About Concurrency in Coral Gables
The City of Coral Gables’ Concurrency Management Program (CMP) ensures that any proposed development is carefully evaluated to protect the capacity and quality of essential public services and infrastructure. In accordance with Florida State Statutes, including Statute 163.3180 - Concurrency, the City’s Comprehensive Plan, and Section 14-218 of the Zoning Code, every application for development approval must undergo a concurrency review to determine its impact on key public services. Concurrency serves as a vital planning tool that protects the city’s unique character, supports livability, and promotes long-term sustainability.
What is Reviewed?
Concurrency review determines whether key public infrastructure and services have sufficient capacity to support a proposed development, ensuring that growth doesn’t outpace the city’s ability to serve it. The following systems are evaluated for adequacy:
- Sanitary Sewer Systems
Capacity of wastewater treatment, disposal, collection, and transmission infrastructure. - Solid Waste Facilities
Availability and capacity of landfills, recycling centers, incinerators, and other waste disposal systems. - Stormwater Drainage
Functionality and capacity of stormwater infrastructure to manage runoff and reduce flood risk. - Potable Water & Fire Protection
Water treatment and distribution systems, including flow and pressure required for firefighting services. - Parks & Recreation
Availability of open space and recreational facilities, based on adopted level-of-service standards. - Roadways & Mass Transit (where applicable)
Capacity of transportation networks, including roadways and public transit systems.
Note: Development projects located within the Gables Redevelopment Infill District (GRID) are exempt from roadway concurrency review, per Ordinance No. 3148, due to the area’s walkable urban design and existing multimodal infrastructure.
The Concurrency Management Manual
The Concurrency Management Manual is the operational backbone of the program. It outlines:
- Departmental roles in implementation
- LOS (Level of Service) standards per Florida Statute §163.3180
- Methodologies from the City’s Comprehensive Plan
- Evaluation frameworks used by staff, applicants, and the public
This manual is not only a technical guide, it’s part of a broader commitment to public transparency and civic engagement. The City of Coral Gables actively welcomes input on how the program can evolve to better serve development goals while protecting quality of life.
In conjunction with the Manual, all applicable development proposals must include a completed Concurrency Review Application, which contains a detailed Service Demand Analysis. This form is used by staff to assess the anticipated impact of a project on essential public services, such as water and sewer systems, stormwater management, transportation, and parks.
Applicants are required to provide specific information including existing and proposed building square footage, estimated service demands, traffic generation, and drainage data. Accurate and complete submissions are essential to facilitate a timely review.
Download the Concurrency Review Application form (PDF)
Applicants unsure of how to determine certain figures, such as trip generation or flood elevation, are encouraged to consult a qualified professional or contact the City’s Development Services Department for guidance.
Public Schools Concurrency
Public schools require a separate concurrency review as mandated by Florida Statutes and the City’s Comprehensive Plan.
Process Highlights:
- Apply via the Public School Concurrency Application
- No fee to submit the city application
- Review timeline: ~10 business days
- City staff transmits the application to Miami-Dade County Public Schools (MDCPS)
- MDCPS provides an application number, fee information, and a payment portal link
- MDCPS will not process applications without payment
Contact MDCPS:
Phone: 305-995-7634
Email: concurrency@dadeschools.net
Concurrency Exemptions & De Minimis Reviews
Most development projects in Coral Gables require a concurrency review to ensure they do not strain public infrastructure. However, some applications may qualify for an exemption or be considered de minimis, meaning they have minimal or no measurable impact on public services.
Projects Exempt from Concurrency Review
As outlined in Section 14-218.3 of the Zoning Code, the following are exempt:
- Single-family homes: One-unit residential homes, including those on lots platted before December 8, 1992.
- Residential improvements: Additions, renovations, or reconstructions that do not increase the number of dwelling units or intensify use.
- Accessory uses: Improvements to accessory structures (e.g., sheds, garages) that support residential dwellings.
- Assisted Living Facilities: As defined in Article 16 of the Zoning Code.
- Previously approved projects:
- Projects with preliminary Board of Architects (BOA) approval prior to January 1, 2008
- Developments of Regional Impact (DRIs) approved under a development order issued before July 1, 2005
- Modifications to prior development orders that do not increase the anticipated impact
- Vested projects: Projects that have already been determined to have vested rights under prior approvals.
- De Minimis Improvements:
- Some projects, while technically requiring building permits, may be determined to have no significant impact and may be processed without a full concurrency analysis. These include:
- Applications that do not result in a development order
- Certificates of Use (CU) and Occupancy, if tied to a valid, unexpired building permit for the same use and not subject to development agreements or impact mitigation requirements.
- Driveway construction or replacement
- Painting or other cosmetic building improvements
- Re-roofing
- Sign permits
If an applicant is unsure whether a proposed development project qualifies for an exemption or de minimis determination, please contact the Development Services Department for assistance before submitting an application.
Why Concurrency Matters
Concurrency is not merely a procedural requirement, it is a fundamental tool for responsible city planning. It ensures that new development does not outpace the capacity of essential public services and infrastructure, such as potable water, stormwater drainage, transportation networks, parks, and emergency services.
By requiring that adequate facilities are available at the time development impacts occur, concurrency helps preserve the high quality of life that defines Coral Gables. It supports sustainable, well-managed growth that aligns with the city’s long-term goals, protecting both current residents and future generations.