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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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REPORT:
Commissioner Steinberg led the Board in a moment of silent reflection.
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1B
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PLEDGE OF ALLEGIANCE
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REPORT:
Chairman Rodriguez 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 Bryce Stephenson-Pickett announced that the Clerk of the Board received notice that Vice Chairman McGhee would be late; and Commissioners Bastien, Bermudez, Gilbert III, Hardemon, and Higgins would be absent from today�s Comprehensive Master Development Plan (CDMP) and Zoning meeting.
Chairman Rodriguez convened the CDMP and Zoning meeting at 9:56 a.m.
In addition to the Board members, the following staff members were 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; and
~ Deputy Clerks Kerry Khunjar Breakenridge, Jessica Tyrrell, and Bryce Stephenson-Pickett, Clerk of the Board.
SETTING OF AGENDA
Commissioner Cohen Higgins moved to approve today�s agenda, as presented. This motion was seconded by Commissioner Steinberg, and upon being put to a vote, passed 7-0 (Commissioners Bastien, Bermudez, Gilbert III, Hardemon, Higgins, and Vice Chairman McGhee 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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OCTOBER 2024 CYCLE SMALL-SCALE APPLICATION WITH CONCURRENT ZONING APPLICATION
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3A
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251657
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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. CDMP20240014, LOCATED BETWEEN SW 157 AVENUE AND 159 AVENUE, AND BETWEEN SW 276 STREET AND SW 280 STREET, FILED BY LENNAR HOMES, 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. 8C3]
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Adopted
Ordinance 25-99
Mover: Danielle Cohen Higgins
Seconder: Roberto J. Gonzalez
Vote: 7 - 0
Excused: Gilbert, III , Bastien , Hardemon , Higgins , McGhee , Bermudez
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REPORT:
ACA Kirtley advised that the foregoing item was a small-scale application previously heard on first reading and was before the Board of County Commissioners� (Board) for a public hearing and final action. He read the titles of the proposed ordinance (Agenda Item 3A), accompanying supplement (Agenda Item 3A Supplement), and companion resolution (Agenda Item 3A1) into the record and explained, if the Board took final action on the small-scale application, the companion resolution would be deemed withdrawn. He further explained that the application was being processed concurrently with Zoning Application Z2024000238 (Agenda Item 8C3), and that a single public hearing would be conducted for the CDMP and the Zoning applications. ACA Kirtley 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 to satisfy all requirements.
Chairman Rodriguez opened the public hearing, and the following individuals waived in support:
1. Ms. Magaly Fernandez, 15880 SW 301 Terrace, Miami, FL;
2. Mr. Adrian Fernandez, 15880 SW 301 Terrace, Miami, FL;
3. Ms. Debi Cain, 9382 SW 184 Terrace, Cutler Bay, FL;
4. Ms. Jeanette Moore, 10924 SW 152 Terrace, Miami, FL; and
5. Mr. William Quintero Perez, 519 NE 35 Avenue, Homestead, FL.
Seeing no other persons appear wishing to speak, Chairman Rodriguez closed the public hearing.
Mr. Hugo Arza, Holland & Knight, 701 Brickell Avenue Suite 3300, Miami, FL, appeared on behalf of the applicant, Lennar Homes, LLC; and presented a PowerPoint presentation highlighting the following:
- Application;
- Existing and Proposed Land Use;
- Entirely Within SMART Plan Buffer Zone;
- Compatibility with Adjacent Projects and Corridor;
- Concurrent Zoning Application;
- Proposed Site Plan;
- Offsite Roadway Improvements;
- Department Reviews;
- Neighborhood Outreach Summary;
- Door Knocking Outreach Efforts and Quick Facts;
- Meetings with Neighbors; and
- Outcome of Discussion with Neighbors.
Mr. Arza confirmed that the applicant agreed to construct a sidewalk west of the development to provide neighbors access to their mailbox kiosk. He noted that the applicant would obtain a right-of-way permit to build on the public section of the neighborhood.
Responding to Commissioner Cohen Higgins' inquiry about whether the proposed sidewalk would be included in the covenant or remain a verbal commitment, Mr. Arza clarified that the provision was not part of the submitted covenant but could be added as a condition of approval by the Board.
Commissioner Cohen Higgins expressed her intent to include the sidewalk as a condition of approval and requested guidance from the County Attorney�s Office on how to formally document this requirement.
ACA Schwaderer Raurell explained that the companion Zoning application (Agenda Item 8C3, Z024000238) was a district boundary change, and noted that staff did not recommend conditioning these types of applications. She welcomed suggestions from Mr. Arza, and suggested the applicant consider submitting a separate covenant or revising the existing zoning covenant to include the condition.
Mr. Arza initially stated the applicant was amenable to amending the existing Zoning covenant and requested the standard timeframe to secure the required signatures for re-submittal. He later advised that the applicant wished to submit a separate covenant with the sidewalk condition and agreed to submit the new covenant by October 23, 2025.
ACA Schwaderer Raurell recommended the sidewalk requirement be added as a condition for the CDMP application approval with the secondary covenant filed under the Zoning application.
Commissioner Cohen Higgins thanked residents for their input and recognized the applicant's community outreach efforts. She noted the Community Council's recommendation, the Planning Advisory Board�s (PAB) approval, and the applicant�s reduced density request despite the development's proximity to the transit corridor.
Discussion ensued between Chairman Rodriguez and ACA Schwaderer Raurell about the timeframe for filing the additional covenant.
ACA Schwaderer Raurell clarified that the motion before the Board. Was to approve the CDMP application per staff recommendation, with the acceptance of the proffered CDMP covenant, and the additional condition that the applicant submit a standalone Zoning covenant with the separate sidewalk condition. Additionally, the separate sidewalk covenant should be submitted with the appropriate joinders before October 23, 2025.
There being no other comments or objections, the Board voted to was to approve the CDMP application per staff recommendation, with the acceptance of the proffered CDMP covenant, and the additional condition that the applicant submit a standalone Zoning covenant with the separate sidewalk condition. Additionally, the separate sidewalk covenant should be submitted with the appropriate joinders before October 23, 2025.
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9/3/2025
Adopted on first reading by the Board of County Commissioners
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9/3/2025
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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3A SUPPLEMENT
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251821
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Supplement
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SUPPLEMENTAL INFORMATION ON OCTOBER 2024 CYCLE APPLICATION NO. CDMP20240014 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) THAT INCLUDES: (EXHIBIT 1) INITIAL RECOMMENDATION REPORT (EXHIBIT 2) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP20240014 RECEIVED BY THE DEPARTMENT OF REGULATORY AND ECONOMIC RESOURCES NOT INCLUDED IN THE INITIAL RECOMMENDATION REPORT [SEE AGENDA ITEM NO. 8C3]
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Presented
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3A1
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251822
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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. CDMP20240014, 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. CDMP20240014, LOCATED BETWEEN SW 157 AVENUE AND 159 AVENUE, AND BETWEEN SW 276 STREET AND SW 280 STREET; REQUESTING STATE LAND PLANNING AGENCY TO REVIEW APPLICATION NO. CDMP20240014; 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. 8C3]
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Withdrawn
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JANUARY 2025 CYCLE SMALL-SCALE APPLICATION
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3B
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251658
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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. CDMP20250001, LOCATED AT THE SOUTHWEST CORNER OF THE INTERSECTION OF NE 149 STREET AND NE 6 AVENUE, FILED BY NE 6TH AVE, INC., IN THE JANUARY 2025 CYCLE TO AMEND THE COUNTY�S COMPREHENSIVE DEVELOPMENT MASTER PLAN; PROVIDING SEVERABILITY, EXCLUSION FROM THE CODE, AND AN EFFECTIVE DATE
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Deferred
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October 23, 2025
Mover: Danielle Cohen Higgins
Seconder: Raquel A. Regalado
Vote: 7 - 0
Excused: Gilbert, III , Bastien , Hardemon , Higgins , McGhee , Bermudez
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9/3/2025
Adopted on first reading by the Board of County Commissioners
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9/3/2025
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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251823
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Supplement
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SUPPLEMENTAL INFORMATION ON JANUARY 2025 CYCLE APPLICATION NO. CDMP20250001 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTERPLAN (CDMP) THAT INCLUDES: (EXHIBIT 1) INITIAL RECOMMENDATION REPORT AND (EXHIBIT 2) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP20250001 RECEIVED BY THE DEPARTMENT OF REGULATORY AND ECONOMIC RESOURCES NOT INCLUDED IN THE INITIAL RECOMMENDATION REPORT
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Deferred
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October 23, 2025
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3B1
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251824
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Resolution
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Regulatory and Economic Resources |
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RESOLUTION PERTAINING TO JANUARY 2025 CYCLE APPLICATION NO. CDMP20250001, FILED BY NE 6 AVENUE, INC., 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. CDMP20250001, LOCATED AT THE SOUTHWEST CORNER OF THE INTERSECTION OF NE 149 STREET AND NE 6 AVENUE; REQUESTING STATE LAND PLANNING AGENCY TO REVIEW APPLICATION NO. CDMP20250001; 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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Deferred
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October 23, 2025
Mover: Danielle Cohen Higgins
Seconder: Raquel A. Regalado
Vote: 7 - 0
Excused: Gilbert, III , Bastien , Hardemon , Higgins , McGhee , Bermudez
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4
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STANDARD AMENDMENTS AT TRANSMITTAL
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JANUARY 2025 CYCLE STANDARD APPLICATION
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4A
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251825
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Resolution
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Regulatory and Economic Resources |
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RESOLUTION PERTAINING TO JANUARY 2025 CYCLE APPLICATION NO. CDMP20250002, FILED BY ATLANTIC CIVIL, INC., 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. CDMP20250002, LOCATED SOUTH OF SW 352 STREET BETWEEN CARD SOUND ROAD (EAST OF US-1) AND SW 147 AVENUE, IN FLORIDA CITY; REQUESTING STATE LAND PLANNING AGENCY TO REVIEW APPLICATION NO. CDMP20250002; 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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Deferred
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October 23, 2025
Mover: Danielle Cohen Higgins
Seconder: Roberto J. Gonzalez
Vote: 7 - 0
Excused: Gilbert, III , Bastien , Hardemon , Higgins , McGhee , Bermudez
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4A SUPPLEMENT
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251826
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Supplement
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SUPPLEMENTAL INFORMATION ON JANUARY 2025 CYCLE APPLICATION NO. CDMP20250002 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) THAT INCLUDES: (EXHIBIT 1) INITIAL RECOMMENDATION REPORT AND (EXHIBIT 2) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP20250002 RECEIVED BY THE DEPARTMENT OF REGULATORY AND ECONOMIC RESOURCES NOT INCLUDED IN THE INITIAL RECOMMENDATION REPORT
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Deferred
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October 23, 2025
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4A1
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251827
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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. CDMP20250002, LOCATED SOUTH OF SW 352 STREET BETWEEN CARD SOUND ROAD (EAST OF US-1) AND SW 147 AVENUE, IN FLORIDA CITY, FILED BY ATLANTIC CIVIL, INC. IN THE JANUARY 2025 CYCLE TO AMEND THE COUNTY�S COMPREHENSIVE DEVELOPMENT MASTER PLAN; PROVIDING SEVERABILITY, EXCLUSION FROM THE CODE, AND AN EFFECTIVE DATE
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Deferred
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October 23, 2025
Mover: Danielle Cohen Higgins
Seconder: Roberto J. Gonzalez
Vote: 7 - 0
Excused: Gilbert, III , Bastien , Hardemon , Higgins , McGhee , Bermudez
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8
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ZONING ITEMS
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8A thru 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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251838
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2023000526 -- DISTRICT(S): 04 -- APPLICANT: K E REYES PROPERTY MANAGEMENT, LLC. -- LOCATION: 1295 NE 118 STREET, MIAMI-DADE COUNTY, FLORIDA
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Denied without prejudice
Zoning Z-37-25
Mover: Micky Steinberg
Seconder: Danielle Cohen Higgins
Vote: 7 - 0
Excused: Gilbert, III , Bastien , Hardemon , Higgins , McGhee , Bermudez
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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 seeing no one come forward wishing to speak, closed the public hearing.
The applicant, Mr. Rene Martinez, K Reyes Property Management, LLC, requested the application be sent back to the Community Zoning Appeals Board (CZAB) 7 to allow more time for attorney to complete the Declaration of Restrictions which would be included with the Opinion of Title.
Commissioner Steinberg expressed concern over staff's denial recommendation, noting the applicant's request for nine variances that staff deemed excessive for the proposed neighborhood. She asked staff to explain their rationale for denial and stated her intent to deny the application without prejudice, allowing the applicant to return with a revised proposal.
Mr. Silva explained that both the CDMP and zoning maps designated the area as residential, whereas the applicant proposed an office building within a residential neighborhood. He noted that staff determined the proposal was not feasible due to the parcel's lack of adjacency to a major roadway.
Additionally, Mr. Silva stated this would be the first office-use application on the block, which could set a precedent for similar requests and fundamentally alter the neighborhood's character. He further emphasized that the applicant's request for six (6) non-use variances and nine (9) code waivers demonstrated an attempt to overdevelop the property beyond appropriate limits.
Commissioner Steinberg reiterated that while it was her intent to deny the application without prejudice based on staff's recommendations, she encouraged the applicant to resubmit a revised less intensive proposal for the Board�s consideration.
Hearing no other questions or comments, the Board voted to deny the foregoing application without prejudice.
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8C2
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251839
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000214 -- DISTRICT(S): 02 -- APPLICANT: VALENCE INVESTMENT 8, LLC. -- LOCATION: LOCATED ON THE EAST SIDE OF NW 27 AVENUE AND APPROXIMATELY 235 FEET SOUTH OF NW 101 STREET, MIAMI-DADE COUNTY, FLORIDA
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Deferred
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October 23, 2025
Zoning Z-39-25
Mover: Danielle Cohen Higgins
Seconder: Raquel A. Regalado
Vote: 7 - 0
Excused: Gilbert, III , Bastien , Hardemon , Higgins , McGhee , Bermudez
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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.
There being no comments or objections, by motion duly made and seconded, the Board voted to defer the foregoing application to the October 23, 2025 CDMP and Zoning meeting.
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8C3
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251840
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000238 -- DISTRICT(S): 08 -- APPLICANT: JORGE ALVAREZ, ET AL. -- LOCATION: LOCATED SOUTH OF SW 276 STREET, NORTH OF SW 280 STREET (WALDIN DRIVE), EAST OF SW 159 AVENUE, AND WEST OF SW 157 AVENUE, AKA 15799 SW 278 STREET, 15821 SW 280 STREET, 15875 SW 280 STREET, 27800 SW 157 AVENUE, AND 27855 SW 159 AVENUE, MIAMI-DADE COUNTY, FLORIDA [SEE AGENDA ITEM NOS. 3A, 3A SUPPL, 3A1]
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Approved staff recommendation
Zoning Z-38-25
Mover: Danielle Cohen Higgins
Seconder: Raquel A. Regalado
Vote: 7 - 0
Excused: Gilbert, III , Bastien , Hardemon , Higgins , McGhee , Bermudez
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there were 18 protests and no waivers of support filed.
Earlier in the meeting, ACA Kirtley advised that the foregoing Zoning application was being processed concurrently with CDMP Application CDMP20240014 (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 proceeded to approve the foregoing application, per staff�s recommendation, as presented. The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-38-25.
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8C4
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251841
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000270 -- DISTRICT(S): 03 -- APPLICANT: MIAMI COUNTRY DAY SCHOOL, INC. -- LOCATION: 601 NE 107 STREET, MIAMI-DADE COUNTY, FLORIDA
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Deferred
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October 23, 2025
Zoning Z-40-25
Mover: Danielle Cohen Higgins
Seconder: Raquel A. Regalado
Vote: 7 - 0
Excused: Gilbert, III , Bastien , Hardemon , Higgins , McGhee , Bermudez
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there two protests and no waivers of support filed.
There being no comments or objections, by motion duly made and seconded, the Board voted to defer the foregoing application to the October 23, 2025 CDMP and Zoning meeting.
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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 CDMP and Zoning meeting was adjourned at 9:58 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: 5383 |