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1.
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MINUTES PREPARED BY:
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REPORT:
Flora Garcia, Commission Reporter
(305) 375-4906
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1A
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INVOCATION AS PROVIDED IN RULE 5.05(H)
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REPORT:
Commissioner Cabrera led the invocation.
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1B
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PLEDGE OF ALLEGIANCE
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REPORT:
Commissioner Cabrera led the Pledge of Allegiance
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1C
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ROLL CALL
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REPORT:
Prior to the attendance roll call, Deputy Clerk Zorana Milton announced that the Clerk of the Board had received notice that Commissioner Gilbert III would be absent from today�s meeting.
In addition to the Board members, the following staff members were also present:
~ Assistant County Attorneys (ACA) Abbie Schwaderer Raurell and Eddie Kirtley, Jr.;
~ Mr. Eric Silva, Assistant Director, Development Services, Department of Regulatory and Economic Resources (RER);
~ Mr. Jerry Bell, Assistant Director, Office of Metropolitan Planning, RER;
~ Ms. Christine Velazquez, RER Division Chief 2, Code Coordination & Environmental Initiatives Division; and
~ Deputy Zorana Milton and Flora Garcia, COB.
Chairman Rodriguez convened the Board of County Commissioners� Comprehensive Development Master Plan (CDMP) and Zoning Hearing meetings at 9:38 a.m.
MOTION TO SET THE AGENDA:
Vice Chairman McGhee that the Board approve the combined CDMP and Zoning agenda, as presented. This motion was seconded by Commissioner Cohen Higgins; and upon being put to a vote, passed 12-0 (Commissioner Gilbert was absent).
Mr. Eric Silva read the statutory statement into the record, announcing that, in accordance with Miami-Dade County�s Code, all items to be heard today�s meeting were legally advertised, notices mailed, with required postings at the properties. He announced the parliamentary procedures to be followed during today�s hearing, noting additional copies of the agenda were available in the Commission Chambers.
ALL WITNESSES AND OFFICIAL INTERPRETERS WERE SWORN IN BY THE CLERK PRIOR TO PRESENTING TESTIMONIES BEFORE THE BOARD.
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3
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SMALL-SCALE AMENDMENTS
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OCTOBER 2023 CYCLE SMALL-SCALE APPLICATION WITH CONCURRENT ZONING APPLICATION
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3A
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240970
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Ordinance
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Regulatory and Economic Resources |
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ORDINANCE RELATING TO MIAMI-DADE COUNTY COMPREHENSIVE DEVELOPMENT MASTER PLAN; PROVIDING DISPOSITION OF APPLICATION NO. CDMP20230022, LOCATED AT THE NORTHWEST CORNER OF SW 236 STREET AND SW 125 AVENUE, FILED BY AMC DEVELOPMENT GROUP, LLC, AS AN OCTOBER 2023 CYCLE APPLICATION TO AMEND THE COUNTY�S COMPREHENSIVE DEVELOPMENT MASTER PLAN; PROVIDING SEVERABILITY, EXCLUSION FROM THE CODE, AND AN EFFECTIVE DATE
[SEE AGENDA ITEM NO. 8C2]
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Adopted
Ordinance 25-6
Mover: Danielle Cohen Higgins
Seconder: Raquel A. Regalado
Vote: 9 - 0
Absent: Hardemon , Steinberg , Higgins
Excused: Gilbert, III
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REPORT:
ACA Kirtley read the titles of the foregoing proposed ordinance, its supplements, and the accompanying resolution (Agenda Item 3A1) into the record. He stated in the event the Board of County Commissioners (Board) decided to take final action on the ordinance (Agenda Item 3A), the companion resolution (Agenda Item 3A1) would be deemed withdrawn.
ACA Kirtley, Jr., explained the foregoing application was being processed concurrently with Zoning Application Number Z2022000309 (Agenda Item 8C2) and noted a single public hearing would be conducted for both the CDMP and Zoning application. He advised that the CDMP hearing would be conducted in accordance with the procedures applicable to quasi-judicial applications, with all speakers sworn in prior to addressing the Board. ACA Kirtley Jr. further noted that all public hearing testimony would be transcribed and all exhibits submitted as part of the CDMP hearing would be incorporated into the Zoning record.
Chairman Rodriguez opened the public hearing.
Seeing no one appear wishing to speak, Chairman Rodriguez closed the public hearing.
Ms. Miriam Soler Ramos, Holland & Knight, 701 Brickell Avenue, Miami, Fl, counsel for the applicant, provided a PowerPoint presentation outlining the applicant�s request to develop multi-family rental housing in the community. She explained that the project requested approval for a maximum of 500 residential units, though the applicant voluntarily reduced the development to 248 units. Ms. Soler Ramos explained that the application comprised four distinct requests: a CDMP land use amendment, a revision to the district boundary map, a non-use variance, and acceptance of a new Declaration of Restrictions. She provided detailed explanations of each component and its purpose within the overall development framework. Ms. Soler Ramos noted that the project was projected to generate approximately $3 million in impact fees and would contribute to increased ridership for South Dade's public transportation system. She emphasized that the new Declaration of Restrictions encompassed all elements of the application requests. Ms. Soler Ramos clarified the rationale behind the amended application, highlighting that the development would provide 100% workforce housing to address the community's affordable housing needs.
Seeing no other persons appear wishing to speak, Chairman Rodriguez closed the public hearing.
There being no other comments or objections, the Board voted to approve the foregoing application per staff�s recommendation with acceptance of the proffered Declaration of Restrictions; and the accompanying proposed resolution (Agenda Item 3A1) to transmit, was deemed withdrawn.
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6/4/2024
Adopted on first reading by the Board of County Commissioners
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6/4/2024
To be advertised in accordance with Section 2-116.1 of the Code of Miami-Dade County by the Board of County Commissioners
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1/30/2025
Adopted by the BCC - Comprehensive Development Master Plan & Zoning
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3A SUPPLEMENT
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250094
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Supplement
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SUPPLEMENTAL INFORMATION ON OCTOBER 2023 CYCLE APPLICATION NO. CDMP20230022 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) THAT INCLUDES: (EXHIBIT 1) INITIAL RECOMMENDATION REPORT AND (EXHIBIT 2) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP20230022 RECEIVED BY THE DEPARTMENT OF REGULATORY AND ECONOMIC RESOURCES NOT INCLUDED IN THE INITIAL RECOMMENDATION REPORT
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Presented
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1/30/2025
Presented by the BCC - Comprehensive Development Master Plan & Zoning
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3A1
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250095
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Resolution
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Regulatory and Economic Resources |
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RESOLUTION PERTAINING TO OCTOBER 2023 CYCLE APPLICATION NO. CDMP20230022, FILED BY AMC DEVELOPMENT GROUP, LLC, REQUESTING AMENDMENTS TO THE COMPREHENSIVE DEVELOPMENT MASTER PLAN; DIRECTING THE COUNTY MAYOR OR COUNTY MAYOR�S DESIGNEE TO ACT IN ACCORDANCE WITH THE TRANSMITTAL INSTRUCTIONS INCLUDED IN THIS RESOLUTION RELATED TO APPLICATION NO. CDMP20230022, LOCATED AT THE NORTHWEST CORNER OF SW 236 STREET AND SW 125 AVENUE; REQUESTING STATE LAND PLANNING AGENCY TO REVIEW APPLICATION NO. CDMP20230022; RESERVING THE RIGHT TO TAKE FINAL ACTION AT A LATER DATE; AND DECLARING INTENT TO CONDUCT ONE OR MORE SUBSEQUENT PUBLIC HEARINGS [SEE AGENDA ITEM NO. 8C2]
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Withdrawn
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1/30/2025
Withdrawn by the BCC - Comprehensive Development Master Plan & Zoning
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4
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STANDARD AMENDMENT AT TRANSMITTAL
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OUT-OF-CYCLE STANDARD APPLICATION
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4A
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240586
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Resolution
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Raquel A. Regalado
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RESOLUTION PERTAINING TO OUT-OF-CYCLE APPLICATION NO. CDMP20240004, FILED BY THE MIAMI-DADE COUNTY DEPARTMENT OF REGULATORY AND ECONOMIC RESOURCES, REQUESTING AMENDMENTS TO THE COMPREHENSIVE DEVELOPMENT MASTER PLAN; DIRECTING THE MAYOR OR DESIGNEE TO ACT IN ACCORDANCE WITH THE TRANSMITTAL INSTRUCTIONS INCLUDED IN THIS RESOLUTION RELATED TO APPLICATION NO. CDMP20240004, AMENDING THE URBAN CENTER TEXT OF THE COMPREHENSIVE DEVELOPMENT MASTER PLAN RELATED TO THE DOUGLAS ROAD METROPOLITAN URBAN CENTER; REQUESTING STATE LAND PLANNING AGENCY TO REVIEW APPLICATION NO. CDMP20240004; RESERVING THE RIGHT TO TAKE FINAL ACTION AT A LATER DATE; AND DECLARING INTENT TO CONDUCT ONE OR MORE SUBSEQUENT PUBLIC HEARINGS
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Adopted
Resolution R-89-25
Mover: Raquel A. Regalado
Seconder: Kionne L. McGhee
Vote: 10 - 0
Absent: Hardemon , Steinberg
Excused: Gilbert, III
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REPORT:
ACA Kirtley read into the record the titles of the foregoing proposed resolution and ordinance, Agenda Items 4A and 4A1, respectively.
Chairman Rodriguez opened the public hearing.
Mr. Graham Penn, 200 South Biscayne Boulevard, Miami, Fl, counsel for the applicant, appeared before the Board and spoke in support of the application. He stated that the technical changes proposed would help align the Douglas Station Urban Center with the rest of the urban centers in the County and would directly support rapid transit zone and The Strategic Miami Area Rapid Transit (SMART) Plan policies. Mr. Penn explained that the current language of the Douglas Station Urban Center predated modern SMART Plan policies and code provisions. He emphasized that the proposed changes would help align the urban center with existing code and SMART Plan policy. Mr. Penn urged the Board to adopt and transmit the application.
Mr. Jerry Bell advised that the department recommended approval of the foregoing application.
There being no comments or objections, the Board voted to approve the foregoing application per staff�s recommendation, and transmit to the State Planning Agency.
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1/30/2025
Adopted by the BCC - Comprehensive Development Master Plan & Zoning
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4A SUPPLEMENT
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240587
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Supplement
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SUPPLEMENTAL INFORMATION ON OUT-OF-CYCLE APPLICATION NO. CDMP20240004 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) THAT INCLUDES: (EXHIBIT 1) INITIAL RECOMMENDATION REPORT
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Presented
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1/30/2025
Presented by the BCC - Comprehensive Development Master Plan & Zoning
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4A SUPPLEMENT NO. 2
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250096
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Supplement
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SUPPLEMENTAL INFORMATION ON OUT-OF-CYCLE APPLICATION NO. CDMP20240004 THAT INCLUDES (EXHIBIT 1) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP20240004 RECEIVED BY THE DEPARTMENT OF REGULATORY AND ECONOMIC RESOURCES NOT INCLUDED IN THE INITIAL RECOMMENDATION REPORT
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Presented
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1/30/2025
Presented by the BCC - Comprehensive Development Master Plan & Zoning
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4A1
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240588
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Ordinance
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Raquel A. Regalado
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ORDINANCE RELATING TO MIAMI-DADE COUNTY COMPREHENSIVE DEVELOPMENT MASTER PLAN; PROVIDING DISPOSITION OF APPLICATION NO. CDMP20240004, FILED BY THE MIAMI-DADE COUNTY DEPARTMENT OF REGULATORY AND ECONOMIC RESOURCES, AS AN OUT-OF-CYCLE APPLICATION TO AMEND THE URBAN CENTER TEXT OF THE COMPREHENSIVE DEVELOPMENT MASTER PLAN RELATED TO THE DOUGLAS ROAD METROPOLITAN URBAN CENTER; PROVIDING SEVERABILITY, EXCLUSION FROM THE CODE, AND AN EFFECTIVE DATE
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Adopted on first reading
Public Hearing:
No Date Certain
Ordinance 25-36
Mover: Raquel A. Regalado
Seconder: Kionne L. McGhee
Vote: 10 - 0
Absent: Hardemon , Steinberg
Excused: Gilbert, III
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REPORT:
The foregoing proposed ordinance was adopted on first reading and a public hearing will be scheduled before the Board of County Commissioners.
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1/30/2025
Adopted on first reading by the BCC - Comprehensive Development Master Plan & Zoning
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4/29/2025
Adopted by the BCC - Comprehensive Development Master Plan & Zoning
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8
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ZONING ITEMS
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8A
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DEFERRED ITEM(S)
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8A1
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231439
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2022000221 -- DISTRICT(S): 08 -- APPLICANT: ARCHIMEDES XXII, LLC.
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Approved with conditions
Mover: Danielle Cohen Higgins
Seconder: Roberto J. Gonzalez
Vote: 10 - 0
Absent: Steinberg , McGhee
Excused: Gilbert, III
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there were no protests and 15 waivers of support filed.
Responding to Chairman Rodriguez�s question about the public hearing, Mr. Silva announced that the public hearing on the application occurred on July 19, 2023.
Commissioner Cohen Higgins stated that the application was a Community Zoning Appeals Board (CZAB) appeal. She noted the denial at CZAB was due to concerns that the project was too dense for the area. She observed that subsequent to the CZAB hearing, there had been a reduction, but questioned whether it was only from 85 units to 78 units. She expressed confusion about the lengthy delay if the reduction was so minimal, noting the timeline appeared to be a year and a half to two years.
Mr. Hugo Arza, Holland & Knight, 701 Brickell Avenue, Brickell, Fl, appeared on behalf of the applicant Archimedes XXII LLC, and Lennar Homes, LLC; and explained the application's history. He stated that when the application appeared before the Commission in late 2023, it was under a different developer and contract purchaser. That deal subsequently fell through, and Lennar Homes entered into a contract for the property in early to mid-2024. Mr. Arza clarified that Lennar had only been working on the application for approximately six to seven months. During that period, the team met with neighbors multiple times, secured 15 letters of support, reduced the project density, modified the site plan to include larger homes along the eastern border adjacent to existing community homes, and added a 10,000-square-foot dog park that would be developed and maintained by the homeowners association but open to the public from sunrise to sunset.
Commissioner Cohen Higgins questioned whether the surrounding parcels to the south, west, and north had been rezoned but not yet developed, noting that the area appeared to be surrounded by agriculturally zoned land except for the northwest corner. She sought clarification on how the administration could recommend the application as compatible with the surrounding area under these circumstances.
Mr. Silva explained that when the application went to CZAB, staff had recommended approval at 85 units based on analysis of the surrounding zoning, which was EU-M to the south and east. He stated that after the new developer took over, staff instructed them to address the CZAB denial by reconsidering lot sizes. The developer increased lot sizes along the plan's edges to approximately 16,000 square feet, reducing the number of smaller lots, and added the dog park for public use with appropriate signage.
Mr. Arza confirmed that the parcel to the south was under review for site plan approval but the EU-M zoning was already in place. He verified that the zoning to the south was EU-M, which matched what the application requested for the current parcel.
Commissioner Cohen Higgins stated her satisfaction with the application given the reductions and amendments made, the community engagement including the requested dog park, and the work completed to bring the application forward. She moved to approve the application consistent with staff recommendations.
Mr. Silva advised that the department was adding three (3) additional conditions to staff�s recommendations as follows:
1. The requirement to lower unit density from 85 units to 78;
2. The requirement to build a dog park and placing a sign stating the park was opened to the public during daylight hours; and
3. The requirement to submit a revised Covenant within 30 days.
Commissioner Bastien inquired about the Area Median Income (AMI) range for the seven workforce housing units set aside from the total count.
Mr. Arza responded that the AMI would remain within the allowable workforce housing range of 80% to 140%, with no specific range selected within those parameters, capped at no more than 140%.
There being no other comments or objections, the Board voted to approve the foregoing application per staff�s recommendation including the additional conditions noted by Mr. Silva.
The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-1-25.
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7/19/2023
Deferred by the Zoning Board
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9/20/2023
Deferred by the Zoning Board
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10/19/2023
Deferred by the Zoning Board
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1/30/2025
Approved with conditions by the BCC - Comprehensive Development Master Plan & Zoning
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8A2
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241380
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2022000309 -- DISTRICT(S): 07 -- APPLICANT: 97 & 114 LLC, ET. AL.
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Approved with conditions
Mover: Raquel A. Regalado
Seconder: Marleine Bastien
Vote: 8 - 0
Absent: Steinberg , Gonzalez , Bermudez , Garc�a
Excused: Gilbert, III
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there 178 protests and no waivers of support filed.
Chairman Rodriguez opened the public hearing, and the following persons appeared before the Board in opposition to the application:
1. Mr. Gregory L. Motter, 9840 SW 105th Terrace, Miami, Florida
2. Ms. Catherine Pontera, 9494 SW 112th Street, Miami, Florida
3. Mr. Dean Sena, 9745 SW 114th Street, Miami, Florida
4. Ms. Cheryl Bartfield, 9745 SW 114th Street, Miami, Florida
5. Ms. Ozelia Bodenhamer, 9831 SW 115th Terrace, Miami, Florida
6. Mr. Harry P. Davis, 11920 SW 89th Avenue, Miami, Florida
7. Ms. Nanette Garavito, 9767 SW 106 Terrace, Miami, Florida
8. Ms. Patricia Pardo, 9801 SW 115th Terrace, Miami, Florida
The following persons appeared before the Board in support of the application:
1. Mr. William Tucker Gibbs, 3835 Utopia Court, Coconut Grove, Florida, in representation of the homeowners of Preserve Falls Acres, Inc., residing on SW 114th Street and west of 97th Avenue
2. Ms. Darcy Davis, 27440 SW 165th Avenue, Miami, Florida
Seeing no other persons appear wishing to speak, Vice Chairman McGhee closed the public hearing.
Ms. Melissa Tapanes 200 South Biscayne Boulevard, Miami, Fl, appeared on behalf of the applicant 97 & 114 LLC, et al. She stated the project would address the countywide single-family home shortage within the Urban Development Boundary without increasing allowable density, preserve neighborhood character, and extend public water and sewer service to an area currently relying on wells and septic systems. The application had received favorable staff recommendation and neighborhood association support.
Ms. Tapanes described the seven-acre parcel located on Killian Drive abutting FPL transmission lines and explained the request to rezone from EU-1 to EU-M while maintaining maximum density of 2.5 units per acre for 22 units. She emphasized the application would preserve the estate neighborhood character by developing single-family homes rather than duplexes and triplexes permitted under workforce housing regulations. She noted that under current regulations, the property could be developed as-of-right for 22 units without a public hearing.
Ms. Tapanes explained that a critical concern for neighbors involved the already-dedicated 99th Avenue, which would be required to open as a through street from Killian to 115th Street under any building permit scenario. To address this and other concerns, the developer entered into both a settlement agreement and private covenant granting 114th Street neighbors standing to enforce provisions without possibility of modification unless neighbors agreed. Commitments included constructing a six-foot wall on the south, east, and west boundaries, prohibiting pedestrian and vehicular access to 114th Street including construction traffic, limiting homes on southern and eastern boundaries to one story, preserving 99th Avenue as a play street, and providing landscape buffers.
Regarding opposition testimony from the Community Council 12 hearing, Ms. Tapanes characterized allegations of unpermitted demolitions, tree removal, wildlife destruction, oil contamination, and illegal fill as inflammatory and without merit. She presented Department of Environmental Resources Management (DERM) public records demonstrating that complaints dating from 2017 were investigated with no violations issued. She submitted DERM letter dated October 2, 2024, stating no tree permit was required because no protected trees were impacted by the project.
Commissioner Regalado questioned staff regarding as-of-right development capacity.
Mr. Silva initially indicated that seven units could be built as-of-right, with 17 units possible following the zone change, explaining that the applicant's presentation showed 17 units plus a workforce housing bonus.
Ms. Tapanes countered by submitting a planning department letter confirming the property could be developed as-of-right for 22 units through the workforce housing program without public hearing, utilizing the 2.5 units per acre density plus a 25% bonus.
Mr. Silva clarified his position, explaining that while the land use map permitted this density, the EU-1 zoning map restricted development to seven (7) units without rezoning.
Ms. Tapanes disputed this interpretation, asserting that EU-1 zoning allowed 22 units through duplexes and triplexes on 29,000-square-foot lots under workforce housing regulations.
When questioned why rezoning was necessary if 22 units were permissible by right, she explained the developer's intent was to construct single-family homes rather than multi-family structures.
After reviewing the submitted letters, Mr. Silva acknowledged the applicant could develop 22 units as-of-right through the workforce housing provisions.
Commissioner Regalado asked DERM to address tree removal and fill allegations.
Ms. Christine Velazquez clarified that the "no permit required" determination applied only to exotic and invasive species removal, not specimen trees. She confirmed DERM had issued a notice of violation for unpermitted specimen tree removal and stated DERM had no record of pesticide complaints, which fell outside their regulatory authority. The water control section had documented unpermitted fill placement during a site inspection, with a forthcoming notice requiring fill characterization and sampling.
Following a recess to gather additional information, Ms. Velazquez reported that DERM inspected the site on November 22, 2024, issuing a field notice that the property owner signed on-site and sending certified mail notification regarding unpermitted specimen tree removal. DERM issued a violation ticket on January 14, 2025. Based on the October landscape survey, 182 trees were documented on the property: 92 exotic trees did not require removal permits, while 70 trees comprising approximately 35 specimen and 35 non-specimen trees were removed without authorization. She reported approximately 20 trees remained on site, including live oaks and ficus trees.
Ms. Tapanes stated the applicant was unaware of the November violation, having only received information about a royal poinciana removed from the public right-of-way. She emphasized their transparent cooperation with DERM, noting they had submitted tree surveys and installed protective barriers around 22 oak trees as DERM directed. She requested the opportunity to resolve violations through standard permitting procedures, explaining that no formal site plan identifying trees for removal had been submitted.
Commissioner Regalado clarified that both scenarios, developing as-of-right or with the rezoning, allowed 22 units. However, as-of-right development would require opening the play street, whereas the rezoning would preserve it. She identified extending water and sewer service as a significant community benefit and requested information on how many neighboring properties would gain access.
Ms. Tapanes estimated all properties on both sides of 114th Street and along Killian would have connectivity access.
Commissioner Regalado noted the infrastructure improvements would include approximately two fire hydrants, potentially reducing area residents' fire insurance costs by roughly 42%. She addressed the tree violations, acknowledging they would be resolved through permitting processes separate from the rezoning decision. She required the applicant to plant a minimum of ten mature Dade County Pines (at least five to six feet tall) as a covenant condition, granting 114th Street neighbors enforcement rights to prevent future unauthorized tree removal.
Commissioner Regalado acknowledged the neighborhood association's divided opinions and explained to residents that the decision involved choosing between 22 as-of-right multi-family units requiring the play street to open with no infrastructure improvements, or 22 single-family units under the rezoning with substantial community benefits including water and sewer service, stormwater management infrastructure, a retaining wall, French drains, enhanced tree canopy, fire hydrants, and preservation of the play street.
ACA Schwaderer Raurell advised that the private Covenant would include the requirement to plant ten 60-inch tall pine trees since it was not a County requirement.
There being no other comments or objections, the Board voted to approve the foregoing application per staff�s recommendation including the additional landscaping requirement.
The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-2-25.
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7/17/2024
Deferred by the Zoning Board
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1/30/2025
Approved with conditions by the BCC - Comprehensive Development Master Plan & Zoning
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8A3
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242085
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2023000244 -- DISTRICT(S): 09 -- APPLICANT: UNITY CENTER OF MIAMI, INC.
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Approved staff recommendation
Zoning Z-3-25
Mover: Kionne L. McGhee
Seconder: Marleine Bastien
Vote: 9 - 0
Absent: Steinberg , Gonzalez , Garc�a
Excused: Gilbert, III
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there was one protest and one waiver of support filed.
Chairman Rodriguez announced the public hearing on this application was held at a previous hearing.
Mr. Hugo Arza, Holland & Knight, 701 Brickell Avenue, appeared on behalf of the applicant Unity Center of Miami, Inc. and presented a PowerPoint presentation explaining the details of the application.
Chairman Rodriguez announced that he would reopen the public hearing on this application due to an advertising error, and the following persons appeared before the Board in opposition to the application:
1. Ms. Kathy Charles Sullivan, 14881 SW 164th Terrace, Miami, Florida
2. Ms. David Morales, 14881 SW 163rd Street, Miami, Florida
3. Mr. Alexander Pinsky, 15231 SW 167th Street, Miami, Florida
4. Mr. Yvonne Arenas, 16605 SW 148th Avenue, Miami, Florida
5. Dr. Katherine Driscoll, 15141 SW 166th Street, Miami, Florida
6. Mr. Alexis Garcia, 14951 SW 167th Street, Miami, Florida
The following person appeared before the Board in support of the application:
1. Pastor Marbelle McIntire Hall, 7365 SW 132nd Street, Pinecrest, Florida
Seeing no other persons appear wishing to speak, Chairman Rodriguez closed the public hearing.
In response to Vice Chairman McGhee�s questions, Mr. Arza confirmed that the applicant had committed to working with the County to address the closure of Southwest 149th Avenue and pledged to provide the necessary resources. He explained that while the applicant had met with neighbors to address density reduction concerns, they were unable to reduce the 22-unit count as it would disproportionately impact the small project. However, the applicant made concessions by incorporating one-story homes on the northern boundary to minimize impact on neighboring properties
Discussion ensued between Vice Chairman McGee and Mr. Arza regarding the community benefits offered, traffic concerns related to the road closure, landscaping requirements, and confirmation that the site plan reflected 22 units.
Vice Chairman McGhee expressed his support for the application.
ACA Schwaderer Raurell confirmed that the application required a two-thirds vote of members present to override the community council's recommendation and verified that the motion included the 30-day condition to submit the final executed covenant.
There being no other comments or objections, the Board voted to approve the foregoing application per staff�s recommendation and the 30-day condition to submit the final executed covenant.
The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-3-25.
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11/21/2024
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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1/30/2025
Approved staff recommendation by the BCC - Comprehensive Development Master Plan & Zoning
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8A4
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241893
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2023000264 -- DISTRICT(S): 03 -- APPLICANT: 11341 REALTY, LLC.
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Approved staff recommendation
Zoning Z-4-25
Mover: Keon Hardemon
Seconder: Danielle Cohen Higgins
Vote: 8 - 0
Absent: Steinberg , Gonzalez , Bermudez , Garc�a
Excused: Gilbert, III
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there were no protests or no waivers of support filed.
Chairman Rodriguez opened the public hearing, and seeing no one appear wishing to speak, closed the public hearing.
Mr. Sergio Purrinos, CSP City Consulting, Inc., 261 Navarre Avenue, Suite 304, Coral Gables, Florida, appeared on behalf of the applicant 11341 Realty, LLC. He noted that the application requested a district boundary change from the property's current RU duplex district to mixed use corridor. He explained that the 0.44-acre parcel was located within a quarter mile of the US corridor and was consistent with the goals and policies of the County's CDMP. Mr. Purrinos added that the rezoning was consistent with surrounding area development, as he had previously appeared before the Commission to rezone abutting properties. He stated that the applicant intended to develop the property while taking advantage of available workforce housing programs.
There being no other comments or objections, the Board voted to approve the foregoing application per staff�s recommendation.
The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-4-25.
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10/23/2024
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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11/21/2024
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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1/30/2025
Approved staff recommendation by the BCC - Comprehensive Development Master Plan & Zoning
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8A5
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241894
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2023000265 -- DISTRICT(S): 03 -- APPLICANT: Q VENTURE CAPITAL, LLC.
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Approved staff recommendation
Zoning Z-5-25
Mover: Keon Hardemon
Seconder: Danielle Cohen Higgins
Vote: 8 - 0
Absent: Steinberg , Gonzalez , Bermudez , Garc�a
Excused: Gilbert, III
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there were no protests or no waivers of support filed.
Chairman Rodriguez opened the public hearing, and seeing no one appear wishing to speak, closed the public hearing.
Mr. Sergio Purrinos of CSP City Consulting Inc., located at 261 Navarre Avenue, Coral Gables, Florida, appeared on behalf of the applicant, Q Venture Capital LLC. He explained that the application requested rezoning from the current RU-2 duplex district to mixed use corridor. He noted that the property was located at 13005 Northeast 13th Avenue and was situated in the same neighborhood as a previous application. He stated that the rezoning was consistent with surrounding properties that had been recently rezoned and that the applicant intended to unify these properties and apply available workforce housing programs. He confirmed that the application was consistent with the County's CDMP goals and policies.
There being no comments or objections, the Board voted to approve the foregoing application per staff�s recommendation.
The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-5-25.
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10/23/2024
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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11/21/2024
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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1/30/2025
Approved staff recommendation by the BCC - Comprehensive Development Master Plan & Zoning
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8B
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APPEALS ITEM(S)
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8B1
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250105
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000029 -- DISTRICT(S): 08 -- APPLICANT: PM2 GROUP, LLC. AND HOMESTEAD MB PARTNERS, LLC.
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Deferred
to
February 20, 2025
Zoning Z-11-25
Mover: Danielle Cohen Higgins
Seconder: Eileen Higgins
Vote: 8 - 0
Absent: Steinberg , Gonzalez , Bermudez , Garc�a
Excused: Gilbert, III
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REPORT:
The Board deferred the application to the February 20, 2025, CDMP and Zoning meeting.
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1/30/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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2/20/2025
Approved staff recommendation by the BCC - Comprehensive Development Master Plan & Zoning
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8C
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CURRENT ITEM(S)
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8C1
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250106
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2023000274 -- DISTRICT(S): 04 -- APPLICANT: 18050 W INVESTMENTS, LLC.
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Approved staff recommendation
Zoning Z-6-25
Mover: Micky Steinberg
Seconder: Kevin Marino Cabrera
Vote: 7 - 0
Absent: Hardemon , Higgins , Regalado , Gonzalez , Bermudez
Excused: Gilbert, III
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there were no protests or waivers of support filed.
Chairman Rodriguez opened the public hearing.
Ms. Lang Lori (phonetic) waived in support of the application.
Ms. Vanessa Madrid, Holland & Knight, counsel for the applicant, 18050 West Investments, LLC, appeared before the Board to respond to questions.
Commissioner Steinberg stated she had no objections to the approval of the foregoing application after having reviewed the documentation and the staff�s recommendation.
Seeing no other persons appear wishing to speak, Chairman Rodriguez closed the public hearing.
There being no other comments or objections, the Board voted to approve the foregoing application per staff�s recommendation.
The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-6-25.
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1/30/2025
Approved staff recommendation by the BCC - Comprehensive Development Master Plan & Zoning
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8C2
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250107
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2023000440 -- DISTRICT(S): 08 -- APPLICANT: AMC DEVELOPMENT GROUP, LLC. [SEE AGENDA ITEM NOS. 3A AND 3A1]
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Approved staff recommendation
Zoning Z-7-25
Mover: Danielle Cohen Higgins
Seconder: Raquel A. Regalado
Vote: 9 - 0
Absent: Hardemon , Steinberg , Higgins
Excused: Gilbert, III
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there were no protests or waivers of support filed. He highlighted a new covenant submitted for today's hearing restricted all units to workforce housing.
Earlier in the meeting, ACA Kirtley advised that the application was being processed concurrently with CDMP Application CDMP20240006 (Agenda Item 3A), and that a single public hearing was conducted for the Comprehensive Development Master Plan (CDMP) and the Zoning application. He stated that the CDMP hearing would be conducted in accordance with the procedures applicable to quasi-judicial applications, with all speakers sworn in prior to addressing the Board of County Commissioners (Board) to satisfy all requirements.
Chairman Rodriguez clarified the public hearing was already held.
There being no other comments or objections, the Board voted to approve the foregoing application per staff�s recommendation, as presented with acceptance of the proffered covenant.
The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-7-25.
The Board took a brief recess at 9:56 a.m. and resumed the meeting at 10:04 a.m.
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1/30/2025
Approved staff recommendation by the BCC - Comprehensive Development Master Plan & Zoning
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8C3
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250108
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000021 -- DISTRICT(S): 05 -- APPLICANT: MILLENNIUM DEVELOPMENTS OF BRICKELL, LLC.
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Approved with conditions
Zoning Z-8-25
Mover: Eileen Higgins
Seconder: Keon Hardemon
Vote: 9 - 0
Absent: Steinberg , Gonzalez , Garc�a
Excused: Gilbert, III
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there were no protests or waivers of support filed.
Vice Chairman McGhee opened the public hearing, and seeing no one appear wishing to speak, closed the public hearing.
Mr. Jorge Navarro, 333 S.E. 2nd Avenue, appeared on behalf of the applicant Millennium Developments of Brickell, LLC and offered to answer questions or provide a full presentation at the Commission's discretion. He noted that prior to the hearing, the applicant had increased the right-of-way improvements and the contribution amount. Mr. Navarro requested that a condition be added requiring submission of the covenant within 30 days, as the covenant would need to incorporate these enhanced commitments. He expressed the applicant's agreement with all other staff recommendations.
Commissioner Higgins stated she did not require a formal presentation, as she had fully reviewed the application and her team had visited the site to inspect the proposed improvements including sidewalks, streets, and street lights. She noted that the project was a beautiful building that would serve as an iconic structure near the Brickell Metrorail station and would innovatively manage traffic circulation on the property. Commissioner Higgins also highlighted the applicant's proffer of a million dollars in community benefits for transit station modifications.
Mr. Navarro confirmed the applicant's concurrence with staff's recommendations including the additional conditions.
Commissioner Higgins accepted the 30-day condition to submit the final covenant as requested by the applicant.
ACA Schwaderer Raurell clarified that the motion was to approve per staff recommendation with the proffered covenant, including 30 days to submit the final executed covenant and joinder.
There being no other comments or objections, the Board voted to approve the foregoing application per staff�s recommendation, with the proffered covenant, including 30 days to submit the final executed covenant and joinder.
The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-8-25.
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1/30/2025
Approved with conditions by the BCC - Comprehensive Development Master Plan & Zoning
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8C4
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250109
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000027 -- DISTRICT(S): 03 -- APPLICANT: THE DIOCESE OF SOUTHEAST FLORIDA, INC.
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Approved with conditions
Zoning Z-9-25
Mover: Keon Hardemon
Seconder: Danielle Cohen Higgins
Vote: 8 - 0
Absent: Steinberg , Gonzalez , Bermudez , Garc�a
Excused: Gilbert, III
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there was one (1) protest and no waivers of support filed.
Chairman Rodriguez opened the public hearing, and the following persons appeared before the Board in opposition to the application:
1. Ms. Barbara Bordet, 555 NE 15th Street, Miami, Florida
2. Ms. Lorie Durham, 555 NE 15th Street, Miami, Florida
Mr. Neisen Kasdin, Akerman LLP, 98 SE 7th Street, Miami, Fl, appeared on behalf of the applicant The Diocese Of Southeast Florida, Inc. He explained that the property, owned by the Episcopal Diocese, was located within the Rapid Transit Zone (RTZ) metro mover subzone, less than a five-minute walk from the Adrian Arch station. He described the proposed 42-story L-shaped building on vacant land surrounding the historic Trinity Cathedral, which would remain preserved. He noted that the Diocese had entered into an agreement with Key International to lease the land and develop a residential tower that included significant space for the church on the ground floor, including offices for the bishop and administration, as well as a 4,000 square foot parish hall.
Mr. Kasdin explained that the development program was appropriate mixed-use infill for underutilized land that did not maximize density. He stated that 462 residential units would be built where up to 1,200 were permitted, the tower would be 42 stories where 70 stories were permitted, and 47% of the space would remain open space. He outlined the robust public benefits, including the Episcopal Diocese funding and distributing at least $2 million in rental assistance over 10 years to residents on site, construction of two enhanced crosswalks with upgraded safety features at a cost of $750,000, a cash contribution of $250,000 for maintenance of the Adrian Arch Metro mover station, and a commitment to seek local historic designation of Trinity Cathedral.
Mr. Kasdin distributed a letter from the president of the Venetian Condominium Association stating that the association's concerns had been addressed in meetings with the applicant and that the association was not in opposition to the project.
Mr. Kasdin advised that the applicant wished to refine the $2 million housing subsidy with the following conditions: (1) that the resident subsidies would benefit those residing within one and a half miles of the site; (2) that the benefits would go to those qualifying for workforce housing benefits; (3) that the applicant would submit an annual report to the County on the program being administered by the Diocese; and (4) that there would be an option to utilize the $2 million funds, all or in part, for offsite projects in agreement with and proposed by the County within the commission district where the site was located, within one year of issuance of the Certificate of Occupancy.
Hearing no other persons wishing to speak, Chairman Rodriguez closed the public hearing.
Commissioner Hardemon explained that the funds would be administered through the County's housing department to ensure proper utilization for public benefit rather than being general Miami-Dade County funds. He emphasized his support for the additional conditions and moved to approve to include the amendments proffered into the record and the conditions presented by the department.
There being no other comments or objections, the Board voted to approve the foregoing application per staff�s recommendation, with the additional conditions specified above.
The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-9-25.
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1/30/2025
Approved with conditions by the BCC - Comprehensive Development Master Plan & Zoning
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8C5
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250110
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000124 -- DISTRICT(S): 04 -- APPLICANT: 19640 WDH, LLC.
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Approved staff recommendation
Zoning Z-10-25
Mover: Micky Steinberg
Seconder: Kionne L. McGhee
Vote: 9 - 0
Absent: Hardemon , Regalado , Gonzalez
Excused: Gilbert, III
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there were no protests or waivers of support filed.
Chairman Rodriguez opened the public hearing.
Mr. Edward Martos, 2800 Ponce De Leon Boulevard, Miami, Fl, counsel for the applicant, appeared before the Board to respond to questions and advised that he was prepared to provide a presentation if necessary.
Commissioner Steinberg requested that the application include specific project details, particularly the number of floors, rather than relying solely on references to the site plan. She acknowledged that the proposed development allowed for less height than typically permitted under existing regulations. However, she expressed concerns regarding the recreational amenities, specifically the courts planned for the first-floor green space. Given the property's location across the street from single-family homes, Commissioner Steinberg sought to establish conditions that would protect the quality of life for adjacent residents while allowing the project to move forward.
Mr. Martos responded that the application contained language restricting the use and lighting of the courts to no later than 11:00 p.m. He indicated the applicant's willingness to modify this restriction to 10:00 p.m. if acceptable to the Board.
Commissioner Steinberg expressed concern that a 10:00 p.m. deadline remained too late for families living in the adjacent single-family homes, particularly those with school-age children. She requested staff input on appropriate operational hours.
Mr. Silva recommended establishing a 9:00 p.m. deadline for court operations and lighting, noting that this restriction mirrored limitations placed on comparable applications, specifically referencing a previous soccer facility application that had received the same time restriction.
Mr. Martos accepted the 9:00 p.m. restriction on behalf of the applicant.
Commissioner Steinberg raised additional concerns about lighting from the courts and other sources affecting adjacent properties.
Mr. Silva confirmed that the department would add conditions to the application restricting the operation of pickleball courts to no later than 9:00 p.m. He further stated that additional conditions would be imposed to prevent lighting spillover into adjacent properties, including restrictions on lighting from the pickleball courts, security lighting, and lighting in the park area and open space areas.
Mr. Martos confirmed the applicant's acceptance of all conditions as stated by Mr. Silva.
Hearing no other persons wishing to speak, Chairman Rodriguez closed the public hearing.
There being no other comments or objections, the Board voted to approve the foregoing application, per staff�s recommendation and the additional conditions regarding the operation of the pickleball courts including tying the approval to the site plan.
The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-10-25.
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1/30/2025
Approved staff recommendation by the BCC - Comprehensive Development Master Plan & Zoning
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19
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ADJOURNMENT
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REPORT:
All exhibits submitted for the record at today�s meeting were transferred to the care, custody, and control of the Department of Regulatory and Economic Resources.
There being no further business to come before the Board, the meeting was adjourned at 12:37 p.m.
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3A
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CONSENT AGENDA
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| 8/7/2026 |
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Agenda Key: 5205 |