[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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",6653349,"mediaKeyId","2484013-b8b6dd88637c6a8d994f3b2fa2a737f3","parentId",2484013,"title","PAB backs BluEnest Princeton site despite staff’s call for urban‑design overlay; applicant proffers workforce units","audioSeconds",279,"startMs",5529000,"endMs",5808000,"viewUrl","/Search/View?dp=1&key=2484013-b8b6dd88637c6a8d994f3b2fa2a737f3&start=5529&end=5808","thumbnailUrl","https://assets.pipeline.soar.com/2484013-b8b6dd88637c6a8d994f3b2fa2a737f3/thumbnail_5529000.jpg","articleUrl","/articles/6653349/Miami-Dade-County/Florida/PAB-backs-BluEnest-Princeton-site-despite-staffs-call-for-urbandesign-overlay-applicant-proffers-workforce-units","mediaUrl","https://secure.pipeline.soar.com/6653349-310935aa22126fd266bb5852e1bbe4c3/orig.mp4?Expires=1770884912&Signature=OvoRAN8yokCu-iGOA-Wn8g7PsXCtcz5OxrWjoAYjqDxvAmx4Jc7tnUZd1WqsxWkuQnshZ01bfFBr~swnTnMQh-vPVW7YGubU~lfnXk2n2tRKWEDvPNG-8TwvzE58zYXP8Z5KpSVlBDBuFc2m0tLfNHyfKpzMEaAfq-Gkht42vdRmz8bJKmQEhmnhoK3FAm4twZnr7rwuhOWz2ZF~qy~1QTgYV5d7fB7Snpn54zNst8oXLlAg0sp-g7HzCPyKKJ1NgZUeUcQdfpgPYI2Flvea3ISBcyYOwfXUKPDzGH4cQuKESp~eVfEVjsJ20tUwKjIv8gQhtcWvoNT9pQlrBIu4Xw__&Key-Pair-Id=KUT5TJCACFTXG","author","Miami-Dade County","date","2025-03-03T00:00:00Z","article","The Miami‑Dade Planning Advisory Board voted 6–1 to approve CDMP20240021, a 4.46‑acre application in the Princeton area that the applicant proffered to limit to 60 residential units and to dedicate 20% of units to workforce homeownership.

Senior planner Ihorra Ninoni presented staff’s recommendation: the county preferred a low‑density designation with a DI‑1 density increase tied to urban‑design requirements (which also permits up to 13 dwelling units per acre when urban design commitments are met). Staff said urban design would “provide a better design product for the area.” The applicant proffered a declaration that includes a 20% workforce housing component and a maximum development cap (the transcript shows the applicant’s cap at 60 units while staff's DI‑1 calculation indicated 57 units as the maximum under that designation).

Applicant counsel reiterated the project’s intention to provide workforce homeownership near transit and to align development with county goals on housing supply. County staff noted the site is inside the urban development boundary and surrounded by a mix of estate homes and multi‑family developments; Princeton Landing and nearby approved urban‑center development were cited as context.

There were no speakers representing opposition recorded at PAB for this item. Board member Horatio Huembez moved to approve with the applicant’s proffered restrictions; J. W. Morris seconded. The motion passed 6–1, with Lynette Cardosh the sole “no” vote. The PAB recommendation will be forwarded to the Board of County Commissioners. Staff will continue to coordinate final details such as urban‑design elements and the workforce‑housing implementation during subsequent review steps.","mediaType","Video","parentTitle","Miami-Dade County - Planning Advisory Board - Mar 03, 2025","oneSentenceSummary","On March 3 the Planning Advisory Board approved CDMP20240021, a 4.46‑acre BluEnest proposal in the Princeton area, with the applicant proffering up to 60 units and 20% workforce housing; staff recommended a DI‑1 urban‑design overlay but the board voted to approve the applicant’s request.","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},6653354,"PAB approves BluEnest 5.2‑acre land‑use change with 57‑unit proffer and 20% workforce share",685,4712000,5397000,"/Search/View?dp=1&key=2484013-b8b6dd88637c6a8d994f3b2fa2a737f3&start=4712&end=5397","https://assets.pipeline.soar.com/2484013-b8b6dd88637c6a8d994f3b2fa2a737f3/thumbnail_4712000.jpg","/articles/6653354/Miami-Dade-County/Florida/PAB-approves-BluEnest-52acre-landuse-change-with-57unit-proffer-and-20-workforce-share","https://secure.pipeline.soar.com/6653354-5b00cfa28234e78c9435ee44d9626c67/orig.mp4?Expires=1770884911&Signature=NFnGIMbEBYRPMXrAI9daGTSGQim-FmiN-NZvh7G~Vj~uMb2zEiXvt511LHq5Rl4f7XfIaOFm0NqHy44w0scPc-Jaf6ZHXgWG5ZL3pXKfAndgROhvITpg--V3LNkiX50HyxaFPI5RUy~uzcaw1g0Prtke2M4sV-ZfHU~-sJzCUEcG28wZRFci4smjWZMEM6lNv1dKWD2wjJ0aWvF7PCRQXW~ykoM6NY8NCQ2gsmWZAcJLXPBtcRiyKknjPXT3IU-pgGIlowOhqWWw6Ew~bahhLRBO-K~c5nkOh~YFzcsgdADvSZCl~4kuHyaAX3Ec0~fVryr5pKWN0PGj4CaCLdQ4Bg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Advisory Board voted 6–1 on March 3 to approve CDMP20240019, a 5.2‑acre BluEnest application that would redesignate a parcel from low‑density residential to allow higher density residential uses.

Staff presenter Jennifer Snell told the board the applicant had proffered a declaration capping development at 57 residential units and committing 20% of units to the county’s workforce‑homeownership program. Staff recommended adoption but asked that the site be designated low density with a DI‑1 density increase tied to urban design standards; the DI‑1 overlay aims to ensure compatibility with surrounding development.

Applicant counsel said the property is in close proximity to planned transit (bus rapid transit improvements on the South Bay Transitway) and emphasized the project’s workforce‑housing commitments and access to transit. No public commenters registered to speak on this specific application at the PAB hearing.

Board member Carlos Diaz Padron moved to approve the application as requested by the applicant with the proffered declaration of restrictions; the motion was seconded by Horatio Huembez. The roll call vote was 6–1 in favor (Lynette Cardosh cast the sole “no” vote). The PAB decision will be forwarded to the Board of County Commissioners for further action.","The Planning Advisory Board voted 6–1 to approve a land‑use amendment (CDMP20240019) for a 5.2‑acre BluEnest site that the applicant proffered to limit to 57 units (applicant proffer includes 20% workforce housing). Staff recommended a DI‑1 urban‑design overlay; the board approved the applicant’s requested action.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6653359,"PAB approves transmission of Bluenest Chrome application after debate over stormwater and urban design",1756,2987000,4743000,"/Search/View?dp=1&key=2484013-b8b6dd88637c6a8d994f3b2fa2a737f3&start=2987&end=4743","https://assets.pipeline.soar.com/2484013-b8b6dd88637c6a8d994f3b2fa2a737f3/thumbnail_2987000.jpg","/articles/6653359/Miami-Dade-County/Florida/PAB-approves-transmission-of-Bluenest-Chrome-application-after-debate-over-stormwater-and-urban-design","https://secure.pipeline.soar.com/6653359-8a3a0e849f158529073de5abd1a3debd/orig.mp4?Expires=1770884911&Signature=a8N8XYfHslv5X5I5putCR9uzqu1TimlD3Z8fna3XOFgbOFz9x47lV3M6sosXldwqZpwRHzLNgdPyNd58AT2v3X-w5VIC-MAQ4N9MZUCSufUxAMyF8oUlQE~5c4cK0sMJLGqf~Rxn-c~hOpQ8fNiLpBZ5di4Qn4TIVLafvhkD4qSMU4pK609~gHeCsZQvS8EiLQJEg5fIoJPEJ8Lw1MV36n~xz631EaQbzuc-WbP3r3KQUFwuoD-k0GVrRR0jdafy9j-niLeCJFm5EevepKoaHqG0F6OY9i523HEkoRcgGa4XlrC7TmNldHYKXHuZMOCbywJV5zz3bEK5sQu25ouEQA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Advisory Board on March 3 recommended forwarding CDMP20240015 (BluEnest Chrome 1 LLC) to the Board of County Commissioners after an extended discussion about stormwater, urban‑design standards and project scope.

James McCall of the county planning division summarized the application: the site is roughly 92 acres south of Southwest 272 Street and the applicant requested a land‑use change that would allow low‑medium density residential (up to 13 dwelling units per acre) and an increase in business and office acreage. The applicant proffered a covenant limiting development to a maximum of 700 residential units and pledging 20% of those units as workforce homeownership for sale. The project area includes a small business/office component and a concurrent zoning application (Z2024‑241) was noted.

Staff recommended transmittal with modifications: transmit as low density with a DI‑1 density increase tied to urban design standards, the addition of two adjacent parcels to “square off” the request (a 4.7‑acre wedding venue and a roughly 1.5‑acre single‑family parcel), and outstanding technical commitments including a conceptual stormwater master plan, a pump station and requirements to protect wastewater collection and transmission systems from flood water. RER staff emphasized that stormwater level‑of‑service (LOS) remains the principal unresolved technical issue and that, if LOS cannot be met, staff could later recommend denial.

Applicant attorney Patrick Gasson said the developer had submitted a conceptual stormwater plan and argued the project offers substantial workforce housing (20% of units for sale), neighborhood‑serving commercial space and tax revenue benefits. He framed the project as a way to add workforce housing near transit and reduce pressure on the urban expansion boundary.

Public testimony was mixed. Neighbors and longtime South Dade residents described traffic and circulation concerns on Chrome Avenue (an evacuation route) and urged caution; other speakers, including local residents and community leaders, supported the application as a source of workforce housing and jobs. Speakers also raised the U.S. Fish and Wildlife/Florida bonneted bat question; county environmental staff (Durham) explained that county review looks for habitat characteristics and that applicants are asked to submit species information when features suggest possible occupancy.

Board member Carlos Diaz Padron moved to approve and transmit the application as the applicant requested, with the applicant’s proffered declaration of restrictions; Horatio Huembez seconded. On a roll‑call vote the motion passed 5–2 (yes: Diaz Padron, Eric Fresco, Horatio Huembez, Jay Will Morris, Chair Frank Lago; no: Lynette Cardosh, Elisa Zapata). The PAB vote will be transmitted to the Board of County Commissioners for the next step in the county and state review process.

Staff stressed the application will continue to go through technical review (stormwater, pump station, wastewater protections) and that transmittal allows state and regional agencies to comment as part of the formal review.","The Planning Advisory Board voted 5–2 to approve and transmit CDMP20240015, a large BluEnest proposal to redesignate 92+ acres for up to 700 units (capped by covenant) including 20% workforce‑for‑sale units; staff emphasized unresolved stormwater and additional parcel and urban‑design conditions.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6653361,"PAB recommends adoption of D.R. Horton land‑use amendment for 115 homes near Homestead",2321,639000,2960000,"/Search/View?dp=1&key=2484013-b8b6dd88637c6a8d994f3b2fa2a737f3&start=639&end=2960","https://assets.pipeline.soar.com/2484013-b8b6dd88637c6a8d994f3b2fa2a737f3/thumbnail_639000.jpg","/articles/6653361/Miami-Dade-County/Florida/PAB-recommends-adoption-of-DR-Horton-landuse-amendment-for-115-homes-near-Homestead","https://secure.pipeline.soar.com/6653361-41f86687ce67cf005e48abba12a878bd/orig.mp4?Expires=1770884911&Signature=Svq9J41i83jgGq0NokXgTHkEmgxnmsZIJSnAXK74u6-WTkIaUZzkCUW-ComNIjierw-PuRo5~iC2ZPjuT7X0nlvWiST5fJvhOevLoluN7iPw6~R6b3P-3jIO1cS7yxRJBbTxAXJ4mGjzcMTjvNVVaVhkrdgzbnDmIqU7oyl2JIhfOMaPQ~xmtFoprW2l90cBKx7DHx-TApWEL3dasvseHK5aRVLyLAT8BWEaFL~gzFRsBH6~3DXU-dSt1~s9WL3p8ES9xLmyQZSsU6dgjv3lsiRiSZdxviQE7uYnBt6DZEEPV5bTV4SviDp4MRA2qYI0avDSnGfRI9WQHuG83EOS5w__&Key-Pair-Id=KUT5TJCACFTXG","The Miami‑Dade County Planning Advisory Board on March 3 recommended adoption of CDMP2024003, a Comprehensive Development Master Plan amendment filed by D.R. Horton to allow a higher residential density on a roughly 22‑acre parcel near Southwest 190th Avenue and Southwest 320th Street.

Rosa Davis, Planning Section supervisor with the county’s Department of Regulatory and Economic Resources (RER), summarized staff’s recommendation to adopt the change with acceptance of a proffered declaration of restrictions. The applicant has revised its request to limit development to a maximum of 115 residential units and has committed to “urban design principles” intended to ensure the project integrates with surrounding development and protects adjacent agricultural uses, Davis said.

The proffered restrictions and staff report include several site‑specific mitigations: a requirement to provide notice to future residents about nearby agricultural activities (noise, smells and prescribed burning near the Navy Wells Pylon Preserve), a commitment to minimize perimeter lighting on parcels abutting agricultural (AU) zoned land, a 25‑foot landscape buffer along the UDB (urban development boundary), stormwater measures designed to contain a 25‑year, 3‑day event on site (staff and applicant said further refinement was under discussion), and a proportionate‑share payment for improvements to Chrome Avenue because Chrome is a hurricane evacuation route even though staff estimated the project’s roadway impact below the typical 5% mitigation threshold.

Applicant attorney Maritza Haro and representatives from D.R. Horton described plans to connect the project to county water and sewer (the developer will fund and construct a pump station), to comply with the county urban design manual, and to limit units to the 115 cap memorialized in a declaration of restrictions. The applicant provided an impact‑fee estimate during the presentation: total impact fees were estimated at about $2.5 million, with roughly $1.2 million toward county mobility improvements, about $500,000 to Miami‑Dade County Public Schools, about $350,000 to county parks and roughly $250,000 toward water and sewer connection charges. The applicant said the development would also add an estimated $1 million in annual ad valorem taxes to county revenues, including about $400,000 to schools and $650,000 to the county annually.

During public comment several neighbors raised concerns about lot sizes, school capacity and traffic. Longtime Redland resident Mary Waters urged the board to recommend denial, saying she believed the proposed lots would be smaller than advertised and expressing concern about school level‑of‑service and whether impact fees would be spent nearby. Other commenters living near the site said existing roads are remote, used for agriculture, and currently inconsistent with higher density development.

Board members asked staff and the applicant follow‑up questions about outreach, impact fees and stormwater analysis. Staff said impact fees are allocated by statute and county regulation and do not automatically get spent only in the immediate neighborhood; the county has discussed mechanisms to target fees locally but code does not currently guarantee that. On stormwater, RER staff said the county must verify the proposed project meets CDMP level‑of‑service standards and that unresolved stormwater questions could change recommendations later in the review process.

Board member Horatio Huembez moved to recommend adoption with acceptance of the proffered declaration of restrictions; the motion was seconded by board member J. W. Morris and passed unanimously on roll call. The PAB’s recommendation will be transmitted to the Board of County Commissioners.","The Planning Advisory Board recommended adoption of application CDMP2024003, a CDMP amendment and concurrent zoning to allow up to 115 single‑family homes on about 22 acres; staff and the applicant proffered restrictions addressing urban design, agricultural adjacency and stormwater.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6653365,"Planning Advisory Board defers three land‑use applications to a future hearing",263,359000,622000,"/Search/View?dp=1&key=2484013-b8b6dd88637c6a8d994f3b2fa2a737f3&start=359&end=622","https://assets.pipeline.soar.com/2484013-b8b6dd88637c6a8d994f3b2fa2a737f3/thumbnail_359000.jpg","/articles/6653365/Miami-Dade-County/Florida/Planning-Advisory-Board-defers-three-landuse-applications-to-a-future-hearing","https://secure.pipeline.soar.com/6653365-399ee24dbf25cc487603fdfece93cbaf/orig.mp4?Expires=1770884911&Signature=AzifpUPp5bP7iWHIDY0O0EGz3WFejOcCweFL3GvoKFfvIRZRdzp2L893~aHDmaZ0jP6E3k5KrTVYWy-~NjNebySl27h1brg42fK2qzGO-DyJcVoBbYkz~iEUgsQizJ-XADowRktOmfuCaWrOENyt3yJhc4WVXB6b5WoVPqL6369cbjhtXFQmtmu9kwjLqi1lfNZteEsyXGdFt822a1-m1qjOsOAstOVLtdKfEeMwT96c8VdPJMYTukEmenYZDe2bgxeQ2SxZik1jzUAXXkRYGMQ-j2AqKUxo7JI3v3tUDLVfJfiWkxIwKXOkp0y9GZBSRF9yJt6Q-ZI96Naq89o76A__&Key-Pair-Id=KUT5TJCACFTXG","The Miami‑Dade County Planning Advisory Board on Monday voted to defer three Comprehensive Development Master Plan (CDMP) applications that were advertised for the March 3 hearing.

The deferral motion, made by board member Carlos Diaz Padron and seconded by Lynette Cardosh, carried on a roll‑call vote. Board members who voted “yes” included Lynette Cardosh, Elisa Zapata, Carlos Diaz Padron, Eric Fresco, Jay Will Morris and Chair Frank Lago; the motion passed and the items will be scheduled for a future PAB hearing once dates are confirmed.

County staff said the three applications—CDMP2024014 (Lennar Homes LLC), CDMP2024016 (Bluenest Development LLC) and CDMP20240017 (Bluenest Development LLC)—had already been voted for deferral by community councils and were advertised for the PAB agenda; because the hearings were advertised the PAB was required to take an action to defer rather than simply remove them from the published agenda. Assistant director Garrett Rowe and county attorney Christina Rabianet were present to answer legal and scheduling questions.

During the public part of the deferral discussion, one resident, Arturo Martin of Homestead, voiced support for the BluEnest affordable‑housing concept but the PAB chair noted the board’s action was limited to whether the items should be deferred. Chair Frank Lago said the board will revisit the items at the next available PAB hearing once the county confirms a new date.

The deferral preserves the scheduled public‑hearing record while giving staff and applicants time to finalize outstanding scheduling and procedural matters. A final hearing date for those applications was not specified at the March 3 meeting.","The Miami‑Dade Planning Advisory Board voted to defer three advertised CDMP applications (CDMP2024014, CDMP2024016, CDMP20240017) after staff explained the items had been previously deferred by community councils and a later hearing date was being confirmed.","actionData","errors"]

Article not found

PAB backs BluEnest Princeton site despite staff’s call for urban‑design overlay; applicant proffers workforce units

PAB approves BluEnest 5.2‑acre land‑use change with 57‑unit proffer and 20% workforce share

PAB approves transmission of Bluenest Chrome application after debate over stormwater and urban design

PAB recommends adoption of D.R. Horton land‑use amendment for 115 homes near Homestead

Planning Advisory Board defers three land‑use applications to a future hearing