Miami-Dade County Commission Comprehensive Development Master Plan & Zoning Meeting - April 23, 2026

The Miami-Dade County Board of County Commissioners met on April 23, 2026, to consider several comprehensive plan amendments and zoning applications. Key actions included the adoption of two small-scale CDMP amendments, approval of a zoning application with community benefits, and a split vote on a controversial 524-unit residential development in the Calusa Club area. The meeting also featured extensive public comment on the Kelly Tractor standard amendment, which was ultimately deferred to allow for additional needs analysis.

Public Comments & Testimony

• Item 3A (OCLA LLC – grocery store): Mary Waters (Redland) opposed, arguing the area lacks public water/sewer and the grocery store is not needed. Mario Consuelo and Julio Angel Melo (married 43 years) spoke in favor, citing the need for a small grocery due to dangerous traffic on Krome Avenue and the difficulty of traveling to larger stores. The applicant noted 207 letters of support.
• Item 3B/8C3 (232 Holdings – mixed-use): Frederick Bowles and Michael Bowles (Miami) opposed, citing increased traffic, strain on water resources, and overcrowded buses. The applicant noted that the water and sewer department had added a condition for a pump station.
• Item 8A1 (Calusa Club – 524 units): The public hearing was not reopened, but the objector’s attorney, David Winker, and Amanda Prieto (Save Calusa) addressed the board. Prieto stated that negotiations failed on density; the community wanted a park or preserve, but the developer offered only rookery protections. She urged the commission to balance development, environment, and quality of life.
• Item 8C2 (1315 Partners – 378 units): No public speakers signed up.
• Item 7A (Kelly Tractor – 246 acres west of UDB): Over a dozen speakers opposed, including Caitlin Daly, Noel Stewart Cleveland (Sierra Club), Laura Reynolds (Hold the Line Coalition), Lauren Jonatus (Tropical Audubon), and several FIU students. They argued the project would destroy wetlands, set a dangerous precedent for UDB expansion, and lacked a demonstrated need. The applicant’s attorney, Alexander Sandra, and Mr. Kelly responded, noting the company’s 1933 history, 300 current jobs, and a commitment to preserve 63 acres of wetlands and donate 20 acres off-site.

Discussion Items

• Item 3A (OCLA LLC – small-scale CDMP amendment): The applicant sought to rezone a 50-year-old commercial site from AG to BU2 for a grocery store and retail. Staff recommended denial due to sprawl concerns, but the Planning Advisory Board (PAB) recommended approval. District 9 Commissioner Kionne McGee supported the application, noting the site already houses a shopping center, is not near the UDB, and has 207 community support letters. Commissioner Cohen Higgins and Regalado noted the existing site is outdated and the new development would be a community improvement. The board approved 13-0.
• Item 3B/8C3 (232 Holdings – small-scale CDMP with concurrent zoning): The applicant proposed a development near US-1 and SW 232 Street. The PAB and community council recommended approval. District 8 Commissioner Danielle Cohen Higgins moved approval, noting the water pump station condition was addressed. Approved 13-0.
• Item 8A1 (Calusa Club – deferred zoning item): The applicant (GL Homes) proposed 524 units on 168 acres, reduced from earlier plans. The objector’s attorney reported that negotiations failed on density; the community wanted a park. The applicant noted they had signed an agreement with Tropical Audubon for rookery protections, expanded the lake, and provided traffic calming measures. District 7 Commissioner Raquel Regalado supported the motion, citing the Audubon agreement and concessions. The vote was 8-5 in favor.
• Item 8C2 (1315 Partners – zoning): The applicant proposed a 378-unit residential building with ground-floor commercial in Miami. The district commissioner, Keon Hardeman, negotiated a proffer of 10% workforce housing (split between 110% and 140% AMI), $600,000 in public sidewalk improvements, and $450,000 in educational contributions ($50,000 to a 501(c)(3) within 60 days, $400,000 to the Miami Foundation for scholarships at permit issuance). Approved 13-0.
• Item 7A (Kelly Tractor – standard CDMP amendment): This item sought a text amendment to allow an industrial facility outside the UDB. The mayor had vetoed it earlier, citing lack of need and wetland concerns. The applicant presented revised plans with 63 acres of on-site wetland preservation and 20 acres off-site donation. The mayor urged upholding the veto, stating the need was not demonstrated. District 12 Commissioner Juan Carlos Bermudez moved to adopt, but after extensive debate, the board voted to defer to the May 5, 2026 BCC meeting to allow the applicant to provide a more detailed needs analysis. The deferral passed 13-0.

Key Outcomes

• Item 3A (OCLA LLC): Adopted 13-0. The applicant must submit a covenant and title opinion within 10 days.
• Item 3B (232 Holdings): Adopted 13-0. Companion zoning item 8C3 also approved 13-0.
• Item 3C (Bluenest Development): Deferred 13-0 to June 18, 2026 (along with zoning item 8C4).
• Item 8A1 (Calusa Club): Approved 8-5. Commissioners Garcia, Gilbert, Gonzalez, Hardeman, Lopez, Milian Orbis, Regalado, Steinberg, Bastien, Bermudez, and McGee voted yes; Gonzalez, Cohen Higgins, and Rodriguez voted no. (Note: The transcript shows 8-5 but lists 13 commissioners; the roll call indicates 8 yes, 5 no.)
• Item 8C2 (1315 Partners): Approved 13-0 with conditions, including workforce housing and educational contributions.
• Item 7A (Kelly Tractor): Deferred 13-0 to the May 5, 2026 BCC meeting to allow the applicant to provide a comprehensive needs analysis.
• Item 8C1 (Acorn 27, LLC): Deferred earlier to June 18, 2026.

The meeting adjourned after the Kelly Tractor deferral.