Miami-Dade County Commission CDMP & Zoning Meeting – November 21, 2024

The Miami-Dade Board of County Commissioners held a Comprehensive Development Master Plan (CDMP) and Zoning public hearing on November 21, 2024, at 9:30 AM. The meeting addressed multiple land-use amendments, zoning appeals, and development applications, including a controversial out-of-cycle amendment to the jobs-to-housing ratio policy, a UDB expansion for a transit-oriented development, and several zoning items. Votes were taken on 11 items, with most passing unanimously.

Public Comments & Testimony

• Item 4A (Policy LU-8H Amendment): Laura Reynolds, representing the Hold the Line Coalition, urged the board to support the county’s recommended 1:4 jobs-to-housing ratio, arguing it would reduce transportation costs and keep living affordable. Jeff Burkhart, representing the Builders Association of South Florida, opposed the staff recommendation and advocated for a 1:1 ratio, claiming the 1.5:1 standard is outdated and unrealistic. Dr. Jerry White, an urban planning expert, testified that the 1:1 ratio is a reasonable compromise and that the policy should be applied regionally, not just outside the UDB. Paul Lambert (Lambert Advisory) argued that the jobs-to-housing ratio is no longer a sound planning policy and should be removed entirely.
• Item 8A4 (Archimedean Academy): Daniel Porto, a neighboring resident, opposed the school’s expansion, citing traffic, noise, and trespassing issues. Tucker Gibbs (Horse Country, Miami) spoke in support of the school.
• Item 3A/8C3 (Lennar Homes – Blue Tango Rentals): No public speakers registered.
• Item 8B1 (Unity Center of Miami): Multiple residents from the Stonewood community opposed the rezoning for a 22-home Lennar development, citing increased traffic, safety concerns, and negative impacts on property values. Reverend Marvell McIntyre Hall and Gregory Simpson, representing Unity Center, spoke in favor of the sale, citing the church’s financial needs and community service history.
• Item 8C4 (H Greg Miami): No public speakers registered.
• Item 7A/8C2 (TMC Naranja 66 Holdings): Daniel Koto and Iliani Urkia spoke in favor of the UDB expansion and housing development, citing job creation and affordable housing. Laura Reynolds (Hold the Line Coalition) requested changes, including expanding the study area, increasing workforce housing from 20% to 40%, and improving last-mile connectivity.

Discussion Items

• Item 4A/4A1 – Out-of-Cycle Amendment to Policy LU-8H (Jobs-to-Housing Ratio): Prime Sponsor Commissioner Anthony Rodriguez presented the item to amend the land-use element’s policy, which currently requires a 1.5:1 jobs-to-housing ratio for developments moving the UDB. Staff recommended a 1.4:1 ratio. The Builders Association argued for a 1:1 ratio, while the Hold the Line Coalition supported staff’s 1.4:1. After a public hearing, Commissioner Rodriguez moved to transmit the item as drafted (not the staff recommendation). The motion passed 8-1, with Commissioner Higgins voting no.
• Item 8A4 – Archimedean Academy Zoning (Z2024000028): The applicant sought to consolidate students from two campuses into one. A neighbor raised concerns about traffic and nuisances. Commissioner Regalado noted that the board recently approved administrative approval for fences/walls up to 10 feet to address adjacent property concerns. The board approved the staff recommendation 9-0 with a proffered covenant.
• Item 3A/8C3 – Small-Scale CDMP Amendment & Concurrent Zoning (Lennar Homes – Blue Tango Rentals): The application to amend the CDMP for a 22-unit development at SW 248 St. and SW 124 Ave. was approved unanimously on final reading. The companion zoning application was also approved unanimously.
• Item 8A3 – 848 Brickell (Z2023000423): The applicant revised the covenant to increase transportation contributions to $2 million and add crosswalks and traffic signals. The board approved the staff recommendation 10-0 with a 30-day condition to execute the revised covenant.
• Item 8B1 – Unity Center of Miami Appeal (Z2023000244): Residents opposed Lennar Homes’ plan to rezone land for 22 homes, citing traffic and safety. Commissioner Kionne McGhee deferred the item to the December 19 meeting to allow further research and resident meetings. The deferral passed 10-0.
• Item 8C4 – H Greg Miami (Z2024000041): The applicant sought to restore auto-oriented uses on NW 7th Ave., arguing historical use. Staff recommended denial because the site is in a transit corridor where mixed-use development is prioritized. Commissioner Marleine Bastien, citing the vision for District 2, moved to deny without prejudice, allowing the applicant to return with a different proposal. The motion passed 10-0.
• Item 7A/8C2 – TMC Naranja 66 Holdings (UDB Expansion & Zoning): This was the most debated item. The applicant sought to expand the UDB to include 21.8 acres of agricultural land for a 630-unit residential development (20% workforce housing at 140% AMI) near the South Dade Transitway. Staff recommended approval. Commissioner Danielle Cohen Higgins proposed a text amendment to create a policy for similarly bifurcated parcels, but after discussion, the applicant expressed concerns about new risks. The board ultimately approved the CDMP amendment and zoning as per staff recommendation, both unanimously (10-0). Commissioner Kevin Marino Cabrera raised concerns about inconsistent application of policies (e.g., the ACT study, jobs-to-housing ratio, bonneted bat mitigation) and criticized bureaucratic obstacles.

Key Outcomes

• Item 4A/4A1: Adopted on first reading and transmitted to the state – 8-1 (Commissioner Higgins dissenting). The motion moved the item as drafted, not per staff’s recommended 1.4:1 ratio.
• Item 8A4: Approved staff recommendation – 9-0.
• Item 3A/8C3: Approved on final action – 10-0 (CDMP) and 9-0 (zoning).
• Item 8A3: Approved staff recommendation with revised covenant – 10-0.
• Item 8B1: Deferred to December 19, 2024 – 10-0.
• Item 8C4: Denied without prejudice – 10-0.
• Item 7A/8C2: Approved staff recommendation – 10-0 (CDMP) and 10-0 (zoning).
• Item 8A1 and 8A2: Deferred to December 19, 2024 – 10-0 each.
• Item 8C1: Deferred – 8-0.
• Item 8B1: Deferred (see above).