Miami-Dade BCC CDMP Meeting: March 21, 2024 – ALF Application Deliberated, Quorum Lost

On March 21, 2024, the Miami-Dade County Board of County Commissioners held a Comprehensive Development Master Plan (CDMP) public hearing starting at 9:30 AM. The meeting focused primarily on small-scale amendment application CDMP20210013 (and related zoning item) for a proposed assisted living facility (ALF) at 122nd Street near the South Dade Transitway. After extensive public testimony and commissioner discussion, the board lost quorum before a final vote could be taken, forcing the item to be continued to a future meeting.

Consent Calendar

• Item 3A (Application CDMP20220008) and its supplements were deferred by the board with a vote of 8‑0 to no date certain with leave to amend, at the applicant’s request.

Public Comments & Testimony

• Opposition (majority): Dozens of residents spoke against the ALF, citing traffic congestion, incompatibility with the low‑density residential neighborhood, safety concerns for children walking to nearby schools, destruction of mature trees, and the fact that the same developer had agreed in a 2015 covenant to build 12 townhomes on the 1.59‑acre site. Many urged the board to “build what was approved” – the 12 duplex units – noting the proposed 216‑bed facility would add an estimated 789 daily vehicle trips, a tenfold increase over the approved plan’s 81 trips. A resident presented a map showing 400+ petitions in opposition. Several speakers highlighted that 18 ALFs already exist within 10 miles, all on major roadways, contrasting with the proposed location on a dead‑end street.
• Support (minority): A smaller group spoke in favor, emphasizing the need for assisted living beds for an aging population and the humanitarian purpose of caring for elders. Some noted the site’s proximity to the transitway and that the applicant had reduced the building height from four to two/three stories and lowered capacity from 268 to 216 beds in response to community feedback.
• Presentation by applicant’s attorney (Melissa Tapinez): Argued that the ALF is a residential use consistent with the Smart Plan, addresses a critical housing shortage for seniors (projecting a 70% increase in elderly population by 2040), and that no adverse traffic impacts were identified by county staff. She stated that all Centris homeowners (the 54‑unit community adjacent) signed a disclosure acknowledging the planned ALF before purchasing their homes.

Discussion Items

• Item 3B / 3B1 (CDMP20210013 – Treehouse ALF): The board conducted a single public hearing for both the CDMP amendment and the concurrent zoning application. After public testimony closed, the applicant made a 10‑minute presentation. Commissioner Danielle Cohen Higgins (district commissioner) expressed concerns about the 2015 covenant, the potential for further upzoning under the Live Local Act if the property were rezoned to a mixed‑use category, and the lack of a compelling argument to break the covenant. She moved to deny the application, seconded by Vice Chairman Rodriguez. Before a vote could be held, the board lost quorum (fewer than seven members present). Commissioner Keon Hardemon noted that even if denied, the land would likely not revert to the 12 townhomes but might see a different development. Commissioner Eileen Higgins argued that approving only 12 units on 1.6 acres near transit was insufficient to address the housing crisis and that the ALF would serve an urgent need. After a recess and consultation, the board determined that no further business could be conducted without a quorum.
• Tribute to Departing Attorney Dennis: Commissioners and staff praised Dennis for his 22 years of service, legal acumen, and dedication. A brief ceremony took place during the recess.

Key Outcomes

• No final decision on Item 3B/3B1: The public hearing was closed, but due to loss of quorum, no vote was taken. The item will be re‑advertised for a future CDMP meeting (tentatively the April 16 or 18, 2024 BCC meeting). Residents were informed they will not be allowed to speak again because the public hearing has concluded; only board deliberation will occur.
• Item 3A deferred (application CDMP20220008) to no date certain with leave to amend.
• Other zoning items not heard due to loss of quorum will be re‑advertised for the April 18, 2024 BCC meeting.