[{"_1":2,"_87":-5,"_88":-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],{"_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",6550042,"mediaKeyId","5418406-63c6bac9c67ec192939ed3f2c0f323cb","parentId",5418406,"title","Commission approves multiple Blue Nest rezoning and CDMP changes despite large public protests","audioSeconds",3908,"startMs",4442000,"endMs",8350000,"viewUrl","/Search/View?dp=1&key=5418406-63c6bac9c67ec192939ed3f2c0f323cb&start=4442&end=8350","thumbnailUrl","https://assets.pipeline.soar.com/5418406-63c6bac9c67ec192939ed3f2c0f323cb/thumbnail_4442000.jpg","articleUrl","/articles/6550042/Miami-Dade-County/Florida/Commission-approves-multiple-Blue-Nest-rezoning-and-CDMP-changes-despite-large-public-protests","mediaUrl","https://secure.pipeline.soar.com/6550042-3c4eb0246642f6c6a725f4ebb48c0136/orig.mp4?Expires=1770453087&Signature=nvFPZY15eQGONF5d~NqLGkE8dp~kkN6wTrlBqoBtNsbLNxUVUpf010hnOM7Lk-syO6S7zQrrk-Ju3FkTaDjh54V3VT7Mr1RgAPvYB6-1Ibr7s4kXLNWJAFy5mgs97z4ip49PzQYLxbuq3AhWY0rtVnM2IMhYPCG4QzV0VQ6SqdL8jH6UO9PAJ9bUMH-R5aI~DLxMUzhAa01c7eI6IxwkrAo4jUaF80nibd~rYfPJZFKbo5dZwuxel2UmMJC6g1BjI8kLyePGBPr~Yhbg4bJhj-4NsaaiByLPYlhIMA9P5WPTMC6i~L~B62rLkjS2LndfybvP6R3RArQzumk4tdX5IA__&Key-Pair-Id=KUT5TJCACFTXG","author","Miami-Dade County","date","2025-07-17T00:00:00Z","article","The Miami‑Dade County Board of County Commissioners adopted several CDMP amendments and companion zoning approvals for Blue Nest development projects in south Miami‑Dade on motions consistent with staff recommendations, despite heavy public turnout and extended opposition from nearby residents and growers.

Opposition focused on multiple common themes: the projects’ locations in or near long‑standing agricultural neighborhoods in the Redlands, concerns about local road capacity and emergency evacuation routes, recurring claims that soils are poor for on‑site stormwater infiltration, and worries that conversion of farmland will harm food production and wildlife. Dozens of residents and farmers testified at public hearings, and county staff noted two major protest records in one item — including an online petition that county staff said included thousands of signatures that could not all be verified.

Why it matters: Commissioners and staff framed the approvals as a response to countywide demand for more housing, including workforce units, and in several cases tied approvals to written covenants, revised conceptual plans and conditions requiring infrastructure or mitigation commitments. Several of the Blue Nest items included language committing portions of developments to single‑family perimeter lots, limits on multifamily product, or workforce‑housing price caps; other items were approved with staff‑recommended technical conditions.

What the board approved (votes at a glance)
- CDMP application CDMP20240016 / Z2024000242 (Bluenest / Fourteenth area): After public hearings with large attendance and an online petition, the board voted to adopt staff recommendations and the associated zoning as amended. Roll call showed the motion carried (11–1) for the CDMP item; the companion zoning motion later passed (10–2). Outcome: approved (motions per staff, with revised covenants). (Action evidence: transcript entries beginning at 4443.045 and the roll call at 15740.33.)

- CDMP/Zoning packages for other Blue Nest parcels (various CDMP/Z application numbers heard in the October/May cycles): The board adopted staff recommendations and required the applicant to submit revised, legally sufficient covenants and joiners within the 10‑day covenant window typically required by the county. Outcomes: approved (unanimous or strong majority votes recorded in the transcript for each companion item).

Conditions and concessions reported on the record: applicants agreed in multiple cases to (a) increase workforce‑housing commitments or to price a larger share of units at workforce sales prices, (b) commit to perimeter single‑family lots (buffering townhomes inside), (c) dedicate right‑of‑way or participate in road improvements and MetroConnect transit contributions, and (d) provide improved landscaping and larger sidewalks along edges. Commissioners asked that those commitments be memorialized in the covenants filed with the county.

Voices at the hearing: more than two dozen speakers testified in person on individual Blue Nest items. Opponents included long‑time Redlands property owners, farmers and agricultural business owners who said floods and soil conditions make high‑density townhouse development inappropriate; they pressed concerns about evacuation routes near Turkey Point and the lack of road capacity on single‑lane local streets. Supporters included individuals and labor/first‑responder representatives who said workforce housing is needed for teachers, police, nurses and other essential workers and who testified that Blue Nest’s affordability programs would allow local workers to buy homes.

What the county record shows: staff repeatedly noted the projects were inside the urban development boundary (UDB) or proximate to transit corridors in several instances and that CDMP policies allow increased density in the urban area. For at least one large site staff documented an unusually high number of online petition protests (county staff said many petition signatures could not be verified). Staff also recommended, and the board required, revised covenants and conceptual plans to govern unit mix, landscaping and infrastructure mitigation.

Next steps/uncertainties: Several items were approved with the requirement that final, legally sufficient covenants, joiner agreements and opinions of title be submitted within a county‑specified period or the CDMP application will be deemed withdrawn. Implementation details — exact workforce pricing formulas, timing of road improvements, and stormwater engineering assumptions — will be finalized in later permitting and platting steps. Several commissioners signaled they want to convene broader discussions about protecting traditional agrarian neighborhoods and how growth and public services should be balanced across the county.

Ending: The board’s votes advanced multiple Blue Nest projects into the county’s permitting pipeline while capturing additional conditions (covenants and infrastructure contributions). Opponents said the approvals represent the loss of irreplaceable farmland and inadequate local infrastructure; proponents emphasized housing supply and workforce affordability. Final development plans and follow‑up implementation documents will determine whether the board’s covenant conditions address the issues raised by residents.

","mediaType","Video","parentTitle","Miami-Dade County - Miami-Dade BCC -Comprehensive Development Master Plan & Zoning Agenda - Jul 17, 2025","oneSentenceSummary","The Miami‑Dade County Board of County Commissioners approved several CDMP and companion zoning changes for Blue Nest‑branded housing projects in south Miami‑Dade after lengthy public comment, while residents and farmers pressed concerns about flooding, infrastructure and loss of agricultural land.","taxTitle","Miami-Dade County, Florida","taxId",2864,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6550037,"Commission defers Fourteenth Street Miami Investments request after continued concerns over public benefit amount",193,3212000,3405000,"/Search/View?dp=1&key=5418406-63c6bac9c67ec192939ed3f2c0f323cb&start=3212&end=3405","https://assets.pipeline.soar.com/5418406-63c6bac9c67ec192939ed3f2c0f323cb/thumbnail_3212000.jpg","/articles/6550037/Miami-Dade-County/Florida/Commission-defers-Fourteenth-Street-Miami-Investments-request-after-continued-concerns-over-public-benefit-amount","https://secure.pipeline.soar.com/6550037-14b3af64264d89e3b42692be0ce267ac/orig.mp4?Expires=1770453087&Signature=LFFxFYbOR6Ooa5ndWPKaDeGM~cMKayBlRb7oaKrHwbcasJWLnd70pJNQfzfycMZfecavCED0EMBWDNWg50KZR7hM94yzyccNdwjIEd0VGrEuqOXBBIk6QdR57b68vkDuMwBB38YSuY2qc4weKX7FLJoCWM6Lff68y-eWHhN5jWd7IvUnCphibIhIeLaM-J22rVWpLKBtn8~ml1c46Xmnagi8MD9w8XLv5xT1HlSzaCP2nAL3xlunfq-v8wNzUNqxP6u3RUbYLNaIT798RkNF1Jcw6on8p91lY-RHVuX1hX7vrHmKjETVTr7-sXT1YqiK-QSTVpUBsL4yxwnLTNycYA__&Key-Pair-Id=KUT5TJCACFTXG","The Board of County Commissioners deferred consideration of application Z2024000125 (Fourteenth Street Miami Investments) after commissioners and the developer debated whether the applicant’s public‑benefit offer was adequate compared with other recently approved projects. The applicant’s representative told the board the contribution had been increased from $150,000 to $600,000 and characterized that figure as exceeding recent local averages on a dollars‑per‑square‑foot basis. Several commissioners voiced concern over repeatedly deferring the application; others said they were uncomfortable approving the application in the district commissioner’s absence.

Why it matters: The matter affects a development in Commission District 3 where neighbors and the district commissioner previously raised concerns about public benefits tied to zoning exceptions. Commissioners discussed precedent (how previous RTZ/rezoning applications had proffered larger benefits on a per‑unit basis) and requested clearer assurance the district commissioner had reviewed and accepted the new proffer.

Board action: Vice Chair moved to defer the item; motion was seconded and carried. Commissioners noted the application had been deferred multiple times previously and asked that staff and the applicant continue outreach to the district commissioner; the applicant said staff had been in contact with the district commissioner’s office and was in the process of trying to secure a time certain for the hearing (the item was later placed on the calendar as deferred to the September 3 meeting in the transcript). No final vote on the CDMP/zoning application was taken at the meeting.

Speakers: The applicant’s president, Russell W. Galbitt, spoke at the public hearing in support of approval and described the larger $600,000 public‑benefit package. Several commissioners — including Commissioner Bermudez and Commissioner Bastien — spoke in favor of making a decision but expressed reluctance to rule without input from the district commissioner. Vice Chair moved to defer until the applicant can confirm district commissioner input.

Next steps: The transcript records the item deferred to a future date (September 3 was discussed for placement on the calendar). The applicant was asked to continue in‑person outreach with the district commissioner and to submit any written memorandum from that commissioner if available. The board directed staff to continue coordination so that the item can be resolved at the next appropriate meeting.

","A zoning/CDMP application for Fourteenth Street Miami Investments was deferred again by the Miami‑Dade County commission after debate over whether the applicant’s public benefit offer was sufficient; applicant raised the proffer to $600,000 and sought approval but the board deferred to allow the district commissioner or staff more time to confer.","actionData","errors"]

Article not found

Commission approves multiple Blue Nest rezoning and CDMP changes despite large public protests

Commission defers Fourteenth Street Miami Investments request after continued concerns over public benefit amount