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Cities often have an interest in the development of new real estate projects due to the potential for increased property tax revenues. Older real estate properties benefit from homestead exemptions, which means their property taxes remain frozen. However, when a property is replaced with a new development, the city reevaluates the property's value and this often results in a higher property tax assessment, reflecting the increased value. As a result, the city stands to collect significantly more in property taxes from the redeveloped property compared to what it received from the older property with the homestead exemption. This increased revenue makes new real estate development attractive to local governments seeking to enhance their revenue streams. 

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Approving this project as it is would boost significantly the revenue collection for Coral Gables, but this will not be benefiting the city and its people in the long term, as it is crucial for the city to prioritize the interests of the community and the preservation of the environment, especially the protection of the manatees.

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The pace of approvals for this project within city departments is rapid. Without coordinated action, we will loose this dispute. The upcoming meetings will be crucial opportunities to oppose changes to zoning codes to protect the habitat of Coral Gables Manatees and the community.

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Currently, under the MF1, MF3, and MX1 zoning districts, developers have rights to build up to 4 floors in some areas and 2 floors in others on their land. However, the proposed project seeks a significant zoning change, permitting constructions as tall as 13 floors near US1, tapering to 9 floors deeper into residential areas—a more than twofold increase beyond current legal limits. Moreover, plans include building in the small alley on US1 where people currently gather to observe manatees, transforming it into a U-shaped high-rise structure.

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Additionally, the Board of Architects may grant a "Mediterranean Bonus," allowing an additional 2 floors for projects maintaining a Mediterranean aesthetic.

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The project's next critical stage is the Development Review Committee meeting in July, where approval could be sought. Stay informed by joining our WhatsApp group or emailing savethemanateesofcg@gmail.com for meeting details.

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Why Should We Act?

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The proposed development would introduce approximately 1,000 more residents into this compact area, significantly impacting traffic and the local environment. The city's support for such extensive changes raises questions about its implications for our community.

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Yet, the most vulnerable stakeholders—the manatees—bear the greatest cost, unable to advocate for themselves. It is our responsibility to speak on their behalf.

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In their application, developers downplay environmental concerns and dismiss the need for a traffic study, arguing reduced car usage due to proximity to the Metrorail.

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Join Us at the Next Meetings

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Your participation in upcoming meetings is crucial to opposing these zoning changes, protecting manatees, preserving the canal's ecosystem, and safeguarding our community.