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MINUTES PREPARED BY:
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REPORT:
Bryce Stephenson-Pickett, Commission Reporter (305) 375-1296
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1A
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INVOCATION AS PROVIDED IN RULE 5.05(H)
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1B
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PLEDGE OF ALLEGIANCE
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1C
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ROLL CALL
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REPORT:
Prior to the meeting, Deputy Clerk Bryce Stephenson-Pickett announced that Commissioner Bastien would be absent from today�s Comprehensive Master Development Plan (CDMP) and Zoning meeting.
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) Abbie Schwaderer Raurell and James �Eddi�e Kirtley, Jr.;
~ Mr. Eric Silva, Assistant Director, Development Services, Department of Regulatory and Economic Resources (RER);
~ Mr. Jerry Bell, Office of Metropolitan Planning, RER; and
~ Deputy Clerks Israel Alonso, Zorana Milton, and Bryce Stephenson-Pickett, Clerk of the Board.
Commissioner Cohen Higgins moved that the Board approve today�s agenda as presented. This motion was seconded by Commissioner Milan Orbis, and upon being put to a vote, passed 9-0 (Commissioners Bastien, Gonzalez, Regalado, and Senator Garcia were absent).
Mr. Eric Silva presented the statutory statement, announcing that, in accordance with the Code of Miami-Dade, County all items to be heard at today�s meeting were legally advertised, notices were mailed, and the properties were posted. He stated into the record 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.
Following Chairman Rodriguez�s request that all deferrals be read into the record, Mr. Silva advised that item deferred today would be to the December 18, 2025 meeting.
Chairman Rodriguez asked whether Agenda Items 8A5 and 8C1 were being deferred, and Mr. Silva confirmed this was correct.
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3
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SMALL-SCALE AMENDMENTS
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OUT OF CYCLE SMALL-SCALE APPLICATION WITH CONCURRENT ZONING APPLICATION
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3A
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252093
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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. CDMP20220008, LOCATED WEST OF BISCAYNE BOULEVARD, EAST OF NE 14 AVENUE, APPROXIMATELY 707 FEET NORTH OF NE 111 STREET AND APPROXIMATELY 205 FEET SOUTH OF NE 115 STREET, FILED BY RRPVII BBI BISCAYNE LLLP., AS AN OUT OF CYCLE APPLICATION TO AMEND THE COUNTY�S COMPREHENSIVE DEVELOPMENT MASTER PLAN; PROVIDING SEVERABILITY, EXCLUSION FROM THE CODE, AND AN EFFECTIVE DATE [SEE AGENDA ITEM NO. 8A2]
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Deferred
to
December 18, 2025
Mover: Keon Hardemon
Seconder: Vicki L. Lopez
Vote: 9 - 0
Absent: Regalado , Gonzalez , Garc�a
Excused: Bastien
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REPORT:
Mr. Silva noted that the administration received deferral requests for Agenda Items 8A5 and 8C1, which would be deferred to the December 18, 2025 meeting.
ACA Schwaderer Raurell advised that Commissioner Hardemon had requested the deferral of the foregoing application along with the concurrent Zoning application (Agenda Item 8A1) to the December 18, 2025 meeting, pending confirmation from the applicant.
Ms. Tracy Slavens, LSN Partners, 800 NE 1st Ave, Suite 200 Miami, FL, appeared before the Board on behalf of the applicant, RRPVII BBI Biscayne, LLLP., and confirmed that the applicant wished to defer both the CDMP and Zoning applications to the December 18, 2025 meeting.
Hearing no further questions or comments, by motion duly made and seconded, the Board voted to defer the foregoing application along with the concurrent item (8A1) to the December 18, 2025 meeting.
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11/4/2025
Adopted on first reading by the Board of County Commissioners
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11/4/2025
To be advertised in accordance with Section 2-116.1 of the Code of Miami-Dade County by the Board of County Commissioners
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3A SUPPLEMENT
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252244
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Supplement
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SUPPLEMENTAL INFORMATION ON OUT-OF-CYCLE CYCLE APPLICATION NO. CDMP20220008 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTERPLAN (CDMP) THAT INCLUDES: (EXHIBIT 1A) SUPPLEMENTAL REPORT ADDRESSING CHANGES TO CDMP AMENDMENT; (EXHIBIT 1B) INITIAL RECOMMENDATION UPDATE, AND (EXHIBIT 1C) THE INITIAL RECOMMENDATION REPORT; AND (EXHIBIT 2) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP20220008 RECEIVED BY THE DEPARTMENT OF REGULATORY AND ECONOMIC RESOURCES [SEE AGENDA ITEM NO. 8A2]
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Deferred
to
December 18, 2025
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3A1
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252245
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Resolution
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Regulatory and Economic Resources |
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RESOLUTION PERTAINING TO OUT-OF-CYCLE APPLICATION NO. CDMP20220008, FILED BY RRPVII BBI BISCAYNE LLLP., 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. CDMP20220008, LOCATED WEST OF BISCAYNE BOULEVARD, EAST OF NE 14 AVENUE, APPROXIMATELY 707 FEET NORTH OF NE 111 STREET AND APPROXIMATELY 205 FEET SOUTH OF NE 115 STREET; REQUESTING STATE LAND PLANNING AGENCY TO REVIEW APPLICATION NO. CDMP20220008; 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. 8A2]
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Deferred
to
December 18, 2025
Mover: Keon Hardemon
Seconder: Vicki L. Lopez
Vote: 9 - 0
Absent: Regalado , Gonzalez , Garc�a
Excused: Bastien
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REPORT:
The Board voted to defer the foregoing application to the December 18, 2025 CDMP and Zoning meeting.
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JANUARY 2025 CYCLE SMALL-SCALE APPLICATION WITH CONCURRENT
ZONING APPLICATION
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3B
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251862
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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. CDMP20250003, LOCATED BETWEEN SW 220 STREET AND SW 226 STREET, AND WEST OF SW 132 COURT (�360 FEET EAST OF SW 134 AVENUE), FILED BY LENNAR HOMES, LLC., IN THE JANUARY 2025 CYCLE TO AMEND THE COUNTY�S COMPREHENSIVE DEVELOPMENT MASTER PLAN; PROVIDING SEVERABILITY, EXCLUSION FROM THE CODE, AND AN EFFECTIVE DATE [SEE AGENDA ITEM NO. 8A2]
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Deferred following a public hearing
Mover: Danielle Cohen Higgins
Seconder: Kionne L. McGhee
Vote: 11 - 0
Absent: Gilbert, III
Excused: Bastien
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REPORT:
ACA Eddie Kirtley advised that the foregoing item was a small-scale application that had been heard on first reading and was now before the Board for a public hearing and final action. He read the title of the proposed ordinance into the record and referenced the accompanying supplement (Agenda Item 3B Supplement) and companion resolution (Agenda Item 3B1). ACA Kirtley explained that the companion resolution would allow the Board to convert the item into a standard application and transmit it; however, if the Board took final action on the small-scale application, the resolution would be deemed withdrawn. He further noted that because the item had a concurrent zoning application, Agenda Item 8C2, a single public hearing would be held for both items under quasi-judicial procedures, and the Board would then vote on each item separately.
Chairman Rodriguez opened the public hearing, and the following individuals appeared before the Board in support of the application:
1. Mr. Pedro Jimenez, 11875 SW 234 Street, Homestead, FL; stated that new development in the area gave people the opportunity to own homes. He added that it was inconsistent for homeowners to oppose new homes because of traffic concerns.
2. Ms. Debra �Debbie� Cain, 9382 SW 184 Terrace, Miami, FL; stated that the area needed more businesses, including a Publix, and more investment to build a quality community. She urged the Board to welcome new development rather than discourage it.
3. Ms. Constance Bowers, 9051 SW 227 Street, Cutler Bay, FL. supported the project because it would bring amenities available in other parts of the County, such as a children's play area and a dog park.
4. Ms. Sandra Vazquez Santos, 11875 SW 234 Street, Homestead, FL; stated that the area needed more single-family homes to support local restaurants and businesses that were struggling. She acknowledged traffic concerns but maintained that the community needed more families.
The following individuals appeared before the Board in opposition of the application:
1. Mr. Jason Schoch, 13216 SW 226 Street, Miami, FL; spoke on behalf of himself and more than 400 petition signers. He cited a Department of Environmental Resources Management (DERM) letter dated October 15, 2025, confirming soil contamination on the site with arsenic, chromium, and copper that required remediation. He also cited a Public Works memorandum projecting 135 peak-hour trips on SW 224 Street and SW 133 Court. Mr. Schoch stated that these narrow residential streets, with few sidewalks and limited visibility, could not safely handle the added traffic, particularly given the children who walked and biked in the area.
2. Ms. Mary Waters, 13600 SW 229 Street, Miami, FL; stated that she had lived in the area for 37 years and described it as agricultural, with fruit groves, tree farms, and no lots smaller than 15,000 square feet. She objected to the applicant's proposal for more than 100 homes on lots of approximately 6,000 square feet as inconsistent with the area. She added that the nearest bus stop was 1.7 miles away and that pine rockland covering 2.8 acres of the 20-acre site would likely be damaged.
3. Mr. Rene Vila, 13332 SW 226 Street, Miami, FL; stated that the site contained protected pine rockland, the only known habitat of the endangered Miami tiger beetle. He noted that he had found no evidence of a required endangered species survey and was awaiting records from the Florida Fish and Wildlife Conservation Commission. He cautioned that disturbing the habitat without a federal permit would violate the Endangered Species Act. Mr. Vilo also cited soil contamination, inadequate roads, insufficient sewer capacity, and a proposed density three times the CDMP allowance.
4. Ms. Christina Schoch, 13216 SW 226 Street, Miami, FL; spoke on behalf of herself and neighbors unable to attend, and submitted photographs of street flooding and statements from neighbors. She described the area's narrow streets as dangerous, citing serious accidents, including one involving a school bus carrying children. She noted that flooding often reached residents' garages and that the developer's own report found the sewer system insufficient. She also objected to delaying environmental reports despite indications of soil contamination.
5. Mr. Roger Coffin, 13216 SW 226 Street, Miami, FL; stated that, as a heart transplant recipient with a compromised immune system, he was concerned about airborne environmental hazards during the planned four-year construction period. He added that a map shown during a recent Zoom meeting with the developer depicted SW 226 Street and SW 228 Street extending to Talbot Road. Although the developer stated this would not occur, he questioned why the extensions appeared on the map and raised concerns about traffic.
Seeing no one else appear wishing to speak, Chairman Rodriguez closed the public hearing.
Mr. Hugo Arza, Holland & Knight, 701 Brickell Avenue, Suite 3300, Miami, FL, appeared before the Board on behalf of the applicant, Lennar Homes, LLC.
Commissioner Cohen Higgins thanked the residents for attending and stated that she did not support the application as presented because the proposed density was too high for the surrounding area. She indicated that the environmental concerns were less of an issue since DERM would require remediation or stop the project if contamination were found.
In response to her question as to whether the 20-acre parcel, which was currently farmed and zoned for both agricultural and residential use, could already be developed with homes by right, Mr. Silva confirmed that homes could be built on the property under its current zoning.
Commissioner Cohen Higgins explained that she had raised the question so residents would understand that the owner already had the right to build homes on the site, and that the application sought significantly more density than what was currently permitted. She stated that she did not wish to deny the application, but asked the applicant to meet with the residents again and return with a lower-density proposal. She offered the applicant the option of presenting a revised proposal at the meeting or deferring the item to allow time for those discussions.
Mr. Arza stated that the applicant had met with residents by Zoom earlier that week and would appreciate additional time to continue those discussions. He requested a deferral to the December meeting and noted that the property's seller was present and had heard the Commissioner's concerns. Mr. Arza added that the applicant would work with the residents and return with a project the Board could support.
Commissioner Regalado concurred with Commissioner Cohen Higgins� comments and stated that she expected DERM to impose restrictions to protect the pine rockland on the site. She noted that, because the property lacked water and sewer connections and was large enough to qualify, the applicant should consider setting aside space for a future pump station. Commissioner Regalado explained that addressing this now would prevent the applicant from having to return to the Board repeatedly.
Commissioner Bermudez noted his support for the deferral and asked that the residents' environmental concerns be reviewed again, even though DERM had already evaluated the site. He requested clarification from Mr. Arza, when the item returned, on the two potential road extensions a resident had mentioned, given the traffic concerns raised.
ACA Schwaderer Raurell clarified that the motion to defer included Agenda Items 3B, 3B Supplement, and 3B1, as well as the concurrent Zoning Item 8C2.
There being no other comments or objections, by motion duly made and seconded, the Board voted to defer the foregoing application to the December 18, 2025 CDMP and Zoning meeting.
Following the vote, Commissioner Bermudez stated for the record that, although he knew some of the applicants and residents, those relationships did not influence his decision. He added that, consistent with the quasi-judicial nature of the item, he had not spoken with anyone about the matter prior to the meeting.
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10/9/2025
Adopted on first reading by the Board of County Commissioners
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10/9/2025
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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252246
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Supplement
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SUPPLEMENTAL INFORMATION ON JANUARY 2025 CYCLE APPLICATION NO. CDMP20250003 TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTERPLAN (CDMP) THAT INCLUDES: (EXHIBIT 1) INITIAL RECOMMENDATION REPORT, AND (EXHIBIT 2) ADDITIONAL ITEMS ADDRESSING APPLICATION NO. CDMP20250003 RECEIVED BY THE DEPARTMENT OF REGULATORY AND ECONOMIC RESOURCES [SEE AGENDA ITEM NO. 8A2]
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Deferred
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December 18, 2025
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3B1
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252247
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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. CDMP20250003, 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. CDMP20250003, LOCATED BETWEEN SW 220 STREET AND SW 226 STREET, AND WEST OF SW 132 COURT (�360 FEET EAST OF SW 134 AVENUE); REQUESTING STATE LAND PLANNING AGENCY TO REVIEW APPLICATION NO. CDMP20250003; 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. 8A2]
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Deferred following a public hearing
Mover: Danielle Cohen Higgins
Seconder: Kionne L. McGhee
Vote: 11 - 0
Absent: Gilbert, III
Excused: Bastien
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REPORT:
See Agenda Item 3B, Legisltive File No. 251862.
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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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240259
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2023000233 -- DISTRICT(S): 03 -- APPLICANT: RRPVII BBI BISCAYNE, LLLP -- LOCATION: 11320, 11340 & 11380 BISCAYNE BOULEVARD, MIAMI-DADE COUNTY, FLORIDA [SEE AGENDA ITEM NOS. 3A, 3A SUPPLEMENT, 3A1]
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Deferred
to
December 18, 2025
Zoning 44-25
Mover: Keon Hardemon
Seconder: Vicki L. Lopez
Vote: 9 - 0
Absent: Regalado , Gonzalez , Garc�a
Excused: Bastien
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REPORT:
The foregoing application was deferred to the December 18, 2025 CDMP and Zoning meeting along with its concurrent CDMP application (Agenda Item 3A and 3A1)
See Agenda Item 3A, Legislative File No. 252093.
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2/22/2024
Deferred by the Zoning Board
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3/21/2024
Meeting canceled due to lack of a quorum by the Zoning Board
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5/23/2024
Deferred by the Zoning Board
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8A2
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252038
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000188 -- DISTRICT(S): 05 -- APPLICANT: 1201 BRICKELL BAY, LLC, ET AL.. -- LOCATION: 1221 BRICKELL AVENUE, 1201, 1250, 1260 BRICKELL BAY DRIVE, CITY OF MIAMI, MIAMI-DADE COUNTY, FLORIDA
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Deferred
to
December 18, 2025
Zoning 45-25
Mover: Vicki L. Lopez
Seconder: Juan Carlos Bermudez
Vote: 9 - 0
Absent: Regalado , Gonzalez , Garc�a
Excused: Bastien
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REPORT:
Commissioner Lopez indicated her intent to defer the foregoing application to the December 18, 2025 CDMP and Zoning meeting to give her additional time to review the item..
Hearing no further questions or comments, by motion duly made and seconded, the Board voted to defer the foregoing application to the December 18, 2025 meeting
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10/23/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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8A3
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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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Approved with conditions
Zoning Z-40-25
Mover: Keon Hardemon
Seconder: Oliver G. Gilbert, III
Vote: 12 - 0
Excused: Bastien
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there two (2) protests and no waivers of support filed.
Chairman Rodriguez opened the public hearing, and the following individuals appeared before the Board in support of the applicationt:
1. Ms. Olivia �Libby� Eaton, minor, address exempt; and
2. Ms. Cecily Eaton, 2121 Lake Avenue, Miami Beach, FL.
Following the public speakers, Mr. Mark Grafton, Shubin Law Group, 100 SE 2nd Street, Miami, FL, appeared before the Board as counsel for the applicant. He offered to waive the applicant's presentation in the interest of time, noting that the project had staff support and no significant opposition.
Seeing no one else come forward wishing to speak, Chairman Rodriguez then closed the public hearing.
Commissioner Hardemon advised that a presentation was not necessary because the application was self-explanatory. He asked the County Attorney's Office to place any stipulations on the record, and he stated that he would move to approve the application if the applicant agreed to them.
ACA Schwaderer Raurell stated that, following discussions with staff, it was suggested that the applicant add an explanatory statement to the covenant. The statement would be similar to language used in other covenants involving scholarships. She read the proposed statement into the record. In substance, it provided that the owner recognized the public benefit of supporting programs that allowed longtime residents to continue living and working in redeveloping areas, including scholarship programs that
helped local students enter higher-earning professions. She added that zoning staff recommended a condition requiring the applicant to submit the final covenant within 30 days.
In support of the application, Commissioner Hardemon described Miami Country Day School as a strong community partner. He noted that the school offered scholarships to eligible District 3 residents covering tuition and other costs. He added that the school had further expanded its commitment by offering scholarships for its summer programs, which would cover the cost of attendance for District 3 children who applied.
Commissioner Hardemon moved to approve the application as recommended by staff, subject to the addition of the explanatory statement to the covenant and the 30-day condition.
Hearing no further questions or comments, the Board proceeded to approve the foregoing application per staff�s recommendation, with the conditions to modify the covenant to include the explanatory statement in regards to scholarship initiatives and to submit the revised covenant within 30 days.
The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-40-25.
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9/25/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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10/23/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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8A4
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252039
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000272 -- DISTRICT(S): 03 -- APPLICANT: UBC MIAMI, LLC. -- LOCATION: 1136 NW 8 AVENUE AND 1157 NW 11 STREET ROAD, CITY OF MIAMI, MIAMI-DADE COUNTY, FLORIDA
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Approved with conditions
Zoning Z-41-25
Mover: Keon Hardemon
Seconder: Vicki L. Lopez
Vote: 12 - 0
Excused: Bastien
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REPORT:
The Board proceeded to approve the foregoing application per staff�s recommendation, with the condition to modify the covenant to include the same language regarding collegiate scholarships as conditioned in Zoning Legislative File No. Z-36-25 from the September 3, 2025 BCC for $100,000, and submit the revised covenant within 30 days. The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-41-25.
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10/23/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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8A5
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252040
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2025000033 -- DISTRICT(S): 04 -- APPLICANT: GARDEN PLACE DEVELOPMENT LLC. -- LOCATION: LYING NORTH OF NE 187 STREET AND APPROXIMATELY 166� WEST OF NE 25 AVENUE, MIAMI-DADE COUNTY, FLORIDA
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Deferred
to
December 18, 2025
Zoning Z-1-26
Mover: Keon Hardemon
Seconder: Vicki L. Lopez
Vote: 9 - 0
Absent: Regalado , Gonzalez , Garc�a
Excused: Bastien
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REPORT:
The foregoing application was deferred to the December 18, 2025 CDMP and Zoning meeting
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10/23/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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8B
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APPEAL ITEM(S)
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8B1
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252240
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2024000030 -- DISTRICT(S): 10 -- APPLICANT: ARC PROPERTY HOLDINGS, LLC. -- LOCATION: 7945 SW 24 STREET, MIAMI-DADE COUNTY, FLORIDA
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Denied
Zoning Z-42-25
Mover: Anthony Rodriguez
Seconder: Danielle Cohen Higgins
Vote: 12 - 0
Excused: Bastien
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting there 176 protests and no waivers of support filed. He stated that that the applicant had appealed the decision of the Community Zoning Appeals Board (CZAB). Chairman Rodriguez opened the public hearing, and the following individuals appeared before the Board in opposition of the application:
1. Mr. Anthony Scremin 12651 SW 20 Terrace, Miami, FL;
2. Ms. Bianca Flores, 7850 SW 21 Street, Miami, FL;
3. Mr. Jose Trigo, 1842 SW 82 Court, Miami, FL;
4. Ms. Aurora Diaz, 9922 SW 21 Street, Miami, FL;
5. Ms. Oliva Trigo, 1842 SW 82 Court, Miami, FL;
6. Mr. Daniel �Danny� Diaz, 7945 SW 22 Street, Miami, FL;
7. Mr. Ricardo �Rick� Sanchez, 2100 SW 81 Avenue, Miami, FL;
8. Ms. Francy Gonzalez-Garcia, 7950 SW 23 Street, Miami, FL;
9. Mr. Nelson Melendez, 7940 SW 23 Street, Miami, FL;
10. Mr. Hector Aedo, 7930 SW 23 Street, Miami, FL; and
Ms. Amanda Quirke Hand, AQH Law, on behalf of Miracle Manor and Neighbors, 1395 Brickell Ave Suite 800, Miami, FL.Ms. Teresita Mendoza and Mr. Osvaldo Garcia were also called to speak but were not present.
Seeing no one else appearing wishing to speak, Chairman Rodriguez closed the public hearing.
Mr. Carlos Manrique, Strategic Access Group, 23 NW 136 Place, Miami, FL, appeared before the Board on behalf of the applicant, Arc Property Holdings LLC. He introduced the applicant, Mr. Ricardo Bermudez, and his partner, Mr. Nathaniel Mateo, who were present but did not speak. Mr. Manrique explained that the application sought a district boundary change from Single-Family Residential District (RU-1) to Semi-Professional Office District (RU-5A), and noted that the applicant also sought to modify a condition of a prior resolution, as it applied only to the subject property. He advised that the modification would allow a revised site plan that brought the existing structure up to code, enclosed the existing carport, and added office space to the rear.
Mr. Manrique assured the Board that the applicant intended to preserve the character of the existing house and use it for a small plans-running business. To address concerns raised by the residents, he stated that the applicant had never proposed a six-story building or workforce housing. He added that the applicant had submitted a covenant, to be recorded upon approval, that prohibited any increase in density as well as doctor or dental offices. Mr. Manrique attributed much of the opposition to misinformation circulated during the signature drive, although he did not believe it had been done with malicious intent.
Turning to the history of the site, Mr. Manrique explained that the 0.2-acre property at 7945 SW 24 Street fronted Coral Way. In 1991, it was one of nine lots granted a use variance under Resolution 4-ZAB-321-91, which permitted all RU-5A uses, and it had operated as a residential-commercial mixed use since that time. According to staff's findings, the proposal included adequate buffering and site design measures to ensure compatibility with the surrounding area. The existing building also remained consistent with the area's single-family scale. Mr. Manrique noted that the proposed 643-square-foot addition was the reason a change to the 1991 resolution was required. He further maintained that the site satisfied the CDMP criteria for such uses because it fronted a major roadway, measured less than one acre, and was not designated for estate density.
In closing, Mr. Manrique, a Westchester native and former state legislator, shared that he had met with the neighbors the previous day. From that meeting, he concluded that their primary concern was the potential application of the Live Local Act (LLA) rather than the proposal itself. He therefore reiterated that the covenant would cap density at the level permitted by the Board and that the site plans were tied to the application. He then directed the Board to the RU designations in the surrounding area, which were included in the agenda package.
Seeing no one else appearing wishing to speak, Chairman Rodriguez closed the public hearing.
Chairman Rodriguez relinquished the chair to Vice Chairman McGhee so that he could address the item as the district commissioner. He thanked the residents for their attendance and research, noting that he had grown up in the neighborhood. In response to his questions regarding the current designations, Mr. Silva confirmed that the properties along the north side of Coral Way were zoned RU-1 and further confirmed that the 1991 use variance allowed the subject property and eight (8) neighboring lots to operate with all RU-5A semi-professional office uses, excluding medical and dental offices.Mr. Silva explained that the applicant was seeking several non-use variances in addition to the rezoning. These included setback variances, a reduced width for a one-way drive, a parking lot buffer, and a dissimilar land use buffer at the rear of the property adjacent to the single-family homes. He noted that the 1991 resolution had already granted comparable relief, making the dissimilar land use buffer the only new request.
In response to Chairman Rodriguez�s requests for clarification, Mr. Silva explained that office uses abutting residential properties required a landscape buffer. However, because a utility easement ran along the rear of the property, the applicant would need to plant the required trees on the interior of the site. He added that an existing rear wall already provided a buffer.
Still seeking clarity on the application's purpose, Chairman Rodriguez asked what the applicant was ultimately requesting. Mr. Silva responded that the 1991 resolution already permitted office use on the property. As a result, the application was primarily intended to allow a 643-square-foot addition toward Coral Way along with additional setback variances.
Based on that explanation, Chairman Rodriguez stated that the existing variance already allowed the applicant to accomplish everything requested. He therefore saw no reason for the rezoning unless a larger future plan was intended. He also expressed that Mr. Manrique, as a former elected official, should have sought community input, noting that no neighbors had appeared in support.
After informing Mr. Manrique that he had not been recognized to respond, Chairman Rodriguez moved to deny the application.
Commissioner Bermudez acknowledged the neighbors' concerns about the possibility of a multistory building in their established residential area. He asked whether a written commitment from the applicant not to overbuild would hold if the LLA were applied.
In response, ACA Schwaderer Raurell explained that the preemption provisions of the Live Local Act were already in effect, while the covenant would be a new proffer. She noted that the issue had not been litigated to the County Attorney's Office's knowledge, and she questioned whether the County could enforce such an agreement.
Given that response, Commissioner Bermudez concluded that the residents' concerns were valid, since an agreement might not prevent Live Local development. He also observed that the subject property was the only non-commercial property along that frontage and stated that he would support the district commissioner's motion.
Commissioner Gilbert III pointed out that the application had already received a full hearing before the CZAB. In his view, competent substantial evidence supported denial even without the residents' testimony, and he called the question.
Commissioner Regalado noted that transit-oriented developments (TODs) were the only exemption from the Live Local Act, and this site did not qualify. As a result, she suggested that Chairman Rodriguez consider an overlay requiring buffering in the area. Although an overlay would not affect the Live Local Act because it would not change the zoning, she explained that it would address development allowed as of right. She further recommended that the Board consider a comprehensive plan amendment requiring landscape buffers for all unincorporated properties directly abutting RU-1 districts.
Before the vote was taken, Mr. Manrique asked to address the Board. Vice Chairman McGhee declined the request and advised him to submit his comments in writing to the Clerk.
Hearing no other questions or comments, the Board voted to deny the foregoing application.
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8C
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CURRENT ITEM(S)
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8C1
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252241
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2023000094 -- DISTRICT(S): 04 -- APPLICANT: 18440 OJUS LLC -- LOCATION: GENERALLY LOCATED NORTH OF NE 184 TERRACE BETWEEN NE 24 AVENUE AND NE 24 COURT, AND 18451 NE 24 AVENUE, 18440 NE 24 COURT, 2427 & 2429 NE 184 TERRACE, MIAMI-DADE COUNTY, FLORIDA
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Deferred
to
December 18, 2025
Zoning 43-25
Mover: Keon Hardemon
Seconder: Vicki L. Lopez
Vote: 9 - 0
Absent: Regalado , Gonzalez , Garc�a
Excused: Bastien
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REPORT:
The Board voted to defer the foregoing application to the December 18, 2025 CDMP and Zoning meeting.
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8C2
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252242
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2025000020 -- DISTRICT(S): 08 -- APPLICANT: CITINET AVENTURA LLC AND REDLAND GROVE LLC -- LOCATION: LOCATED BETWEEN SW 220 STREET AND SW 226 STREET AND BETWEEN SW 132 COURT AND SW 133 COURT, MIAMI DADE COUNTY, FL [SEE AGENDA ITEM NOS. 3A, 3A SUPPLEMENT, 3A1]
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Deferred following a public hearing
Zoning 4-26
Mover: Danielle Cohen Higgins
Seconder: Kionne L. McGhee
Vote: 11 - 0
Absent: Gilbert, III
Excused: Bastien
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REPORT:
The foregoing application was deferred to te December 18, 2025 CDMP & Zoning meeting along with the companion CDMP application (Agenda Items 3B, 3B Supplement and 3B1). See Report under Agenda Item 3B, Legisltive File No. 251862.
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19
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ADJOURNMENT
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REPORT:
There being no further business to come before the Board, the CDMP and Zoning meeting was adjourned at 10:54 a.m.
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3A
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CONSENT AGENDA
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| 10/5/2026 |
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Agenda Key: 5434 |