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Commission splits on TSNA density: proposes 150/200 corridor caps, 100 for neighborhood area; some want the area removed from TSDD
Summary
Staff proposed base TSDD density at 150 units/acre (200 with bonuses) and a 100 units/acre limit for the residential TSNA area; commissioners debated whether to remove the TSNA area from the study and whether comp‑plan vs. zoning changes should be staged as individual rezones.
Alvarez walked through density options and comparisons to county RTZ guidance and nearby Coral Gables standards. Staff recommended 150 units/acre base for the TSDD (200 with bonuses) and argued the TSNA neighborhood area should be capped at 100 units/acre to reduce intrusion into adjacent neighborhoods. Commissioners expressed differing views: some favored leaving the area in the plan to encourage long‑term change, while others preferred removing it and letting applicants seek rezoning individually.
Property owner Louis Gerken told the commission that many existing small rental buildings are financially challenged and that higher density (e.g., 150 units/acre) is necessary to make redevelopment feasible. The mayor reiterated a preference to provide comp‑plan direction now and allow applicants to propose zoning changes later rather than immediately granting broad zoning rights.
