Miami-Dade BCC - Comprehensive Development Master Plan & Zoning - Nov 20, 2025
Meeting Intelligence Preview
Meeting Summary
The Miami-Dade BCC Zoning meeting on November 20, 2025 resulted in the unanimous denial of a rezoning application at 7945 SW 24th Street (Coral Way) from RU-1 to RU-5A, with Chairman Rodriguez citing concerns about unnecessary zoning changes and potential Live Local Act implications. Miami Country Day School's expansion project was unanimously approved with scholarship conditions, and a Lennar Homes development proposal for 100+ homes near SW 226th Street was deferred to December 18 due to density concerns raised by Commissioner Hardiman.
Key Decisions (5)
Rezoning denial at 7945 SW 24th Street (Coral Way)
ARC Property Holdings sought to rezone 0.2 acres from RU-1 (single family residential) to RU-5A (semi-professional office) at 7945 SW 24th Street. The property already had a 1991 use variance allowing RU-5A uses under RU-1 zoning. Applicant also sought setback variances and to add 643 sq ft addition. 176 protests received, zero support. Chairman Rodriguez denied citing the applicant could accomplish goals under existing zoning and concerns about Live Local Act implications for future development.
Miami Country Day School expansion
Application Z2024000270 for Miami Country Day School approved with conditions including scholarship programs for District 3 residents covering tuition and summer programs. Two protests received, no opposition at hearing.
UBC Miami development with scholarship conditions
Application Z2024000272 for UBC Miami approved in District 3 with conditions including $100,000 scholarship commitment for University of Miami and other institutions (FIU, Florida Memorial, Florida Agricultural University) for District 3 residents.
Lennar Homes residential development near SW 226th Street
CDMP application 2025-3 by Lennar Homes LLC for approximately 20 acres between SW 220th Street and SW 226th Street, west of SW 132nd Court, seeking to build 100+ homes on currently agricultural/farmed land. Residents raised concerns about density (tripling CDMP allowance), environmental contamination (arsenic, chromium, copper in soil), traffic impacts (135 peak hour trips), flooding, sewer capacity, and potential Pine Rockland habitat. Commissioner Hardiman stated density too high and incompatible with surrounding area.
Multiple items deferred to December 18
Items 8A5, 8C1, 3A, 3A supplement, 3A1, 8A1, and 8A2 were deferred. Item 8A2 was deferred at request of new Commissioner Lopez to allow time for review.
Zoning Changes (2)
7945 SW 24th Street (Coral Way)
ARC Property Holdings
Between SW 220th Street and SW 226th Street, west of SW 132nd Court
Lennar Homes LLC
Development Activity (4)
ARC Property Holdings Office Addition
Proposed 643 sq ft addition to existing office building, bringing total to 2,084 sq ft. Building height 10 ft 3 inches. Applicant operates professional zoning/planning/permitting firm. Connected to ARC Private Provider Services which has worked on Grove Isle ($125M redevelopment) and Liberty Square (1,500+ residential units).
Miami Country Day School High School Building
New high school building to address small classrooms and lack of shared student gathering space. School provides scholarship programs for District 3 residents.
UBC Miami Development
Development in area of growth where single family homes have been purchased to create new development opportunities in potential RTZ area.
Lennar Homes Residential Development
Proposed 100+ single family homes on approximately 20 acres of currently farmed agricultural land. Would include 6,000 sq ft lots in area where minimum is currently 15,000 sq ft (EUM zone). Four-year development timeline mentioned. Site contains 2.8 acres of Pine Rockland habitat.
Market Signals (5)
Housing Demand
Residents in the SW 226th Street area testified that more single family homes are needed to support local restaurants and businesses that are struggling due to lack of population spending money in the area.
Sentiment
Strong neighborhood opposition to density increases near established residential areas, with 400+ signatures collected against Lennar project and 176 protests against Coral Way rezoning, indicating community resistance to intensification.
Infrastructure
County attorney confirmed Live Local Act preemptions are in effect and questioned whether private covenants restricting density would be enforceable, creating uncertainty for developers seeking to limit future development rights.
Infrastructure
Commissioner Regalado requested easements for future water/sewer pump stations on large parcels without current connectivity, indicating county planning for infrastructure expansion in growth areas.
Commercial Demand
Residents near SW 226th Street expressed desire for more amenities including Publix grocery stores, dog parks, and children's play areas, suggesting underserved retail market in southern Miami-Dade.