Miami-Dade Zoning Board Meeting – June 20, 2024

The Miami-Dade County Zoning Board convened on Thursday, June 20, 2024, at 9:30 AM in Commission Chambers to consider several zoning applications, including rezonings, special exceptions, and district boundary changes. The board deferred multiple items, approved two transit-oriented developments with conditions, and passed a policy on sidewalk preservation in the Metromover subzone. Votes were unanimous on all actions taken.

Public Comments & Testimony

• Item 1C – 296 Legacy, LLC (Z2023000037): Three residents from the Concerned Citizens of South Dade spoke in opposition. Lucia Echarri argued the project was inconsistent with the Comprehensive Plan’s policy to protect residential neighborhoods from excessive density, noise, and traffic, and that the Redlands’ green canopy was being destroyed. Ernesto Echarri stated the applicant did not hold a community meeting in the immediate neighborhood, that no off-street parking was proposed, and that the development would worsen traffic. Efren Nunez highlighted that 89.33% of the building area within a quarter-mile is already residential, that the project would add 751 units with less than 1% retail, zero on-street parking, and a six-foot sidewalk inadequate for the expected population.

Discussion Items

Item 1E – 585 NW 95 Ter, LLC (Z2023000412) – Deferred

• The applicant requested a deferral because a related CDMP amendment was not yet ready. The board deferred the item 10–0.

Item 1A – The Mark, LLC (Z2022000070) – Deferred

• Since the district 9 commissioner was absent, the board deferred the item to the next meeting (July 2024) on a voice vote.

Item 1B – 888 Brickell Owner, LLC (Z2022000241) – Approved with Conditions

• The applicant sought a special exception for a mixed-use project near the Tenth Street Metromover station. The applicant revised the transit contribution from $450,000 to $1.5 million. Commissioner Higgins raised concerns about a proposed left-turn lane that would reduce the sidewalk width. The board approved the application 11–0, with conditions that the sidewalk not be reduced and that the covenant be accepted. Commissioner Higgins then introduced a motion (passed separately) requiring that any future sidewalk reduction in the Metromover subzone be prominently identified in staff reports.

Item 1D – 128 SW 7th Street Owner, LLC (Z2023000355) – Approved with Amendments

• The applicant proposed a 517-unit project near the Brickell Metromover station, with 26 workforce housing units. Commissioner Higgins successfully amended the covenant to lower the AMI cap from 140% to 120% and to add a right of first refusal for public defenders and state attorneys, managed by PHCD. The board approved 10–0.

Item 1C – 296 Legacy, LLC (Z2023000037) – Deferred

• The applicant sought to rezone 13.29 acres near the South Dade TransitWay to MCD for a 751-unit affordable housing development (60% AMI). District 8 Commissioner Cohen Higgins requested a deferral due to an outdated police department memo (April 2023) indicating insufficient staffing to handle increased calls for service, and because DTPW recommendations were phrased as suggestions rather than mandates. She also noted the applicant did not adequately engage the community. The board deferred the item 11–0, directing the applicant to update the police memo, strengthen DTPW conditions, and hold a community meeting with the concerned citizens group.

Item 3A – VVMB Holdings, LLC (Z2023000046) – Approved with Amendment

• The applicant sought to reduce density from four to one single-family home on a large estate, preserving 0.8 acres of Pine Rockland. Commissioner Hardemon questioned a variance for a shade house setback. The applicant withdrew that request. The board approved the project 11–0.

Key Outcomes

• Item 1E – Deferred 10–0.
• Item 1A – Deferred (voice vote) to July 2024.
• Item 1B – Approved 11–0 with conditions (sidewalk preserved, covenant accepted).
• Item 1D – Approved 10–0 with amendments (120% AMI, right of first refusal).
• Item 1C – Deferred 11–0 for updated police memo and stronger community outreach.
• Item 3A – Approved 11–0 with withdrawal of shade house setback variance.
• Policy Motion (Sidewalk Preservation): Passed (voice vote) requiring prominent disclosure of any sidewalk reduction in Metromover subzone.