RTZ: From A to Z

THE RTZ THREATENS TO RAISE BUILDING HEIGHTS NEAR THE UM METRORAIL STATION – UNLESS A MIDDLE GROUND IS REACHED

Much has been made recently of Miami-Dade County’s latest Rapid Transit Zone (RTZ) project in Coral Gables. The RTZ, for those unfamiliar with the anacronym, stands for rapid transit zone.  It is now a part of the county’s code that allows for higher density mixed-use development near transit stations to increase public transit usage.

Thanks to the RTZ, a 38-story apartment building went up next to the Douglas Road Metro Station in 2023. Adjacent to the border of Coral Gables, it is the tallest building outside of Brickell – clearly visible from as far away as the Biltmore Golf Course.

On September 3, the County Commission approved an ordinance to expand the RTZ to create the Coral Gables/University Station Sub-Zone around the University of Miami Metrorail station. This essentially bypasses Coral Gables’ zoning code, allowing for high-density development within a quarter-mile radius of the station; permit and impact fees will also go to the county and not the city.

The City of Coral Gables is known for its strict zoning code, which aims to keep density and height low, and maintain its Mediterranean Revival aesthetic. To find middle ground with the county, the city has proposed its own overlay district – the University Station Rapid Transit District Overlay – which would allow heights of 120-feet for buildings (or 147-feet if the developer provides public open space). This is less than the county’s plan, which has no cap on height, and allows the city to retain more control over development standards and impact fees.

In previous City Commission meetings, County Commissioner Raquel Regalado – whose district encompasses a large swath of the Gables – vowed to help the city retain some control of the project. But in an inflammatory meeting in July, Regalado accused former Gables’ Planning and Zoning board member Sue Kawalerski of “berating” her after a heated discussion that ended with a 5-1 vote to recommend moving forward with the city’s proposed overlay (Kawalerski was the only “no” vote). The controversial board member was fired by a 3-1 vote of the Coral Gables Commission in August, largely because of her treatment of Regalado. The lone dissenter on that vote was Commissioner Melissa Castro.

Castro also voted against the city’s October “Hail Mary” ordinance to pass the overlay and show RTZ developers that the city would work with them – though by now developers know they don’t need the city’s approval to move forward. Castro argued that Gables residents needed more information on the issue – though this would make little difference in the county’s decision-making. In an Instagram post after the meeting, she wrote, “…others may be focused on competing with county zoning [but] I will not support zoning changes of this scale without transparency…. Rushing decisions that ultimately benefit developers goes against the commitment I made to the residents of Coral Gables.” 

At the meeting, Mayor Vince Lago, Vice Mayor Rhonda Anderson, and Commissioner Richard Lara all expressed frustration over her decision, arguing that it was important to show unity in the fight to keep the city involved in planning the RTZ.

Although the overlay was approved by a 4-1 Commission vote (with Castro against), city staff must return with updated details on design guidelines, setbacks, parking metrics, and public-realm improvements. At the time of publication, these had not yet been presented. Given that the plan was passed, it’s possible the county will negotiate an inter-local framework with the city or amend its ordinances regarding the RTZ to include the city’s requests. Stay tuned.