Miami-Dade County Commission Comprehensive Development Master Plan & Zoning Meeting - April 29, 2025

The Miami-Dade County Board of County Commissioners (BCC) held a public hearing meeting on Tuesday, April 29, 2025, at 9:30 AM in the Commission Chambers. The meeting, chaired by Chairman Anthony Rodriguez with Vice Chairman Kionne L. McGee, focused on Comprehensive Development Master Plan (CDMP) amendments and associated zoning items. Eight members were present, establishing a quorum. The agenda included several applications for land-use changes and zoning approvals, with significant public participation on a workforce housing project. All votes were unanimous except one deferral.

Public Comments & Testimony

• Item 3A (Lennar Homes small-scale CDMP): No public speakers registered.
• Item 4A (BlueNest at Krome I workforce housing): Multiple residents spoke. Supporters, including Kendrick Jones, Joanna Robinson, and Carlita McGuire, emphasized the need for affordable homeownership opportunities. Opponents, including Mary Waters and Vanessa McDonnell, argued the project would harm the agricultural character of the Redland area and questioned whether the homes were truly affordable. Natalie Grant, a local farmer, expressed concern about community engagement and the project's impact.
• Item 7A (EIP IV Round Hammock mitigation bank): Laura Reynolds (Hold the Line Coalition) supported the mitigation bank but requested language to ensure hydrology adjustment for Everglades restoration. Mary Waters opposed the conversion of 239 acres of agricultural land.
• Item 8C3 (14th Street Miami Investments RTZ): Marion Brown, a resident, spoke against the developer but later clarified his testimony pertained to a different project; the applicant noted the site is unrelated.
• Items 7B, 8C1, 8C2, 8C4, 8C5: No public speakers.

Discussion Items

Item 3A & 8C2 – Lennar Homes Small-Scale CDMP and Zoning (District 8)

• Proposal: CDMP amendment and zoning application for 90 acres on SW 232 Street and 112 Avenue, by Lennar Homes LLC. The small-scale amendment was on final adoption; a companion resolution for standard conversion was withdrawn upon approval.
• Commissioner Cohen Higgins (district sponsor) moved approval with staff recommendations, noting community council support. A technical condition was added to revise the covenant and provide an opinion of title.
• Outcome: Approved unanimously (11-0). Zoning item 8C2 also approved (11-0), with a request from Commissioner Cohen Higgins that homes incorporate barn-style aesthetics.

Item 4A & 4A1 – BlueNest at Krome I Standard CDMP Transmittal (District 8)

• Proposal: CDMP amendment for 700 workforce townhomes on 90 acres south of SW 272 Street, between Krome and 172 Avenue. Applicant sought transmittal for state review; the concurrent zoning application will follow at adoption.
• Applicant Pedro Gasson highlighted 20% workforce housing units (140 units) priced at a maximum of $451,000, with a $4,500 down payment and $2,600 monthly payment. He noted the county's housing crisis, 90,000-unit shortage, and that the development will connect to water/sewer, generate $12.2 million in impact fees, and provide neighborhood retail.
• Public debate: Supporters stressed homeownership opportunities; opponents cited density, traffic, and loss of agriculture. Commissioner Cohen Higgins moved approval with additional conditions: (1) cap all townhomes at workforce sales price while keeping 20% at income limits; (2) provide a public pump station to accommodate the basin; (3) use green infrastructure and trees for stormwater management.
• Commissioner Regalado questioned infrastructure and stormwater; applicant confirmed the pump station would be regional and stormwater plan accounted for historical flows.
• Commissioners Bermudez, Gilbert, Hardemon, Gonzalez, and McGee spoke in support, emphasizing the need for workforce housing and the project's location within the Urban Development Boundary (UDB). Traffic concerns were discussed, with the applicant stating no adverse impact per traffic study.
• Outcome: Approved unanimously (12-0) for transmittal.

Item 7A – EIP IV FL Round Hammock Mitigation Bank (District 8)

• Proposal: Final adoption of CDMP amendment for a mitigation bank on approximately 239 acres south of SW 400 Street, between 217 and 227 Avenues. Applicant Hugo Arza reported staff recommendation to adopt with accepted declaration of restrictions.
• Commissioner McGee moved adoption. Staff (Jerry Bell) noted concerns from transmittal about management and compatibility were resolved.
• Outcome: Approved unanimously (12-0).

Item 7B & 8C1 – Infinity Gardens Apartments (District 8)

• Proposal: Final adoption of CDMP amendment and concurrent zoning for a parcel east of 147 Avenue, between SW 258 and 260 Streets, partially bisected by the Urban Development Boundary (UDB). The project is within half a mile of a bus rapid transit corridor.
• Commissioner Cohen Higgins moved adoption, calling it a "," cleanup of an irregular UDB line. Discussion ensued about a policy to handle all similarly bisected parcels administratively. Commissioner Gilbert offered to draft a blanket item; Commissioner Regalado clarified that notice was needed for each owner. The board agreed to pursue a policy solution.
• Outcome: CDMP adopted (11-0); zoning approved (11-0).

Item 7C – Douglas Road Metropolitan Urban Center Text Amendment (Countywide)

• Proposal: Final adoption of an out-of-cycle CDMP text amendment filed by the Department of Regulatory and Economic Resources to revise the Urban Center text for Douglas Road.
• Commissioner Regalado moved adoption; no discussion.
• Outcome: Approved unanimously (11-0).

Item 8C3 – 14th Street Miami Investments RTZ (District 3)

• Proposal: Rapid Transit Zone (RTZ) application for a 3.3-acre site near the School Board MetroMover station, seeking 283 market-rate units vs. 112 as-of-right. Public benefit proffer: $150,000 for transit station repairs.
• Commissioner Hardemon expressed concern that the benefit was too low compared to past RTZ approvals and sought a deferral to allow negotiation. Applicant Russell Galbett offered to increase the proffer, but the commissioner preferred postponement.
• Outcome: Deferred to the next BCC CDMP/Zoning meeting (May 22 meeting later cancelled; new date to be set). Motion passed with Commissioner Hardemon's request.

Item 8C4 – West Gables Property – Skilled Nursing Facility (District 10)

• Proposal: Unusual use and two non-use variances (FAR increase to 1.15 and parking reduction to 81 spaces) for a 180-bed skilled nursing facility at 9025 SW 72 Street, Sunset area. Five-story building, majority of occupants elderly.
• Commissioner Cohen Higgins moved approval after adding a condition that the use be limited to a nursing home/skilled nursing facility where the majority of patients are over age 62. Staff confirmed the parking reduction is tied to that use.
• Outcome: Approved unanimously (10-0).

Item 8C5 – Extra Space Properties Storage Facility (District 11)

• Proposal: Zoning for an additional self-storage facility on 147 Avenue, north of Miami Executive Airport. Traffic study showed minimal impact (peak hour trips at 7 PM and 4 AM).
• Commissioner Gonzalez moved approval, noting the low traffic generation and favorable staff recommendation. Condition: proffered covenant.
• Outcome: Approved unanimously (11-0).

Key Outcomes

• Item 3A/8C2: Approved 11-0 for Lennar Homes small-scale CDMP and zoning with covenant condition.
• Item 4A/4A1: Approved 12-0 for BlueNest workforce housing transmittal with conditions capping townhome prices, providing a regional pump station, and using green infrastructure.
• Item 7A: Approved 12-0 for Round Hammock mitigation bank.
• Item 7B/8C1: Approved 11-0 for Infinity Gardens UDB cleanup; board agreed to pursue a policy for all similarly bisected parcels.
• Item 7C: Approved 11-0 for Douglas Road Urban Center text amendment.
• Item 8C3: Deferred to next CDMP/Zoning meeting (date TBD) due to public benefit concerns.
• Item 8C4: Approved 10-0 for West Gables skilled nursing facility with age-62 condition.
• Item 8C5: Approved 11-0 for Extra Space self-storage facility.
• Calendar Change: Approved motion to cancel the May 22, 2025, CDMP/Zoning meeting.