Miami-Dade County Zoning Decisions: September 2026

In September 2026, Miami-Dade County held 3 public meetings covering zoning matters. 10 zoning decisions had a recorded outcome this month: 6 approved (67% approval rate), 3 denied, 1 deferred.

Zoning Decisions This Month

Lennar Homes 185-home CDMP and zoning (Dunnigan's Fruit Groves)

Deferred.

CDMP 2025-0021 and companion zoning 8C6 (Dunnigan's Fruit Groves, Z2025000256). Lennar Homes seeks low density residential on a 40-acre site between SW 272 St and SW 278 St and between SW 157 Ave and SW 159 Ave, capped at 185 single-family homes (~4.6 units/acre) by declaration of restrictions. Proposed zoning EU-M and RU-1M-A. Deferred to October 22 over Miami-Dade Sheriff's Office concerns about needing three additional sworn deputies (~$370,000) and questions about traffic concurrency on SW 276th and 278th. Motion to defer by Commissioner Cohen-Higgins, seconded by Commissioner Gonzalez. Two nays recorded on the companion deferral.

See the vote tally and conditions for this decision →

Valdemar Holding appeal - 33-unit apartment (147th Avenue)

Denied.

Application Z2023000505, Valdemar Holding. Approved by community council and appealed by residents (546 supporting the appeal). Proposed 33 residential units on three stories on a ~1.4-acre parcel on SW 147th Avenue, reduced from 40 units. Applicant represented by Hugo Arza (Gunster). Appellants represented by David Winker; concerned citizens of West Dade cited spot zoning, incompatibility, deletion of recorded restrictions, insufficient open space and parking, and traffic. Board voted unanimously to approve the appeal, overturn the CSAB decision, and deny the application. Motion by Commissioner Gonzalez, seconded by Commissioner Cohen-Higgins.

See the vote tally and conditions for this decision →

Miami-Dade SNF Holding 57-townhome application

Denied.

Application Z2025000106, Miami-Dade SNF Holding, a 57-townhome community in West Kendall (District 12). Applicant represented by Alessandra Sanamado; presented traffic signal synchronization improvements along Kendall Drive from SW 157th Ave to Chrome. Rezoning request withdrawn since June BCC meeting. Denied on traffic/level of service grounds; motion to deny by Commissioner Gonzalez, seconded. Passed.

See the vote tally and conditions for this decision →

Biscayne Shores Development Group CDMP and zoning

Approved.

CDMP 20250006 and companion zoning 8C2 (Biscayne Shores Development Group, Z2025000097). Site between Biscayne Boulevard and NE 14th Avenue, between NE 114 Terrace and NE 115 Street, abutting Biscayne Shores and Gardens Park (District 3). Redevelops a vacant Biscayne Boulevard corridor with additional housing supported by adjacent transit corridor. Added DERM environmental site assessment covenant (condition 10). CDMP passed (Steinberg no); companion zoning 8C2 passed.

See the vote tally and conditions for this decision →

Porras Alfaro non-use variances (District 3)

Denied.

Application Z2025000271, Gray A. Porras Alfaro (District 3). Requested five non-use variances for an existing detached cabana, pergola, attached storage shed, portable hot tub, and rear yard lot coverage (36.6% where 30% required) on a 7,000+ sq ft single-family property. Staff recommended approval with conditions; Commissioner Hardiman moved to deny finding the encroachments objectionable. Passed unanimously to deny.

See the vote tally and conditions for this decision →

CDMP text amendment - cargo container storage and stacking

Approved.

CDMP 20260010, filed by Miami-Dade County Department of Regulatory and Economic Resources, out-of-cycle amendment to interpretive text of agriculture and open land use categories to allow cargo container storage and stacking in designated areas for commercial vehicle storage. Approved with amendment changing stacking height in the open land category from four to six high, plus friendly amendment applying to designated inland ports. Affects open land sub-area 1 (northwest, ~6,560 acres) and a ~240-acre agriculture area in the south. Passed unanimously.

See the vote tally and conditions for this decision →

CDMP text amendment - business support center (vertical mixed-use)

Approved.

CDMP 2025-0022, filed by Midwest REO 5 LLC, October 2025 cycle. Amends the business and office category to permit 'business support centers' - vertical mixed-use development of industrial (up to 90% light industrial), office and commercial (min 10%) on 5-10 acre sites within one mile of designated terminals, along major roadways, not within 660 feet of residential. Does not permit data centers or telecommunication hubs. Applicant represented by James Williams (Gunster Law). Approved to transmit and adopt with change per staff recommendation and additional change to work with staff to tether uses to the terminal industry. Passed unanimously.

See the vote tally and conditions for this decision →

CDMP text amendment for cargo container stacking/storage (CDMP 2026-0010)

Approved.

Staff-filed out-of-cycle standard application to amend CDMP interpretive text of the agriculture and open land land-use categories to allow cargo container stacking and storage in conjunction with commercial vehicle storage. Applies to two areas: agricultural area (Figure 5.1, ~220 acres, north of SW 248th St, east of Turnpike) where storage cannot exceed 20% of site and containers may stack up to 35 ft (AU height); and open land subarea one (Figure 5.2, northwest county, east of Okeechobee Rd) where storage cannot exceed 25% of site and containers may stack up to four high. Requires sites 10 acres or larger with valid CU for commercial vehicle storage. Filed in response to board resolution 687-25. PAB recommended transmit and adopt; motion passed unanimously.

See the vote tally and conditions for this decision →

Showing the 8 most significant of 10 recorded zoning decisions. See all Miami-Dade County meetings →

Zoning Changes

• Zoning change at 6th Avenue area, District 2
• EU-M, 40 acres at Between SW 272 St and SW 278 St, and between SW 157 Ave and SW 159 Ave (Lennar Homes LLC)
• Zoning change at West Kendall, near Kendall Drive, District 12 (Miami-Dade SNF Holding)
• RU-5, 1.4 acres at SW 147th Avenue, West Kendall, District 12 (Valdemar Holding)
• Zoning change at 200 South Biscayne Boulevard, District 3 (Biscayne Shores Development Group LLC)
• Zoning change at District 12 (Senate Beyond Incorporated)
• Zoning change, 7,000+ sq ft acres at District 3 (Gray A. Porras Alfaro)
• Zoning change at District 8 (TAFFSDGC)

Top Keywords This Month

• zoning: 44 instances
• commercial: 37 instances
• industrial: 26 instances
• residential: 21 instances
• land use: 21 instances

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