Miami-Dade County Commission Comprehensive Development Master Plan & Zoning Meeting – January 22, 2026

The Miami-Dade County Board of County Commissioners held a public hearing on January 22, 2026, to consider various Comprehensive Development Master Plan (CDMP) amendments and zoning items. The meeting began with invocation, pledge of allegiance, and roll call, followed by a series of deferrals, approvals, and a lengthy debate on the Kelly Tractor application (Item 7A). Key actions included approval of two standard CDMP amendments, approval of two zoning items, and a controversial 9‑2 vote to adopt the Kelly Tractor text amendment with numerous conditions.

Public Comments & Testimony

• Item 7C (Atlantic Civil mitigation bank): Laura Reynolds (Hold the Line Coalition) expressed cautious support but urged the applicant to commit to hydrology changes if required by CERP. The applicant responded that hydrology fluctuations would only benefit the mitigation bank.
• Item 7A (Kelly Tractor): Over 25 members of the public spoke in opposition. Speakers included residents, environmental advocates (Tropical Audubon Society, Friends of Biscayne Bay), and students. Common concerns: destruction of 63 acres of wetlands already under preservation covenants, taxpayer subsidy for road upgrades, inconsistency with the Urban Development Boundary (UDB), loss of biodiversity, and precedent for further westward development. A few speakers incorrectly described the project as a “parking garage,” which the applicant later corrected. One speaker (Bernice Yanis) questioned whether the commission cared about environmental impacts. Will Larkins (FIU student and Everglades guide) criticized commissioners for phone use and urged protection of the Everglades.

Discussion Items

• Item 3A & 8A1 (Lennar Homes CDMP and zoning): Applicant requested a third deferral to revise the project after neighbors’ concerns. Commissioner Cohen Higgins expressed frustration over lack of density reduction and noted the applicant was no longer under contract with a developer. She moved to defer to February 19, 2026, with the condition that the applicant return with community support. Deferred 11‑0.
• Item 3B, 3B1, 8C2 (SIP Development): Deferred to the next zoning meeting at the department’s request. Deferred 11‑0.
• Item 8C1 (Kendall Associates): Deferred 11‑0.
• Item 8A2 (Garden Place Development): The applicant proffered a covenant limiting building height to 4 stories and prohibiting parking reductions, capping units at about 29. District Commissioner Cohen Higgins supported the staff recommendation. Approved 11‑0.
• Item 8A3 (TLC South Dade): District Vice Chairman McGee moved approval without discussion. Approved 11‑0.
• Item 7B (Out‑of‑cycle natural resources amendment): Sponsored by Commissioner Regalado. Staff recommended adoption. No public speakers. Approved 10‑0.
• Item 7C (Atlantic Civil – Florida City mitigation bank): Approved 11‑0 with a proffer from the applicant of a $100,000 endowment to Florida Memorial University for educational opportunities in District 9.
• Item 7A (Kelly Tractor): The main debate. The applicant (Kelly Tractor) requested a text amendment to add “MIA equipment and supportive services area” to the Open Land land‑use category on a 246‑acre site west of the UDB. Staff initially recommended denial. After lengthy discussion, the board adopted a series of amendments: (1) Road improvements – the applicant will cause SW 139th Avenue to be open to traffic before a temporary certificate of occupancy; (2) Wetland mitigation – any mitigation for the 62 acres under existing covenants must be done on‑site or via permittee‑responsible mitigation within Miami‑Dade County (unless mitigation bank credits within the county are available); (3) Connectivity – the two preserved wetland areas (bayhead and western conservation area) must be connected via stormwater or other means to allow wildlife movement and water flow; (4) The applicant agreed to delete “and supportive” from the land‑use description and replace “freight rail terminals” with “freight rail connection.” The applicant also committed to consider using county parks (e.g., Milton E. Thompson Park) for mitigation. Commissioner Steinberg voted no due to environmental concerns; Commissioner Cohen Higgins also voted no. The final vote was 9‑2 in favor.

Key Outcomes

• Item 3A/8A1: Deferred to February 19, 2026 (11‑0).
• Item 3B/3B1/8C2: Deferred to next zoning meeting (11‑0).
• Item 8C1: Deferred (11‑0).
• Item 8A2: Approved (11‑0) with covenant limiting height to 4 stories and prohibiting parking reductions.
• Item 8A3: Approved (11‑0).
• Item 7B: Adopted (10‑0).
• Item 7C: Adopted (11‑0) with a $100,000 endowment to Florida Memorial University.
• Item 7A (Kelly Tractor): Adopted (9‑2) with multiple conditions as described above. The revised covenant (including paragraph 5 on road improvements and wetland mitigation conditions) must be submitted within 10 working days. The vote requirement was confirmed as two‑thirds (9 votes) per CDMP policy LU‑3Q; the applicant’s reliance on a prior text amendment’s vote count was noted but the board applied the existing rule.