[{"_1":2,"_98":-5,"_99":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,86],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6572848,"mediaKeyId","3151432-a4cf6c33b04897e5727da0ca7721e698","parentId",3151432,"title","Commissioners approve Bluenest Chrome project with requirements for workforce pricing, pump station and green stormwater landscaping","audioSeconds",4081,"startMs",892000,"endMs",4973000,"viewUrl","/Search/View?dp=1&key=3151432-a4cf6c33b04897e5727da0ca7721e698&start=892&end=4973","thumbnailUrl","https://assets.pipeline.soar.com/3151432-a4cf6c33b04897e5727da0ca7721e698/thumbnail_892000.jpg","articleUrl","/articles/6572848/Miami-Dade-County/Florida/Commissioners-approve-Bluenest-Chrome-project-with-requirements-for-workforce-pricing-pump-station-and-green-stormwater-landscaping","mediaUrl","https://secure.pipeline.soar.com/6572848-856aa2a94082c61dba61ccb7b5b75994/orig.mp4?Expires=1770455924&Signature=c9a4pfY8M4pAvBNzMG4yJuTkIZeSZoijJp~8mqt~2ndxku0W3E4wzeisib5534645SK02sri9LkJWn62BvHOX--SJKaRxariq8gEbY2UxL6JqAebIGq3~9kTaV0aRigNtyh292LYH3XwhHs1iyvuFTYZ6M4afeAhRduF6ajDkbCVOcmUxYXbkQ~W-sBgxBi-XHmg-wXzJYw5liVfFFy53ZbGm2Jyifd40ra0fCsZf~BO27GQLtZmZvxQY8TTby5n-wRCVHdGjMHJF4y2Y3wHadmZBil-mdk55QQ5a5Iw8DXlYq1k56PFfLLJZuiqk2v8lmcwAOP2AFzyExBgWQw~MA__&Key-Pair-Id=KUT5TJCACFTXG","author","Miami-Dade County","date","2025-04-29T00:00:00Z","article","The Miami‑Dade Board of County Commissioners voted unanimously to transmit a comprehensive plan amendment and related zoning for the 90‑acre BlueNest at Chrome development, a proposed mixed‑housing project south of Southwest 272 Street between Southwest 177th/Chrome Avenue and Southwest 172nd Avenue that the developer says will offer about 700 homes and neighborhood retail. Commissioner Cohen Higgins moved the motion; Commissioner Gilbert seconded it; the measure passed unanimously.

The board’s action sends the county’s October 2024 cycle CDMP application (Bluenest at Chrome 1 LLC, CDMP 20‑24‑15) on to the State Land Planning Agency for review while attaching three additional local conditions requested during the hearing: (1) cap all townhomes at the workforce‑housing sales price while retaining a 20% workforce income‑restricted set‑aside (140 of 700 units); (2) require the applicant to provide a sanitary pump station sized to accommodate the basin as a whole; and (3) incorporate landscaping and tree‑based “green infrastructure” to help manage stormwater runoff.

Why it matters: Commissioners said the county faces a severe shortage of for‑sale housing affordable to local workers, teachers and first responders. Supporters — many of whom spoke at the public hearing — told the board they need more homeownership options close to jobs and transit. Opponents said the proposal’s density and product type conflict with the nearby Redland agricultural character.

What the developer said: Pedro Gassana, attorney for Bluenest Development, told the board the project would deliver “workforce housing homeownership” and said the developer is committing to price and down‑payment terms it described as affordable. Gassana summarized the offer as a maximum workforce sale price of about $451,000, a $4,500 down payment and an example monthly payment of about $2,600 that the team said would include principal, taxes and insurance. He also said the project will connect to water and sewer (replacing septic), build sanitary infrastructure and make impact‑fee contributions. On the record he noted an estimated fiscal impact/impact fees package “over $12,200,000.”

Public comment: The record included dozens of speakers. Supporters — including young workers, teachers and longtime county residents — told the commission the development would provide rare ownership opportunities at price points they could reach. Several residents and long‑term farmers objected, saying the plan’s density and rowhouse design do not match the rural character of Redland and expressing concern about schools, water, traffic and other services.

Commissioner discussion and conditions: Commissioner Cohen Higgins, the district commissioner and sponsor, said the developer engaged the community and that the project addresses a long‑standing homeownership shortage in the county. Several commissioners pressed for infrastructure assurances. Commissioner Regalado emphasized that the pump station planned by the applicant should be sized so it can serve the basin beyond the single site (a “sub‑regional” station), and asked the applicant to use native trees and other green infrastructure in the stormwater plan; the applicant agreed on the record. The district commissioner asked the developer to increase the workforce set‑aside; the applicant replied they would cap townhome sale prices at the workforce sales price and maintain the 20% income‑restricted units.

Formal action: The board approved transmission of the CDMP amendment and its companion zoning item with the three additional conditions described above. Commissioner Cohen Higgins moved the motion; Commissioner Gilbert seconded. The roll call recorded unanimous approval.

Details and limits: The board’s action transmits the CDMP amendment (a first step) to the State Land Planning Agency; transmission does not itself authorize development construction. The board reserved the right to take additional public hearings or final action after state review. The developer still must complete site plan review, obtain permits and satisfy any state or agency conditions before building.

Context: The applicant and staff noted the parcel lies inside the county’s Urban Development Boundary and that the county’s comprehensive plan encourages a mix of housing types on sites over 40 acres. The developer said the proposal aims to provide townhomes for the “missing middle” and estate‑style houses on the site perimeter.

What’s next: The transmittal sends the county’s CDMP amendment to the State Land Planning Agency for review; zoning approvals and detailed permitting remain to be completed by the developer before construction can begin.

","mediaType","Video","parentTitle","Miami-Dade County - Miami-Dade BCC - Comprehensive Development Master Plan & Zoning - Apr 29, 2025","oneSentenceSummary","The Miami‑Dade Board of County Commissioners voted unanimously to transmit a comprehensive plan amendment and related zoning for the 90‑acre BlueNest at Chrome development, including conditions capping townhome prices at a workforce level, requiring 20% income‑restricted units, building a pump station sized for the basin, and adding green stormwater landscaping.","taxTitle","Miami-Dade County, Florida","taxId",2864,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6572839,"Commissioners defer Fourteenth Street redevelopment zoning to next CDMP/zoning meeting for more negotiation on public benefits",0,6455000,"/Search/View?dp=1&key=3151432-a4cf6c33b04897e5727da0ca7721e698&start=6455&end=6455","https://assets.pipeline.soar.com/3151432-a4cf6c33b04897e5727da0ca7721e698/thumbnail_6455000.jpg","/articles/6572839/Miami-Dade-County/Florida/Commissioners-defer-Fourteenth-Street-redevelopment-zoning-to-next-CDMPzoning-meeting-for-more-negotiation-on-public-benefits","https://secure.pipeline.soar.com/6572839-6da4ce3f613240d563af209266a1cc05/orig.mp4?Expires=1770455924&Signature=PtFVczejlPKprgiLh70ZoNkdKInH8xR3PMqxk4E6SDqMvASsosTn4IQQNS1CGV9-XGb9hkfvCY79NSx8qoLYV4mYDz5AbEDeAGjUkpm6SWiAHqCKu034Qog9IPneK9sJuj5qyD8pugS2-kzLUrcsKO-CZty-fD~BSALQE0FAVFv6j-Wc6XUeKodmr7QA7pu8F-z7UDYACKfvDyKdpn02xxFVmnYkzMds8pfO~ZfZITur2534QzBskO338vaMvuYjd5U8iJQ2RiqLn~O5yvDgWxxC1NlP9PAb1JxFBv6ghxUTWVw5yCNd8PmUSginDziSX8M9idGRoX0tQSSRODGV8w__&Key-Pair-Id=KUT5TJCACFTXG","The Board of County Commissioners agreed to defer a zoning application for Fourteenth Street Miami Investments (Z2024000125) after a commissioner raised questions about the public‑benefit package attached to the rapid transit zone (RTZ) request.

Commissioner (Third District) asked for additional time to negotiate public benefits for a downtown RTZ application that would substantially increase allowable units compared with what the City of Miami zoning would permit. The applicant supported a short deferral. The board agreed to defer the application to the next scheduled CDMP/zoning meeting; staff and the applicant will use the time to continue discussions about public benefits proffered for the MetroMover‑adjacent site.

Why it matters: The application is for a compact, transit‑oriented infill parcel within walking distance of multiple MetroMover stations. Commissioners expressed concern that RTZ approvals confer substantial development capacity and therefore warrant careful consideration of public benefits (for example, transit‑station upgrades or neighborhood investments). The board agreed the public benefits discussion should be concluded before final action.

What happened: At the hearing the applicant noted the site’s proximity to the MetroMover station and said it was prepared to offer public benefits; a commissioner requested a short deferral to pursue additional negotiation. The applicant’s representative said the project team was willing to defer and that the applicant preferred a short calendar window to return. The board approved the deferral by voice vote.

Next steps: The item will return to the board at the next scheduled CDMP/zoning meeting (staff indicated the June CDMP/zoning meeting is the likely target but will confirm and re‑notice if calendar adjustments are necessary). The applicant and commissioner indicated they would use the time to work on public‑benefit language and funding amounts.

","A transit‑adjacent redevelopment application (Z2024000125, Fourteenth Street Miami Investments) was deferred after commissioners requested more time to negotiate and assess public‑benefit proffers; the applicant agreed to the short deferral.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6572843,"Board clears multiple CDMP and zoning items; storage, nursing facility and mitigation bank approved; one zoning item deferred",4196,767000,4963000,"/Search/View?dp=1&key=3151432-a4cf6c33b04897e5727da0ca7721e698&start=767&end=4963","https://assets.pipeline.soar.com/3151432-a4cf6c33b04897e5727da0ca7721e698/thumbnail_767000.jpg","/articles/6572843/Miami-Dade-County/Florida/Board-clears-multiple-CDMP-and-zoning-items-storage-nursing-facility-and-mitigation-bank-approved-one-zoning-item-deferred","https://secure.pipeline.soar.com/6572843-01b789eefd6c720ca9f4ff7f989423a3/orig.mp4?Expires=1770455924&Signature=ba4eXMbyuDnGqs5Ryu0i1SGBix2C1-5OsOAMuWLfF8Mdy0hisSqUqJ-s1aC4A8JGbzl0w91cHuavVJ6LDAHQrJ-Zb9dHLktByoNzeGT2BaM9jrhR5ulfyqqy2BLQdvwk0h~MAjKN0LI19Rg3Jr36qzYWHLqG7xTbQCutUKRILmmSMpp7bgyiR2VGkXiBIeaxKkfQhP~2m6MEcQPjz8~1lbNTphkz-AWVvz7wHZgacoAagvN-kRUFxe6wEQY7xKMbvPv6z8WlIzw6tWiPQ1f1Rt7fLXZo5lhZOdR~Y1UTNWSeYRo~gPkfAL4wUyvI4DSrJJfl-AFKOS~uL1HHhXIwqA__&Key-Pair-Id=KUT5TJCACFTXG","The Miami‑Dade Board of County Commissioners voted on multiple land‑use and zoning items during the meeting. Most measures passed unanimously; one application was deferred for further review. Key outcomes listed by agenda item:

• CDMP 20‑23‑26 / Zoning 8C2 (Lennar Holmes LLC / UL112 LLC, Z2023000447): Adopted/approved; applicant and staff recommended approval and both the CDMP and concurrent zoning items were approved without public opposition.

• CDMP 20‑24‑15 / Zoning (BlueNest at Chrome 1 LLC): Transmitted with additional conditions — see the separate article for a detailed account of the BlueNest action (capped townhome workforce price; 20% workforce income‑restricted units; pump station sized for the basin; green infrastructure landscaping). Motion by Commissioner Cohen Higgins; second Commissioner Gilbert; unanimous.

• 7A (Mitigation bank — standard CDMP adoption): Adopted with acceptance of recorded declaration of restrictions. Staff recommended adoption after review and the board adopted the item unanimously. Speakers raised coordination needs with Everglades restoration and hydrology; staff and applicant confirmed coordination with the water management district.

• 7B / 8C1 (Infinity Gardens Apartments / Z2023000187): Adopted and approved. The district commissioner moved in support and the measure passed unanimously.

• 7C (Douglas Road Metropolitan Urban Center text amendment): Adopted as transmitted. The application is a county‑filed, out‑of‑cycle amendment to Metropolitan Urban Center language; staff recommended adoption to facilitate development of the Douglas Station urban center.

• 8C3 (Fourteenth Street Miami Investments / Z2024000125): The item was deferred at the request of the district commissioner for further review and potential negotiation of public benefits; applicant supported a short deferral. The board agreed to defer to the next scheduled CDMP/zoning meeting.

• 8C4 (West Gables / Marquis Health — skilled nursing facility): Approved with conditions. The board approved an unusual‑use application and two nonuse variances for a proposed five‑story skilled nursing facility (private beds). Commissioners required an added condition limiting the property use to a skilled nursing facility in which a majority of patients are age 62 or older.

• 8C5 (Extra Space self‑storage / Z2024000131): Approved with proffered covenants. Traffic engineering recorded minimal peak‑hour impacts for self‑storage and staff recommended approval; the board adopted the item unanimously.

• Administrative: The board also voted to cancel the May 22, 2025 CDMP/zoning meeting from the 2025 calendar.

Most votes were unanimous. The meeting record shows robust public participation on several items, and staff indicated remaining administrative steps and permitting processes for approved projects. Deferred items will return to the board for future public hearing and action.

","At the Miami‑Dade Board of County Commissioners meeting the board adopted several CDMP and zoning applications, approved a mitigation bank, approved a nursing home project and a self‑storage zoning item, and deferred one transit‑adjacent redevelopment application for further review.","actionData","errors"]

Article not found

Commissioners approve Bluenest Chrome project with requirements for workforce pricing, pump station and green stormwater landscaping

Commissioners defer Fourteenth Street redevelopment zoning to next CDMP/zoning meeting for more negotiation on public benefits

Board clears multiple CDMP and zoning items; storage, nursing facility and mitigation bank approved; one zoning item deferred