes being made for this building to proceed. Once they are made they are made forever and the next development will come along and say, “You allowed 110 Phoenetia Ave, so why can’t you allow my project?”
You are setting a precedence by allowing this nine (9) story building to be built in a neighborhood where the current restriction is only four (4) story buildings. Once you allow this for one development, you will be forced to allow it for all. So where does it stop?
Thank goodness Robert Behar added the stipulation the green space inside the plans needs to be moved in order to save the Garden and the 150+ old trees, but that doesn’t mean the Commissioners will go along with it. All the Zoning Board does is make recommendations.
It is now up to the City Commission. The question is are they going to allow this? Will they ultimately set the precedence to change the rules? If so, then why have any rules?
Fast forward 10 years: developers from our area, now joined by others from outside will begin to find reasons, excuses and ways to tear down all the small apartment buildings in the area, plus single family homes. The result will be a disaster in terms of traffic and congestion. It already is. For example: when I go visit friends in some areas the parking is limited to neighborhood area holders and you have to go htru the motion of asking your host/hostess to give you one of their paid-for permits. One would think that after paying taxes in Coral Gables for 45 years there would still be free parking outside of the business district.
But now, the lack of logic comes when Board Member Alice Bravo said: ” the proposal was consistent with ongoing redevelopment patterns along the Ponce corridor. “When I look at this, especially with the motel property, it’s only a matter of time before something happens there,” Bravo said. “What you are proposing is not out of context.” So, she is saying that it is not out of context based on what she is predicting will happen. So it is not out of context now because more building will take place and then it will not be out of context. Wow!
I
What is going to happen and it will since the big bucks are in control as of lately in this city to the Garden of Our Lord greenspace on a North Ponce is a disgrace. I live and own a fourplex at 123 salamanca avenue. Walking distance to the Garden. It is a place of reflection and peace. To give it away to a greedy developer with no concern to the area is a disgrace to our elected officials. Shame of those that have approved this. We are less becuase of this loss to our area.