Planning board wins new role: nonbinding conceptual review required before Board of Architects on zoning/land‑use changes

The Coral Gables Planning and Zoning Board on Jan. 15 approved a procedural change requiring a nonbinding conceptual review by the Planning and Zoning Board before the Board of Architects conducts its conceptual review for applications proposing land‑use or zoning map changes.

Jennifer Garcia, planning and zoning director, presented a staff draft that would insert the Planning and Zoning Board into the early review phase for map or text amendments. Board members, Board of Architects representatives and staff spent more than an hour debating sequencing: whether the Planning and Zoning Board should offer early nonbinding feedback before or after a conceptual review by the Board of Architects, and what materials each board should receive.

Several Board of Architects members joined the meeting to explain their view that the Planning and Zoning Board’s early comments would help the Board of Architects focus on context and compatibility. Judy (last name on file), speaking for the Board of Architects, told the Planning and Zoning Board she and colleagues had asked that the Planning and Zoning conceptual review come first so the Board of Architects would see the planning perspective earlier in the process. Board of Architects members asked that massing and context (three‑dimensional massing studies) be available to support meaningful comment.

Board members said the change is intended to reduce wasted time and expense for applicants on design that may be incompatible with the board’s planning direction. Board member Felix Pardo described the change as a way to “take the handcuffs off the Board of Architects” by giving early clarity on the planning board’s view of land‑use requests; others urged careful limits so architecture is not “overcooked” at the conceptual stage.

After debate, the Planning and Zoning Board adopted a motion to require a nonbinding conceptual review by the Planning and Zoning Board first; staff will forward the board’s minutes and comments to the Board of Architects before that board’s conceptual review. The motion passed with five in favor and two opposed: Robert Behar and AB Isenstaedt voted no; board members voting yes were Sue Kovalinski, Felix Pardo, Javier Salman, Chip Withers and Julio Gabriel.

Staff noted the change would be reflected in the zoning code text amendment or administrative procedures; the board asked staff to work with the Board of Architects to define the materials needed for the conceptual review (for example, massing/context exhibits vs. fully developed architecture).