Miami-Dade County Commission CDMP Meeting – April 18, 2024

The Miami-Dade County Board of County Commissioners met on April 18, 2024, to conduct a public hearing and take final action on a small-scale Comprehensive Development Master Plan (CDMP) amendment (Application No. CDMP20230015) filed by Lennar Homes, LLC. The 20-acre site is located between SW 276 Street and SW 280 Street, and between SW 155 Avenue and SW 157 Avenue. The application sought to change the land use designation from estate density (1–2.5 dwelling units per acre) to low-medium density (6–13 du/ac) on the northern parcel and medium density (13–25 du/ac) on the southern parcel, with a proposed covenant capping total units at 270. The meeting also included a concurrent zoning application (Item 3H). After extensive public comment and deliberation, the board voted 10–1 to approve the CDMP amendment with a covenant, and separately passed a motion requiring that road impact and mobility fees from the development be prioritized for projects within one mile of the site.

Public Comments & Testimony

• Lucia Chowdy (27610 SW 153 Ct) opposed the request, stating it would allow a density increase of up to 700% into a single-family residential and agricultural area. She noted abutting homes are on one-acre lots (zoned EU-1) and active farms, and that the property contains a mature grove. She urged denial to protect quality of life and farming businesses.
• Ephraim Nunez (16062 SW 287 St) argued the project is inconsistent with CDMP Policy LUE 8 (compatibility) and Policy LU-4C (protection from excessive density, noise, light, etc.). He noted the applicant is also seeking nine-use variances on setback, lot coverage, open space, and FLR for the concurrent zoning application.
• Ernesto Chauri (27610 SW 153 Ct, Vice Chair of Concerned Citizens of South Dade) presented letters from thousands of impacted families. He stated the site is surrounded by agricultural land and estate homes, and the proposed density does not fit the area. He quoted Commissioner Levine Caba’s caution about the SMART plan corridor not being uniform.
• David Farrow (1637 SW 284 St) cited a memo from Agricultural Manager Charles LePrad stating the existing estate density designation is more appropriate and reduces conflicts with agriculture. He noted 97% of the soil is rare chrome very gravelly marl loam and said the application should be denied.
• Gail Strickland (16451 SW 293 St) invoked Policy LU-4C, stating the density increase threatens her neighborhood’s tranquility. Her husband is a 100% disabled Vietnam veteran, and traffic already impedes access to VA healthcare. She said the busway does not provide adequate stops for the area.
• Cecilia McGrath (29243 SW 165 Ave) thanked Commissioners Cohen Higgins and Higgins for attention to overdevelopment. She urged commissioners to take a bus tour to see impacts, noting the area has two national parks (Biscayne and Everglades) and endangered species (e.g., bonnet-headed bat). She asked for a shift from pro-development to pro-agriculture and tourism.
• David Carcher (16320 SW 279 St) objected to the density change, stating neighbors tried to negotiate with Lennar but were unwilling. He said estate homes built by Horton a few blocks away fit the neighborhood, and requested Lennar do the same, warning that once changed, the Redlands cannot be restored.
• Ron Houghton (corner of 276 St and 155 Ave) expressed concern about parking spillover from apartments built on 274 St. He stated he does not mind half-acre or one-acre estate homes but opposes higher density.
• Lori Mohammed (27055 SW 155 Ave) said roads are single-lane and not designed for this traffic. She is concerned parking will encroach on neighbors’ yards. She asked for homes similar to existing ones rather than apartments or townhomes.
• Jessica Vachero Tavonarok (26805 SW 155 Ave) argued the development is out of step with the CDMP goal to preserve agricultural lands. She calculated a ~1700% density increase (from 19 estate homes to 270 units). She noted the developer seeks a parking variance and that nearby development has caused dangerous parking conditions.
• Ms. Waters (13600 SW 229 St, Redlands) stated she is the only farmer in the room. She noted a covenant on the property limited homes to 16 (not 270), and current zoning allows 50 estate homes. She said the site borders the Urban Development Boundary (UDB) and is not truly on the busway. She opposed the application, calling it an encroachment on agricultural land.
• Applicant representative Hugo Arza (701 Brickell Ave, representing Lennar Homes) spoke in support. He noted extensive outreach (numerous meetings, door-to-door, 16 letters of support from local businesses, 5 from churches). He argued the project is consistent with the SMART plan due to proximity to transit (staff report says three-minute walk to busway). He emphasized the covenant caps density at 270 units, whereas without the CDMP change the site could yield up to 960 units under mixed-use corridor rules. He stated the project would generate ~$2 million in roadway impact fees, and they are working with DTPW to improve local roads. He noted concurrency is met and they have proactively engaged South Dade High School.

Discussion Items

• Commissioner Regalado questioned pedestrian/bicycle connectivity and asked about the buffer landscape. She requested faster-growing trees (e.g., silver buttonwood) instead of slow-growing live oaks. She also asked whether the applicant would augment the pump station to serve adjacent neighbors and provide an easement if needed. The applicant agreed in principle to work with WASD on a sub-regional pump station if the county covers incremental costs.
• Commissioner Higgins supported the project, noting the thoughtful zoning (lower density farther from busway). She asked for safe, well-lit sidewalks connecting to transit and six-foot sidewalks for tree canopy. The applicant committed to completing sidewalks in right-of-way from the site to the busway.
• Commissioner Gonzalez asked staff why the application was recommended despite agricultural concerns. Planning Director Jerry Bell explained the land is within the UDB and already designated for urban use, and the SMART plan corridor allows higher density even without CDMP change. The applicant noted the farmers are selling voluntarily and will continue farming elsewhere.
• Commissioner McGee expressed concerns about traffic on roads like 280 St and requested that impact fees be kept in the immediate area. He noted residents purchased homes expecting an agricultural community and that parking variances could lead to overflow. He said change is inevitable but stressed the need to soften impacts. He asked staff how impact fees could be trapped locally; the planning director said they are exploring options. Commissioner Cohen Higgins indicated she had a motion on that point.
• Commissioner Bermudez asked about the Redlands Community Council (No. 14) lacking a quorum. RER Director Eric Silva said new appointments are expected soon and code amendments to ease appointment are being drafted. Bermudez also questioned the parking variance: applicant clarified garages and driveways count as parking, and a covenant will prohibit converting garages into living space. Commissioner Bermudez stated he opposes the project because it is not consistent with the community’s character and noted Pinecrest is not a comparable example.
• Commissioner Garcia asked about agricultural impact: staff confirmed the ag study focuses on land outside the UDB, so loss of this ag land was factored in. He also queried enforcement of garage conversion prohibition; applicant said it will be in HOA documents and county enforcement will help.
• WASD Director Lisa Spadafina confirmed the project would place the downstream pump station out of compliance, but the applicant can coordinate with WASD to upgrade or connect to another capacity station.
• Commissioner Bastien asked about community council appointments and the anticipated price of the townhomes. Applicant stated starting price in the $400,000s.
• Commissioner Cohen Higgins highlighted the emotional testimony from residents and the need to balance housing demand with community protection. She introduced a motion (described below) to prioritize impact fees within one mile of the development, which passed.
• Commissioner Hardemon supported the motion as proper use of mobility fees. Commissioner Regalado requested the motion be limited to this unique situation to avoid precedent. The maker, Commissioner Cohen Higgins, stated it is a motion, not an ordinance, and is tailored to this project. The motion passed on voice vote.

Key Outcomes

• Motion to prioritize road impact/mobility fees (moved by Cohen Higgins, seconded by Higgins): Directs the Mayor or designee to prioritize all road impact fees and mobility fees from the development for projects within one mile of the site. If impractical, a written report must be provided to the board explaining why and identifying alternative mitigation projects. The motion was approved on a voice vote.
• CDMP Application (Item 3A) : Commissioner Cohen Higgins moved to approve consistent with staff recommendations and proffered covenants, with a 30-day condition for submission of fully executed covenant documents. The motion passed 10–1 (Commissioner McGee voted no; Chairman Gilbert voted yes).
• The approved covenant caps density at 270 dwelling units (north parcel: low-medium, south parcel: medium density). The applicant also committed to: work with WASD to explore a sub-regional pump station; complete sidewalks and improve lighting along the route to the busway; plant faster-growing buffer trees; include agricultural disclosure notices in chain of title; and meet with DTPW on local road improvements.
• The concurrent zoning application (Item 3H) was not summarized in this transcript, but the CDMP hearing was adjourned immediately after the vote to proceed to the zoning meeting.