The most notable item on the agenda was the proposed text amendment to the zoning code concerning height standards for bungalow-type duplexes. The amendment proposed modifying the existing one-story limitation to align with the underlying zoning district, allowing heights up to 30 feet under certain conditions. Staff presented findings highlighting inconsistencies within the current regulations, with examples of non-compliant structures and previous amendments. The objective was to rectify these discrepancies and ensure zoning laws reflected existing developments.

A board member raised concerns about the zoning graphics, questioning the exclusion of single-family zoning areas from the amendment. It was clarified that single-family residences, marked in yellow on the maps, were already permitted a two-story maximum height and thus were not impacted by the changes. Discussion ensued about the definition of a “bungalow,” with members agreeing on the need for a formal definition to prevent confusion.

The commission also examined roof design standards, proposing updates to align with contemporary architectural practices. The ordinance sought to clarify that high-quality roof materials not explicitly listed could be approved by the city architect and the full board of architects, while entirely flat roof designs would require full board approval. Concerns were voiced about the lack of clear limitations for single-family homes, especially regarding flat roofs, with a call for criteria to ensure new designs harmonized with existing neighborhood character.

It was suggested that without clear criteria, the new regulations could lead to undesirable outcomes. The commission underscored the importance of balancing innovation in design with respect for Coral Gables’ architectural heritage.

Another major topic was the proposed changes to the University Station rapid transit district overlay, aimed at permitting higher densities and intensities within the district. The amendment included adding a property on Cavayo Boulevard to the overlay and revising the future land use map to shift from commercial low-rise intensity to multifamily high density. The commission discussed the implications of allowing up to 125 units per acre, consistent with county standards, and introduced new standards for multifamily development, including height restrictions of 120 to 150 feet, contingent upon providing additional open space.

Public comments supported the overlay, highlighting its potential to harmonize development with existing neighborhoods and ensure impact fees benefited local residents. Specific concerns were raised about height and density in relation to single-family homes, as well as the buffer zones along the Mahi Waterway. The city proposed a 50-foot buffer zone, surpassing the county’s 30-foot requirement, which led to discussions about the visual impact of multifamily developments on existing residential areas.

Traffic implications of the proposed developments were a recurring concern, particularly on Havo Street, already impacted by existing structures. The commission considered infrastructure changes, such as widening roadways, to alleviate congestion. The discussion also covered negotiations with the county, focusing on maintaining consistent density levels and preserving the character of the area with mandatory setbacks.

The complexities of developing affordable housing within the overlay district were also addressed, with concerns about high local property values hindering development. The city initiated the application for development to ensure protective measures were in place. The commission highlighted the importance of public engagement in the site plan approval process, contrasting this with county procedures that lack public hearings.