Miami-Dade County Commission Comprehensive Development Master Plan & Zoning Meeting - February 20, 2025

The Miami-Dade Board of County Commissioners held a public hearing on February 20, 2025, to consider three small-scale Comprehensive Development Master Plan (CDMP) amendments and several zoning items. All items were approved unanimously after public testimony and commissioner discussion. The meeting included CDMP applications for properties at SW 278 Street / SW 154 Avenue (3A), SW 122 Street / South Dade Transitway (3B), and SW 26 Street (Coral Way) / SW 144 Avenue (3C), along with concurrent zoning applications (8C4, 8C2) and standalone zoning items (8A1, 8C1, 8C3). No consent calendar was designated.

Public Comments & Testimony

• Item 3B (CDMP20240007): Three residents spoke in support of the revised plan for 22 residential homes. Jane Haggle and Rosemary Pringle expressed support, with Pringle requesting a covenant limiting the property to 22 residential homes. Daniel Del Rio Perez presented 43 petitions from nearby residents asking to add the word “residential” to the declaration of restrictions to prevent future zoning changes.
• Item 3C (CDMP20230028) / Zoning 8C2: Two residents spoke in opposition. Guillermo Rodriguez cited traffic concerns from a nearby school and lack of speed limit signs, preferring the land remain residential. Alex Silva requested better communication with the community and raised concerns about traffic studies conducted outside peak hours. He asked for more information before making a decision.
• Item 8C3 (Z2024000089): Two residents spoke against the project. Theophilus Williams criticized lack of community notification. Walter Collins Jr. opposed allowing the building to extend beyond the front property line and said the homeowners association did not want the project.

Discussion Items

Items 3A (CDMP20240006) & 8C4 (Z2024000107) – 278 St Development, LLC

• The applicant, Hugo Arza, noted staff recommended approval and that no public speakers were present because neighbor concerns had been addressed. Commissioner Cohen Higgins (District 8) asked about incorporating Parks, Recreation and Open Spaces (PROS) recommendations (shade trees, bike racks, benches). The applicant agreed to include them. The CDMP amendment and concurrent zoning were approved unanimously (10-0) with a 10-day condition for final declaration.

Items 3B (CDMP20240007) – South Dixie and 122 LLC

• This application was revised after a prior controversial ALF proposal. The new plan proposes 22 residential homes with a proffered declaration of restrictions limiting density to 22 units. The applicant (Melissa Tapanas) committed to work with PROS on the South Dade Trail and to submit a traffic impact mitigation plan. Commissioner Cohen Higgins moved approval, noting the process had worked well. Approved unanimously (10-0) with a 10-day covenant submission.

Items 3C (CDMP20230028) & 8C2 (Z2023000508) – MMG Coral Way, LLC / Corteguera 14424, LLC

• The applicant proposed a horizontal mixed-use development: 38 townhomes and 27,000 square feet of retail (grocery store and quick-service restaurant) on 6.72 acres. The original plan for 200 units was reduced after community feedback. A traffic signal at SW 144 Avenue and Coral Way is proffered, and a $500,000 contribution to Tree Island Park for a splash pad and shade sails is included. Commissioner Gonzalez (District 11) commended the applicant for community outreach and noted the workforce housing question. Commissioner Bastien raised concern about the elimination of workforce housing (from 12.5% to 0%). The applicant explained the reduction in units made it infeasible, but noted the townhomes would be priced at ~$600,000 (30-40% lower than nearby single-family homes). The CDMP amendment passed unanimously (10-0); the concurrent zoning also passed unanimously (10-0) with 30 days to submit the covenant.

Item 8A1 (Z2024000029) – PM2 Group, LLC / Homestead MB Partners (Deferred from Jan 30)

• This appeal from the Community Zoning Appeals Board (CZAB) involved a rezoning for 32 single-family homes (reduced from 40) with a non-use variance for a private drive. The applicant increased lot sizes to 10,190 sq ft and frontage to 75 feet after neighbor meetings. Commissioner Cohen Higgins (District 8) confirmed the lot layout and historic structure (1935) had been deemed not historic. Approved unanimously (9-0) consistent with staff recommendation.

Item 8C1 (Z2023000450) – North at Brickell 4, LLC

• The applicant proffered a new covenant increasing the transit contribution from $500,000 to $1 million and adding conditions for a traffic signal and rapid flashing beacons. Commissioner Higgins (District 5) requested flexibility to combine the beacon with an adjacent project and to coordinate with DTPW on placement. She also asked that final plans be reviewed to ensure proper valet entry on 11th Street. Approved unanimously (9-0) with 30 days to submit the revised covenant and conditions.

Item 8C3 (Z2024000089) – Residences at Palm Court, LLC

• This is a public-private partnership with Miami-Dade Public Housing to redevelop Palm Court (191 public housing units built in 1975) into 316 units (191 replacement + 125 affordable at 80% AMI). The applicant will build an L-shaped building in the rear to avoid displacing current residents during construction. Community meetings were held in July 2024. Commissioner Bastien moved approval with a condition that no residents be displaced or forced to relocate at any phase. Commissioner Gilbert cautioned about concentrating all low-income housing but noted the project includes mixed incomes (elderly replacement units and non-elderly affordable at 80% AMI, which is effectively market rate). Approved unanimously (8-0) with conditions and revisions.

Key Outcomes

| Agenda Item | Description | Vote | Conditions / Notes | |---|---|---|---| | 3A & 8C4 | CDMP & zoning for 278 St Development – mixed-use near South Dade Transitway | 10-0 | 10 days to submit final covenant; PROS recommendations to be incorporated | | 3B | CDMP for South Dixie and 122 LLC – 22 residential homes | 10-0 | Proffered declaration of restrictions limiting density; 10 days for covenant | | 3C & 8C2 | CDMP & zoning for MMG Coral Way – 38 townhomes + 27,000 sq ft retail | 10-0 (both) | 30 days for covenant; proffered traffic signal, splash pad contribution | | 8A1 | Rezoning for PM2 Group – 32 single-family homes, private drive | 9-0 | Lot layout plan attached to variance; reduced density from 40 to 32 | | 8C1 | Zoning for North at Brickell 4 – hotel/residential? | 9-0 | Transit contribution increased to $1M; 30 days for covenant; flexibility to combine RRFB | | 8C3 | Zoning for Palm Court redevelopment – 316 affordable units | 8-0 | Condition: no forced displacement during construction; minor landscaping conditions |

All decisions were unanimous. The meeting adjourned after the last item.