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1
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MINUTES PREPARED BY:
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REPORT:
Diana Hern�ndez, Commission Reporter
(305) 375-5185
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1A
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INVOCATION AS PROVIDED IN RULE 5.05(H)
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REPORT:
Commissioner Regalado led the prayer.
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1B
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PLEDGE OF ALLEGIANCE
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REPORT:
Commissioner Regalado 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 Kerry Khunjar Breakenridge announced that the Clerk of the Board (COB) had received notice that Senator Garcia, and Commissioners Cabrera, Gilbert III and Gonzalez would be absent from today�s Comprehensive Development Master Plan (CDMP) and Zoning meeting.
Vice Chairman Rodriguez convened the CDMP and Zoning meeting at 9:39 a.m.
In addition to the Board members, the following staff members were present:
- Assistant County Attorneys (ACA) James Edwin Kirtley, Jr. and Christopher J. Wahl;
- Mr. Eric Silva, Assistant Director, Department of Regulatory and Economic Resources (RER), and
- Mr. Garret Rowe, Chief, Planning Division, RER; and
- Deputy Clerks Kerry Khunjar Breakenridge, Bryce Pickett and Diana Hern�ndez, COB.
SETTING OF THE AGENDA
Commissioner Cohen Higgins moved that the Board approve today�s CDMP meeting agenda as presented. This motion was seconded by Commissioner Bastien and upon being put to a vote, passed 7-0 (Senator Garcia, and Commissioners Cabrera, Gilbert III, Gonzalez, and Hardemon 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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JANUARY 2024 CYCLE SMALL-SCALE APPLICATIONS WITH CONCURRENT ZONING APPLICATION
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3A
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242116
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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. CDMP20240002, LOCATED ON THE SOUTH SIDE OF SW 355 STREET, BETWEEN SW 189 AVENUE AND SW 192 AVENUE, FILED BY LENNAR HOMES, LLC, IN THE JANUARY 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. 8C2]
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Adopted
Ordinance 25-26
Mover: Kionne L. McGhee
Seconder: Juan Carlos Bermudez
Vote: 8 - 0
Absent: Hardemon
Excused: Gilbert, III , Cabrera , Gonzalez , 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 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 Z2024000020 (Zoning 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 individual appeared before the Board:
1. Patrick Burkhead, 2815 South Miami Ave, Fl, spoke in opposition of the application. While acknowledging the applicant's position and investment, he expressed concerns regarding the proposal's disruptive impact on the agrarian community, which was already experiencing significant change. He noted that development was progressing toward the rehabilitation preserve and would eventually affect his property. He contended the proposal was unwarranted, citing construction halts in multiple locations and vacant newly constructed homes as evidence of shifting market conditions. He further raised concerns about traffic sustainability and concluded that the proposal was not advisable.
Mr. Hugo Arza, Holland and Knight, 701 Brickell Avenue, Miami, Fl, appeared on behalf of the applicant, Lennar Homes, LLC., and stated he was prepared to provide a short overview of the application if needed. He noted staff�s recommendation to approve and remained available to address any concerns the Board may have.
There being no other persons appearing wishing to speak, Chairman Rodriguez closed the public hearing.
In response to Vice Chairman McGhee�s inquiry about staff recommendations, Mr. Garrett Rowe, stated that staff recommended adopting the application with changes and with acceptance of the proffered Declaration of Restrictions. He explained that the applicant had requested Low-Medium Density Residential, which would allow 13 units per acre, but staff recommended Low-Medium Density with a DI-1 density increase, which achieved the same density while requiring sound urban design principles. He added that staff recommended including 7.75 acres abutting the site to the south within the application, also designated as Low Density with DI-1.
Vice Chairman McGhee asked about potential traffic issues.
Mr. Rowe confirmed that the application had been analyzed for traffic impacts. He stated that while some roadways would be operating in failure status, the application would not significantly add trips to these roadways, and the number of trips generated would be less than what would trigger the need for roadway mitigation.
There being no further questions or comments, the Board voted to approve the application per staff recommendation with a ten-day condition for the applicant to provide the executed joinder for the proffered covenant, with the application to be deemed withdrawn if not submitted. The accompanying resolution (Agenda Item 3A1) to transit, was deemed withdrawn.
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12/3/2024
Adopted on first reading by the Board of County Commissioners
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12/3/2024
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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250572
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Supplement
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SUPPLEMENTAL INFORMATION ON JANUARY 2024 CYCLE APPLICATION NO. CDMP20240002 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) THAT INCLUDES: (EXHIBIT 1) INITIAL RECOMMENDATION REPORT AND (EXHIBIT 2) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP20240002 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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250573
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Resolution
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Regulatory and Economic Resources |
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RESOLUTION PERTAINING TO JANUARY 2024 CYCLE APPLICATION NO. CDMP20240002, FILED BY LENNAR HOMES, 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. CDMP20240002, LOCATED ON THE SOUTH SIDE OF SW 355 STREET, BETWEEN SW 189 AVENUE AND SW 192 AVENUE, REQUESTING STATE LAND PLANNING AGENCY TO REVIEW APPLICATION NO. CDMP20240002; 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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3B
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232497
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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. CDMP20230014, LOCATED EAST OF NW 32 AVENUE BETWEEN NW 68 STREET AND NW 69 STREET, FILED BY SHEMESH, INC., IN THE MAY 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. 8C1]
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Adopted
Ordinance 25-27
Mover: Marleine Bastien
Seconder: Danielle Cohen Higgins
Vote: 8 - 0
Absent: Hardemon
Excused: Gilbert, III , Cabrera , Gonzalez , 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. ACA Kirtley Jr. explained the foregoing application was being processed concurrently with Zoning Application Number Z2023000174 (Zoning Agenda Item 8C1) 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 to the application:
1. Ms. Estelle Barr, 2910 NW 69 Street, Miami, Fl, representing the Gladeview Homeowners Association, stated the community opposed the zoning change for the business located on 69th Street and 32nd Avenue. She noted that a large warehouse already existed on the property, which was not properly maintained and constituted an eyesore to the community. She expressed the association's desire to maintain the neighborhood�s aesthetic and raised additional concerns about environmental issues.
2. Ms. Robyn Rowe, 2971 NW 56th St, Miami, Fl, voiced her objections to the proposed rezoning of the warehouse property, described as approximately one acre situated within a residential area. She cited existing neighborhood issues including waste accumulation, rodents, and other nuisances. She emphasized that residential zones should maintain their designated character and not be converted to warehousing uses. She noted that while warehouse facilities exist on the east side of 32nd Avenue, they are contained within appropriate areas and do not generate commercial truck traffic on streets zoned to prohibit such vehicles.
3. Mr. Jorge Wando, 3148 NW 61st St, Miami, Fl, spoke concerning a $10,000.00 fine on his property.
Chairman Rodriguez clarified that Mr. Obando's matter was unrelated to the application under consideration and offered to have his staff direct Mr. Obando to the appropriate channels for resolution of his issue.
There being no other persons appearing wishing to speak, Chairman Rodriguez closed the public hearing.
Mr. Miguel Diaz de la Portilla, Gunster Law, 600 Brickell Avenue, Miami, Fl, appeared on behalf of the applicant SHEMESH INC, and noted that staff recommended approvals on both the land use and zoning applications. Additionally, he pointed out the Planning Advisory Board (PAB) voted unanimously to support the application. Mr. Diaz de la Portilla explained that the application would allow for the improvement of a property that had operated as a warehouse for over 50 years. He stated that the covenant included in the application would require buffering under Miami-Dade County Code, including walls, landscaping, and improvements to address the conditions raised by the speakers. He noted that two-thirds of the site was already zoned business and office, and the operation had existed since 1970. Mr. Diaz de la Portilla emphasized that the application would allow the property to be updated and brought into compliance with current standards.
Commissioner Bastien stated she had visited the site and confirmed that the speakers' description of it as blighted, desolate, and unattractive was accurate.
In response to Commissioner Bastien's inquiry about the beautification plan to address environmental and infrastructure concerns, Mr. Diaz de la Portilla explained that the applicant operated a kosher food distribution business that had been at the location for decades. He stated that the Declaration of Restrictions, provided for both the land use and zoning applications, required buffering on the east side of the property. He explained that since two-thirds of the property was already business and office with an old warehouse dating to 1970, the application would require a wall under the County�s Code for buffering, landscaping, and cleanup of the eastern portion of the property being rezoned. He characterized the project as infill development that would upgrade the property and allow continuation of the business providing kosher food distribution to the community.
Addressing Commissioner Bastien's concern about road conditions, Mr. Diaz de la Portilla stated that improvements would be made to everything within the envelope of the applicant's property, acknowledging that conditions in the broader area related to other warehouses and heavy uses were beyond the applicant�s control.
Discussion ensued between Commissioner Bastien and Mr. de la Portilla regarding resident input.
Commissioner Bastien encouraged the applicant to continue communicating with the community.
Mr. Silva advised the Board members that staff recommended approval of both the CDMP and Zoning with conditions requiring the covenant.
There being no further questions or comments, the Board voted to approve the application per staff recommendation and acceptance of the proffered covenant, and the accompanying resolution (Agenda Item 3B1) to transit, was deemed withdrawn.
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1/17/2024
Adopted on first reading by the Board of County Commissioners
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1/17/2024
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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3B SUPPLEMENT
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250574
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Supplement
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SUPPLEMENTAL INFORMATION ON MAY 2023 CYCLE APPLICATION NO. CDMP20230014 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) THAT INCLUDES: (EXHIBIT 1) INITIAL RECOMMENDATION REPORT AND (EXHIBIT 2) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP20230014 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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250575
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Resolution
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Regulatory and Economic Resources |
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RESOLUTION PERTAINING TO MAY 2023 CYCLE APPLICATION NO. CDMP20230014, FILED BY SHEMESH, INC., 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. CDMP20230014, LOCATED EAST OF NW 32 AVENUE BETWEEN NW 68 STREET AND NW 69 STREET; REQUESTING STATE LAND PLANNING AGENCY TO REVIEW APPLICATION NO. CDMP20230014; 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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240102
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2022000118 -- DISTRICT(S): 07 -- APPLICANT: GARCIA CARRILLO 56 STREET REVOCABLE TRUST -- LOCATION: 5979 SW 56 STREET, MIAMI-DADE COUNTY, FLORIDA
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Deferred
to
May 22, 2025
Zoning Z-22-25
Mover: Raquel A. Regalado
Seconder: Eileen Higgins
Vote: 8 - 0
Absent: Hardemon
Excused: Gilbert, III , Cabrera , Gonzalez , Garc�a
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REPORT:
Commissioner Regalado thanked the residents for their attendance and noted that the application had undergone modifications over the previous month and a half. She acknowledged that while the rules prohibited her from speaking directly with residents during the process, she was familiar with the neighborhood and had communicated with residents previously. Commissioner Regalado indicated that staff had informed her of a deferral request from the residents' attorney, which had been withdrawn earlier that morning, as confirmed by Mr. Silva.
Commissioner Regalado expressed concern that residents did not fully understand the implications of the developer's ability to proceed under an administrative approval process. She encouraged residents to consult with their attorneys and meet with the developer to become informed about the options, noting that their refusal to meet made it difficult for the Board to navigate the situation effectively.
In response to Commissioner Regalado's inquiry regarding what the developer could build administratively without Board involvement, ACA Kirtley explained that the current application sought rezoning from EU-1 to EU-M, which would permit up to 17 single-family units with a workforce housing bonus. Without the rezoning, under the existing administrative process with workforce housing provisions, the developer could construct 16 duplex units.
Mr. Silva confirmed that on February 26th, the applicant had submitted an administrative workforce housing application for eight (8) lots with two (2) units each, totaling 16 dwelling units, which was permissible under the County�s Code through administrative approval. He noted that while the application had deficiency comments requiring resolution, the developer could theoretically proceed if all code requirements were met.
Commissioner Regalado voiced her concerns with staff's recommendation to open the roads, and granting an exception that the developer would have discretionary authority over use.
Mr. Silva explained that the application included a second request for a non-use variance to maintain the roadway closure, contrary to staff's recommendation that one roadway be dedicated and a second constructed to facilitate north-south connectivity. He noted the application had been pending for three (3) years and that staff recommendations from the September 2023 hearing had been maintained, though he understood the reasoning for keeping the roads closed and suggested a cul-de-sac as an alternative safety measure.
Commissioner Regalado emphasized the importance of residents meeting with the applicant to reach an agreement regarding the roadway closure.
ACA Kirtley clarified that as long as the developer obtained non-use variance approval from the County, a private agreement between parties could be established to ensure compliance, and a covenant with the County could provide additional enforcement. He explained that a private agreement would be unenforceable by the County, whereas a covenant involving the County would require subsequent County authorization for any release.
Commissioner Regalado emphasized the importance of residents fully understanding their available options and the broader context of the situation. She reiterated that the administrative process would permit construction of 16 duplex units with opened roads should the Board choose not to act. While expressing her support for preserving neighborhood character and maintaining closed roads, she stressed that direct engagement between residents and the developer would be essential moving forward.
In response to Commissioner Regalado's question about lot sizes, Mr. Silva stated that the administrative application proposed lots of 29,040 square feet for the eight (8) duplex lots, potentially housing 48 people or more. For the rezoning application before the Board, the applicant had not provided a site plan, but calculations suggested approximately 12,500 square feet per lot for single-family dwellings, though duplexes and triplexes with workforce housing could also be constructed, or the covenant could specify detached single-family homes.
There being no objections, the Board by motion duly made, seconded and carried, deferred the foregoing application to the May 22, 2025 CDMP and Zoning meeting.
Commissioner Regalado urged residents to meet with the developer and become informed about development options.
NOTE: The deferral was set for the May 22, 2025 CDMP and Zoning meeting with the public hearing to remain open.
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1/24/2024
Deferred by the Zoning Board
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8B
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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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250576
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2023000174 -- DISTRICT(S): 02 -- APPLICANT: SHEMESH INC. -- LOCATION: 6851 NW 32 AVENUE AND LYING EAST OF NW 32 AVENUE BETWEEN NW 68 STREET AND NW 69 STREET, MIAMI-DADE COUNTY, FLORIDA [SEE AGENDA ITEM NO. 3B]
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Approved staff recommendation
Zoning Z-16-25
Mover: Marleine Bastien
Seconder: Danielle Cohen Higgins
Vote: 8 - 0
Absent: Hardemon
Excused: Gilbert, III , Cabrera , Gonzalez , Garc�a
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REPORT:
Mr. Silva, read into the record the title of the foregoing application, noting the application had no protests or waivers filed.
Earlier in the meeting, ACA Kirtley advised that the foregoing Zoning application was being processed concurrently with CDMP Application CDMP20230014 (Agenda Item 3B), and that a single public hearing would be conducted for the CDMP and the Zoning applications. 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 Board to satisfy all requirements.
Responding to Commissioner Bastien�s question as to whether unresolved fine issues had been addressed, Mr. Silva confirmed all fines had been paid.
Commissioner Higgins sought clarification regarding the scope of buffering and landscaping improvements. She noted that the applicant had mentioned buffering and landscaping on the east side of the property and inquired whether the entire property would receive landscaping upgrades beyond just the rezoned portion.
Mr. Miguel Diaz de la Portilla confirmed that the covenant required buffering everywhere on the property, not limited to the rezoned area.
Mr. Silva further clarified that when permit plans were submitted, buffering requirements would apply to the entire property.
There being no comments or objections, the Board voted to approve the foregoing application per staff�s recommendation, with acceptance of the proffered Declaration of Restrictions. The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-16-25.
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8C2
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250577
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000020 -- DISTRICT(S): 09 -- APPLICANT: DIEGO DANIEL RODRIGUEZ, TRUSTEE -- LOCATION: LYING BETWEEN SW 355 STREET AND SW 356 STREET AND BETWEEN SW 189 AVENUE AND SW 192 AVENUE, MIAMI-DADE COUNTY, FLORIDA [SEE AGENDA ITEM NO. 3A]
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Approved staff recommendation
Zoning Z-17-25
Mover: Kionne L. McGhee
Seconder: Juan Carlos Bermudez
Vote: 8 - 0
Absent: Hardemon
Excused: Gilbert, III , Cabrera , Gonzalez , Garc�a
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REPORT:
Mr. Silva, read into the record the title of the foregoing application, noting the application had no protests or waivers filed.
Earlier in the meeting, ACA Kirtley advised that the foregoing Zoning application was being processed concurrently with CDMP Application CDMP20240002 (Agenda Item 3A), and that a single public hearing would be conducted for the CDMP and the Zoning applications. 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 Board to satisfy all requirements.
There being no comments or objections, the Board voted to approve the foregoing application per staff�s recommendation, with acceptance of the proffered Declaration of Restrictions. The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-17-25.
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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.
Hearing no further business to come before the Board, the CDMP and Zoning meeting adjourned at 10:18 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: 5242 |