Miami-Dade County Comprehensive Development Master Plan & Zoning Hearing - January 30, 2025

The Miami-Dade County Board of County Commissioners convened on January 30, 2025, for a joint public hearing on Comprehensive Development Master Plan (CDMP) amendments and zoning items. The meeting included action on one small-scale CDMP amendment, one standard CDMP amendment, one out-of-cycle text amendment, and multiple zoning applications, several of which were appeals of Community Council decisions. Key themes included workforce housing, density increases, neighborhood compatibility, traffic, environmental concerns, and community benefits. All items were approved except one deferred for technical reasons.

Public Comments & Testimony

• Item 8A2 (97 & 114 LLC): Numerous residents from the Killian/Falls Acres area spoke in opposition, citing flood risks, traffic hazards, destruction of tree canopy, concerns about well water contamination, and improper fill placement. Some speakers urged the Commission to uphold the Community Council's denial. A representative of Preserve Falls Acres, Inc. noted a settlement agreement had been reached with some neighbors, but others remained opposed. The applicant's attorney disputed allegations of environmental violations, presenting records from the Department of Regulatory and Economic Resources (RER) showing no prior violations for pesticides or illegal fill.
• Item 8C4 (Diocese of Southeast Florida): Two residents from the neighboring Venetia Condo opposed the 42-story tower, expressing safety concerns about the proximity to their building, traffic on 15th and 16th Streets, and the impact of construction on aging structures. They requested communication channels be established.
• Item 8A3 (Unity Center of Miami): Several residents from the Stonewood community opposed the 22-home development, citing increased traffic through their neighborhood, use of a one-way road as two-way, and loss of quality of life. They supported closure of SW 149th Avenue. A representative of Unity Center spoke in favor.
• Item 8C2 (AMC Development Group): No public speakers were present.

Discussion Items & Decisions

• Item 3A & 8C2 (AMC Development Group): Small-scale CDMP amendment and concurrent zoning for a 248-unit workforce housing project at SW 236 Street & 125 Avenue. The applicant highlighted 100% workforce housing, proximity to the South Dade TransitWay, and a voluntary density cap from 545 to 248 units. Staff recommended approval. The Commission approved the ordinance (9-0 vote) and the zoning (voice vote).
• Item 4A & 4A1 (Douglas Road Metropolitan Urban Center): Out-of-cycle text amendment to the CDMP Urban Center text related to the Douglas Road Metropolitan Urban Center. Adopted on first reading (10-0 vote).
• Item 8A1 (Archimedes XXII, LLC / Lennar Homes): A rezoning appeal from a Community Council denial. The applicant reduced density from 85 to 78 units, added a public dog park, and secured 15 letters of support. Commissioner Cohen Higgins moved approval with conditions (revised site plan, dog park sign, revised covenant). Approved unanimously (8-0 roll call).
• Item 8A2 (97 & 114 LLC): A controversial rezoning from EU-1 to EU-M for 22 single-family lots (same as as-of-right density but through workforce housing). The applicant presented a settlement agreement with neighbors that would close SW 99th Avenue as a play street, build a retaining wall, and extend public water and sewer to adjacent homes. RER staff confirmed 22 units could be built as-of-right with an open street; the applicant's version would keep the street closed. RER also revealed a violation for removal of specimen trees (approximately 35 specimen and 35 non-specimen). The applicant disputed knowledge of the violation. Commissioner Regalado moved approval with amendments: planting 10 Dade County Pines in a private covenant, and addressing tree violations through normal processes. Approved unanimously (8-0).
• Item 8A3 (Unity Center of Miami / Lennar Homes): Rezoning to RU-1MA for 22 homes adjacent to a previous phase. No land use change. The applicant committed to working with the county to permanently close SW 149th Avenue to address cut-through traffic. Commissioner McGee moved approval. Approved (9-0 roll call).
• Item 8A4 (11341 Realty LLC) & 8A5 (Q Venture Capital, LLC): Two rezonings from RU-2 to MUCC for workforce housing near US-1. Approved with staff recommendations (8-0 each).
• Item 8B1 (PM2 Group LLC): Deferred to February 20, 2025, due to an incorrect transcript being in the record (94 protests, 17 support).
• Item 8C1 (18050 W Investments, LLC): Housekeeping item; approved with staff recommendation (voice vote).
• Item 8C3 (Millennium Developments of Brickell, LLC): A 42-story residential tower near the Brickell Metrorail station. The applicant proffered a $1 million community benefit and increased right-of-way improvements. Approved with a 30-day covenant condition (unanimous roll call).
• Item 8C4 (Diocese of Southeast Florida): 42-story tower on Trinity Cathedral property, preserving the historic cathedral. Proffered $2 million in rental assistance for workforce housing within 1.5 miles, $250,000 for Metromover station maintenance, and a commitment to seek local historic designation. Commissioner Hardeman moved approval with amended public benefit conditions (annual reports, off-site option). Approved unanimously (8-0).
• Item 8C5 (19640 WDH, LLC): Approval with conditions limiting recreational court use to 9:00 PM and requiring lighting not to spill onto adjacent properties. Approved (voice vote).

Key Outcomes

• CDMP Amendments: Item 3A (small-scale) adopted on second reading (9-0); Item 4A (standard text amendment) adopted on first reading (10-0).
• Zoning Approvals (all unanimous): 8A1 (8-0), 8A2 (8-0), 8A3 (9-0), 8A4 (8-0), 8A5 (8-0), 8C1 (voice), 8C2 (voice), 8C3 (11-0 roll call), 8C4 (8-0), 8C5 (voice).
• Deferrals: Item 8B1 deferred to February 20, 2025.
• Procedural Direction: Commissioner Cohen Higgins requested that staff provide written notice to residents signing up to speak about whether the public hearing on each item is open or closed.