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