Planning board rejects staff’s patchwork Live Local code changes, asks for separate Live Local chapter

On March 12, 2025 the Coral Gables Planning and Zoning Board voted unanimously (7‑0) to reject staff’s proposed piecemeal amendments implementing the Florida Live Local Act and instead requested that staff prepare a single, separate zoning chapter that consolidates Live Local provisions and local restrictions.

Jennifer Garcia, Planning and Zoning Director, presented the staff analysis of the Live Local Act (state law enacted in 2023 and amended by later bills), summarizing the statute’s principal preemptions and the parts the city must adopt or consider. Garcia told the board the law provides developers eligibility for administrative approvals if projects meet statutory requirements (including providing a portion of units as affordable housing) and described the state maximums the statute references (height as the highest allowed within a one‑mile radius, density at the municipality’s maximum, and a state‑defined floor‑area ratio calculation). Garcia said the city had not received any Live Local applications to date.

Staff proposed limited code changes so that the city would comply with state requirements and add local safeguards. The draft amendments included a required consideration of parking reductions near transit (staff proposed a 10% reduction within a quarter‑mile of a transit stop and noted state law requires a 20% reduction within a half‑mile of a major transportation hub), a prohibition on using remote off‑site parking for Live Local projects except where required, a bar on combining a state parking reduction with additional shared‑parking reductions, and a prohibition on bringing Transfer of Development Rights (TDRs) into Live Local projects. Garcia explained these steps were intended to align the local code with the state statute while limiting other incentives that would intensify development beyond the statute’s preemption.

Board members raised multiple concerns. Several questioned whether the staff approach—amending scattered sections across the zoning code—would make later adjustments difficult if the state legislature changes the law again. Member Robert Beja and others urged drafting a single, separate Live Local chapter (an approach the board said Miami Beach used) that would be easier to track and to repeal or amend. Board members also discussed the substantial height and density concessions the statute can enable, the definition and usefulness of “transportation hub” for parking reductions, and the adequacy of the proposed limits on bonuses and TDRs. Commissioner Fernandez (present at the hearing) said he would ask staff to return with a revised draft and that he supported returning the final text to the board for further review.

After discussion the board moved to recommend denial of the staff approach and asked staff to return with code language organized as a separate Live Local chapter that reflects the board’s concerns. The recorded roll call was unanimous in favor of denial.

What staff proposed: a set of limited text amendments primarily focused on parking reductions near transit (10% within a quarter‑mile; 20% within a half‑mile major hub as in state law), and limitations on remote parking, combined shared‑parking reductions, and use of TDRs by Live Local applications. Staff also summarized Live Local statutory features: at least a portion of units must be set aside as affordable (staff cited AMI figures and used a local AMI baseline of roughly $79,400), state rules limit allowable height to the highest permitted within one mile and allow an FAR increase to a percentage above the municipality’s highest currently allowed FAR (staff noted examples and the “med bonus” concept). Garcia and staff provided a webpage resource and links to the 2023 law and subsequent bills.

Board decision and next steps: The board voted 7‑0 to recommend denial of the staff’s fragmented amendment approach and asked staff to prepare a single, unified Live Local chapter for future review. Staff will return with consolidated ordinance language for further board review prior to submission to the City Commission.

No Live Local applications have been filed in Coral Gables to date, according to staff.