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1
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MINUTES PREPARED BY:
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REPORT:
Zorana Milton, Commission Reporter,
305-375-3570
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1A
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INVOCATION AS PROVIDED IN RULE 5.05(H)
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REPORT:
Vice Chairman McGhee led the invocation
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1B
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PLEDGE OF ALLEGIANCE
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REPORT:
Commissioner Cohen Higgins led the Pledge of Allegiance.
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1C
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ROLL CALL
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REPORT:
In addition to the Board members, the following staff members were present:
~ Assistant County Attorneys (ACA) Abbie Schwaderer Raurell, Christina Rabionet, and Valerie Toth;
~ Mr. Eric Silva, Assistant Director, Development Services, Department of Regulatory and Economic Resources (RER);
~ Mr. Jerry Bell, Assistant Director, Office of Metropolitan Planning, RER;
~ Deputy Clerks Kerry Khunjar Breakenridge and Zorana Milton, Clerk of the Board.
Chairman Rodriguez convened the Comprehensive Master Development Plan (CDMP) and Zoning meeting to order at 9:34 a.m.
SETTING OF THE AGENDA
ACA Schwaderer Raurell noted that Agenda Item 4A Supplement No. 2 was added to today�s CDMP and Zoning agenda, and advised that a motion to set the agenda was in order.
Vice Chairman McGhee moved to approve today�s CDMP and Zoning agenda and its changes. This motion was seconded by Commissioner Steinberg, and upon being put to a vote, passed 9-0 (Commissioners Hardemon, Gonzalez 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.
Chairman Rodriguez announced that he would provide lunch for Commissioners and their staff during today's meeting.
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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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241601
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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. CDMP20230026, LOCATED ON THE NORTHEAST CORNER OF THE INTERSECTION OF SW 232 STREET AND SW 112 AVENUE, FILED BY LENNAR HOMES, 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 25-33
Mover: Danielle Cohen Higgins
Seconder: Oliver G. Gilbert, III
Vote: 11 - 0
Absent: Hardemon
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REPORT:
ACA Christina Rabionet 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 Rabionet explained the foregoing application was being processed concurrently with Zoning Application Number Z2023000447 (Agenda Item 8C2) and noted a single public hearing would be conducted for both the CDMP and Zoning application. She 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 Rabionet 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 appearing to speak the public hearing was closed.
Mr. Hugo Arza, 701 Brickell Avenue, Miami, FL, appeared on behalf of the applicant, Lennar Homes, LLC, and agreed with the staff recommendations.
Commissioner Cohen Higgins stated that she reviewed the application which received support from the community council.
ACA Schwaderer Raurell recommended adding a ten-day condition to the application to revise the covenant and submit a legally sufficient covenant and opinion of title. She pointed out there was a discrepancy in the description which had to be corrected.
Mr. Arza accepted the recommendation.
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 revised covenant and opinion of title; and the accompanying proposed resolution (Agenda Item 3A1) to transmit, was deemed withdrawn.
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9/17/2024
Adopted on first reading by the Board of County Commissioners
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9/17/2024
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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3A SUPPLEMENT
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250805
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Supplement
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SUPPLEMENTAL INFORMATION ON OCTOBER 2023 CYCLE APPLICATION NO. CDMP20230026 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) THAT INCLUDES: (EXHIBIT 1) INITIAL RECOMMENDATION REPORT AND UPDATE, AS WELL AS (EXHIBIT 2) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP20230026 RECEIVED BY THE DEPARTMENT OF REGULATORY AND ECONOMIC RESOURCES NOT INCLUDED IN THE INITIAL RECOMMENDATION REPORT [SEE AGENDA ITEM NO. 8C2]
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Presented
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3A1
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250806
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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. CDMP20230026, FILED BY LENNAR HOMES, 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. CDMP20230026, LOCATED ON THE NORTHEAST CORNER OF THE INTERSECTION OF SW 232 STREET AND SW 112 AVENUE; REQUESTING STATE LAND PLANNING AGENCY TO REVIEW APPLICATION NO. CDMP20230026; 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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4
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STANDARD AMENDMENTS AT TRANSMITTAL
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OCTOBER 2024 CYCLE STANDARD APPLICATION WITH CONCURRENT ZONING APPLICATION
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4A
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250807
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Resolution
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Regulatory and Economic Resources |
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RESOLUTION PERTAINING TO OCTOBER 2024 CYCLE APPLICATION NO. CDMP20240015, FILED BY BLUENEST AT KROME I, 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. CDMP20240015, LOCATED SOUTH OF SW 272 STREET, BETWEEN SW 177/KROME AVENUE AND SW 172 AVENUE; REQUESTING STATE LAND PLANNING AGENCY TO REVIEW APPLICATION NO. CDMP20240015; 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-384-25
Mover: Danielle Cohen Higgins
Seconder: Oliver G. Gilbert, III
Vote: 12 - 0
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REPORT:
ACA Schwaderer Raurell 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 on Agenda Items 4A and 4A1; the following persons appeared before the Board in opposition of the application:
- Ms. Natalie Grant, 27201 SW 167th Avenue, Miami, FL;
- Ms. Mary Waters, 13600 SW 229th Street, Miami, FL;
- Ms. Vanessa McDonough, 32320 SW 199th Avenue, Homestead, FL
The following individuals spoke in support of the application:
- Mr. Anthony Bolivar, 1190 Nighthawk Court, Homestead, FL;
- Mr. Kendrick Jones, 210102 SW 164th Court, Homestead, FL;
- Ms. Johanna Robinson, 21010 SW 143RD Court, Miami, FL;
- Ms. Carlitha McGuire, 13451 SW 268th Street, Homestead, FL;
- Mr. Ken Forbes 2510 SW 130th Court, Miami, FL;
- Mr. Giancarlo Garibaldi, 13105 SW 248th Street, Homestead, FL;
- Mr. Matthew Weyson (phonetic), 300 Madeira Avenue, Coral Gables, FL;
- Mr. Mauricio Antonelia, 700 SW 107th Avenue, Miami, FL;
- Mr. Tristian Janine (phonetic), 7 SW 107th Avenue, Miami, FL;
- Mr. Benjamin Zar (phonetic) 1805 NW 112th Street, Miami, FL;
- Mr. Mario Cerato (phonetic), 16788 NW 11th Street, Pembroke Pines, FL;
- Mr. Luke Joshua, 700 SW 107th Avenue, Miami, FL;
- Mr. Tomas Rodriguez, 7364 SW 135th Court, Miami, FL;
- Mr. Derek Malone, 1504 Bay Road, Miami Beach, FL; and
- Mr. Alex Gilume (phonetic), no address given.
The following speakers waived in support when called by Chairman Rodriguez:
- Ms. Maria Portomene (phonetic);
- Mr. Alfonso Young;
- Ms. Flemisha Studevant (phonetic);
- Ms. Clara Studevant (phonetic);
- Ms. LaPortia Studevant (phonetic);
- Ms. Patricia Rogers;
- Mr. Manuel Rodriguez;
- Mr. Alex Gilume (phonetic), no address given.
Chairman Rodriguez noted the significant number of speakers registered in support, and at Mr. Pedro Gassant's suggestion, several dozen attendees stood to demonstrate their support.
Mr. Pedro Gassant, Holland & Knight, 701 Brickell Avenue, Miami, FL, appeared on behalf of the applicant Bluenest at Krome I, LLC. and presented a detailed overview of the project, highlighting the county's housing crisis. He explained that average rents had increased by $6,000 between 2017 and 2022, while housing inventory priced under $500,000 had dropped by 79.6%. Mr. Gassant stated that the proposed development would provide 700 units, with 20% designated as workforce housing at a maximum price of $451,000, compared to the County's average home price of $665,000. He emphasized that with a $4,500 down payment and $2,600 monthly payment, residents could own a home more affordably than renting an apartment, which typically required $8,400 to move in. Mr. Gassant advised that the project would include a commercial facility at the northwest corner to address the area being designated as a low-access food desert, with estate-style homes on the perimeter and townhomes in the interior.
Commissioner Cohen Higgins confirmed that 140 units (20% of 700) would be designated for workforce housing and submitted a letter of support from the United Teachers of Dade dated April 29, 2025, into the record. She requested that the applicant consider dedicating a greater percentage of units to workforce housing.
After consulting with his client, Mr. Gassant agreed to cap all townhome prices at the workforce housing sales price while maintaining the 20% income restriction requirement.
Commissioner Cohen Higgins indicated her acceptance of the applicant�s proposal and her support of the application.
Commissioner Bastien voiced her support for the foregoing item and commended Mr. Gassant for engaging the community.
Commissioner Regalado inquired about infrastructure, specifically water and sewer access. Mr. Gassant confirmed that the development would connect to water and sewer, eliminating the need for septic systems, and would provide a public pump station with capacity to accommodate the entire basin, not just the development itself. He explained that the applicant had worked with Department of Environmental Resources Management (DERM) on a stormwater master plan that analyzed historical flows and included a pre-existing planned canal to ensure no adverse drainage impacts.
Commissioner Regalado proposed a friendly amendment to incorporate green infrastructure and trees that provide stormwater mitigation benefits, which both Commissioner Cohen Higgins and the applicant accepted.
Commissioner Gonzalez voiced his support for the application.
Senator Garcia questioned the road infrastructure and traffic impacts.
Mr. Gassant responded that traffic studies showed no adverse impacts, with access from Southwest 272nd Street to the north and Krome Avenue to the west. He explained that dedicated and planned canals on the eastern and southern portions prevented road connections through neighboring estate communities.
Senator Garcia expressed concerns about density and referenced a similar development in Hialeah with limited road access.
Mr. Gassant confirmed that while parts of the site had been actively farmed, property owners were selling because they no longer wished to continue farming.
Vice Chairman McGhee acknowledged traffic concerns, particularly on Krome Avenue, but stated he would support the project based on the traffic study showing no adverse impacts. He requested that the applicant ensure traffic would not be negatively affected.
Vice Chairman McGhee addressed Senator Garcia�s comments about the potential impact of traffic and noted this concerned him, as well, especially on Krome Avenue. He then mentioned that based on today�s discussion and the traffic study provided in the application that indicated there would not be any adverse impact on traffic, he would support the project. Vice Chairman McGhee asked the applicant to ensure that traffic in the area would not be negatively impacted by the development.
Chairman Rodriguez noted the project was located within the urban development boundary (UDB) and commended the applicant for following the agricultural aesthetic of the area, with estate homes visible from the perimeter and townhomes only in the interior.
Discussion ensued among Commissioners Hardemon, Gonzalez, and Bermudez about creating live-work-play communities in South Miami-Dade to reduce traffic and provide local employment opportunities. Commissioner Hardemon emphasized the need for self-contained metropolitan centers.
Commissioner Gonzalez suggested a sunshine meeting to discuss creating workforce centers similar to successful models in other regions. Commissioner Bermudez stressed the importance of attracting Class A office space and good-paying jobs to the south.
Commissioner Cohen Higgins referenced the Town of Cutler Bay's redevelopment of Southland Mall into the Southplace City Center as an example of creating a live-work-play epicenter.
Commissioner Higgins spoke in support of the application and added that educational facilities should be included in such developments.
Commissioner Gilbert III indicated his support for the application.
ACA Rabionet clarified the motion, which included staff's recommendation plus three additional conditions: (1) cap all townhomes at workforce housing sales price while keeping 20% at workforce housing income limits; (2) provide a pump station to accommodate the basin as a whole; and (3) use landscaping and trees that provide stormwater management benefits.
There being no further comments or questions, the Board proceeded to adopt the proposed resolution and concurrent ordinance, and approve the foregoing application per staff�s recommendation.
There being no comments or objections, the Board voted to approve the foregoing application per staff�s recommendation and transmit the to the State Planning Agency.
Mr. Arza indicated the applicant�s agreement.
Commissioner Bermudez raised a question about visitor parking provisions within the planned development and where guests would be accommodated.
Mr. Silva explained that the applicant's plans included parking spaces in garages and throughout the development, including on-street parking in areas near the park. He confirmed that this arrangement would address the concerns about visitor parking. Staff also noted that while some required parking spaces would be provided within garages, there was a condition requiring these spaces to be used for parking only.
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-19-25.
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4A SUPPLEMENT
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250808
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Supplement
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SUPPLEMENTAL INFORMATION ON OCTOBER 2024 CYCLE APPLICATION NO. CDMP20240015 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) THAT INCLUDES: (EXHIBIT 1) INITIAL RECOMMENDATION REPORT AND (EXHIBIT 2) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP20240015 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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4A SUPPLEMENT NO. 2
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250902
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Supplement
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SECOND SUPPLEMENTAL INFORMATION ON OCTOBER 2024 CYCLE APPLICATION NO. CDMP20240015 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN
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Presented
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4A1
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250809
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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. CDMP20240015, LOCATED SOUTH OF SW 272 STREET, BETWEEN SW 177/KROME AVENUE AND SW 172 AVENUE, FILED BY BLUENEST AT KROME I, LLC IN THE OCTOBER 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. 8C7]
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Adopted on first reading
Public Hearing:
No Date Certain
Ordinance 25-81
Mover: Danielle Cohen Higgins
Seconder: Oliver G. Gilbert, III
Vote: 12 - 0
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REPORT:
The foregoing proposed ordinance was adopted on first reading and a public hearing will be scheduled before the Board.
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7
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STANDARD AMENDMENTS AT ADOPTION
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MAY 2023 CYCLE STANDARD APPLICATIONS
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7A
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232318
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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. CDMP20230008, GENERALLY LOCATED SOUTH OF THEORETICAL SW 400 STREET BETWEEN THEORETICAL SW 217 AVENUE AND THEORETICAL SW 227 AVENUE, FILED BY EIP IV FL ROUND HAMMOCK LAND CO. LLC, IN THE MAY 2023 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 25-34
Mover: Kionne L. McGhee
Seconder: Oliver G. Gilbert, III
Vote: 12 - 0
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REPORT:
ACA Rabionet read the title of the foregoing proposed ordinance into the record.
Chairman Rodriguez opened the public hearing and the following persons appeared before the Board:
- Ms. Mary Waters, 13600 SW 229th Street, Miami, FL, spoke in opposition to the application, expressing concern that 239 acres of agricultural land would be permanently removed from agricultural use and converted to mitigation bank credits. She noted that the county already had over 1,800 acres of mitigated land and questioned how many more acres needed to be taken out of agricultural production. She emphasized that once approved, the land would never revert back to agriculture and referenced restrictions related to the site's proximity to Everglades National Park; and
- Ms. Laura Reynolds, 6820 SW 64th Court, South Miami, FL, Hold the Line Coalition, spoke in support of the mitigation bank but emphasized that mitigation banks should be a last resort and that protecting wetlands should be the priority. She noted the site's close proximity to two Everglades restoration projects and requested specific language be added to the covenant stating that if hydrology in the area changes due to Everglades restoration, the bank should adjust its hydrology accordingly to work with the restoration benefits. She expressed concern about protecting both the natural forest community and ensuring that local farmers would not experience flooding. Ms. Reynolds stated that while she supported the project overall, careful consideration of Everglades restoration was necessary.
Chairman Rodriguez closed the public hearing after no one else appeared to speak.
Mr. Hugo Arza, 701 Brickell Avenue, Miami, FL, appeared on behalf of the applicant, EIP IV FL Round Hammock Land Co. LLC.
Vice Chairman McGhee requested that RER staff place their concerns and questions on the record before Mr. Arza's presentation.
Mr. Jerry Bell explained that staff had raised questions at the January 2024 transmittal stage regarding how the mitigation bank would be managed, potential impacts to agricultural lands, and impacts to environmentally sensitive natural resources. He also addressed the need to ensure the mitigation bank would be compatible with adjacent agricultural land. Mr. Bell confirmed that RER had worked with the applicant throughout the process to address these questions and was now recommending adoption with acceptance of the proffered declaration of restrictions.
Mr. Arza stated that the applicant's declaration contained their commitments and thanked staff for working through the issues. He confirmed that the applicant was working with the South Florida Water Management District, which managed Everglades restoration projects and would need to issue permits for the mitigation bank. He expressed confidence that the project would align with Everglades restoration efforts.
There being no further questions or comments, the Board voted to approve the application per staff recommendation and acceptance of the Declaration of Restrictions.
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12/13/2023
Deferred by the BCC - Comprehensive Development Master Plan
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1/24/2024
Adopted on first reading by the BCC - Comprehensive Development Master Plan
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7A SUPPLEMENT
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250810
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Supplement
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SUPPLEMENTAL INFORMATION ON MAY 2023 CYCLE APPLICATION NO. CDMP20230008 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) THAT INCLUDES: (EXHIBIT 1) THE FINAL RECOMMENDATION REPORT AND (EXHIBIT 2) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP20230008 RECEIVED BY THE DEPARTMENT OF REGULATORY AND ECONOMIC RESOURCES AFTER THE TRANSMITTAL HEARING ON JANUARY 24, 2024
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Presented
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7B
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232321
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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. CDMP20230010, LOCATED EAST OF 147 AVENUE, BETWEEN SW 258 STREET AND SW 260 STREET, FILED BY INFINITY GARDENS APARTMENTS, LLC, IN THE MAY 2023 CYCLE 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 25-35
Mover: Danielle Cohen Higgins
Seconder: Juan Carlos Bermudez
Vote: 11 - 0
Absent: Garc�a
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REPORT:
ACA Rabionet read the title of the foregoing proposed ordinance into the record and noted it was being processed concurrently with Zoning Application Number Z2023000187 (Agenda Item 8C1) and noted a single public hearing would be conducted for both the CDMP and Zoning application. She 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 Rabionet 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 begore the Board in support of the application:
Ms. Laura Reynolds, 6820 SW 64th Court, South Miami, FL, appeared on behalf of the Hold the Line Coalition. She thanked the applicant for removing text amendments from the application that would have affected the entire area. Ms. Reynolds supported the application because it would provide affordable housing in the right location, though she noted that improvements could be made. She referenced a letter she had distributed to the Clerk of the Board that detailed her recommendations, specifically mentioning concerns about the amount of surface parking in the development.
Chairman Rodriguez closed the public hearing after no one else appeared to speak.
Mr. Pedro Gassant, representing the applicant Infinity Gardens Apartments, LLC, stated that the application had been presented in detail at the transmittal hearing. He explained that the property was one of the few parcels bifurcated by the urban development boundary (UDB) line, located within half a mile of the smart transit corridor and 0.54 miles from the bus rapid transit station off Southwest 264th Street. While he had a ten-minute presentation prepared, he deferred to the district commissioner's discretion and indicated he would be happy to rely on what had already been presented.
Commissioner Cohen Higgins expressed her support for the application. She noted that the Board had previously seen a similar application in her district where the UDB bifurcated a single parcel very close to the transitway. She characterized such situations as "cleanup" that should have been handled administratively without requiring the extensive application process. Commissioner Cohen Higgins stated that while she had recommended such administrative handling, that approach had been rejected by the administration, and moved the application consistent with staff's recommendation.
There being no other comments or objections, the Board proceeded to approve the foregoing application per staff�s recommendation.
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12/13/2023
Deferred by the BCC - Comprehensive Development Master Plan
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1/24/2024
Adopted on first reading by the BCC - Comprehensive Development Master Plan
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7B SUPPLEMENT
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250811
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Supplement
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SUPPLEMENTAL INFORMATION ON MAY 2023 CYCLE APPLICATION NO. CDMP202300010 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) THAT INCLUDES: (EXHIBIT 1) THE FINAL RECOMMENDATION REPORT AND (EXHIBIT 2) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP2022300010 RECEIVED BY THE DEPARTMENT OF REGULATORY AND ECONOMIC RESOURCES NOT INCLUDED IN THE INITIAL RECOMMENDATIONS REPORT [SEE AGENDA ITEM NO. 8C1]
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Presented
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OUT-OF-CYCLE STANDARD APPLICATIONS
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7C
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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
Ordinance 25-36
Mover: Raquel A. Regalado
Seconder: Oliver G. Gilbert, III
Vote: 11 - 0
Absent: Higgins
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REPORT:
ACA Rabionet read the title of the foregoing proposed ordinance into the record.
Chairman Rodriguez opened the public hearing and closed it when no one came forward to speak.
Mr. Jerry Bell explained that approval would facilitate the development of the Douglas Station Metropolitan Urban Center as intended by the CDMP provisions for Metropolitan Urban Centers.
There being no further comments or questions, the Board proceeded to approve the application per staff recommendation.
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1/30/2025
Adopted on first reading by the BCC - Comprehensive Development Master Plan & Zoning
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7C SUPPLEMENT
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250812
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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) THE FINAL RECOMMENDATION REPORT ADDRESSING APPLICATION NO. CDMP20240004
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Presented
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8
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ZONING ITEMS
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8A-8B
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(No items were submitted for these sections.)
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8C
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CURRENT ITEM(S)
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8C1
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250820
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2023000187 -- DISTRICT(S): 08 -- APPLICANT: INFINITY GARDENS APARTMENTS, LLC. -- LOCATION: 14505 SW 260 STREET, MIAMI-DADE COUNTY, FLORIDA [SEE AGENDA ITEM NOS. 7B, 7BSUPPLEMENT]
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Approved staff recommendation
Zoning Z-18-25
Mover: Danielle Cohen Higgins
Seconder: Juan Carlos Bermudez
Vote: 12 - 0
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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.
Commissioner Gilbert raised a procedural question about the application process, noting his recollection that the Board had previously discussed creating a streamlined policy for parcels where the UDB bifurcates a single parcel, which would eliminate the need for going through the full application process multiple times.
Commissioner Cohen Higgins explained that the recommendation to handle such parcels administratively had been rejected by the administration. She clarified that there were only approximately 14 parcels county-wide where the UDB bifurcated a single parcel. Commissioner Cohen Higgins noted that she had previously proposed that for parcels located very close to the transit corridor, where county policies inherently encouraged density but the UDB line created an inconsistency, the boundary should be cleaned up uniformly. However, the administration's recommendation was to have these applications come forward individually on a case-by-case basis so each could be monitored to determine how the parcels would be developed.
Commissioner Cohen Higgins stated that this was the reason she did not move forward with the proposed code change.
Commissioner Higgins agreed that the current process was inconsistent and noted that the Board made policy, not the administration. She pointed out that with likely only 10 such parcels remaining, the affected parcels could be listed in a single item. She explained that district commissioners could raise concerns at that time if needed, and that all parcels would still require zoning hearings, so the Board would still review what developers proposed to build. The current process, however, required applicants to go through the process twice and pay twice, which she characterized as not appropriate for government to impose.
Commissioner Cohen Higgins responded that she still held the item and was willing to either have a sunshine meeting or work with colleagues to address the shared concern that property owners should not have to navigate excessive red tape for each application. She noted that if the Board approved one such application, they would likely approve the remaining parcels, making the individual application approach inefficient from a policymaking perspective. She indicated willingness to either continue holding the item for a sunshine meeting or release it to another commissioner.
Commissioner Regalado provided additional clarification about the procedural issue from the previous meeting. She explained that the problem was the inability to add other property owners to an application without proper notice. The decision at that time was for Commissioner Cohen Higgins to work on bringing an item back to the Board.
Commissioner Regalado clarified that the solution required providing notice to both the property owners and the public. She explained it was a matter of identifying the 10 remaining properties, contacting the owners, providing notification, and bringing a comprehensive item with proper public notice. She emphasized that the core issue was notice, the Board could not change the nature of an application by bringing in property owners who had not received notice.
Commissioner Gilbert III observed that the matter was being overcomplicated when the solution was relatively straightforward. He noted that the county had improperly divided parcels with the UDB line, and correcting this error should be a simple administrative fix. Commissioner Gilbert III volunteered to sponsor the item, prepare the necessary legislation, and present it to the Board for consideration. He emphasized the importance of streamlining government processes to facilitate efficient business operations without imposing unnecessary procedural burdens.
There being no further comments or questions, 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-18-25.
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8C2
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250821
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2023000447 -- DISTRICT(S): 08 -- APPLICANT: UL 112, LLC. -- LOCATION: LYING ON THE NORTHEAST CORNER OF THE INTERSECTION OF S.W. 232 STREET AND S.W. 112 AVENUE, MIAMI-DADE COUNTY, FLORIDA [SEE AGENDA ITEM NOS. 3A, 3ASUPPLEMENT, 3A1]
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Approved staff recommendation
Zoning Z-19-25
Mover: Danielle Cohen Higgins
Seconder: Oliver G. Gilbert, III
Vote: 11 - 0
Absent: Hardemon
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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.
Commissioner Cohen Higgins moved the zoning application consistent with staff's recommendation and requested the applicant consider the outward appearance of the homes reflect the surrounding environment by incorporating a barn-style aesthetic. She noted that she had made similar requests in the past, which applicants had accepted, and that this architectural style had proven successful in the district.
Mr. Arza indicated the applicant�s agreement.
Commissioner Bermudez raised a question about visitor parking provisions within the planned development and where guests would be accommodated.
Mr. Silva explained that the applicant's plans included parking spaces in garages and throughout the development, including on-street parking in areas near the park. He confirmed that this arrangement would address the concerns about visitor parking. Staff also noted that while some required parking spaces would be provided within garages, there was a condition requiring these spaces to be used for parking only.
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-19-25.
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8C3
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250822
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000125 -- DISTRICT(S): 03 -- APPLICANT: 14TH STREET MIAMI INVESTMENTS, LLC. -- LOCATION: 101 NE 14 STREET, 115 NE 14 STREET, 119 NE 14 STREET, 121 NE 14 STREET, 125 NE 14 STREET, LYING ON THE NORTHWEST CORNER OF NE 14 STREET AND NE 1 COURT, CITY OF MIAMI, MIAMI-DADE COUNTY, FLORIDA
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Deferred
to
No Date Certain
Zoning Z-36-25
Mover: Keon Hardemon
Seconder: Roberto J. Gonzalez
Vote: 10 - 0
Absent: Higgins , 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.
Chairman Rodriguez opened the public hearing and the following person appeared before the Board:
Mr. Marion Brown, 12300 NW 17th Avenue, Miami, FL, spoke in opposition to the application. He stated that development projects in his community were being approved by the Board and other government officials without the consent of neighborhood residents and referenced issues with development in the black community.
Seeing no one else come forward to speak, the public hearing was closed.
Mr. Graham Penn 200 South Biscayne Boulevard, Miami, FL, appeared on behalf of the applicant, 14th Street Miami Investments, LLC, clarified for the record that Mr. Brown's testimony was unrelated to the current application, as the project was not located anywhere near Northwest 17th Avenue. He explained that the application involved a 0.275-acre linear parcel located two minutes walking distance from the Miami-Dade County School Board Metromover station and was a Rapid Transit Zone (RTZ) special exception application.
At Commissioner Hardemon's request, Mr. Penn provided a condensed presentation on the application. He described the property as a small, narrow parcel bordered by Miami-Dade County School Board property to the east and north, multifamily development to the southwest, and the Paddle-X facility to the south. Mr. Penn emphasized the site's optimal location for infill development and transit-oriented use, noting it was within a two-minute walk of the School Board Metromover station and within 10 minutes of three (3) additional Metromover stations. He stated that while the applicant could build up to nine (9) stories as permitted by right, the proposed plan called for a five-story building. Mr. Penn proffered a $150,000 public benefits contribution for transit station repairs and upgrades.
Commissioner Hardemon requested clarification regarding the current stage of the application process and what was being requested of the Board.
Mr. Silva explained that this was the second step in the RTZ project review process for the Metromover subzone. He advised that the public hearing was required by code to review the general development plan, which examined the building footprint, proposed density, landscaping, and other issues to confirm no variances were required and provide opportunity for public comment. Mr. Silva noted the third step would be an administrative site plan review, followed by permitting.
Commissioner Hardemon inquired about the $150,000 public contribution for Metrorail system maintenance and improvements, asking whether it was requested by the administration or proffered by the applicant.
Mr. Silva clarified that the Metromover subzone code provides that approval may be conditioned on a public benefits proffer by the applicant. The $150,000 amount was proffered by the applicant as part of their application and reviewed by RER staff and Public Works.
Discussion ensued between Commissioner Hardemon and Mr. Silva regarding the application.
The following points were raised during the discussion:
-The housing units would be available at market-rate prices;
-The applicant had to meet requirements before being granted Rapid Transit Zone (RTZ) approval by the Administration;
-The applicant would have the benefit of developing 283 units if it had the County�s RTZ approval when compared to an approval from the City of Miami, which would only allow 118 units;
-The most appropriate time to discuss future benefits would be during today�s meeting as part of the public hearing; and
-Subsequent approvals would be granted by the Administration.
Commissioner Hardemon expressed support for the project but raised concerns about the adequacy of the public contribution. He noted that the proposed $150,000 appeared insufficient given the substantial benefits being granted to the applicant, particularly when compared to other RTZ applications that had included contributions of at least one million dollars. Commissioner Hardemon pointed out that the applicant would receive more than a 150% increase in development capacity through RTZ approval and emphasized that the issue extended beyond monetary considerations to ensuring appropriate public benefits when granting significant development advantages. He moved to defer the application to allow additional time for discussion regarding the public contribution.
Commissioner Hardemon initially moved to defer the item to the next regularly scheduled CDMP/Zoning meeting. When asked to specify a date, he indicated the next available meeting, which staff tentatively identified as June 18, 2025, though the May meeting might be canceled due to conflicts.
Mr. Penn requested that the item be continued to the end of the day's agenda, as his client was arriving at the building and could make decisions about financial contributions that he could not make on his own.
Commissioner Hardemon declined, stating the deferral was not solely about financial matters but involved broader considerations.
Discussion ensued among Board members regarding the next meeting date, with ACA Schwaderer Raurell noting that the item would need to be re-advertised without a confirmed date.
Mr. Russell Galbut, 2200 Biscayne Boulevard, Miami, FL, appeared on behalf of the applicant. He stated that while they were prepared to make an offer that day and believed the housing was needed, they would accept whatever decision the commissioner preferred and appreciated the opportunity to meet.
There being no further questions or comments, by motion duly made and seconded, the Board proceeded to defer the foregoing application to no date certain so the application could be properly readvertised.
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8C4
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250823
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000128 -- DISTRICT(S): 10 -- APPLICANT: WEST GABLES PROPERTY, LLC. -- LOCATION: 9025 SW 72 STREET, MIAMI-DADE COUNTY, FLORIDA
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Approved with conditions
Zoning Z-20-25
Mover: Anthony Rodriguez
Seconder: Danielle Cohen Higgins
Vote: 10 - 0
Absent: Higgins , 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.
Vice Chairman McGhee opened the public hearing. Seeing no one appear wishing to speak, the public hearing was closed.
Ms. Victoria Mendez 200 South Biscayne Boulevard, Miami, FL, appeared on behalf of West Gables Property, LLC and provided a presentation on the Marquis Health project. She explained that the application requested an unusual use permit to allow construction of a skilled nursing facility at 9025 Southwest 72nd Street (Sunset Drive), near the Don Shula Expressway, on a currently vacant 2.5-acre site acquired in 2021. The requests included approval for the unusual use and two non-use variances: one to permit a floor area ratio (FAR) of 1.15 instead of 0.85, and another to reduce required parking spaces from 117 to 81. The proposed facility would include 180 private beds in a five-story building, although a nine-story building could be constructed as of right.
Chairman Rodriguez sought clarification on what type of facility was being proposed, noting the application referenced both a skilled nursing facility and a group residential facility, and inquired about who would occupy the facility, for what duration, and what type of residents would be served.
Mr. Michael Smith, President of Marquis Health, explained that the facility would house approximately 100 to 120 long-term elderly residents and roughly 60 to 80 short-term rehabilitation patients, with the vast majority being elderly. He noted that in his experience operating a similar short-term facility at West Gables since 2021, residents and patients in skilled nursing facilities do not drive.
Chairman Rodriguez emphasized the importance of understanding the resident demographics because it would determine the appropriateness of the parking reduction. He stated that if residents drove, the significant parking reduction would not be reasonable, but if they did not drive, the reduction was justified.
Mr. Silva confirmed that the application had staff's recommendation for approval with conditions.
Chairman Rodriguez expressed concern about ensuring that the reduced parking applied only to this specific facility type and would not transfer to a different use such as an apartment or condominium building.
ACA Schwaderer Raurell explained that the application was for an unusual use with an associated site plan showing reduced parking, and the applicant was seeking related non-use variances including the parking variance. She further stated that if a future property owner wanted to redevelop the property for a different use, such as apartment buildings, they would need to submit a new application and meet the code requirements for that use, including standard parking ratios.
Mr. Silva confirmed this explanation and suggested adding a condition specifying that the facility would be a skilled nursing facility where the majority of occupants are elderly, over age 62.
Chairman Rodriguez indicated his approval of the additional condition.
ACA Schwaderer Raurell further clarified that if the applicant did not develop the property pursuant to the unusual use approval and site plans, they could potentially walk away from the approval and develop something else allowed as of right under the current zoning district and associated parking requirements.
Ms. Mendez noted that the facility was also intended to assist with rehabilitation services and expressed concern that restricting it to patients over 62 might be too limiting, as younger individuals might also need short-term rehabilitation. She provided the example of someone age 50 or 51 who might break a leg and require rehabilitation services.
Chairman Rodriguez acknowledged this point but reiterated that his primary concern was ensuring the neighborhood could sustain the potential parking impacts from the facility.
Mr. Smith stated he would be comfortable with language requiring the "vast majority" of occupants to be over age 62, as it would be unusual for younger patients to be present.
Chairman Rodriguez indicated his preference for the language to specify "majority" rather than "vast majority" to avoid precluding anyone who needed proper care while ensuring the neighborhood could sustain the parking demand.
ACA Schwaderer Raurell clarified the additional condition would specify that the use on the property shall be limited to a nursing home/skilled nursing facility where the majority of patients were over age 62.
There being no further questions or comments, the Board proceeded to approve the application per staff recommendation and the condition that the use on the property shall be limited to a nursing home/skilled nursing facility where the majority of patients were over age 62. The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-20-25.
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8C5
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250824
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000131 -- DISTRICT(S): 11 -- APPLICANT: EXTRA SPACE PROPERTIES TWO, LLC. -- LOCATION: 11851 SW 147 AVENUE, MIAMI-DADE COUNTY, FLORIDA
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Approved staff recommendation
Zoning Z-21-25
Mover: Roberto J. Gonzalez
Seconder: Danielle Cohen Higgins
Vote: 11 - 0
Absent: Higgins
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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.
Vice Chairman McGhee opened the public hearing and closed it after no one appeared to speak.
Commissioner Gonzalez inquired whether a traffic study had been conducted for the proposed facility, noting that traffic was a significant concern in the area. He referenced earlier discussion about creating live-work-play environments and emphasized that while such developments help communities, a storage facility required evaluation of its traffic impacts.
Mr. Brian Adler, 1450 Brickell Avenue, Miami, FL, appeared on behalf of the applicant, Extra Space Properties Two, LLC, confirmed that a traffic study had been conducted. He explained that self-storage facilities generated minimal traffic compared to other potential uses on the site and noted that the study showed only seven (7) peak hour trips at 7:00 p.m. and four (4) peak hour trips at 4:00 a.m., with roads operating at level of service C both before and after the proposed use. Mr. Adler stated that the facility would be an expansion of an existing storage operation on the site, creating economies of scale, and was located just north of Miami Executive Airport on 147th Avenue. He emphasized that driveway connections would remain unchanged and that the traffic generated would likely be the lowest of any alternative uses permitted on the property.
Mr. Adler advised the Board members that the traffic study had been submitted, analyzed, and received favorable recommendations from both traffic engineering and planning departments.
There being no further questions or comments, the Board proceeded to approve the application with staff recommendation with 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-21-25.
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19
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ADJOURNMENT
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REPORT:
Prior to the adjournment, ACA Rabionet read a motion by Commissioner Regalado on behalf of Chairman Rodriguez to amend the 2025 Board of County Commissioners (BCC) calendar to cancel the May 22, 2025 Comprehensive Development Master Plan (CDMP) and Zoning Board meeting.
This motion was seconded by Commissioner Cohen Higgins and upon being put to a vote, passed 10-0 (Chairman Rodriguez and Commissioner Higgins were absent).
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 CDMP and Zoning meeting adjourned at 11:51 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: 5260 |