By Coral Gables Gazette staff

A zoning text amendment affecting eight duplex properties south of University Drive appeared poised for approval last week before Commissioner Ariel Fernandez announced his opposition, prompting Mayor Vince Lago to defer the item for further review.

The proposal presented at the Feb. 24 City Commission meeting, would amend Appendix A of the city’s zoning code to remove a site-specific one-story height cap for certain bungalow-type duplexes. Underlying MF1 duplex zoning citywide allows two stories, but eight properties facing Santander Avenue and University Drive are currently limited to one story by a site-specific restriction

What the amendment would change

Assistant Director for Planning and Zoning Jennifer Garcia told commissioners the amendment would eliminate that one-story cap so those properties could be built to two stories, consistent with other duplexes in the city.

“Right now it’s MF1 duplex,” Garcia said. “Duplex and citywide is allowed to go two stories for these eight. There’s a site specific that caps that height to be one story. So, we’re eliminating that one story cap. So, it could be two stories just like all other duplexes in the city.”

Vice Mayor Rhonda Anderson sought clarification on whether the change would alter the underlying zoning.

“So this is consistent with the underlying zoning,” Anderson said. “Correct. So we’re not upzoning anything.”

“Correct,” Garcia responded.

Mayor Lago echoed that line of questioning, asking staff to restate that the underlying zoning already permits two stories.

“But the underlying zoning allows for two stories, correct?” Lago asked.

“Correct. Yes,” Garcia replied.

Objection tied to south-of-University commitment

Despite those assurances, Fernandez signaled he would oppose the amendment, citing a broader policy position regarding zoning south of University Drive.

“I’m going to be a no,” Fernandez said. “We just had a comment on this and I committed not to changing the zoning code south of University. So I’m not supportive of this measure.”

Fernandez acknowledged that the underlying zoning allows two stories but emphasized that the current site-specific restriction limits those properties to one story.

“Underlying may be two stories, but at the present moment, you cannot build a two story,” he said. “You’re limited to a one story.”

He noted that most homes in that portion of the neighborhood are one story, though some two-story homes exist, particularly on corners along Ponce de Leon Boulevard.

“I understand that there’s an understanding that you would be able to if this restriction wasn’t there,” Fernandez said. “I’m not in favor of lifting this restriction.”

Mayor defers for additional data

A motion to approve the ordinance was made and seconded before the mayor intervened.

“I’ll make it easy for everybody,” Lago said. “I’m going to defer the item even though I’m not a sponsor. I’m going to request that the manager defer the item and we’ll bring it back and we’ll have a conversation on it.”

Lago also asked staff to provide additional information before the item returns, specifically data on how many one- and two-story buildings surround the eight affected properties.

“One of the items I’d like to see is I’m not aware of how many one or two story buildings are around these eight,” Lago said. “Maybe you can get me that information.”

Garcia agreed to provide the data.

The item was formally deferred, and no vote was taken.

Limited geographic scope

The amendment applies only to eight duplex properties and does not affect two other areas of the city where separate height caps remain in place, according to staff. Garcia noted that at least one of the eight properties is already built as two stories and does not comply with the existing one-story site-specific cap.

Staff and the amendment’s sponsors characterized it as aligning those properties with the city’s broader MF1 duplex standards. Fernandez framed it as a change to the zoning code in a neighborhood where he had pledged not to support zoning modifications.

The ordinance is expected to return to the commission at a future meeting with additional contextual information regarding surrounding building heights.