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1
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MINUTES PREPARED BY:
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REPORT:
Chester Rodriguez, Commission Reporter
(305) 375-3819
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1A
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INVOCATION AS PROVIDED IN RULE 5.05(H)
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REPORT:
Commissioner Cohen Higgins 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:
Prior to the meeting, Deputy Clerk Israel Alonso advised that the Clerk�s Office had received notice that Commissioners Milian Orbis would be absent from today�s Comprehensive Master Development Plan (CDMP) and Zoning meeting.
Chairman Rodriguez convened the CDMP and Zoning meeting at 9:44 a.m.
In addition to the Board members, the following staff members were present:
~ Assistant County Attorneys (ACA) Abbie Schwaderer Raurell and James �Eddie� Kirtley Jr.;
~ Mr. Eric Silva, Assistant Director, Development Services, Department of Regulatory and Economic Resources (RER); and
~ Deputy Clerks Kerry Khunjar Breakenridge, Israel Alonso, and Chester Rodriguez.
Commissioner Bastien moved to approve today�s agenda as presented. This motion was seconded by Vice Chairman McGhee, and upon being put to a vote, passed 10-0 (Commissioners Milian Orbis, Gonzalez, 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 today 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 CDMP and Zoning 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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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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Adopted
Ordinance 25-123
Mover: Keon Hardemon
Seconder: Danielle Cohen Higgins
Vote: 10 - 1
No: Steinberg
Absent: Garc�a
Excused: Milian Orbis
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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 (Agenda Item 3A) into the record, identifying it as out-of-cycle application CDMP-2022-0008. The application had been filed by RRP-VII BBI Biscayne, LLLP, for property located west of Biscayne Boulevard and east of NE 14 Avenue, between NE 111 Street and NE 115 Street. He also referenced the accompanying supplement (Agenda Item 3A Supplement) and companion resolution (Agenda Item 3A1). 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 8A2, a single public hearing would be held for both items under quasi-judicial procedures. The Board would then vote on each item separately.
Mr. Silva read the title of the concurrent zoning application, Agenda Item 8A2, into the record, noting that 66 protests and 21 waivers of support had been filed.
Chairman Rodriguez opened the public hearing, and the following individual appeared before the Board in support of the application:
1. Mr. Roberto Alvarez, Bercow Radell Fernandez Larkin & Tapanes, 200 S. Biscayne Boulevard, Miami, FL, appeared on behalf of Biscayne Shores Development Group, owner of the property directly to the north. He expressed full support for the applications and described the proposed development as contextually appropriate.
Ms. Tracy Slavens, 3800 NE 1 Avenue, Suite 200, Miami, FL, appeared before the Board on behalf of the applicant.
Chairman Rodriguez deferred to Commissioner Hardemon as the district commissioner on whether a full presentation was needed.
Commissioner Hardemon stated that a full presentation was not necessary and asked Ms. Slavens to briefly describe the project, including the number of units and the enhancements offered, such as workforce housing, so that the related amendments could be placed on the record.
Ms. Slavens explained that the project was located on Biscayne Boulevard within the half-mile SMART Corridor and would connect to the future rail station to the north. She stated that the development proposed 430 units, and that the number of workforce housing units had increased from the 25 reflected in the covenant in the agenda package to 71. She added that the project would comply with the applicable design standards, Miami-Dade County Public Schools concurrency requirements, and urban design principles. It would also include impact fee contributions to Biscayne Shores and Gardens Park to provide open space for area residents. Ms. Slavens then read into the record a new proffer establishing a $100,000 contribution to the Miami Foundation for an endowed scholarship. The scholarship would benefit District 3 students who graduated from a Miami-Dade County public high school or earned a GED and enrolled full-time in a postsecondary institution. She noted that the contribution would be made prior to approval of the administrative site plan review (ASPR), with written notice to RER within 30 days of payment. She also noted that the development would include a grocery store, making the community more walkable.
Following the presentation, Commissioner Hardemon moved to approve the application, including the language read into the record, staff's recommendations, and all amendments made at the meeting.
There being no other persons appearing to speak, Chairman Rodriguez closed the public hearing.
ACA Schwaderer Raurell stated that it was not necessary to read the workforce housing condition in full, since the applicant's counsel had already noted the increase to 71 workforce housing units. She added that the applicant was requesting a condition allowing 10 days to submit the revised covenant reflecting the changes presented. Commissioner Hardemon accepted the condition as part of his motion.
Hearing no further questions or comments, the Board voted to adopt the foregoing application per staff�s recommendation, as revised to include the additional workforce housing units, the scholarship proffer, and a condition requiring the revised covenant to be submitted within 10 days. Because the Board took final action on the small-scale application, the companion resolution, Agenda Item 3A1, was deemed withdrawn.
The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-44-25.
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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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11/20/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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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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Presented
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11/20/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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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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Withdrawn
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11/20/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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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
to
January 22, 2026
Mover: Danielle Cohen Higgins
Seconder: Micky Steinberg
Vote: 11 - 0
Absent: Gonzalez
Excused: Milian Orbis
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REPORT:
Following confirmation from the Mr. Silva that there was a request to defer the foregoing application and its concurrent zoning application, Agenda Item 8A4, Chairman Rodriguez recognized Commissioner Cohen Higgins for a motion.
Hearing no comments or questions, by motion duly made and seconded, the Board voted to defer the foregoing application, along with Agenda Item 8A4, to the January 22, 2026 CDMP and Zoning 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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11/20/2025
Deferred following a public hearing by the BCC - Comprehensive Development Master Plan & Zoning
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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
to
January 22, 2026
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11/20/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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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
to
January 22, 2026
Mover: Danielle Cohen Higgins
Seconder: Micky Steinberg
Vote: 11 - 0
Absent: Gonzalez
Excused: Milian Orbis
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REPORT:
See Agenda Item 3B, Legisltive File No. 251862.
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11/20/2025
Deferred following a public hearing by the BCC - Comprehensive Development Master Plan & Zoning
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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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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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Denied without prejudice
Zoning 43-25
Mover: Micky Steinberg
Seconder: Danielle Cohen Higgins
Vote: 12 - 0
Excused: Milian Orbis
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting that eight protests and no waivers of support had been filed.
Chairman Rodriguez opened the public hearing and allotted each speaker one minute. The following individuals appeared before the Board in opposition to the application:
1. Ms. Amy Werba, 2374 NE 183 Terrace, North Miami, FL, a resident of more than 43 years, urged the Board to follow the Department of Regulatory and Economic Resources (RER) staff recommendation to deny the application without prejudice. She explained that she had participated in the two-year Ojus charrette, which produced the Ojus Urban Area District (OUAD) plan approved by the Board to limit building heights in this stable, largely single-story residential area. She argued that redesignating the property from R to RM would be inconsistent with the density policies and Policy LU-7A of the Comprehensive Development Master Plan (CDMP), noting that the staff report repeatedly described the proposal as inconsistent and incompatible. Ms. Werba also submitted a petition in opposition signed by 72 area residents.
2. Mr. Robert Grosswald, 18412 NE 24 Court, North Miami, FL, stated that the building would be too large and incompatible with the neighborhood, and he urged the Board to follow the OUAD plan. He explained that congestion on Miami Gardens Drive already pushed cut-through traffic into the neighborhood throughout the day. He added that the project would lack sufficient parking, eliminate existing green space, and compromise the safety of residents who walked in the area.
3. Ms. Valery Coulson, 2377 NE 183 Terrace, North Miami, FL, stated that recent large-scale developments along Miami Gardens Drive had caused severe traffic congestion, longer emergency response times, and difficulty for families entering and leaving their own streets. While not opposed to all growth, she asked the Board to support responsible development that respected existing residents and infrastructure capacity. She also urged the Board to limit further large-scale development in residential areas and protect the neighborhood's tree canopy.
4. Ms. Teresa Pruitt, 2390 NE 184 Terrace, North Miami, FL, explained that she lived directly beside the proposed site and had purchased her home for the neighborhood's quiet, tree-lined streets. She stated that construction had since occupied nearly every vacant lot and that the proposed 12-story building would loom over the surrounding homes. She added that traffic in the area had reached a crisis level and that the project would worsen it, along with construction dust and equipment.
5. Ms. Amada Elena Rodriguez, 2370 NE 185 Street, North Miami, FL, a resident of 31 years, described the area as a quiet community with mature oak trees and a nearby park. She stated that drivers avoiding Miami Gardens Drive already cut through her street, and that the nearby Brightline and schools added to the activity in the area. In her view, the 12-story building would only create more problems for the community.
6. Ms. Ianina Jartchinskaia, 2992 NE 184 Terrace, North Miami, FL, a resident of 20 years, expressed concern that the area's many new buildings had already strained local schools, leaving children with limited options. She added that morning traffic made it nearly impossible to walk in the area and urged the Board to build more schools rather than additional housing.
7. Ms. Cecilia Gaviria, 2855 Leonard Drive, Apt. H410, North Miami, FL, explained that the narrow streets and lack of parking already made it difficult and frightening to walk with her dog and grandson. As a 75-year-old resident, she expressed fear about the additional traffic the project would bring.
8. Ms. Maria Lopez-Nunez, 2470 NE 184 Terrace, North Miami, FL, asked the Board to give residents its full attention, noting that they had traveled a considerable distance to be heard. She disputed the applicant's claim of transit-oriented development, noting that the nearest transit was roughly a mile away along unshaded concrete. She also suggested that such a project would be better suited along Miami Gardens Drive or West Dixie Highway. She described the neighborhood as one of the few remaining authentic unincorporated communities, lacking sidewalks and streetlights and only recently connected to sewer service, and urged the Board to follow staff's recommendation.
9. Mr. Victor Gaviria, 2855 Leonard Drive, Apt. H410, North Miami, FL, with the assistance of an interpreter, stated his opposition to the construction. He explained that the narrow street already carried many speeding vehicles and lacked sufficient speed bumps, making him fearful when walking his dog or his children.
10. Ms. Angela Mahecha, 2470 NE 184 Terrace, Ojus, FL, whose home was located diagonally from the site, noted that the OUAD recommended two to three stories, while the applicant proposed 134 units. She described Ojus as a historic enclave planned to preserve an authentic town character, with mixed-use and commercial development concentrated in designated areas. She stated that the plan had been working well, with several buildings constructed in appropriate locations, and that this site was not intended for such development.
Following the public speakers, Ms. Rachel Streitfeld, Caldera Law, 7275 NW 1 Court, Suite 104, Miami, FL, appeared before the Board on behalf of the applicant, 18440 Ojus, LLC. She thanked the residents for attending but presented several policy reasons for approving the upzoning of the 1.2-acre, four-parcel site at NE 184 Terrace and NE 24 Avenue. First, she explained that the site remained on septic and would not connect to sewer until it was redeveloped, which was significant because it drained into the most polluted part of Biscayne Bay. Second, she stated that the RM designation would allow smaller workforce housing units near transit, jobs, childcare, and healthcare, including the Jewish Community Center directly across the street. Third, she noted that redevelopment would bring new sidewalks, landscaping, improved pedestrian access, and better stormwater management and flood protection. She added that the proposal was consistent with 10 CDMP policies. Although no site plan accompanied the application, Ms. Streitfeld shared a conceptual design and stated that, if the Board was open to the upzoning, the applicant would request a deferral to proffer a covenant limiting the building to eight stories. She concluded by describing the RM designation as an appropriate transition between the commercial building to the north and the single-family neighborhood to the south.
There being no one else appearing to speak, Chairman Rodriguez closed the public hearing.
Commissioner Steinberg thanked the residents for traveling to the meeting. She stated that she was inclined to support staff's recommendation for denial and asked staff to elaborate on it.
Mr. Silva explained that the property sat one lot behind Miami Gardens Drive, directly behind a recently built four-story office building, within a stable residential neighborhood made up largely of single-family homes. He stated that the application would increase the permitted density from 18 to 90 units per acre and the height from two to 12 stories. As a result, it would fundamentally change the character and walkability of the neighborhood. He added that the Ojus charrette had not planned for this type of development in the area.
Commissioner Steinberg commended Ms. Streitfeld's presentation. However, given staff's recommendation and the overwhelming opposition from the community, she moved to deny the application without prejudice. She encouraged the applicant to meet with the neighbors and return with a proposal more acceptable to all parties.
Commissioner Regalado noted that septic-to-sewer conversion was a significant issue in the area. She asked the applicant to consider whether a future proposal could provide an easement for a pump station, allowing neighboring properties to connect to water and sewer. She also suggested directing park impact or mobility fees toward the nearby Flagler Trail as a community benefit. She recommended that the applicant meet with the Water and Sewer Department to explore these options.
Commissioner Gonzalez thanked the residents for attending and stated that, although he liked the intent of the project, its density and intensity were his primary concerns given the surrounding area. He then asked staff to elaborate on the traffic impacts noted in the staff report.
Mr. Silva explained that the proposal would generate approximately 53 additional trips compared with development permitted under the current designation. He noted that the site fell within a traffic concurrency exception area, but that compatibility with the neighborhood still had to be considered. Because the surrounding streets had been designed for single-family homes and lacked sidewalks, he stated that the additional vehicles would affect the pedestrian activity already present in the neighborhood.
Commissioner Gonzalez stated that he identified with these concerns, which mirrored issues in his own district. He emphasized that increased density required both supporting infrastructure and community buy-in.
Commissioner Gilbert III explained that he routinely rejected the argument that a project was inconsistent with its surroundings, since zoning consistent with existing single-family development had contributed to the County's housing affordability crisis. He noted that the Board generally deferred to district commissioners and cautioned that, as a result, density was being concentrated in only a few districts, creating an imbalance in affordability. Drawing on his experience as Mayor of Miami Gardens, he stated that deficiencies such as the lack of sidewalks could be corrected as part of development. He added that he would support a version of the project that fit the area better. He concluded by calling for a broader conversation about how the Board reviewed applications, since the County's existing development pattern was flawed as a whole.
In response, Commissioner Steinberg noted that her district was already among the County's most densely developed, with numerous high-rises and several affordable housing developments recently approved near the site. While she agreed that a broader conversation was needed, she stated that this particular proposal was incompatible with the community, although a suitable project could still be developed. She added that she had allocated district funding for infrastructure improvements regardless of development activity.
Commissioner Lopez stated that affordable housing was the most pressing issue in both the State and the County. She noted that the County's workforce housing deficit had grown from 65,000 units the previous year to 84,000. She warned that the State was monitoring local housing decisions and had signaled further preemption in the upcoming legislative session, which would limit the Board's ability to work with developers on behalf of residents. She therefore called for a comprehensive countywide housing plan addressing all income levels.
Commissioner Bermudez agreed with Commissioner Lopez and noted that, because the motion was without prejudice, the applicant would have an opportunity to return. He explained that the housing crisis reflected not only a shortage of units but also a lack of housing variety to meet residents' needs at different stages of life. He added that the County's economy also needed further diversification to create jobs that would allow residents to afford to live locally. He further noted that most residents did not understand the impact of State preemption on local decisions. He encouraged the Board to address housing and economic development collectively, with candid input from the business community, and stated that he would support the motion.
Commissioner Regalado noted that the County already had a comprehensive planning tool for housing through the Rapid Transit Zone (RTZ). However, nearly three years into its implementation, redevelopment had occurred almost entirely in the same four districts, while Live Local Act projects were following the same pattern. She noted that her item on Accessory Dwelling Units, which the State required, had remained polarizing among districts. In defense of Commissioner Steinberg's position, she emphasized the importance of stepping down building heights near single-family areas. She acknowledged that neighborhoods could not remain at their existing density, but explained that the question was what level of increase residents could accept without dramatically changing their neighborhood. She recommended that the Board reexamine why the RTZ had not taken hold in certain areas, noting that the discussion was ultimately about scale.
Commissioner Gonzalez recalled that Commissioner Gilbert III, as Chairman, had called for government to move at the speed of business, and he stated that the current Board under Chairman Rodriguez continued that approach. In his view, the core issue was a lack of planning rather than density itself. He added that the South and Southwest were the future of the County but had long been overlooked in terms of jobs, transit, and infrastructure. He noted that cities such as Chicago, New York, and Dubai had planned for their growth and stated that the Board was prepared to do the same. Accordingly, he commended Commissioner Steinberg for moving to deny without prejudice.
Commissioner Hardemon stated that the Urban Development Boundary (UDB) was a tool the Board needed to use, particularly as the State was questioning it. He noted that elected officials often avoided the difficult decisions required to improve the County. In his view, the South should develop its own downtown where residents could live, work, and play, which would require rezoning areas currently designated for estate lots, along with supporting infrastructure. At the same time, he supported preserving historic single-family neighborhoods through appropriate buffers. He noted that, according to staff, this application was out of character and scale with the area and lacked a true step-down or buffer. He also cautioned the residents to be mindful of how they addressed the Board. He concluded that, although he did not believe in being a "commissioner of no," he would acquiesce to the district commissioner's request.
Commissioner Bastien agreed with Commissioner Hardemon that residents should be mindful of how they addressed the Board. Noting her support for missing middle legislation to expand housing such as duplexes, triplexes, and multifamily homes, she agreed that the Board needed to deepen its conversation on housing. She stated that she would support Commissioner Steinberg because development had to be done with the community, and a denial without prejudice would allow the applicant to engage residents and return with a project the district commissioner could support. She then asked about the timeline for the applicant to reapply.
Mr. Silva explained that, following a denial without prejudice, the applicant would have to wait one year to reapply. However, the applicant could return at any time with a less intense application.
Commissioner Gilbert III stated that the Board would eventually need to address how infrastructure was funded. He explained that infrastructure was typically funded through impact fees after development was approved, whereas past improvements such as fire stations, parks, and sidewalks had been funded through general obligation bonds, the half-penny tax, and the Building Better Communities bond. He also noted that densification was occurring in large incorporated cities, such as Hialeah and Miami Gardens, but those applications did not come before the Board. He concluded by commending Commissioner Steinberg for taking difficult votes and stated that he would support her motion.
Hearing no other questions or comments, the Board voted to deny the foregoing application.
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11/20/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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8A2
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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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Approved with conditions
Zoning 44-25
Mover: Keon Hardemon
Seconder: Kionne L. McGhee
Vote: 10 - 1
No: Steinberg
Absent: Garc�a
Excused: Milian Orbis
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REPORT:
See Agenda Item 3A, LF# 252093 for the full report.
Hearing no questions or comments, the Board approved the foregoing zoning application subject to the same conditions as its concurrent CDMP application, Agenda Item 3A.
The foregoing resolution was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-44-25.
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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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11/20/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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8A3
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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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Approved with conditions
Zoning 45-25
Mover: Vicki L. Lopez
Seconder: Oliver G. Gilbert, III
Vote: 12 - 0
Excused: Milian Orbis
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REPORT:
Mr. Silva read into the record the title of the foregoing application, noting there were no protests and two (2) waivers of support filed.
Chairman Rodriguez opened the public hearing, and the following individuals appeared before the Board in opposition to the application:
1. Mr. Steven Davis, 13611 South Dixie Highway, Suite 407, Miami, FL, appeared on behalf of Jade at Brickell, the condominium directly south of the proposed development site. He argued that the plans submitted to the County omitted a key detail of the conceptual proposal, making a vote by the Board premature. To illustrate his point, he presented an exhibit of the plaza area adjacent to Jade at Brickell.
2. Mr. Tucker Gibbs, 3835 Utopia Court, Miami, FL, appeared on behalf of the Mark Yacht Club on Brickell Bay Condominium Association, located immediately north of the development. He stated that his client had been working with the developer and was close to resolving their differences. However, because time had run out, he objected to protect his client's interests. He argued that the requested waterfront variance did not meet the 50-foot waterfront setback required under the City of Miami Charter. When Chairman Rodriguez declined his request for additional time, Mr. Gibbs placed an objection on the record regarding his inability to complete his presentation.
3. Ms. Josefina Ramirez, 1331 Brickell Bay Drive, Miami, FL, explained that her building, located immediately south of the site, shared an easement with the property that ran with the land. Because the parties had not yet reached an agreement regarding the easement, she believed the application was premature.
The following individuals appeared before the Board in support of the application:
1. Mr. Peter James Campbell, 240 SW 15 Road, Miami, FL, appeared on behalf of the Greater Miami Chamber of Commerce. He explained that the Chamber worked to strengthen the local economy, attract global investment, and keep Miami competitive as an international business hub. In his view, Citadel's continued expansion advanced those goals. He added that County staff had found the project consistent with the Comprehensive Development Master Plan and that it included waterfront access, stormwater, mobility, and infrastructure improvements.
2. Ms. Christine Marie Barney, 644 Alhambra Circle, Coral Gables, FL, appeared on behalf of the Miami-Dade Beacon Council. She stated that the project would support the Beacon Council's mission of keeping Greater Miami a globally competitive business community. She described the site as well suited for higher-density, transit-oriented development because of its proximity to the Metromover and the County's largest employment center. She also noted that the requested waterfront setback adjustment would allow for better site design while preserving public access.
3. Mr. Roderick Miller, President and CEO of the Miami-Dade Beacon Council, 2900 SW 28 Lane, #301, Miami, FL, explained that the Beacon Council served as the County's official economic development organization. He added that concentrating jobs vertically in Brickell would reduce sprawl, support transit use, and improve walkability, while benefiting small businesses throughout the County.
Following the public speakers, Mr. Neisen Kasdin, Akerman LLP, 98 SE 7 Street, Miami, FL, appeared before the Board on behalf of the applicant.
Mr. Kasdin described the project as an approximately $2.5 billion investment that would serve as Citadel's global headquarters, and he highlighted Citadel's philanthropic contributions to the Miami community. He stated that the applicant had worked closely with the Mark and was optimistic about reaching consensus, and that discussions with Jade at Brickell regarding the design of the easement were ongoing. He explained that the project would complete a missing link in the Baywalk and create pedestrian connectivity to the Financial District Metromover station. He noted that the applicant was requesting a 10-foot variance from the required 50-foot waterfront setback for a portion of the building's pedestal, which would accommodate an elevated public viewing area and mechanical equipment. He added that the tower itself would exceed the required setback. Mr. Kasdin concluded by presenting renderings of the building, its public lobby, and the redesigned Baywalk.
Chairman Rodriguez closed the public hearing, noting that the time limits had been applied equally to all speakers and that Board members could still direct questions to the speakers.
Commissioner Lopez thanked Citadel for working with her constituents at the Mark and Jade at Brickell. She acknowledged that agreements had not yet been finalized but expressed confidence in the applicant's commitment to continue those discussions. Noting the importance of the Metromover to her district, she asked the applicant to increase its proposed $3 million contribution by an additional $1 million to ensure the project's completion.
Mr. Kasdin agreed to increase the contribution to $4 million for improvements to the Financial District Station and its immediate surroundings.
Commissioner Lopez welcomed the increase, noting that many Brickell residents no longer owned cars and that transit use had been encouraged. She added that the Brickell Homeowners Association had submitted a letter in support after working closely with the applicant. She also emphasized that completing the Baywalk was a longstanding concern among her constituents and that the applicant had addressed it. Having deferred the item at the previous meeting to allow time for review and outreach, she stated that she was now comfortable moving it forward, while remaining hopeful that the applicant would resolve the concerns of the Mark and Jade at Brickell.
Commissioner Lopez moved to approve the application per staff's recommendation and conditions, with Condition No. 2 revised to reflect the $4 million transportation contribution.
Commissioner Gilbert III commented that decisions made by the Board helped position Miami-Dade County as an emerging center of finance and industry. While sensitive to the neighbors' request for more time, he stated that time should not be used as leverage and that the County needed to keep pace with business. In his view, the project reflected what the community should strive to become.
Commissioner Regalado agreed that neighbors should not use urgency as leverage, but she inquired whether a deadline would be set for the parties to reach an agreement.
Mr. Kasdin recommended against a deadline, explaining that this was an initial approval and the project would still require administrative site plan review.
Commissioner Bermudez expressed support for the item, noting his confidence that both counsel would continue working toward an agreement. He added that the project would be critical to Miami-Dade County in the long run.
Chairman Rodriguez likewise expressed his trust in the combined reputations of Mr. Kasdin and Mr. Kerbel.
There being no further questions or comments, the Board voted to adopt the foregoing application per staff's recommendation and conditions, with Condition No. 2 revised to reflect the $4 million transportation contribution.
The foregoing application was subsequently adopted by the Board and set forth in the Record of Resolutions and assigned Zoning Resolution Number Z-45-25
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10/23/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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11/20/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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8A4
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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
to
January 22, 2026
Zoning 4-26
Mover: Danielle Cohen Higgins
Seconder: Micky Steinberg
Vote: 11 - 0
Absent: Gonzalez
Excused: Milian Orbis
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REPORT:
The foregoing application was deferred to the January 22, 2026 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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11/20/2025
Deferred following a public hearing 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
January 22, 2026
Zoning Z-1-26
Mover: Micky Steinberg
Seconder: Roberto J. Gonzalez
Vote: 12 - 0
Excused: Milian Orbis
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting that no protests and no waivers of support had been filed. He explained that staff had originally recommended denial. However, on Tuesday, staff had distributed a revised report recommending approval, subject to a covenant recently proffered by the applicant that limited the building height to four (4) stories and prohibited parking reductions.
Responding to Chairman Rodriguez�s question as to staff�s current recommendation, Mr. Silva confirmed that it was approval with the covenant.
Before opening the public hearing, Chairman Rodriguez recognized Commissioner Steinberg as the district commissioner.
Commissioner Steinberg noted that the revised recommendation had been released less than 48 hours earlier, and she had not had an opportunity to review it fully. She added that residents who had checked the application online after receiving notice would have seen only the original recommendation for denial.
Following Mr. Silva�s confirmation that the revised report had been distributed on Tuesday, she requested a deferral to the next meeting, noting that the deferral would allow the new recommendation and proffered covenant to be properly noticed and made available to the public.
Chairman Rodriguez then allowed the applicant's counsel to address the deferral only, since the public hearing had not been opened.
Mr. Miguel Diaz de la Portilla, Gunster Law, 600 Brickell Avenue, Miami, FL, appeared on behalf of the applicant. He noted that the application had a favorable staff recommendation, but stated that the applicant understood and respected Commissioner Steinberg's request.
Commissioner Steinberg thanked the residents who had come to speak and advised them that the item would be heard at the January 22, 2026 meeting. She encouraged them to monitor the online updates and also recommended that the applicant engage the community to exchange information and identify potential benefits for the neighborhood.
Hearing no further questions or comments, by motion duly made and seconded, the Board voted to defer the foregoing application to the January 22nd, 2026 CDMP and Zoning meeting.
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10/23/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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11/20/2025
Deferred by the BCC - Comprehensive Development Master Plan & Zoning
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8B
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(No items were submitted for this section.)
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8C
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CURRENT ITEM(S)
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8C1
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252426
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2025000066 -- DISTRICT(S): 02 -- APPLICANT: 3645 INVESTORS, LLC -- LOCATION: LYING ON THE NORTHEAST CORNER OF NW 36 STREET AND NW 37 AVENUE, MIAMI-DADE COUNTY, FLORIDA.
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Approved staff recommendation
Zoning 46-25
Mover: Marleine Bastien
Seconder: Juan Carlos Bermudez
Vote: 9 - 0
Absent: Gilbert, III , Cohen Higgins , Garc�a
Excused: Milian Orbis
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REPORT:
Mr. Silva read the title of the foregoing application into the record, noting that no protests and no waivers of support had been filed.
Chairman Rodriguez opened the public hearing, and the following individual appeared before the Board in opposition to the application:
1. Mr. Nicholas Fernandez, 5760 SW 8 Street, Suite 450, Miami, FL, identified himself as the owner of an adjacent parcel that shared driveway access with the project. He explained that the first and second phases of the development functioned as an integrated project relying on common driveways. These included a private driveway along NW 37 Avenue, a private driveway on NW 36 Street that constricted his property, and a public right-of-way on NW 36 Avenue. He stated that his property had already been impaired by a prior approval and would be further impaired if this application were approved. He added that the staff report did not account for his concerns and asked that staff consider his objections.
Ms. Melissa Fernandez-Stiers was also called to speak but was not present.
Mr. Javi Vasquez, Gunster Law, 600 Brickell Avenue, Miami, FL, then appeared before the Board on behalf of the applicant, 3645 Investors Partners, LLC. He explained that the 2.27-acre property was located at the northeast corner of NW 36 Street and NW 37 Avenue, near the SR 112 Expressway and several regional transit stations. He noted that on May 6, 2025, the Board had approved Ordinance No. 25-020, which expanded the SMART Corridor Subzone of the RTZ to include the property. He further explained that the special exception was the initial review required for properties added to the subzone, with final review to follow through the administrative site plan review (ASPR) process. Mr. Vasquez then introduced the project architect, Mr. Javier Font, to present the project.
Mr. Javier Font, Behar Font & Partners, 4533 Ponce de Leon Boulevard, Coral Gables, FL, explained that the project was the second phase of an existing development. The first phase consisted of an eight-story, 265-unit building. He stated that the new building would use the site's two existing curb cuts, leaving the corner free of vehicular access to encourage pedestrian activity. Tenant amenities and retail space would face the street at that corner, with the retail facing NW 36 Street. He added that the eight-story building would fully wrap the parking garage so that no parking would be visible from the street, and that its modern design would complement the first phase. He noted that the owner operated a landscape nursery and that the project included a tree mitigation plan and landscaping beyond code requirements.
In closing, Mr. Vasquez stated that the applicant had submitted a declaration of restrictions setting aside 12.5 percent of the units, or 30 units, as workforce housing. He noted that half of these units would be reserved for households earning up to 120 percent of the area median income (AMI) and the other half for households earning 60 to 80 percent of AMI. He then requested approval consistent with staff's recommendation. Chairman Rodriguez then closed the public hearing.
Commissioner Bastien commended the applicant for reserving half of the workforce housing units for lower-income households, noting her commitment to truly affordable housing. She shared that she had attended the ribbon cutting for the first phase and had been impressed with the project. Noting that tree planting was a priority for her to prevent flooding and beautify the community, she inquired about the applicant's plans for landscaping the area.
In response, Mr. Font explained that existing trees along the two access streets would need to be replaced or relocated. However, the applicant intended to landscape the site well beyond code requirements. He added that a portion of the property to the north had been intentionally left undeveloped for an on-grade pool and dog park, which would allow natural trees to grow.
Noting the area's need for additional trees, bushes, and shrubs, Commissioner Bastien asked whether the applicant would commit to doing more.
Mr. Vasquez confirmed that the applicant was willing to exceed code requirements. However, because the project was still at the conceptual stage, he explained that additional time was needed before the ASPR process to determine a realistic commitment that would not conflict with other building requirements. He assured Commissioner Bastien that her comments had been noted and would be addressed during the ASPR process.
Satisfied with the response, Commissioner Bastien moved to approve the application, subject to staff's conditions.
Hearing no further questions or comments, the Board voted to adopt 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-46-25.
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8C2
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252427
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Zoning
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Regulatory and Economic Resources |
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PH NO: Z2025000074 -- DISTRICT(S): 09 -- APPLICANT: TLC SOUTH DADE, LLC -- LOCATION: 16905 SW 100 AVENUE, MIAMI-DADE COUNTY, FLORIDA.
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Deferred
to
January 22, 2026
Zoning Z-2-26
Mover: Kionne L. McGhee
Seconder: Roberto J. Gonzalez
Vote: 9 - 0
Absent: Gilbert, III , Cohen Higgins , Garc�a
Excused: Milian Orbis
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REPORT:
Mr. Silva read into the record the title of the foregoing application, noting there were no protests and no waivers of support filed.
Chairman Rodriguez opened public hearing; and seeing no one come forward to speak, closed the public hearing.
After confirming that the applicant was present, Chairman Rodriguez recognized Vice Chairman McGhee as the district commissioner.
Vice Chairman McGhee thanked the applicant for waiting and requested that the item be deferred to the January 22, 2026 meeting.
Chairman Rodriguez confirmed with the applicant that she would be available to return on that date. Hearing no other questions or comments, by motion duly made and seconded, the Board voted to defer the foregoing application to the January 22, 2026 CDMP and Zoning meeting.
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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 11:49 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: 5448 |