By Coral Gables Gazette staff

The Coral Gables Planning and Zoning Board will convene to deliberate on two land-use proposals that could influence the city’s evolving development landscape. One would rezone formerly church-owned parcels on Anastasia Avenue for low-rise multifamily housing. The other proposes a block-wide mixed-use framework north of Eighth Street on Ponce de Leon Boulevard. Two technical amendments—affecting floodplain rules and construction codes—are also scheduled for votes.

The meeting, held in Commission Chambers at City Hall on Wednesday, Sept. 18, at 6 p.m., comes amid heightened scrutiny of the board’s role. Recently commissioners rejected former Commissioner Kirk Menendez’s nomination to the board, leaving at least one of the seven seats vacant. That vote followed the August ouster of board member Sue Kawalerski, a critic of large-scale development. While the board’s votes are advisory, their recommendations carry added weight as commissioners clash over density and planning direction.

Anastasia Avenue: From church use to low-rise multifamily

The first item seeks to rezone 627 and 635 Anastasia Avenue—two parcels across from the War Memorial Youth Center and University Baptist Church—from “Special Use” (S) to “Multi-Family 3” (MF-3). A related amendment would reclassify the parcels as “Multi-Family Low Density,” paving the way for small-scale apartment housing.

Under MF-3, buildings are capped at three stories and subject to existing architectural and setback requirements. No site plan has been submitted; future applications would trigger additional public review. According to city staff, the applicant has provided voluntary declarations that will be incorporated into any approval language.

North Ponce: A block-wide planned development

The evening’s most complex item covers 760 Ponce de Leon Boulevard and 112–120 Avila Court. The proposal, submitted by the owner of the Shops at Merrick Park, includes:

• A Future Land Use Map amendment to reflect mixed commercial and low-density multifamily use
• Rezoning to “Commercial Low-Rise Intensity” and “Multi-Family 2”
• A Planned Area Development (PAD) overlay establishing custom standards for the block
• A Special Location Site Plan Review under the city’s Mediterranean Architectural Bonus program

The PAD framework, increasingly used in Coral Gables, allows developers and the city to negotiate custom parameters—such as setbacks, building transitions, and design bonuses—in a unified plan. In this case, the developer seeks flexibility across the Avila-facing residential edge and the commercial Ponce frontage, while staff recommends compatibility conditions to protect nearby MF-1 and single-family zones.

Code Amendments: Floodplain standards and metal trusses

Two zoning code amendments also appear on the agenda:

1. Freeboard and Garage Elevations:
   A text change to Article 5-200 and 5-302 would revise how freeboard—the vertical buffer above base flood elevation—is calculated for homes in special flood hazard areas. The new language would align Coral Gables with updated FEMA and Miami-Dade guidelines, while ensuring garages comply with flood-resistant construction requirements.
2. Metal Truss Construction:
   A second text amendment would modify Article 5-510 to explicitly regulate metal trusses in roof systems. The goal is to maintain architectural integrity as developers use more advanced structural materials in multifamily and mixed-use projects.

Both amendments reflect a citywide trend toward integrating resilience into zoning and permitting—especially in areas vulnerable to climate-driven impacts.

How to attend or comment

The meeting will be held in person at City Hall, 405 Biltmore Way, and streamed live at coralgables.com/cgtv. A Zoom option is also available at zoom.us/j/83788709513 (Meeting ID: 837 8870 9513). Call-in access is available via (305) 461-6769.

To speak via Zoom, participants must have video on and be sworn in at the start of their remarks. Written public comment may be submitted via email to planning@coralgables.com or through the city’s E-Comment portal. The deadline for written submissions is close of business Tuesday, Sept. 17.