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Planning board approves TDR use and remote parking plan for 299 Menorca with loading and lease conditions
Summary
The board recommended approval of transfer‑of‑development‑rights (TDR) receipt and conditional remote‑parking use for a proposed mixed‑use project at 299 Menorca, contingent on a recorded covenant tying the project to the site plan, an expanded internal loading area, a multi‑year parking lease and increased remote parking beyond code minimums.
The Planning and Zoning Board on Jan. 15 recommended approval of two related actions for a proposed mixed‑use development at 299 Menorca: (1) acceptance and use of transfer‑of‑development‑rights (TDRs) on the receiver site, and (2) a conditional use allowing remote parking for the project.
Attorney George Navarro and project team members told the board they revised the design after the board’s prior hearing and now commit to an expanded internal loading area that can accommodate up to two trucks, a larger sidewalk treatment along the street and a formal covenant tying the project to the site plan presented to the board. Navarro said the project will provide 56 remote parking spaces, four more than the residential worst‑case parking code calculation (52 required under residential code assumptions) and will secure a three‑year lease for remote spaces with six‑month cancellation notice to provide stability for long‑term residents.
The Planning and Zoning Board also heard from Chief Ed Hudak of the Coral Gables Police Department, who described security and emergency‑access concerns tied to the department’s nearby headquarters and critical city infrastructure housed in the public‑safety building across Menorca. The chief asked the board and the applicant to coordinate on surveillance, sightlines and other site measures so emergency operations and staff safety are not compromised by adjacent high‑rise occupancy.
The applicant said the revised ground floor increases the dedicated loading area and shortens internal net square footage by a modest amount to accommodate the loading bay; the design team showed updated renderings and a revised site plan and proffered a covenant that will bind the building to the plan submitted to the board.
The board voted to recommend both actions (TDR transfer/receipt and the remote‑parking conditional use) subject to the covenant and site plan commitments, additional sidewalk allowances and the remote‑parking lease terms. Board members who previously expressed concern about parking and loading said the updated plan addressed their homework from the prior meeting.
The two resolutions will proceed to the City Commission for final action. Board members directed staff to ensure the covenant and site‑plan commitments are included in the record forwarded to the commission.
