Coral Gables — The City of Coral Gables Planning & Zoning Board voted to approve comprehensive plan text amendments on Dec. 10 that implement a University Station Rapid Transit District overlay, set a maximum floor-area ratio of 3.5 for qualifying projects and simplify mixed-use requirements.

The amendments, read into the record as Item E‑1, were presented to the board by Mr. Garcia, the planning director, who said the changes were intended to align the city’s rules with a recently adopted county subzone and to create a local option that could keep development and impact-fee revenue under city control. “Staff report and recommend approval,” Mr. Garcia told the board during the presentation.

Why it matters: the county adopted a Gables University Station subzone on Sept. 3 that currently gives the county regulatory authority over certain properties along U.S. 1. City staff and several board members said the city’s amendment seeks to provide developers an alternative route — applying to the city rather than the county — which could preserve some local permitting authority and impact fees.

Residents and some board members pressed the panel for specifics about how far the county’s RTZ influence extends and how that quarter-mile (1,320‑foot) measurement is made. Susan Geiger, a nearby resident, asked whether Coral Gables had meaningful influence over Dade County’s plans and said the county’s jurisdiction “seems to me a real overreach by the county.” City attorneys and staff responded that the city currently has limited jurisdiction where the county has claimed authority, and that the city’s approach is designed to give developers an incentive to come to the city for approval.

Several board members said they had reviewed mapping and used Google Earth to confirm that the quarter-mile radius as measured from the station entrance reaches the Caballero street edge and does not cross the canal into adjacent single‑family blocks. Board member Felix Pardo voiced concern about protecting single-family homeowners, and the board discussed buffering and setbacks, which staff said are addressed in forthcoming zoning text amendments rather than the comprehensive plan change.

After closing public comment, board member Alex Bustelo moved to approve the item; the motion received a second and passed with all voting members present recorded in favor: Nestor Menendez, Felix Pardo, Gonzalo Sanabria, Ignacio Alvarez, Alex Bustelo and Robert Behar. Alice Bravo was excused from the meeting. The chair announced that the matter was closed following the affirmative vote.

Next steps: staff said the plan amendments will proceed to first reading at the City Commission, likely in January, and then will be transmitted to the Florida Department of Commerce for state review, a required step for comprehensive plan changes.

The board ended the meeting with a reminder about Sunshine Law notice requirements and directed members to submit any proposed discussion items to staff for the next agenda. The meeting then adjourned.