$500m downtown project gets initial OK

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Prominent developer Ralph Sanchez and the principals of the Ponce Circle Development are sparing no expense in an attempt to get the $500 million Old Spanish Village project approved by the Coral Gables City Commission. And it appears to be working.

     At the July 11 meeting, developers presented videos, scores of printed materials (including a coffee table book) and had numerous consultants waxing poetic about the virtues of the massive 6.5 acre project which encompasses three full city blocks bounded by Ponce to the west, Galiano Street to the east, Palermo to the north and Malaga Avenue to the south.

     So far their efforts have paid off handsomely considering the city commission not only approved six applications, with 4-1 votes, to clear the way for the project (including the first reading of a change of land and zoning as well as a site plan review) at the meeting but even the sole commissioner who voted against the project, William Kerdyk, Jr., left the meeting impressed with the project's presentation.

     When the commission wasn't gushing in praise of Sanchez and the development effort, it was busy ignoring staff recommendation from Planning Director Eric Riel.

     Riel admitted that the project met several city objectives with its proposed planned area development (PAD) but that there were too many inconsistencies to allow it to move forward as is.

     Specifically, Riel said that the project did not sufficiently address traffic, parking and landscaping issues with enough zeal and provided too little green and open space.

     He also said the project did not address the issue of affordable housing which has been sorely lacking in the city.

     The director did present an alternative staff recommendation which would include 20 percent more green space, payment to mitigate the loss of 34 parking spaces and the addition of 75 more visitor parking spaces for the project, but that proposal was largely ignored by the commission.

     "The project is consistent with the Charrette and does include aspects to preserve historic buildings but mostly our objections come from the lack of open space, parking and other additional improvements," he said.

     In his closing remarks, Riel practically conceded defeat when he described the project  as a "good project" which probably would have received his staff's recommendation had it not been for a single family home smack dab in the middle of the project whose owner refused to sell to developers.

     Riel had as much luck convincing the seemingly awestruck commission to vote against the project as he had trying to do the same with the city's Planning and Zoning Board, when they approved the project 4-1 on June 14.

     After Riel had his chance, developers commenced their comprehensive presentation with historical expert Arva Moore Parks and architect Jorge Hernandez to sell the project.

     In researching the site of the project, which was once part of the historic Arts and Crafts Section of the City, and comparing them to current plans, Parks said that she was struck by a vision of the community that city founder George Merrick originally intended.

     Hernandez was equally effusive saying that Park's mere involvement in the projects spoke to the developer's vision.

     He went on to describe the specifics of the project saying it was broken down into four quadrants: the 2801 block which will include a 15-story building along Ponce, 6-story apartments buildings along Palermo and Sevilla Avenues and 3-story townhomes on Galiano Street; the 3001 block which will be built out nine stories throughout the front side with townhouses in the rear; the assemblage of townhouses along the southeast section of the project, all of which are three stories high; and the existing historic Arts Center Building which is being completely renovated.

     The project will include retail and commercial components along the ground floor of the Ponce buildings but is mostly residential in nature. The total development of the project is 895,815 square feet, slightly less than what developers say they could develop as of right commercially. There are a total of 458 units in the entire PAD.

     Developers said they agreed to add 50 parking spaces to the project bringing the total to 1070, almost 100 more than what was required by code.

     At the meeting developers also paraded out a virtual army of lawyers including two of the city's most experienced development lawyers, Laura Russo and Zeke Guilford, to make sure the project went through.

     Russo said the project used George Merrick's vision as its organizing principal while another heavyweight attorney Jeff Bass eviscerated Riel's claims that the project represented an example of spot zoning.

     "This is not spot zoning or reverse spot zoning and the fact that (Riel) anchored his comments (by saying that) means that he derived an erroneous legal conclusion and does not constitute a substantive professional (opinion)," Bass said.

     Mayor Don Slesnick acknowledged that he was troubled by staff's recommendation and the fact that its own board overruled its decision.

     "The Planning Department staff had their chance but that is not what Planning and Zoning Board wanted," the mayor said.

     Numerous citizens also chimed in with opinion on the project with most, including members of the Coral Gables Chamber of Commerce, expressing their support.

     Others, including Orlando Capote, owner of the single family home in the middle of the project, expressed reservations but even they did not seem to be put off by the project.

     Nearby resident Maria Puente said her biggest concern was the density and height of the proposed buildings and that some of the rendering put forth by developers were misleading in their scale. Still, Puente said the area was in need of revitalization and would be amenable to the project with some revisions.

     "The area could use some redevelopment and we do want it to grow but I think there needs to be a little more work," Puente said.

     As the discussion on the developer's applications dragged on, the commission's eventual approval seemed more and more likely.

     "I came to terms with the fact that the city is changing a long time ago," said Vice Mayor Maria Anderson. "It's not 'if' we are going to grow it's how we are going to grow."

     I think this is a catalytic project and it is going to change the city in a very positive way."

     While Kerdyk was impressed with aspect of the project and the lengths that developers went to the sell their vision, his troubles with the project's density would not allow him to give his support.

     The commissioner also feared that the conversion of single family homes to commercial might set a dangerous precedent in the city.

     "I can't recall that it ever happened here. Philosophically I have an issue with that. If developers can come in and rezone property what's to stop them from doing it (elsewhere)," Kerdyk said.

     Like Riel, Kerdyk acknowledged that aspects of the project were positive but insisted that a project of this magnitude should be driven by the city not a developer.

     "I want the dog to wag the tail - not the tail to wag the dog," he said.

     Commissioner Ralph Cabrera agreed in theory but said that reality teaches a different lesson.

     "You're right, we should do it, but guess what we didn't. And somebody with vision and the financial resources did," he said.