Miami-Dade BCC Comprehensive Development Master Plan & Zoning Meeting - July 17, 2025

The Miami-Dade Board of County Commissioners (BCC) held a Comprehensive Development Master Plan (CDMP) and Zoning meeting on Thursday, July 17, 2025, beginning at 9:30 AM. The meeting covered multiple small-scale and standard CDMP amendments, zoning applications, and public hearings. Key topics included workforce housing developments by Blue Nest Development, a Kelly Tractor Company industrial expansion, and various rezoning requests. The meeting lasted several hours with extensive public testimony both in support and opposition, particularly regarding housing density, infrastructure, and environmental impacts.

Public Comments & Testimony

• Item 3E/8C8 (Blue Nest – SW 268 St): Dozens of residents spoke. Opponents cited traffic congestion, inadequate infrastructure (single-lane roads, flooding risks), loss of agricultural land and wildlife habitat (mature oaks, protected species), and incompatibility with existing single-family acreage homes. Many noted that the developer’s stormwater plan used a fabricated soil type (“coastal”) to pass calculations. Supporters, including teachers, police, young professionals, and union representatives (FOP, United Teachers of Dade), argued for workforce housing, homeownership opportunities, and the need to retain essential workers in the county. Some supporters accused opposition of misinformation and intimidation.
• Item 4A (Kelly Tractor): Environmental advocates (Hold the Line Coalition, Tropical Audubon) opposed, citing 160 acres of wetlands of regional significance, past permit violations (two county lawsuits in 1987 and 2008 for degrading wetlands on the same site), and lack of a map amendment. Speakers urged denial or at least requiring on-site mitigation. No public speakers in favor were recorded.
• Item 3A/8C1 (Blue Nest – SW 320 St): Similar opposition themes: lack of infrastructure, flooding, proximity to Everglades, and need for lower density. Supporters again emphasized workforce housing and the American dream of homeownership. An attorney representing a neighboring property owner (Miller Trust) requested intervenor status, but the Chair ruled they would receive standard speaker time (1 minute per person) and did not recognize expert testimony due to lack of proper notice.
• Other items: Public testimony on 3B (Lennar Homes), 3C, 3D, 3F, 7A, and 8C items was minimal or consisted of the same speakers who had already left. A few residents spoke on 8C1 and later items, reiterating traffic and infrastructure concerns.

Discussion Items

• Item 8A1 (14th Street Miami Investments, Z2024000125): Deferred three times previously. The applicant increased the public benefit proffer from $150,000 to $600,000 ($1.97/sq ft, three times the 2024 average of $0.64). The district commissioner (Hardemon) was absent. After debate, the item was deferred again to the September 3, 2025 BCC meeting to allow the district commissioner to weigh in.
• Item 3E/8C8 (Blue Nest – SW 268 St): The applicant (Pedro Gasson) argued the site is within a smart corridor overlay (22 acres within half-mile of bus rapid transit) and could by right allow 825 units without CDMP amendment. They proposed 284 townhomes with 20% workforce housing (57 income-restricted units) and committed to selling 100% of units at the workforce sales price (capped at 140% AMI). The district commissioner (Cohen Higgins) initially expressed concern about density but made a motion to adopt with an amendment: 100% of units sold at workforce price, 20% income-restricted. After discussion, the motion passed 10-2 (Commissioners Regalado and Steinberg opposed). The companion zoning item (8C8) also passed 10-2.
• Item 4A (Kelly Tractor, CDMP20230013): The applicant sought a text amendment to add an “MIA Equipment and Supportive Services area” to the Open Land sub-area three category on 246 acres west of NW 137 Ave and SR 836. The site is outside the UDB but within an economic corridor. Staff recommended transmittal. The district commissioner (Bermudez) supported, noting the area already has industrial uses (quarries, jail, bus depot) and the project would create ~1,000 jobs. The motion to transmit and adopt passed 10-2 (Commissioners Higgins and ? opposed).
• Item 8C6 (VS Alexandria Holdings, Z2024000231, Opa-locka): The district commissioner (Bastien) secured commitments: increase affordable housing from 12.5% to 20% (10% at 60-80% AMI), add shade trees, and contribute to Metro Connect for transit access. The item was approved unanimously.
• Other zoning items (8C1, 8C2, 8C3, 8C4, 8C5, 8C7, 8C9, 8C10): Most were approved per staff recommendation with standard conditions, often with modifications (e.g., perimeter single-family homes for 8C1). Votes were unanimous except where noted.

Key Outcomes

• Item 8A1: Deferred to September 3, 2025 BCC meeting (motion passed unanimously).
• Item 3E (CDMP20240016) and 8C8: Approved 10-2 with condition that 100% of dwelling units be sold at workforce housing sales price (up to 140% AMI) and 20% income-restricted per county program. Covenant to include perimeter single-family homes on RU1 lots. Applicant must provide revised covenants within 10 days or item deemed withdrawn.
• Item 4A (CDMP20230013) and 4A1: Transmitted/adopted on first reading 10-2.
• Item 8C3 (Public Storage Kendale Lakes): Approved unanimously per staff recommendation.
• Item 3B (Lennar Homes, CDMP20240010): Approved unanimously with standard covenant condition.
• Item 7A (Bluenest at Krome I, CDMP20240015) and 8C7: Approved unanimously per staff recommendation.
• Item 8C6 (VS Alexandria Holdings): Approved unanimously with conditions: 20% affordable (10% at 60-80% AMI), shade trees, and Metro Connect contribution, to be memorialized in covenant.
• Items 3A/8C1 (Bluenest – SW 320 St), 3C/8C9, 3D/8C5, 3F/8C4: All approved unanimously with staff recommendations and standard covenant conditions.
• Item 8C2 (Merrick Parc): Approved unanimously.
• Item 8C10 (H Greg Miami): Approved unanimously per staff recommendation.
• All approved items include the standard 10-day condition to submit legally sufficient covenants, joinders, and opinion of title, or be deemed withdrawn.

The meeting was adjourned after all items were addressed.