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1
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MINUTES PREPARED BY:
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REPORT:
Bryce Stephenson-Pickett, Commission Reporter (305) 375-1296
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1A
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INVOCATION AS PROVIDED IN RULE 5.05(H)
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1B
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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 Bryce Stephenson-Pickett announced that the Clerk of the Board (COB) had received notice that Commissioners Bermudez, Steinberg and Senator Garcia would be absent from today�s Comprehensive Master Development Plan (CDMP) and Zoning meeting.
Chairman Rodriguez convened the CDMP and Zoning meeting at 9:43 a.m., with a prayer followed by the Pledge of Allegiance.
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;
~ Mr. Alejandro �Alex� Zizold, Chief of Planning and Research (Department of Transportation and Public Works (DTPW); and
~ Deputy Clerks Kerry Khunjar Breakenridge and Bryce Stephenson-Picket, COB.
MOTION TO SET THE AGENDA
ACA Eddie Kirtley, Jr. announced that there were no changes to today�s Comprehensive Master Development Plan (CDMP) and Zoning agenda, and that a motion to set the agenda was in order.
Commissioner Cohen Higgins moved that the Board approve today�s agenda as presented. This motion was seconded by Vice Chairman McGhee, and upon being put to a vote, passed with a vote of 8-0 (Commissioners Bermudez, Cabrera, Hardemon, Regalado, and Senator Garcia were 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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MAY 2024 CYCLE SMALL-SCALE APPLICATION WITH CONCURRENT ZONING APPLICATION
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3A
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241929
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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. CDMP20240006, GENERALLY LOCATED ON THE SOUTHEAST CORNER OF SW 278 STREET AND SW 154 AVENUE, ON THE WEST SIDE OF HARRIET TUBMAN HIGHWAY (FORMERLY OLD DIXIE HIGHWAY) AND THE SOUTH DADE TRANSITWAY; FILED BY 278 ST DEVELOPMENT, LLC, IN THE MAY 2024 CYCLE TO AMEND THE COUNTY�S COMPREHENSIVE DEVELOPMENT MASTER PLAN; PROVIDING SEVERABILITY, EXCLUSION FROM THE CODE, AND AN EFFECTIVE DATE [SEE AGENDA ITEM NO. 8C4]
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Adopted
Ordinance 25-15
Mover: Danielle Cohen Higgins
Seconder: Oliver G. Gilbert, III
Vote: 10 - 0
Excused: Hardemon , Bermudez , Garc�a
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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 Z2024000107 (Agenda Item 8C4) 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, the public hearing was closed.
Mr. Hugo Arza, Holland & Knight LLP, 701 Brickell Avenue, Miami, FL, appeared on behalf of the applicant, 278 ST Development, LLC. He stated that the applicant had met with the district commissioner and addressed prior neighbor concerns and noted that the application received a recommendation of approval.
Commissioner Cohen Higgins expressed appreciation to the applicant for their ongoing collaboration with neighbors and the administration. She inquired whether the applicant would be willing to provide enhanced connectivity to the bus stop, incorporate green spaces, and include tree shading in the development.
Mr. Arza indicated that the applicant was willing to collaborate with the Parks, Recreation and Open Spaces Department (PROS) to implement the suggested improvements. He subsequently requested clarification on the timeframe for submitting the covenant and declaration.
ACA Schwarderer Raurell stated that the administration recommended a ten (10) day condition for the applicant to submit the final declaration, joinder, and opinions of title.
There being no other comments or objections, the Board voted to approve the foregoing application per staff�s recommendation with a ten (10) day condition to submit the final declaration, joinder, and title; and the accompanying proposed resolution (Agenda Item 3A1) to transmit, was deemed withdrawn.
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11/6/2024
Adopted on first reading by the Board of County Commissioners
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11/6/2024
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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3A SUPPLEMENT
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250264
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Supplement
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SUPPLEMENTAL INFORMATION ON MAY 2024 CYCLE APPLICATION NO. CDMP20240006 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) THAT INCLUDES: (EXHIBIT 1) INITIAL RECOMMENDATION REPORT AND (EXHIBIT 2) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP20240006 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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3A1
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250265
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Resolution
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Regulatory and Economic Resources |
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RESOLUTION PERTAINING TO MAY 2024 CYCLE APPLICATION NO. CDMP20240006, FILED BY 278 ST DEVELOPMENT, LLC, 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. CDMP20240006, GENERALLY LOCATED ON THE SOUTHEAST CORNER OF SW 278 STREET AND SW 154 AVENUE, ON THE WEST SIDE OF HARRIET TUBMAN HIGHWAY (FORMERLY OLD DIXIE HIGHWAY) AND THE SOUTH DADE TRANSITWAY; REQUESTING STATE LAND PLANNING AGENCY TO REVIEW APPLICATION NO. CDMP20240006; 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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Withdrawn
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MAY 2024 CYCLE SMALL-SCALE APPLICATION
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3B
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250089
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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. CDMP20240007, LOCATED ON THE NORTH SIDE OF SW 122 STREET AND ADJACENT TO THE WEST SIDE OF THE SOUTH DADE TRANSITWAY, FILED BY SOUTH DIXIE AND 122 LLC IN THE MAY 2024 CYCLE TO AMEND THE COUNTY�S COMPREHENSIVE DEVELOPMENT MASTER PLAN; PROVIDING SEVERABILITY, EXCLUSION FROM THE CODE, AND AN EFFECTIVE DATE
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Adopted
Ordinance 25-16
Mover: Danielle Cohen Higgins
Seconder: Eileen Higgins
Vote: 10 - 0
Excused: Hardemon , Bermudez , Garc�a
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REPORT:
ACA Kirtley read the titles of the foregoing proposed ordinance, its supplements, and the accompanying resolution (Agenda Item 3B1) into the record. He stated in the event the Board decided to take final action on the ordinance (Agenda Item 3B), the companion resolution (Agenda Item 3B1) would be deemed withdrawn.
Chairman Rodriguez opened the public hearing, and the following individuals appeared before the Board in support of the application:
1. Ms. Jane K. Haguel, 8250 SW 115 Street, Miami, FL; and
2. Ms. Rosemary Pringle, 8473 SW 122 Street, Miami, FL.
The following individual spoke in opposition to the application:
1. Mr. Daniel Del Rio Perez, 8285 SW 121 Terrace, Miami, FL.
Seeing no one else appear wishing to speak, Chairman Rodriguez closed the public hearing.
Ms. Melissa Tapanes, Bercow Radell Fernandez Larkin and Tapanes, 200 S Biscayne Boulevard, Miami, FL, appeared before the Board on behalf of the applicant, South Dixie and 122 LLC, and reviewed the application�s history, highlighting staff�s recommendation of approval. She stated that the applicant was collaborating with PROS to incorporate the South Dade Trail on the property and would continue working closely with neighbors to achieve community consensus. Ms. Tapanes noted that the applicant sought release from their 2015 covenant to proceed with an amended site plan consisting of 22 units.
Commissioner Cohen Higgins thanked the neighbors for their participation and reviewed the application's history. She noted that the applicant had revised their original site plan to address the residents� concerns and requests, maintaining ongoing engagement with the neighbors to ensure positive community reception of the development. She emphasized that the applicant amended their application to align with the community's aesthetic character and clarified that the revised proffered declaration of restrictions limited the development to 22 residential units. She highlighted the applicant's additional commitments, including traffic impact mitigations, traffic calming measures, signal optimization, and preservation of specimen trees. Commissioner Cohen Higgins moved to approve the application as recommended by staff.
There being no other comments or objections, the Board voted to approve the foregoing application per staff�s recommendation, as presented; and the accompanying proposed resolution (Agenda Item 3B1) to transmit, was deemed withdrawn.
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2/4/2025
Adopted on first reading by the Board of County Commissioners
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2/4/2025
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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3B SUPPLEMENT
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250266
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Supplement
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SUPPLEMENTAL INFORMATION ON MAY 2024 CYCLE APPLICATION NO. CDMP20240007 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) THAT INCLUDES: (EXHIBIT 1) INITIAL RECOMMENDATION REPORT AND (EXHIBIT 2) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP20240007 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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3B1
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250267
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Resolution
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Regulatory and Economic Resources |
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RESOLUTION PERTAINING TO MAY 2024 CYCLE APPLICATION NO. CDMP20240007, FILED BY SOUTH DIXIE AND 122 LLC, 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. CDMP20240007, LOCATED ON THE NORTH SIDE OF SW 122 STREET AND ADJACENT TO THE WEST SIDE OF THE SOUTH DADE TRANSITWAY; REQUESTING STATE LAND PLANNING AGENCY TO REVIEW APPLICATION NO. CDMP20240007; 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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Withdrawn
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OUT-OF CYCLE SMALL-SCALE APPLICATION WITH CONCURRENT ZONING APPLICATION
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3C
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241930
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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. CDMP20230028, LOCATED AT THE NORTHWEST CORNER OF SW 26 STREET/CORAL WAY AND SW 144 AVENUE, FILED BY MMG CORAL WAY, LLC., AS AN OUT-OF-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 25-17
Mover: Roberto J. Gonzalez
Seconder: Danielle Cohen Higgins
Vote: 10 - 0
Excused: Hardemon , Bermudez , Garc�a
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REPORT:
ACA Kirtley read the titles of the proposed ordinance (Agenda Item 3C), accompanying supplement (Agenda Item 3C Supplement), and companion resolution (Agenda Item 3C1) into the record. He stated in the event the Board decided to take final action on the ordinance (Agenda Item 3C), the companion resolution (Agenda Item 3C1) would be deemed withdrawn. ACA Kirtley Jr. explained the foregoing application was being processed concurrently with Zoning Application Number Z202300508 (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, and the following individuals appeared before the Board in opposition of the application:
1. Mr. Guillermo Rodriguez, 1440 SW 22 Street, Miami, FL; and
2. Mr. Alex Silva, 2619 SW 144 Place, Miami, FL.
Seeing no one else appear wishing to speak, Chairman Rodriguez closed the public hearing.
Ms. Tracey Slavens, LSN Partners, 3800 NE 1st Avenue, Suite 200, Miami, FL, appeared on behalf of the applicant, MMG Coral Way, LLC, and presented a PowerPoint presentation highlighting the following:
- Project Location;
- CDMP Request;
- 2002 Aerial;
- 2025 Aerial;
- Neighborhood Amenities;
- Concept Plan presented at Community Council;
- Concept Plan presented at July 1 PAB Meeting; and
- Final Concept Plan.
Commissioner Gonzalez made a Jennings disclosure, stating that during his community outreach activities, including town halls, constituents had approached him to discuss the application. He emphasized that these communications did not affect his ability to remain impartial and that his decision would be based solely on the evidence presented during today�s proceedings. Commissioner Gonzalez acknowledged the residents who participated in the hearing and commended the applicant for their community outreach efforts. He requested that the applicant provide traffic signal improvements to mitigate congestion generated by the adjacent school and solicited feedback from the administration on this matter.
Ms. Slavens stated that the applicant was committed to installing a new traffic light during development construction, and highlighted that the applicant conducted a preliminary traffic signal warrant study due to the residents requesting traffic signal analyses. Ms. Slavens shared the results of the study, noting that there were existing warrants for a new signal in this area. She stated that the applicant was willing to work with the Department of Transportation and Public Works to navigate the installation of another traffic signal.
Commissioner Gonzalez asked the applicant provide additional information regarding the shopping area included on the development, and why the applicant chose those establishments.
Ms. Slavens stated that the applicant committed to installing the traffic signal during construction. She explained that a preliminary traffic signal warrant study had been conducted in response to resident requests, confirming that the installation of a signal was justified at the intersection. Ms. Slavens indicated that the applicant intended to have the signal installed prior to issuance of certificates of occupancy and would coordinate with the Department of Transportation and Public Works (DTPW) to ensure proper timing. She further explained that the signal would address peak hour traffic flow issues, particularly the gridlock caused by school drop-off and pickup activities at the neighboring school.
Commissioner Gonzalez inquired if there was adequate parking within the development, which Mr. Silva confirmed that there was.
Commissioner Gonzalez recognized Maria Nardi and Mayor Levine Cava for their work on park improvements within his district. He noted that the applicant's covenant included contributions for a splash pad and shade sails, which exceeded the administration's requirements. Commissioner Gonzalez requested feedback from DTPW regarding the proposed park enhancements.
Mr. Alejandro �Alex� Zizold confirmed that the department supported the applicant's contribution and considered it a beneficial improvement to the park. He noted that staff had been in discussions with the applicant regarding the proposed improvements.
Commissioner Gonzalez requested that DTPW staff work with the applicant as quickly as possible to produce the improvements noted in the covenant.
ACA Abbie Schwaderer Raurell noted that the applicant had requested 10 days to submit the final executed covenant.
There being no other comments or objections, the Board voted to approve the foregoing application as presented, per staff�s recommendation and to include 10 days to submit the final executed covenant; and the accompanying proposed resolution (Agenda Item 3C1) to transmit, was deemed withdrawn.
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11/6/2024
Adopted on first reading by the Board of County Commissioners
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11/6/2024
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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3C SUPPLEMENT
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250268
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Supplement
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SUPPLEMENTAL INFORMATION ON OUT-OF-CYCLE CYCLE APPLICATION NO. CDMP20230028 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) THAT INCLUDES: (EXHIBIT 1) INITIAL RECOMMENDATION REPORT AND (EXHIBIT 2) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP20230028 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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3C1
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250269
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Resolution
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Regulatory and Economic Resources |
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RESOLUTION PERTAINING TO OUT-OF-CYCLE APPLICATION NO. CDMP20230028, FILED BY MMG CORAL WAY, LLC., 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. CDMP20230028, LOCATED AT THE NORTHWEST CORNER OF SW 26 STREET/CORAL WAY AND SW 144 AVENUE; REQUESTING STATE LAND PLANNING AGENCY TO REVIEW APPLICATION NO. CDMP20230028; 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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Withdrawn
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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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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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Approved staff recommendation
Zoning Z-11-25
Mover: Danielle Cohen Higgins
Seconder: Oliver G. Gilbert, III
Vote: 9 - 0
Absent: McGhee
Excused: Hardemon , Bermudez , Garc�a
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there 89 protests and 14 waivers of support filed. He explained the application was an appeal of a Community Zoning Appeals Board (CZAB) ruling.
Chairman Rodriguez opened the public hearing, and seeing no one appear wishing to speak, closed the public hearing.
Mr. Ben Fernandez, Bercow Radell Fernandez Larkin and Tapanes, 200 S Biscayne Boulevard, Miami, FL, appeared on behalf of the applicant, PM2 Group, LLC. He noted the application had been deferred from the previous meeting due to a transcript issue and presented the project details for the Board's highlighting the following:
- Context Aerial � 9.18 Acre Site;
- Requests;
- Future Land Use Map;
- Neighborhood Characteristics;
- Zoning Map;
- Original Lot Layout � 40 Homes;
- Recent Approvals;
- Neighborhood Outreach;
- Revised Lot Layout � 32 Homes; and
- Housing Crisis.
Commissioner Cohen Higgins inquired how the reduction from 40 to 32 homes would be legally codified.
Mr. Fernandez explained that the accompanying non-use variance would be conditioned to tie the development to the specific 32-lot layout plan.
Mr. Silva confirmed this restriction was incorporated in Condition #2 of the application.
Commissioner Cohen Higgins acknowledged the increase to 10,190 square feet noting the CZAB had denied the original application due to incompatibly small lot sizes.
Responding to Commissioner Cohen Higgins� request for clarification on the property�s frontage designation, Mr. Fernandez explained that zero frontage reflected the private drive required by DTPW rather than public street frontage, and that lot frontage had been increased from 60 to 75 feet to comply with RU-1 zoning requirements.
Commissioner Cohen Higgins inquired about a historic structure dating back to 1935 located on the property.
Mr. Fernandez explained that due to the structure's construction date, questions arose regarding its potential historic significance. The application had been previously deferred to allow the applicant time to meet with the Historic Preservation Office for evaluation. Following that meeting, the Historic Preservation Office determined the structure was not worthy of historic designation. However, the applicant agreed to comply with the Historic Preservation Office's request by providing photographs to the State Historic Department (Florida's Division of Historical Resources) for their records.
Mr. Silva confirmed the applicant's account and verified that the structure from 1935 had been deemed without historic value by the Historic Preservation Office. He stated the applicant would need to file the historic structure photographs with the State as agreed.
Mr. Silva confirmed that staff received several protests before the application was heard at the CZAB. He further stated that in December 2024, staff received a letter with signed petitions, and those petitions referenced the old zoning district.
Commissioner Cohen Higgins commended the applicant for incorporating community concerns and presenting an application that reflected the character of the area. She noted that significant development was occurring in Districts 8 and 9 and emphasized the importance of considering neighbors' input in the planning process. Commissioner Cohen Higgins expressed confidence that the project would enhance the community and deliver a quality development to area residents.
There being no other comments or objections, the Board proceeded 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-11-25.
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1/30/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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8B
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APPEALS ITEM(S)
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(No items were submitted for this section.)
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8C
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CURRENT ITEM(S)
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8C1
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250287
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2023000450 -- DISTRICT(S): 05 -- APPLICANT: NORTH AT BRICKELL 4, LLC.
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Approved with conditions
Zoning Z-12-25
Mover: Eileen Higgins
Seconder: Oliver G. Gilbert, III
Vote: 9 - 0
Absent: McGhee
Excused: Hardemon , Bermudez , Garc�a
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there no protest and no waivers of support filed. He advised the Board that staff had received a revised covenant from the applicant before the meeting, which had been distributed to commissioners. Mr. Silva explained that the revised covenant increased the transit contribution from $500,000 to $1,000,000 and incorporated conditions from the DTPW related to traffic signal installation and rectangular rapid flashing beacons (RRFBs) for pedestrian safety.
Chairman Rodriguez opened the public hearing, and seeing no one appear wishing to speak, closed the public hearing.
Mr. Ben Fernandez, Bercow Radell Fernandez Larkin and Tapanes, 200 S Biscayne Boulevard, Miami, FL, appeared on behalf of the applicant, North at Brickell 4, LLC,; and confirmed submission of the revised covenant for the record.
Commissioner Higgins addressed the application and made comments regarding the project. She requested a meeting with the applicant to discuss the entrance and egress width from 11th Street for valet operations. Commissioner Higgins noted that the covenant included an RRFB at Southwest 12th Street and 2nd Avenue, but observed that another building had an identical covenant provision for the same location. She expressed concern about duplication and requested flexibility for the applicant to coordinate with the adjacent Domus project and the South Side Park and Fire Station project to potentially combine RRFB contributions into a single traffic signal if approved by DTPW.
Commissioner Higgins raised concerns about the cumulative impact of multiple simultaneous development projects along the Second Avenue corridor, emphasizing the need for coordinated approaches to traffic improvements, parking facilities, bike lanes, and public transit stops. She questioned the utility of two parking spots designated in the plans and requested that staff review infrastructure placement comprehensively across the development corridor.
ACA Schwaderer Raurell recommended modifying the covenant's traffic signal provision to allow flexibility for combining the RRFB with adjacent projects into a traffic signal, subject to DTPW approval.
Mr. Fernandez agreed to the modification, noting that both his project and the Domus project were represented by the same firm, facilitating coordination; and on behalf of the applicant, confirmed that the language provided by the administration was feasible.
Commissioner Higgins made a Jennings disclosure, stating she had prior conversations regarding traffic calming, traffic signals, and community benefits related to the application, but emphasized her ability to render an unbiased decision.
Commissioner Cohen Higgins commended Commissioner Higgins for consistently securing substantial community benefit contributions on large applications within District 5.
There being no other comments or objections, the Board proceeded to approve the foregoing application per staff�s recommendation, with the conditions to modify paragraph two of the application, under �Traffic Signal�; and submit the final revised and executed covenant that would include the increased contribution to transit from $500,000 to $1,000,000, in addition to providing the traffic signals and pedestrian rapid flashing beacons required by the DTPW, within 30 days. The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-12-25.
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8C2
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250288
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2023000508 -- DISTRICT(S): 11 -- APPLICANT: CORTEGUERA 14424, LLC. [SEE AGENDA ITEM NO. 3C]
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Approved staff recommendation
Zoning Z-13-25
Mover: Roberto J. Gonzalez
Seconder: Kionne L. McGhee
Vote: 10 - 0
Excused: Hardemon , Bermudez , Garc�a
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there no protests or waivers of support filed.
Earlier in the meeting, Assistant County Attorney (ACA) Eddie Kirtley, Jr. advised that the application was being processed concurrently with CDMP Application CDMP20230028 (Agenda Item 3C), 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 noted that a public hearing was previously held during the CDMP portion of the meeting.
Commissioner Bastien noted that upon reviewing the application, she observed that the initial plan had included a provision for workforce housing that was absent from the final submission. She acknowledged that the applicant had reduced the total number of units in the development but expressed concern regarding the complete elimination of the workforce housing component, particularly given Miami-Dade County's ongoing affordable housing crisis.
Ms. Slavens acknowledged that the original application had included 200 units with 12.5% allocated for workforce housing at 120% AMI or below. Ms. Slavens explained that the applicant reduced the proposal by 162 units through the zoning process, resulting in a development of 38 townhomes instead of the original 200-unit apartment building. She stated that this significant reduction in unit count, combined with economic considerations, necessitated the elimination of the workforce housing set-aside. Ms. Slavens indicated that the townhomes would be priced significantly below the single-family homes in the neighborhood, which she believed would serve the workforce market.
Commissioner Bastien expressed ongoing concern about the complete elimination of workforce housing from the revised development plan. While she acknowledged the applicant's explanation that the significant reduction in units (from 200 to 38) affected economic feasibility, she emphasized that Miami-Dade County's affordable housing crisis made the shift from 12.5% workforce housing to zero particularly troubling. She questioned whether any alternative workforce housing options could be incorporated into the revised plan.
Chairman Rodriguez emphasized that the dramatic reduction from 200 to 38 units significantly constrained the applicant's ability to provide certain provisions.
Commissioner Gonzalez inquired whether workforce housing or alternative incentives were economically feasible for the revised development.
Ms. Slavens responded that workforce housing was not economically viable given the substantial unit reduction. She noted the townhomes would be priced around $600,000 compared to the neighborhood's $900,000 to $1,000,000 single-family home median, representing a 30-40% reduction that would serve the workforce market. She emphasized the development provided significant public benefits beyond County Code requirements.
Commissioner Gilbert III acknowledged that when density is reduced, opportunities for workforce housing set-asides diminish accordingly. He noted that the townhomes' pricing remained accessible to the workforce market given the area's income levels and expressed support for the project.
Commissioner Bastien indicated her intent to support the district commissioner�s lead.
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-13-25.
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8C3
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250289
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000089 -- DISTRICT(S): 02 -- APPLICANT: RESIDENCES AT PALM COURT, LLC.
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Approved with conditions
Zoning Z-14-25
Mover: Marleine Bastien
Seconder: Oliver G. Gilbert, III
Vote: 8 - 0
Absent: McGhee , Gonzalez
Excused: Hardemon , Bermudez , Garc�a
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there no protests or waivers of support filed. He informed the Board that staff had distributed new conditions 7 and 8, explaining that these conditions provided clarifications regarding the landscaping approvals for the project.
Chairman Rodriguez opened the public hearing, and the following individuals appeared before the Board in opposition of the application:
1. Mr. Theophilus Williams, 1391 NW Street, Miami, FL; and
2. Mr. Walter Collins, Jr., 1255 NW 90 Street, Miami, FL.
Seeing no one else appear wishing to speak, Chairman Rodriguez closed the public hearing.
Mr. Javier Avino, Blizin Sumberg, 1450 Brickell Avenue, Miami, FL, appeared on behalf of the applicant, Residences at Palm Court, LLC, along with Mr. Albert Milo, President, Related Urban Development Group.
Mr. Milo provided a brief overview of the application, explaining that the project represented another public-private partnership with Miami-Dade County. He stated that the existing site contained 191 public housing units built in the 1970s that were in poor condition. Mr. Milo explained that the site plan was designed to build 316 units in the rear of the project to prevent resident displacement during construction. He clarified that the development would not only replace all 191 existing units but would add 125 additional units, all capped at 80% of area median income (AMI). Mr. Milo noted that the majority of current residents were elderly and advised that the applicant had conducted two community meetings in July 2024 which was attended by over 100 residents, where they were informed of their legal rights under US Department of Housing and Urban Development (HUD) requirements HUD provisions and the construction phasing plan that would allow them to remain on site during construction without displacement.
Mr. Avino presented a PowerPoint presentation that highlighted the following:
- Miami Dade County Palm Towers/Palm Court: Current Conditions;
- Resident Relocation Meeting;
- Brand New Residences at Palm Court;
- Jessie Trice Community Health System;
- Zoning Regulations Plans;
- Site Plan/Level 1;
- Phasing Plan Exhibit; and
- Logistic Exhibit.
Commissioner Bastien inquired as to the distribution of units among affordable housing, workforce housing, and market rate categories.
Mr. Milo explained that 191 units were replacement public housing units under the Rental Assistance Demonstration (RAD) program, and the remaining 125 units were affordable housing units capped at 80% of area median income (AMI).
Commissioner Bastien thanked the applicant for their extensive community outreach efforts and requested clarification regarding the resident relocation plans.
Mr. Milo stated that the applicant was coordinating with North Shore Hospital to utilize their adjacent parking lot for temporary parking during construction. He explained that residents would continue to reside in the two existing buildings at the front of the property and would have the option to remain on site throughout construction.
Commissioner Bastien requested information regarding the beautification of the development and outdoor spaces for elderly residents.
Mr. Milo stated that the existing 1970s site lacked connectivity and functional outdoor amenities. He explained that the applicant committed to providing a comprehensive exercise and wellness area, dog park, outdoor communal spaces on the west side of the property, a full community room for elderly activities, an exercise facility, and a computer room; none of which currently existed on the property.
Commissioner Bastien requested a condition be added that the developer agree not to displace residents or force relocation at any time during any phase of construction. She further requested that the applicant agree to amend the Master Development Agreement and Relocation Plan approved by the Board through Resolution Number R-284-23, if necessary, subject to reapproval by the County Attorney's office.
Mr. Milo accepted the proffered condition, noting this approach aligned with the methodology used in all of their public-private partnership projects. He added the caveat that some residents might voluntarily choose alternative accommodations due to construction-related inconvenience, and that residents retained their legal rights under HUD provisions, including matters related to non-payment or lease violations.
Commissioner Gilbert III clarified that the displacement condition should apply specifically to displacement caused by the development, not to other lawful reasons such as non-payment or lease violations, which are governed by HUD and lease contract provisions. He further cautioned his colleagues and the applicant about approving residential developments with 100% affordable housing provisions. Commissioner Gilbert III stated that the administration's long-term goal should be to create a balanced mix of income levels in larger developments to generate economic sustainability and prevent neighborhood stagnation. He emphasized that mixed-income developments served as tools to increase neighborhood vitality and property values, whereas concentrating low-income populations could impede community advancement.
Mr. Milo clarified that the 191 replacement units were designated for elderly residents, while the 125 additional units were intergenerational (non-elderly) at 80% AMI, which represented market rate for that area (approximately $1,500-$1,800 for a two-bedroom unit).
Commissioner Higgins concurred with Commissioner Gilbert's III position and supported the principle that mixed-income communities produced sustainable growth opportunities and economic vibrancy for neighborhoods. She noted that similar projects in District 5 had successfully achieved income mixing through multiple buildings on the same property, allowing different income tiers to be housed separately while maintaining community integration.
Commissioner Regalado discussed the challenges of community education regarding mixed-income development models versus traditional public housing approaches. She referenced successful examples such as the SOMI development and more challenging projects like Smathers in her district. She noted that resistance from multiple directions including existing residents who preferred more units at their current price point, and neighboring communities expressing �not in my back yard� concerns.
Commissioner Regalado emphasized the importance of mobility between unit types as residents' economic situations improved, particularly for younger generations. She acknowledged that the concept of multigenerational housing required time to understand and that explaining these transformative benefits to communities accustomed to traditional public housing models remained difficult. She cautioned against political pressure to maintain concentrated senior housing configurations rather than embracing mixed-use development strategies.
Commissioner Bastien thanked the residents for attending and voicing their concerns, and thanked her colleagues for their substantive feedback. She clarified that Miami-Dade County's area median income was $79,000, and therefore 80% AMI equaled $63,550.
There being no other comments or objections, the Board proceeded to approve the foregoing application per staff�s recommendation, with the conditions that the developer agree to not displace residents or force relocation at any period of time during construction; and that the applicant agree to amend the Master Development Agreement and Relocation Plan approved by the Board under Resolution Number R-284-23, and if necessary, subject to reapproval by the County Attorney's office. The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-13-25.
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8C4
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250290
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000107 -- DISTRICT(S): 08 -- APPLICANT: 278 ST DEVELOPMENT, LLC. [SEE AGENDA ITEM NO. 3A]
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Approved staff recommendation
Zoning Z-15-25
Mover: Danielle Cohen Higgins
Seconder: Oliver G. Gilbert, III
Vote: 10 - 0
Excused: Hardemon , Bermudez , Garc�a
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there no protest or waivers of support filed. Additionally, he advised that staff had distributed an updated covenant prior to the start of the meeting.
Earlier in the meeting, Assistant County Attorney (ACA) Eddie Kirtley, Jr. 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 noted that a public hearing was previously held during the CDMP portion of the meeting.
There being no other comments or objections, the Board voted to adopt 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-15-25.
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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 Comprehensive Development Master Plan (CDMP) and Zoning meeting was adjourned at 11:17 a.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: 5229 |