STOP THE RAMPANT REZONING
138-Unit Development on SW 220th-226th Street
Why We Oppose This Development
CITINET AVENTURA LLC and REDLAND GROVE LLC propose to rezone 20.91 acres from Agricultural (AU) zoning that permits only one home per 5 acres to a high-density development of 138 residential units. This proposal requires FIVE major variances that would fundamentally undermine our community’s character and safety.
Additional Daily Vehicle Trips
Units with ZERO Parking
Higher Density Than Zoning Allows
Major Variances Requested
Proposed Development Site
The orange outlined area shows the 20.91-acre site proposed for high-density development. Notice the stark contrast between the current agricultural/nursery land and the surrounding low-density residential neighborhoods with large lots. This aerial view clearly demonstrates the incompatibility of cramming 138 units into this agricultural setting.
Aerial view showing the proposed development site (outlined in orange) bordered by
SW 220th-226th Streets and SW 133rd Court. The current agricultural use and surrounding
residential character are clearly visible.
Current Use
Agricultural/Nursery land with natural vegetation – exactly what AU zoning protects
Surrounding Area
Low-density single-family homes on large lots, matching the agricultural character
Proposed Change
138 high-density units – completely out of scale with the neighborhood
Critical Concerns
- Severe Parking Shortage
30 units (22% of total) would have ZERO parking spaces. This eliminates 60 required parking spaces, forcing residents to park on our neighborhood streets and creating traffic hazards. - Child Safety at Risk
Adding 1,380 daily vehicle trips on narrow residential streets without sidewalks threatens children who walk, bike, and play in our neighborhood. - Destroys Agricultural Land
Converts protected 5-acre agricultural lots into high-density subdivision, violating Miami-Dade’s Comprehensive Plan policies for agricultural preservation. - Inadequate Infrastructure
Local streets cannot handle the massive traffic increase. No sidewalks, narrow roads, and limited sight lines create dangerous conditions. - Property Values
Existing residents bought homes expecting agricultural zoning protection. This dramatic rezoning threatens our property values and quality of life. - Sets Dangerous Precedent
Approval would open the door for similar developments throughout our agricultural areas, fundamentally transforming our community character.
The Five Major Variances
This development requires unprecedented waivers from established zoning standards:
| Variance Type | Impact |
|---|---|
| Parking Variance | 30 units with ZERO parking spaces. Standard requires 2 spaces per unit. This eliminates 60 required spaces, guaranteeing street overflow. |
| Frontage Variance | Waives requirement for lots to front on public streets. Creates isolated community with limited emergency access via private drives only. |
| Open Space Variance | Reduces private open space from 125% to 38% of interior square footage – a 69.6% reduction limiting outdoor space for 138 families. |
| Common Area Variance | Reduces common open space from 30% to 23.18% of total area, limiting recreational amenities for high-density development. |
| District Boundary Change | Converts AU Agricultural (1 unit per 5 acres) to PAD high-density (6.9 units per acre) – fundamentally altering community character. |
Traffic & Safety Impact
Projected Traffic Increase
AM Peak Hour
102 additional vehicle trips during morning rush, overwhelming local streets and school zones.
PM Peak Hour
138 additional vehicle trips during evening rush, creating gridlock on residential streets.
Daily Total
Approximately 1,380 daily trips – more than doubling traffic on roads designed for neighborhood use.
Infrastructure Inadequacies
- Narrow local streets not designed for heavy traffic volumes
- No sidewalks or pedestrian infrastructure on adjacent streets
- Limited sight distances at intersections creating accident risks
- Single point of vehicular access increases congestion
- Emergency vehicle access limitations through narrow private drives
Public Hearing Details
When & Where to Make Your Voice Heard
Date: January 22, 2026 @ 9:30 A.M.
Application: Z2025000020 & CDMP20250003
Applicants: CITINET AVENTURA LLC and REDLAND GROVE LLC
Location: Stephen P. Clark Center, 111 NW 1st St., Second Floor, Miami, FL 33128
Current Zoning: AU (Agricultural – 5 acre minimum)
Proposed Zoning: PAD (Planned Area Development) for 138 units
How to Participate
- Attend the hearing – Your presence matters
- Submit written comments to Miami-Dade County Board of County Commissioners
- Speak at the hearing – Register to provide public testimony (typically 1 minute)
- Contact your County Commissioner before the hearing
- Spread the word – Share this information with neighbors
Take Action NOW
Our community needs your voice. Here’s how you can help stop this inappropriate development:
Why This Matters to YOU
If You Live in the Immediate Area:
- Your streets will be overwhelmed with parking overflow from 60 missing parking spaces
- Your children’s safety is at risk from 1,380 additional daily vehicle trips
- Your property values may decline due to increased density and traffic
- Your quiet, semi-rural lifestyle will be disrupted by concentrated development
- Your emergency services response times may increase due to traffic congestion
If You Live in Unincorporated Miami-Dade:
- This sets precedent for similar developments in YOUR agricultural area
- It undermines the integrity of zoning protections county-wide
- It accelerates sprawl and increases infrastructure costs for all taxpayers
- It demonstrates that multiple major variances can be granted simultaneously
The Bottom Line
This development requires five major variances because it is
fundamentally incompatible with our area. The applicants are asking to:
- Build 138 units where only few are permitted
- Eliminate parking for 22% of units
- Avoid public street frontage requirements
- Reduce open space by 70%
- Ignore agricultural preservation policies
When a project needs this many exceptions, it’s the WRONG project for the location.
The Miami-Dade County Board of County Commissioners must DENY this application.