Coral Gables board backs mixed‑use project that would house Crystal Academy, with conditions

Coral Gables’ Planning & Zoning Board voted June 17 to recommend approval of a consolidated set of land‑use and zoning requests for a mixed‑use development on Block 21 (110 Phoenicia Avenue) that would include residential units, live‑work spaces and a new facility for Crystal Academy, a nonprofit school serving children with severe autism.

The board’s recommendation — which moves the applications to the City Commission for final action — was approved with staff conditions and an additional board request that the applicant reorient a proposed publicly accessible green space adjacent to Phoenicia Avenue to reduce impacts on the neighboring Coral Gables Woman’s Club and its tree canopy.

Why it matters: The project would build a new permanent facility for Crystal Academy on site, with the owner funding construction and leasing the space to the school for 99 years. Supporters said the academy provides an irreplaceable local service and that the proposal yields new publicly accessible open space and streetscape improvements. Opponents argued the plan exceeds the site’s existing special‑use zoning, risks the character of a historically sensitive area and could strain nearby streets.

Applicant and school representatives framed the development as a compromise that preserves the school while adding housing and public amenities. "This project will provide Crystal Academy with a permanent home where it can continue its mission for generations to come," said Mari Palasio, founder of Crystal Academy. The applicant’s presentation described 184 residential units, 16 ground‑floor live‑work units, a more‑than‑5,000‑square‑foot courtyard and a 4,000‑square‑foot outdoor learning/play area for the school, plus 301 parking spaces.

Staff recommended approval after a multi‑year review, saying the proposal met criteria for a future‑land‑use amendment, zoning map change (special use to MX2), a planned area development (PAD) and conditional uses for the school and live‑work units. Jennifer Garcia, the city’s planning and zoning director, summarized staff conditions including a 93‑foot maximum height, a cap on the school’s enrollment consistent with existing ordinances, required public easements for the courtyard and covered walkway, and off‑site intersection and pedestrian improvements.

Public comment was extensive and sharply divided. Dozens of neighbors and preservation advocates warned that the nine‑story massing (stepped down on the east side) exceeds the neighborhood’s scale and threatens mature trees and historic resources. "A building of this scale would overwhelm nearby residences and permanently alter the neighborhood’s character," said Carmen Diaz Bedron of the Villagers historic‑preservation group.

Supporters — including parents of students, school staff and nearby residents — said Crystal Academy serves highly vulnerable children and that losing the school would be difficult to replace. "This is the only school of its kind in this community," said Dr. Laura Levos, a child psychologist and Crystal Academy board member. Several speakers said the academy offers scholarships, accepts Medicaid and provides essential therapies.

Traffic and cumulative impact were recurring concerns. City transportation staff said the project’s October 2022 traffic impact study and a later trip‑generation update (after plan revisions removed office space) did not trigger additional study thresholds and showed fewer peak‑hour trips than earlier estimates; several board members pressed staff to watch cumulative congestion on nearby corridors as other approvals proceed.

Historic‑eligibility questions also featured in the debate. The applicant said the city’s historic‑preservation authorities and courts previously concluded the site did not meet criteria for historic designation; opponents disputed that assessment and urged caution to protect neighboring landmarks.

Board action and next steps: After extended discussion the board voted to recommend approval of the consolidated land‑use amendment, zoning map change, PAD and conditional uses subject to staff conditions and the board’s requested change to the green‑space orientation. The recommendation will be transmitted to the City Commission for two hearings required by ordinance.

If the commission approves the requests, the applicant will still need final site‑plan approvals and any required permits. The developer and the city will share details of how the school space, public easements and off‑site improvements will be implemented during subsequent steps.