Miami-Dade BCC - Comprehensive Development Master Plan & Zoning - Feb 19, 2026
Meeting Intelligence Preview
Meeting Summary
The Miami-Dade BCC deferred a major zoning application for GL Homes' proposed 540-home development at the former Calusa Golf Course (Z2021000031) to March 19, 2026, after extensive public testimony revealed ongoing disputes over rookery protection buffers and traffic impacts. The board unanimously approved a small-scale CDMP amendment and companion zoning (CDMP2025-12, Z2025000128) for SIP Development LLC on Southwest 137th Avenue near Homestead Air Reserve Base. Items 381/882 were withdrawn at the applicant's request, and item 3C was deferred to March 18.
Key Decisions (5)
GL Homes Calusa Development - 540 Single-Family Homes
Application Z2021000031 for Kendall Associates/9800 Colusa Club Drive LLC to develop 540 single-family homes on 169 acres of former Calusa Golf Course. Received 3,894 protests and 646 waivers of support. Deferred to allow applicant to negotiate further concessions with objectors regarding rookery buffer distances (330 feet requested vs 100 feet proposed), traffic study completion for Calusa Club Drive, and potential park/preserve dedication.
SIP Development CDMP Amendment - SW 137th Avenue
Small-scale CDMP application 2025-12 for SIP Development LLC located on East Side of Southwest 137th Avenue, South of theoretical Southwest 294th Street, west of Homestead Air Reserve Base. Filed by Danny and Griselda Breo. Received unanimous approval from community council and planning advisory board, plus no objection from Homestead Air Reserve Base.
SIP Development Zoning - Z2025000128
Companion zoning application Z2025000128 for SIP Development Group at same SW 137th Avenue location. No protests and no waivers filed.
Withdrawal of Items 381 and 882
Applicant requested withdrawal of March supplement 381 with companion zoning item 882.
Item 3C Deferral
Vice Chairman McGee requested deferral of item 3C and 3C-1 to the next CDMP meeting on March 18.
Zoning Changes (2)
East Side of Southwest 137th Avenue, South of theoretical Southwest 294th Street, west of Homestead Air Reserve Base
SIP Development LLC
9800 Colusa Club Drive (former Calusa Golf Course)
GL Homes / Kendall Associates / 9800 Colusa Club Drive LLC
Development Activity (2)
Calusa Golf Course Redevelopment
540 single-family homes on 169 acres, homes ranging 1,900-4,400 sq ft, estimated $1M+ price point, includes 5 acres recreation with tennis/pickleball courts, resort pools, clubhouse with indoor sport court, over 2/3 of community to be green or blue space
SIP Development
Small-scale CDMP amendment, specific unit count not stated in transcript
Market Signals (6)
Housing Demand
Multiple speakers cited severe housing shortage in Miami-Dade County, with testimony that high-performing professionals are leaving due to limited housing supply and affordability challenges.
Housing Demand
GL Homes representative stated CDMP allows up to 1,008 homes on the Calusa site but they proposed only 540, indicating market demand supports higher density than proposed.
Commercial Demand
Real estate broker testified that quality residential communities create ripple effects benefiting surrounding businesses and creating inventory turnover allowing renters to move up to homeownership.
Sentiment
Commissioner Gonzales stated traffic is the biggest issue in Miami-Dade County, ranking third among worst traffic major metropolitan areas, creating headwinds for suburban development approvals.
Infrastructure
Commissioner Regalado noted significant roadwork currently underway in Calusa area after 20+ years of deferred maintenance, with impact fees from new development expected to fund road improvements.
Housing Demand
Testimony indicated GL Homes paid hundreds of thousands of dollars per home to ring road owners to release covenant restrictions, suggesting high land values and development pressure in established Kendall neighborhoods.