Miami-Dade County Commission CDMP and Zoning Meeting - September 24, 2026

The Miami-Dade County Board of County Commissioners convened on September 24, 2026, at 9:30 AM for a Comprehensive Development Master Plan (CDMP) and Zoning public hearing. The meeting began with a presentation honoring Laura Murilla for her 33 years of service, followed by roll call (11 members present, quorum), invocation, and agenda setting. Commissioners addressed several CDMP amendments, zoning applications, and appeals, resulting in multiple deferrals, approvals, and denials.

Deferrals

• Item 8C4 (Homestead Office, LLC): Deferred by the District 8 commissioner to a future date. Motion passed unanimously.
• Items 7A and 8C3 (GPC Miami Business Park / American Bankers Life Assurance Co.): Deferred to October 22, 2026, by Vice Chairman McGhee to allow time for a community meeting and further discussion. Motion passed with one nay (Commissioner unspecified).
• Items 3A, 3A1, 8C6 (Lennar Homes / Dunagan's Fruit Groves): Deferred to October 22, 2026, after extensive discussion about traffic analysis and sheriff staffing concerns raised by Commissioner Cohen Higgins. Motion passed with two nays recorded.

Public Comments & Testimony

• Items 3A/8C6: Multiple residents spoke. Magali Fernandez supported the project as fitting for the community. John Kerr opposed, citing increased traffic and insufficient infrastructure (schools, fire station, medical). Melissa Ortega and Fiorella Cangelosi supported Lennar Homes, noting positive community engagement and desire for family opportunities. Rosemary Giuseppe supported, stating homeownership was a beneficial decision.
• Item 8A1 (Miami Dade SNF Holding): No public speakers registered.
• Item 8B1 (Valemar Holding): Approximately 546 residents submitted written objections. Public speakers included Erica Garcia (leader of 147th Avenue Neighbors United, ~280 members), Jeanette Moore (supported responsible growth), George Reyes (appellant, concerned citizen of West Dade), Stephen Marquez (president of Millennium Town Homes, opposed building height and compatibility), Maruja Gonzalez (special education teacher, cited school bus traffic impacts), Javier Sotomayor (opposed spot zoning), and Dahlia Perez Ordaz (cited binding deed restrictions prohibiting apartments).
• Items 4B, 4C, 4A: No public speakers.
• Item 7B/8C2 (Biscayne Shores): Tracy Slavin spoke in support, citing revitalization of the Biscayne Boulevard corridor.
• Item 8C5, 8C7, 8C8: No public speakers.

Discussion Items

• Items 3A/8C6 – Lennar / Dunagan's Fruit Groves (40 acres, 185 single-family homes): Commissioner Cohen Higgins questioned the traffic concurrency analysis, noting that roads abutting the project (SW 276th and 278th Streets) were not analyzed. Planning staff explained that only major section-line roads with traffic count stations are routinely studied, and adjacent roadways may be evaluated in a traffic impact study if thresholds are met. The applicant noted that the project would generate 4.6 units per acre, well below the 36 units allowed in the transit corridor. Sheriff's Office comments indicated a projected need for three additional deputies (cost ~$370,000) due to increased calls for service. Commissioner Cohen Higgins expressed concern about approving housing without addressing public safety staffing. After debate, she moved to defer to work with the applicant and sheriff's office to find a remedy.
• Item 8A1 – Miami Dade SNF Holding (57 townhomes): Commissioner Gonzalez (District 11) initially deferred this item in June for traffic analysis. The applicant presented revised plans: right-turn-only exit, signal timing improvements along Kendall Drive from SW 157th Avenue to 177th Avenue (Chrome Avenue), expected to reduce delays by 27% AM and 31% PM peak, with up to 87% reduction at some intersections. Traffic engineering staff confirmed the synchronization will improve progression, but no new road capacity is added. Commissioner Gonzalez moved to deny, citing that even with synchronization, adding more cars to Kendall Drive (already at capacity) is untenable and that West Kendall needs more jobs to reduce commute traffic. The denial was based on traffic level of service as substantial competent evidence. Motion passed 9-0.
• Item 8B1 – Valemar Holding (33 apartments on 1.4 acres, appeal of CZAB approval): Appellants argued the project is incompatible with surrounding single-family homes, exceeds height (37'8" vs. 28' stated), provides insufficient open space (33% vs. 40% required), and violates deed restrictions prohibiting apartments. The applicant countered that the project was reduced from 40 to 33 units, generates less traffic than the approved office building (56 PM peak trips for office vs. 35 for apartments), and is within a transit corridor. The district commissioner (Gonzalez) noted the area already has multiple schools causing congestion and moved to approve the appeal (deny the application), citing cumulative traffic impacts. Several commissioners supported the district commissioner, though Commissioner Regalado cautioned that repeated denials of residential may require a moratorium rather than piecemeal decisions. Motion passed unanimously.
• Items 4B/4B1 – Cargo Container Storage Text Amendment: Prime sponsor Commissioner Gilbert proposed allowing container storage and stacking (up to 6-high) on designated truck parking areas outside the Urban Development Boundary (UDB) in two areas: Open Land 1 sub-area (northwest) and Agriculture area (south). Commissioner Regalado offered a friendly amendment to also apply to areas designated for inland ports. The amendment was accepted. Commissioners discussed the need to free up space for trucks and contain containers. Motion passed unanimously.
• Items 4C/4C1 – Water Supply Facilities Work Plan: Prime sponsor Commissioner Regalado moved adoption to update the water, sewer, and solid waste element of the CDMP. No discussion. Passed unanimously.
• Items 4A/4A1 – Business Support Center (Midwest REO): This text amendment would create a new “Business Support Center” category allowing vertical mixed-use industrial/office/commercial on 5-10 acre parcels within one mile of designated terminals (airports, seaports). Commissioner Regalado raised concerns that “light industrial” uses are too broad and not tethered to terminal activities. She suggested tying uses to the industry conducted at the terminal (e.g., aeronautics, logistics). Commissioner Milian Orbis proposed an amendment to require the applicant to work with staff on revisions to tether uses. The amendment was accepted. Commissioner Steinberg asked about locations outside the UDB; staff confirmed such sites would require a UDB expansion. Motion passed unanimously.
• Items 7B/8C2 – Biscayne Shores (CDMP and zoning): Commissioner Hardeman moved to approve, including a proffered Declaration of Restrictions providing public benefits (including scholarships) and a new Durham covenant for environmental assessment. Commissioner Steinberg voted no, citing concerns about impacts on her district from increased density along the RTZ corridor. Motion passed 7-1.
• Item 8C5 – Cimabian (zoning): Approved unanimously with no discussion.
• Item 8C7 – Grey Porras Alfaro (zoning): Commissioner Hardeman denied the application, citing numerous non-use variances (setbacks, lot coverage) that would negatively impact neighbors. He noted the property is over 7,000 sq. ft. and variances were not justified. Motion passed unanimously.
• Item 8C8 – TAF SDGC (zoning): Commissioner Cohen Higgins moved approval with minor modifications to conditions (adding “future phase” for canal walkway and striking specific unit count from affordable housing condition). Vice Chairman McGhee voted no. Motion passed 7-1.

Key Outcomes

• Approved (unanimous): 8C1 (zoning), 4B/4B1 (as amended), 4C/4C1, 4A/4A1 (as amended), 8C5, 8C8 (7-1, one nay).
• Approved (7-1): 7B/8C2 (Biscayne Shores) – Commissioner Steinberg opposed.
• Denied (9-0): 8A1 (zoning, based on traffic concerns).
• Denied (unanimous): 8C7 (zoning, variances), 8B1 (appeal upheld, application denied).
• Deferred to October 22, 2026: Items 3A/3A1/8C6, 7A/8C3, and 8C4.
• Adjournment: Meeting adjourned after completion of all agenda items.