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Record of Proceedings

Miami-Dade County Commission CDMP & Zoning Meeting - December 18, 2025

Board of County Commissioners — Thursday, December 18, 2025
BodyMiami Dade County, Florida
SessionBoard of County Commissioners
DateThursday, December 18, 2025
StatusFILED
Video Record
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Transcript — Verbatim
0:21

The clerk of the board received notice that Commissioner Milian Orpiz will be absent from today's meeting.

0:27

Commissioner Bastien.

0:29

Commissioner Bermudez.

0:32

Commissioner Cohe Hings.

0:35

Senator Garcia.

0:37

Commissioner Gilbert.

0:39

I'm here.

0:40

Commissioner Gonzalez.

0:43

Commissioner Hardeman.

0:46

Commissioner Lopez.

0:48

Commissioner Regalado.

0:51

Commissioner Steinberg.

0:53

Vice Chairman Magee.

0:56

Chairman Rodriguez.

0:57

Present.

0:58

Nine members present.

0:59

We have a quorum.

1:01

All right, guys.

1:01

Uh please uh join Commissioner.

1:06

Cohen Higgins in prayer.

1:09

Uh followed by the pledge.

1:11

Why are we laughing?

1:13

Because I decided.

1:15

All right, followed by the Pledge of Allegiance.

1:16

Good morning, everyone.

1:17

Please bow your heads with us.

1:20

Dear Lord, please give us the strength, wisdom, and guidance to make decisions on behalf of the three million amazing residents of our beautiful Miami Dade County.

1:30

It is in your name that we pray.

1:32

Amen.

1:52

I like that prayer.

1:53

We're gonna we're gonna have you do the prayer more often.

1:59

All right.

2:01

Where are we, Mr.

2:03

and Madam Attorney?

2:04

I always have to look up because I need to verify who we have at the at the attorney desk.

2:12

All right, should we set the agenda this time?

2:15

Uh yes, yes, Mr.

2:16

Chair.

2:17

A motion to set the agenda would be in order.

2:19

Uh I have a motion by Commissioner Bastien, a second by Commissioner by the Vice Chair.

2:24

Um all in favor of setting the agenda signified by saying aye.

2:29

I'll oppose nay.

2:31

All right, Mr.

2:32

Attorney, can we move into uh or the zoning director until the his opening statements and swear in the speakers?

2:41

Good morning, Mr.

2:42

Chairman and Commissioners.

2:43

In accordance with the code of Miami D County, all items to be heard today have been legally advertised in the newspaper.

2:48

Notice been mailed and the properties have been posted.

2:50

Additional copies of the agenda are available here in the chambers.

2:53

Items will be called up to be here by agenda number name of applicant.

2:56

Please note board action that any item at today's meeting may be reconsidered.

2:59

An additional action may be taken on such an item at the same meeting.

3:02

Applicants and members of the public may wish to govern themselves accordingly.

3:05

The recon and file for the hearing on each application will include documents from the public agencies, the Department of Regulatory and Economic Resources, and where there's an appeal from the community appeals board.

3:15

We also have those transcripts from those hearings.

3:17

All documents are physically present today, available to all interested parties and available to the members of the board of county commissioners who may examine these items from the record during the hearing.

3:25

Parties have the right of cross-examination.

3:26

This statement, along with the fact that all witnesses have been sworn in shall be included in any transcript of these proceedings.

3:31

In addition, there's an official translator present in the chambers.

3:41

Please stand and raise your right hand.

Discussion Breakdown — Share of Meeting
Zoning█████████████████████████████████████████████45%
Economic Development████████████████16%
Affordable Housing█████████████13%
Procedural██████████10%
Urban Planning██████6%
Traffic Management███3%
Transportation Safety██2%
Engineering And Infrastructure██2%
Water And Wastewater Management█1%
Summary of Proceedings

Miami-Dade County Commission CDMP & Zoning Meeting - December 18, 2025

The Miami-Dade Board of County Commissioners met on December 18, 2025, at 9:30 AM in Commission Chambers, chaired by Anthony Rodriguez. The agenda included several zoning and comprehensive plan amendments. Key votes included approval of a major headquarters project for Citadel, denial of a controversial upzoning in the Ojus neighborhood, and approval of a large mixed-use development on Biscayne Boulevard.

Consent Calendar

  • No consent calendar items were noted.

Public Comments & Testimony

Item 8A3 – 1201 Brickell Bay Drive (Citadel Headquarters)

  • Steve Davis (representing Jade at Brickell condominium) opposed the application, stating the submitted plans omitted a key detail making the vote premature.
  • PJ Campbell (Greater Miami Chamber of Commerce) expressed full support, citing Citadel's expansion as vital for Miami's global competitiveness.
  • Christine Barney (Beacon Council) supported the project, highlighting transit-oriented design, public Baywalk improvements, and Citadel's philanthropic contributions.
  • Roderick Miller (Beacon Council President) urged approval, emphasizing job creation, infrastructure benefits, and the importance of sending a pro-business message.
  • Tucker Gibbs (law firm representing Mark Yacht Club Condominium) objected, arguing the requested waterfront variance failed to meet the 50-foot setback required by City of Miami Charter, and requested more time to negotiate.
  • Josefina Ramirez (resident of 1331 Brickell Bay Drive) opposed, stating the developer had not yet obtained approval for the shared easement, making the vote premature.

Item 8A1 – 18440 OJUS LLC (Ojus Upzoning)

  • Amy Werba (resident of 2374 NE 183 Terrace, 43 years) requested denial per staff report, noting the application was inconsistent with the Ojus Urban Area District (OUAD) plan, which aimed to control height in a stable residential area.
  • Robert Grosswald (18412 NE 24 Court) opposed, citing incompatible scale, traffic, parking shortages, and loss of green space.
  • Valerie Coulson (2377 NE 183 Terrace) opposed, referencing existing traffic congestion, emergency response delays, and the need for responsible growth.
  • Theresa Pruitt (2390 NE 184 Terrace) opposed, stating the 12-story building would tower over nearby single-family homes and worsen traffic and dust.
  • Amada Elena Rodriguez (2370 NE 185 Street, 31 years) opposed, citing peaceful community and over-construction in the area.
  • Yannina Jarchinskaya (resident 20 years) opposed, mentioning lack of schools and increased traffic.
  • Cecilia Gaviria (2855 Leonard Drive) opposed, citing narrow streets, parking issues, and fear for safety.
  • Maria Lopez Nunez (2470 NE 184 Terrace) opposed, arguing the project is not truly transit-oriented (1 mile from transit) and that infrastructure (sidewalks, streetlights) is lacking.
  • Victor Gavidia (2855 Leonard Drive) opposed, citing high-speed traffic and lack of speed bumps.
  • Angela Machecha Mahecha (2470 NE 184 Terrace) opposed, noting the OUAD recommends 2-3 stories, while the proposal would add 134 units at much higher density.

Item 3A/8A2 – RRPVII BBI Biscayne LLLP (Biscayne Boulevard Development)

  • Rob Alvarez (Biscayne Shores Development Group) expressed full support for the application, describing it as contextually appropriate.

Item 8C1 – 3645 Investors LLC (NW 36th Street & 37th Avenue)

  • A gentleman (address 5760 SW A Street, suite 450) opposed, stating the project shares driveways with his property and prior approvals had already impaired his access.

Discussion Items

Item 8A3 – 1201 Brickell Bay Drive (Citadel)

  • The applicant (Dennis Krebel) described a $2.5 billion global headquarters for Citadel, with 430 units? actually office/hotel, 10-foot waterfront variance for a public viewing terrace, $335 million in local philanthropy, and a completed Baywalk link. Commissioner Lopez requested an additional $1 million for Metro Mover improvements, which the applicant agreed to (increasing contribution to $4 million). Debate centered on ongoing negotiations with neighboring condos (Mark and Jade). Commissioner Gilbert emphasized the need to move at the speed of business and the project's countywide importance.

Item 8A1 – 18440 OJUS LLC

  • Applicant's attorney (Rachel Streitbelt) argued for upzoning to allow workforce housing, noting the site is still on septic (polluting Biscayne Bay), and proposed an eight-story covenant. Staff recommended denial due to incompatibility with the stable residential neighborhood. Commissioner Steinberg (district) moved to deny without prejudice, citing overwhelming community opposition and staff findings. A broader philosophical debate ensued on density, affordable housing, infrastructure, and state preemption. Commissioners Gilbert, Lopez, and Bermudez noted the need for comprehensive planning to meet housing deficits. Commissioner Regalado highlighted the burden on certain districts and the need for infrastructure investment. Commissioner Hardeman supported the denial, noting the importance of hearing residents. The motion carried.

Item 3A/8A2 – RRPVII BBI Biscayne (Biscayne Boulevard)

  • Applicant (Tracy Slavins) presented a 430-unit residential project with a grocery store, 71 workforce housing units (increase from 25), and a $100,000 scholarship fund for District 3 students. Commissioner Hardeman moved to approve with the amended covenant. The item passed 10-1.

Item 8C1 – 3645 Investors LLC (NW 36th Street & 37th Avenue)

  • Applicant (Javi Vasquez) requested a special exception for an 8-story, 240-unit multifamily building (phase two of an existing project), with 30 workforce housing units (half at 60-80% AMI, half at 120% AMI). Commissioner Bastien (district) moved to approve per staff conditions, after securing commitments for enhanced landscaping. The motion passed unanimously.

Key Outcomes

  • Item 8A3 (Citadel) : Approved 12-0 with staff conditions and revised transportation contribution of $4 million.
  • Item 8A1 (OJUS upzoning) : Denied without prejudice 12-0, allowing the applicant to return with a less intense proposal after one year.
  • Item 3A (CDMP amendment for Biscayne) : Approved 10-1 (Commissioner Steinberg opposed) with amended covenant for 71 workforce units and $100,000 scholarship.
  • Item 8A2 (Zoning for Biscayne) : Approved 10-1 concurrently.
  • Item 8C1 (3645 Investors) : Approved 9-0 (Commissioner Gilbert not voting? actually all present voted, but roll call shows 9? The transcript says motion passes unanimously; roll call listed several 'four' meaning present? The vote was unanimous).
  • Item 8C2 (TLC South Dade) : Deferred to January 22, 2026.
  • Item 3B/8A4 (Lennar Homes) : Deferred to January 22, 2026.
  • Item 8A5 (Garden Place Development) : Deferred to January 22, 2026.

Meeting Transcript

The clerk of the board received notice that Commissioner Milian Orpiz will be absent from today's meeting. Commissioner Bastien. Commissioner Bermudez. Commissioner Cohe Hings. Senator Garcia. Commissioner Gilbert. I'm here. Commissioner Gonzalez. Commissioner Hardeman. Commissioner Lopez. Commissioner Regalado. Commissioner Steinberg. Vice Chairman Magee. Chairman Rodriguez. Present. Nine members present. We have a quorum. All right, guys. Uh please uh join Commissioner. Cohen Higgins in prayer. Uh followed by the pledge. Why are we laughing? Because I decided. All right, followed by the Pledge of Allegiance. Good morning, everyone. Please bow your heads with us. Dear Lord, please give us the strength, wisdom, and guidance to make decisions on behalf of the three million amazing residents of our beautiful Miami Dade County. It is in your name that we pray. Amen. I like that prayer. We're gonna we're gonna have you do the prayer more often. All right. Where are we, Mr. and Madam Attorney? I always have to look up because I need to verify who we have at the at the attorney desk. All right, should we set the agenda this time? Uh yes, yes, Mr. Chair. A motion to set the agenda would be in order. Uh I have a motion by Commissioner Bastien, a second by Commissioner by the Vice Chair. Um all in favor of setting the agenda signified by saying aye. I'll oppose nay. All right, Mr. Attorney, can we move into uh or the zoning director until the his opening statements and swear in the speakers? Good morning, Mr. Chairman and Commissioners. In accordance with the code of Miami D County, all items to be heard today have been legally advertised in the newspaper. Notice been mailed and the properties have been posted. Additional copies of the agenda are available here in the chambers. Items will be called up to be here by agenda number name of applicant.

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