HomeMy WebLinkAbout2025-009-489_-_Rezoning_of_Bluenest_Development_LLC_Application_-_Adopted.docxORDINANCE NO. 2025-009-489
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
MIAMI GARDENS, FLORIDA, APPROVING THE REZONING OF
THAT CERTAIN PROPERTY LOCATED AT THE NORTHWEST
CORNER OF NW 203RD LANE AND 36TH COURT
INTERSECTIONS IN MIAMI GARDENS, FLORIDA, MORE
PARTICULARLY DESCRIBED IN THE ATTACHED EXHIBIT "A",
FROM AGRICULTURAL AND UTILITIES ("AU") AND SINGLE
FAMILY DWELLING RESIDENTIAL ("R-1") TO PLANNED
DEVELOPMENT ("PD"); PROVIDING FOR ADOPTION OF
REPRESENTATIONS; REPEALING ALL ORDINANCES IN
CONFLICT; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING FOR INCLUSION IN CODE; PROVIDING AN
EFFECTIVE DATE.
WHEREAS Bluenest Development, LLC, (“Applicant”) is the owner of that certain
property approximately located at the northwest corner of NW 203rd Lane and 39th Court
Intersections, and
WHEREAS, the subject property consists of a vacant lot totaling 22.56 acres and
has five vacant lots with several telecommunication towers, as illustrated in Exhibit “A”,
and
WHEREAS, Applicant wishes to assemble these lots to construct a town-home
community, and
WHEREAS, the subject property is currently zoned Agricultural and Utilities (“AU”),
and Single Family Dwelling (“R-1”). In order to develop a town-home community with
recreational areas, a clubhouse, and pool, Applicant is requesting a rezoning to Planned
Development (“PD”), and
WHEREAS, the rezoning of the parcels of land is supported by the Strategic Pillar,
Community Appearance, and the Planning Department's Key Action Policy, CA-4, which
focuses on revitalizing the old and shaping the new by promoting sustainable growth and
development by guiding land use and development in ways that support long-term
environmental, economic, and social sustainability, and
WHEREAS, City Staff recommends the City Council approve the Ordinance
rezoing that certain property located at the Northwest Corner of NW 203rd Lane and 36th
Court Intersections from Agricultural and Utilities (“AU”), and Single Family Dwelling (“R-
1”), to Planned Development (“PD”), and
WHEREAS, the City Council has considered the testimony of the Applicant, if any,
and
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Ordinance No. 2025-009-489
WHEREAS, the City Council also considered the testimony of the City’s Planning
and Zoning staff and the staff’s report, a copy of which is attached hereto as Exhibit “B”
and incorporated herein by reference,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF MIAMI GARDENS, FLORIDA, AS FOLLOWS:
Section 1. ADOPTION OF REPRESENTATIONS: The foregoing Whereas
paragraphs are hereby ratified and confirmed as being true, and the same are hereby
made a specific part of this Ordinance.
Section 2. APPROVAL: The City Council of the City of Miami Gardens, Florida
hereby approves the rezoning of that certain property located at the Northwest Corner of
NW 203rd Lane and 36th Court Intersections, more particularly described in the attached
Exhibit “A”, from Agricultural and Utilities (“AU”), and Single Family Dwelling (“R-1”), to
Planned Development (“PD”).
Section 3. CONFLICT: All ordinances or Code provisions in conflict herewith are
hereby repealed.
Section 4. SEVERABILITY: If any section, subsection, sentence, clause, phrase
or portion of this Ordinance is for any reason held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and
independent provision and such holding shall not affect the validity of the remaining
portions of this Ordinance.
Section 5. INCLUSION IN CODE: It is the intention of the City Council of the City
of Miami Gardens that the provisions of this Ordinance shall become and be made a part
of the Code of Ordinances of the City of Miami Gardens and that the section of this
Ordinance may be renumbered or relettered and the word “Ordinance” may be changed
to “Chapter,” “Section,” “Article” or such other appropriate word or phrase, the use of
which shall accomplish the intentions herein expressed.
Section 6. EFFECTIVE DATE: This Ordinance shall become effective immediately
upon its final passage.
PASSED ON FIRST READING BY THE CITY COUNCIL OF THE CITY OF MIAMI
GARDENS AT ITS REGULAR MEETING ON OCTOBER 08, 2025.
PASSED AND ADOPTED ON SECOND READING BY THE CITY COUNCIL OF THE
CITY OF MIAMI GARDENS AT ITS REGULAR MEETING HELD ON DECEMBER 10,
2025.
________________________________
RODNEY HARRIS, MAYOR
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Ordinance No. 2025-009-489
ATTEST:
________________________________
MARIO BATAILLE, CMC, CITY CLERK
PREPARED BY: SONJA KNIGHTON DICKENS, CITY ATTORNEY
SPONSORED BY: CAMERON BENSON, CITY MANAGER
Moved by: Councilman Leon
Seconded by: Councilwoman Wilson
VOTE: 7-0
Mayor Harris Yes
Vice Mayor Stephens, III Yes
Councilwoman Baskin Yes
Councilman Leon Yes
Councilwoman Powell Yes
Councilwoman Wilson Yes
Councilwoman Julien Yes
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City of Miami Gardens
Agenda Cover Memo
Meeting: City Council - Dec 10 2025
25-236
Department
Planning & Zoning Department
Sponsored By
City Manager
Agenda Item Title
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MIAMI GARDENS,
FLORIDA, PROPERTY CERTAIN THAT THE REZONING APPROVING OF
LOCATED AT THE NORTHWEST CORNER OF NW 203RD LANE AND 36TH
COURT INTERSECTIONS IN MIAMI GARDENS, FLORIDA, MORE PARTICULARLY
DESCRIBED FROM AGRICULTURAL "A", AND ATTACHED THE IN EXHIBIT
UTILITIES ("AU") AND SINGLE FAMILY DWELLING RESIDENTIAL ("R-1") TO
PLANNED DEVELOPMENT ("PD"); PROVIDING FOR ADOPTION OF
REPRESENTATIONS; REPEALING ALL ORDINANCES IN CONFLICT; PROVIDING
A SEVERABILITY CLAUSE; PROVIDING FOR INCLUSION IN CODE; PROVIDING
AN EFFECTIVE DATE.
Strategic Pillar Objectives
STRATEGIC PILLAR II:
COMMUNITY APPEARANCE
• CA-4 Revitalize the Old and Shape the New
Staff Summary
The Applicant, Bluenest Development, LLC, requests rezoning of the existing lots to a
new Planned Development. The subject property consists of a vacant lot totaling
26.98 acres with an approximate location of the northwest corner of NW 203 Lane
and 39 Court Intersections. The property consists of five vacant lots with several
telecommunication towers as shown in Exhibit A. It should be noted that a portion of
parcel #34-1132-001-0090 will not be rezoned, and one cell tower will remain on the
parcel. The total area of the property being rezoned is approximately 22.56 acres. The
property is currently zoned AU, Agricultural and Utilities which provides for
agricultural, select public and institutional uses, select recreational uses, limited
commercial and service uses, and light industrial uses and R-1, Single Family
Dwelling, which permits single-family homes. The property owner wishes to assemble
these lots to construct a town-home community. In order to do so, a re-zoning will be
required from agricultural and utilities to a residential type zoning. More specifically, a
rezoning from AU, Agricultural and Utilities, and R-1, Single Family Dwelling, to PD,
Planned Development, is necessary in order to have the proper zoning in place to
develop a town-home community with recreational areas, a clubhouse, and pool.
Rezoning to Planned Development will allow the developer flexibility to develop the
site as a whole with recreational amenities integrated into the proposed townhome
community. Pursuant to Section 34-14 (j) of the City Code:
(j) PD planned development district. Provides flexibility in the master planning, design
and development of relatively large properties for residential, commercial, mixed
residential commercial, public and institutional uses, and recreation and entertainment
uses. May be used to implement the neighborhood and commerce CDMP land use
categories.
Fiscal Impact/Business Impact Statement
There is no fiscal impact.
Recommended Action
Staff recommends granting the rezoning of the subject properties from AU,
Planned PD, to Dwelling, Family Single R-1, and Utilities, and Agricultural
Development. The rezoning of the parcels of land is supported by the Strategic Pillar,
Community Planning the by supported Appearance. is rezoning The further
Department's Key Action Policy, CA-4, which focuses on revitalizing the old and
shaping the new by promoting sustainable growth and development by guiding land
use and development in ways that support long-term environmental, economic, and
social sustainability.
Attachments
Ordinance 2025 - Rezoning from AU, Agricultural and Utilities and Single Family
Exhibit - A - Boundary Survey and Legal Description, Bluenest Rezoning (2)
Exhibit B - Staff Recommendation Bluenest Rezoning_12_10_2025
Moved by: __________________
Second by: _________________
VOTE: _________
Mayor Rodney Harris ____ (Yes) ____ (No)
Vice Mayor Robert Stephens, III ____ (Yes) ____ (No)
Councilwoman Michelle Powell ____ (Yes) ____ (No)
Councilwoman Katrina Baskin ____ (Yes) ____ (No)
Councilwoman Linda Julien ____ (Yes) ____ (No)
Councilman Reggie Leon ____ (Yes) ____ (No)
Councilwoman Katrina Wilson ____ (Yes) ____ (No)
CREZ-2025-000004
Bluenest Rezoning
AG, Agriculture and Utilities and R-1, Single Family Dwelling to PD, Planned Development
Exhibit “A”
Survey and Legal Description
LEGAL DESCRIPTION:
(PORTION BEING RE-ZONED)
TRACT 37, LESS THE SOUTH 550 FEET; TRACT 38, LESS THE SOUTH 725 FEET; TRACT 39, LESS THE
SOUTH 725 FEET; TRACT 40, LESS THE SOUTH 880 FEET; TRACT 41, LESS THE SOUTH 1040 FEET;
TRACT 42, LESS THE SOUTH 1,340 FEET; THE NORTH 250 FEET OF THE SOUTH 725 FEET OF
TRACT 39; THE NORTH 250 FEET OF THE SOUTH 880 FEET OF TRACT 40; THE NORTH 340 FEET
OF THE SOUTH 1040 FEET OF TRACT 41;EVERGLADES SUGAR AND LAND COMPANY
SUBDIVISION IN SECTION 32, TOWNSHIP 51 SOUTH, RANGE 41 EAST, MIAMI-DADE COUNTY,
FLORIDA, ACCORDING TO THE PLAT THEREOF RECORDED IN PLAT BOOK 2, PAGE 75, PUBLIC
RECORDS OF DADE COUNTY, FLORIDA.
AND
A PORTION OF TRACT 38, EVERGLADES SUGAR AND LAND COMPANY'S SUBDIVISION IN SECTION
32, TOWNSHIP 51 SOUTH, RANGE 41 EAST, DADE COUNTY, FLORIDA, ACCORDING TO THE PLAT
THEREOF RECORDED IN PLAT BOOK 2, PAGE 75, PUBLIC RECORDS OF DADE COUNTY, FLORIDA,
DESCRIBED AS FOLLOWS:
COMMENCE AT THE SOUTH ST CORNER OF TRACT 38, THENCE RUN N1'05'54"E ALONG THE
WESTERLY BOUNDARY OF TRACT 38, FOR A DISTANCE OF 555.70 FEET TO THE POINT OF
BEGINNING, THENCE CONTINUE NO1'05'54"E ALONG THE WESTERLY BOUNDARY OF TRACT 38,
FOR A DISTANCE OF 169.3 FEET; THENCE RUN N89'59'31"E ALONG A LINE NORTH OF AND
PARALLEL TO THE SOUTHERLY BOUNDARY OF TRACT 38 FOR A DISTANCE OF 122.7 FEET; THENCE
RUN S36"38'54"W FOR A DISTANCE OF 211 FEET TO THE POINT OF BEGINNING.
LESS THE FOLLOWING PORTION:
THAT PART OF TRACTS 38, 39 AND 40, EVERGLADES SUGAR AND LAND COMPANY SUBDIVISION
IN SECTION 32, TOWNSHIP 51 SOUTH, RANGE 41 EAST, AS PER PLAT THEREOF RECORDED IN
PLAT BOOK 2, PAGE 75 OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE NORTHWEST CORNER OF TRACT 41, EVERGLADES SUGAR AND LAND
COMPANY SUBDIVISION IN SECTION 32, TOWNSHIP 51 SOUTH, RANGE 41 EAST, AS PER PLAT
THEREOF RECORDED IN PLAT BOOK 2, PAGE 75 OF THE PUBLIC RECORDS OF MIAMI-DADE
COUNTY, FLORIDA; THENCE S84'43'59"E(REC), S84'58'44"E(CALC.) ALONG THE NORTH LINE OF
TRACTS 41 AND 40 OF SAID EVERGLADES SUGAR AND LAND COMPANY SUBDIVISION IN
SECTION 32, TOWNSHIP 51 SOUTH, RANGE 41 EAST FOR 562.69 FEET TO THE POINT OF
BEGINNING OF THE LESS OUT AREA; THENCE S02'27'30"W FOR A DISTANCE OF 72.39 FEET TO A
POINT; THENCE S67'35'05"E FOR 16.10 FEET TO A POINT; THENCE N88°47'29"W FOR 23.37 FEET
TO A POINT; THENCE S09'38'34"E FOR 107.74 FEET TO A POINT LOCATED ON A CIRCULAR
CURVE, THE CENTER OF SAID CURVE BEARS N89°20'39"W; THENCE RUN SOUTHEASTERLY,
NORTHEASTERLY AND NORTHWESTERLY ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF
260.00 FEET AND A CENTRAL ANGLE OF 213°18'07" FOR AN ARC DISTANCE OF 967.93 FEET TO A
POINT LOCATED ON THE NORTH LINE OF SAID TRACT 38, ALSO BEING THE SOUTHERN RIGHT-
OF-WAY LINE OF SNAKE CREEK CANAL (C-9); THENCE RUN S84'58'44"E(CALC.) ALONG THE LAST
DESCRIBED LINE FOR A DISTANCE OF 536.68 FEET TO THE POINT OF BEGINNING. CONTAINING
4.42 ACRES, MORE OR LESS.
THIS DRAWING IS THE PROPERTY OF AMERICAN SERVICES OF MIAMI, CORP. AND
SHALL NOT BE USED OR REPRODUCED, IN WHOLE, OR IN PART, WITHOUT
PERMISSION OF AMERICAN SERVICES OF MIAMI, CORP.
NOTHING HEREON SHALL BE CONSTRUED TO GIVE ANY RIGHTS OR BENEFITS TO
ANYONE OTHER THAN THOSE CERTIFIED.
ENCROACHMENTS AND OTHER POINTS OF INTEREST:
-THERE ARE NO VISIBLE ENCROACHMENT ON THE SUBJECT PROPERTY
-THE SUBJECT PROPERTY IS WITHIN A FLOOD ZONE AH (SEE NOTE 1)
-THERE ARE SEVERAL EASEMENTS ON THE SUBJECT PROPERTY
THE SHOWN LEGAL DESCRIPTION USED TO PERFORM THIS BOUNDARY SURVEY WAS PROVIDED BY THE CLIENT.
SURVEY IS BASED ON RECORDED INFORMATION PROVIDED BY CLIENT. NO SPECIFIC SEARCH OF THE PUBLIC RECORD HAS BEEN MADE BY OUR OFFICE.
UNLESS OTHERWISE NOTED, AN EXAMINATION OF THE ABSTRACT OF TITLE WAS NOT DONE BY THE SIGNING SURVEYOR TO DETERMINE WHICH INSTRUMENTS, IF ANY
ARE AFFECTING THE SUBJECT PROPERTY.
THIS SURVEY IS EXCLUSIVELY FOR THE USE OF THE PARTIES TO WHOM IT WAS CERTIFIED.
PURSUANT TO RULE 5J-17 OF THE FLORIDA ADMINISTRATIVE CODE THE EXPECTED USE OF LAND IS SUBURBAN, THE MINIMUM RELATIVE DISTANCE ACCURACY FOR THIS
TYPE OF SURVEY IS 1 FOOT IN 7,500 FEET. THE ACCURACY OBTAINED BY MEASUREMENT AND CALCULATIONS OF CLOSED GEOMETRIC FIGURES WAS FOUND TO EXCEED
THIS REQUIREMENT.
THERE ARE NO VISIBLE, ABOVE GROUND ENCROACHMENTS (a) BY THE IMPROVEMENTS OF THE SUBJECT PROPERTY UPON ADJOINING PROPERTIES, STREETS OR ALLEYS,
OR (b) BY THE IMPROVEMENTS OF THE ADJOINING PROPERTIES, STREETS OR ALLEYS UPON THE SUBJECT PROPERTY OTHER THAN THOSE SHOWN ON THIS BOUNDARY
SURVEY.
THERE ARE NO VISIBLE EASEMENTS OR RIGHT-OF-WAY OF WHICH THE UNDERSIGNED HAS BEEN ADVISED OTHER THAN THOSE SHOWN ON THIS SURVEY.
THE MAP OF SURVEY IS INTENDED TO BE DISPLAYED AT THE SHOWN GRAPHIC SCALE IN ENGLISH UNITS OF MEASUREMENT. IN SOME CASES GRAPHIC REPRESENTATION
HAVE BEEN EXAGERATED TO MORE CLEARLY ILLUSTRATE A PARTICULAR AREA WHERE DIMENSIONS SHALL HAVE PREFERENCE OVER GRAPHIC LOCATION.
THE ELEVATIONS (IF ANY) OF WELL-IDENTIFIED FEATURES AS DEPICTED ON THIS SURVEY AND MAP WERE MEASURED TO AN ESTIMATED VERTICAL POSITIONAL
ACCURACY OF 110 FOOT FOR NATURAL GROUND SURFACES AND 1100 FOOT FOR HARDSCAPE SURFACES, INCLUDING PAVEMENT, CURBS, SIDEWALKS AND OTHER
MANMADE STRUCTURES.
THE SURVEYOR MAKES NO REPRESENTATION AS TO OWNERSHIP, POSSESSION OR OCCUPATION OF THE SUBJECT PROPERTY BY ANY ENTITY OR INDIVIDUAL.
ANY FEMA FLOOD ZONE INFORMATION PROVIDED ON THIS SURVEY IS FOR INFORMATIONAL PURPOSE ONLY AND IT WAS OBTAINED AT WWW.FEMA.COM.
IF YOU ARE READING THIS BOUNDARY SURVEY IN AN ELECTRONIC FORMAT, THE INFORMATION CONTAINED ON THIS DOCUMENT IS ONLY VALID IF THIS DOCUMENT IS
ELECTRONICALLY SIGNED AS SPECIFIED IN CHAPTER 5J-17.062 (3) OF THE FLORIDA ADMINISTRATIVE CODE. IF THIS DOCUMENT IS IN PAPER FORMAT, IT IS NOT VALID
WITHOUT THE SIGNATURE AND ORIGINAL RAISED SEAL OF THE PROFESSIONAL LAND SURVEYOR AND MAPPER OF RECORD.
SITE PICTURE
THE PROPERTY DESCRIBED ON THIS SURVEY DOES LIE WITHIN A SPECIAL HAZARD AREA AS DEFINED BY THE FEDERAL EMERGENCY MANAGEMENT
AGENCY; THE PROPERTY LIES WITHIN A FLOOD ZONE "AH" OF THE FLOOD INSURANCE RATE MAP IDENTIFIED AS COMMUNITY PANEL No.
120345-0109L, WITH AN EFFECTIVE DATE OF SEPTEMBER 11, 2009. BASE FLOOD ELEVATION OF 7.00 FEET (NGVD)
LAND AREA OF SUBJECT PROPERTY: 26.98 ACRES(+/-)
ELEVATIONS ARE BASED ON THE NATIONAL GEODETIC VERTICAL DATUM (NGVD) OF 1929, AS PER MIAMI DADE COUNTY BENCH MARK No. 3524, WITH
AN ELEVATION OF 9.45 FEET.
BEARINGS SHOWN HEREON ARE BASED ON AN ASSUME MERIDIAN OF N.01°51'11"W., BEING THE RECORDED BEARING FOR THE CENTERLINE OF N.W.
42nd AVE., AS PER FLORIDA COORDINATE SYSTEM OF MIAMI DADE COUNTY, FLORIDA.
MIAMI DADE COUNTY FLOOD CRITERIA: 8.57 FEET (NGVD 1929)
1
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JOB SPECIFIC SURVEYOR NOTES:
GENERAL SURVEYOR NOTES:
SITE ADDRESS: 20700 N.W. 42nd AVENUE, MIAMI GARDENS, FL. 33157
JOB NUMBER: 25-514
DATE OF SURVEY: MAY 7, 2025
FOLIO NUMBER: 34-1132-001-0090, -0140, -0130, -0111, AND -0120
SPECIFIC PURPOSE SURVEY
WE HEREBY CERTIFY THAT THIS BOUNDARY AND TOPOGRAPHICAL SURVEY AND THE SURVEY MAP RESULTING THEREFROM WAS PERFORMED UNDER MY SUPERVISION
AND/OR DIRECTION AND IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF AND FURTHER, THAT SAID "BOUNDARY AND TOPOGRAPHICAL SURVEY" MEETS
THE INTENT OF THE APPLICABLE PROVISIONS OF THE "STANDARDS OF PRACTICE FOR LAND SURVEYING IN THE STATE OF FLORIDA", PURSUANT TO RULE 5J-17 OF THE
FLORIDA ADMINISTRATIVE CODE AND ITS IMPLEMENTING LAW, CHAPTER 472.027 FOR THE FLORIDA STATUTES.
DATE : NOV. 19, 2025
266 GIRALDA AVENUE, CORAL GABLES FLORIDA - 33134
PHONE: (305) 598-5101 FAX: (305) 598-8627
AMERICAN SERVICES OF MIAMI, CORP.
BLUENEST, LLC.
CONSULTING ENGINEERS - PLANNERS-SURVEYORS
PREPARED BY
PREPARED FOR
WEB: ASOMIAMI.COM
LOCATION MAP
MIAMI-DADE COUNTY, FLORIDA.
PORTION OF SECTION 32-51S-41E
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LEGAL DESCRIPTION:
(PORTION BEING RE-ZONED)
TRACT 37, LESS THE SOUTH 550 FEET; TRACT 38, LESS THE SOUTH 725 FEET; TRACT 39, LESS THE SOUTH 725
FEET; TRACT 40, LESS THE SOUTH 880 FEET; TRACT 41, LESS THE SOUTH 1040 FEET; TRACT 42, LESS THE SOUTH 1,340
FEET; THE NORTH 250 FEET OF THE SOUTH 725 FEET OF TRACT 39; THE NORTH 250 FEET OF THE SOUTH 880 FEET OF
TRACT 40; THE NORTH 340 FEET OF THE SOUTH 1040 FEET OF TRACT 41;EVERGLADES SUGAR AND LAND COMPANY
SUBDIVISION IN SECTION 32, TOWNSHIP 51 SOUTH, RANGE 41 EAST, MIAMI-DADE COUNTY, FLORIDA, ACCORDING TO
THE PLAT THEREOF RECORDED IN PLAT BOOK 2, PAGE 75, PUBLIC RECORDS OF DADE COUNTY, FLORIDA.
AND
A PORTION OF TRACT 38, EVERGLADES SUGAR AND LAND COMPANY'S SUBDIVISION IN SECTION 32, TOWNSHIP 51
SOUTH, RANGE 41 EAST, DADE COUNTY, FLORIDA, ACCORDING TO THE PLAT THEREOF RECORDED IN PLAT BOOK 2,
PAGE 75, PUBLIC RECORDS OF DADE COUNTY, FLORIDA, DESCRIBED AS FOLLOWS:
COMMENCE AT THE SOUTH ST CORNER OF TRACT 38, THENCE RUN N1'05'54"E ALONG THE WESTERLY
BOUNDARY OF TRACT 38, FOR A DISTANCE OF 555.70 FEET TO THE POINT OF BEGINNING, THENCE CONTINUE
NO1'05'54"E ALONG THE WESTERLY BOUNDARY OF TRACT 38, FOR A DISTANCE OF 169.3 FEET; THENCE RUN
N89'59'31"E ALONG A LINE NORTH OF AND PARALLEL TO THE SOUTHERLY BOUNDARY OF TRACT 38 FOR A
DISTANCE OF 122.7 FEET; THENCE RUN S36"38'54"W FOR A DISTANCE OF 211 FEET TO THE POINT OF
BEGINNING.
LESS THE FOLLOWING PORTION:
THAT PART OF TRACTS 38, 39 AND 40, EVERGLADES SUGAR AND LAND COMPANY SUBDIVISION IN SECTION 32,
TOWNSHIP 51 SOUTH, RANGE 41 EAST, AS PER PLAT THEREOF RECORDED IN PLAT BOOK 2, PAGE 75 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE NORTHWEST CORNER OF TRACT 41, EVERGLADES SUGAR AND LAND COMPANY SUBDIVISION IN
SECTION 32, TOWNSHIP 51 SOUTH, RANGE 41 EAST, AS PER PLAT THEREOF RECORDED IN PLAT BOOK 2, PAGE
75 OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA; THENCE S84'43'59"E(REC), S84'58'44"E(CALC.) ALONG
THE NORTH LINE OF TRACTS 41 AND 40 OF SAID EVERGLADES SUGAR AND LAND COMPANY SUBDIVISION IN SECTION
32, TOWNSHIP 51 SOUTH, RANGE 41 EAST FOR 562.69 FEET TO THE POINT OF BEGINNING OF THE LESS OUT AREA;
THENCE S00'11'51"W FOR A DISTANCE OF 72.39 FEET TO A POINT; THENCE S67'35'05"E FOR 16.10 FEET TO A POINT;
THENCE N88°47'29"W FOR 23.37 FEET TO A POINT; THENCE S09'38'34"E FOR 107.74 FEET TO A POINT LOCATED ON A
CIRCULAR CURVE, THE CENTER OF SAID CURVE BEARS N89°20'38"W; THENCE RUN SOUTHEASTERLY, NORTHEASTERLY
AND NORTHWESTERLY ALONG THE ARC OF SAID CURVE, HAVING A RADIUS OF 260.00 FEET AND A CENTRAL ANGLE OF
213°18'07" FOR AN ARC DISTANCE OF 967.93 FEET TO A POINT LOCATED ON THE NORTH LINE OF SAID TRACT 38, ALSO
BEING THE SOUTHERN RIGHT-OF-WAY LINE OF SNAKE CREEK CANAL (C-9); THENCE RUN S84'58'44"E(CALC.) ALONG THE
LAST DESCRIBED LINE FOR A DISTANCE OF 536.68 FEET TO THE POINT OF BEGINNING. CONTAINING 4.42 ACRES, MORE
OR LESS.ed pino Digitally signed
by ed pino
Date: 2025.11.19
11:13:26 -05'00'
Consulting Engineers . Planners . Surveyors
BOUNDARY LINE
STRUCTURE (BLDG.)
CONCRETE BLOCK WALL
METAL FENCE
WOODEN FENCE
CHAIN LINK FENCE
WOOD DECK/DOCK
ASPHALTED AREAS
CONCRETE
BRICKS OR PAVERS
ROOFED AREAS
WATER (EDGE OF WATER)
ABREVIATION (IF ANY APPLIED)SURVEYOR'S LEGEND (IF ANY APPLIED)
CATCH BASIN
MANHOLE
OVERHEAD ELECT.
POWER POLE
LIGHT POLE
HANDICAP SPACE
EASEMENT LINE
WATER VALVE
TV-CABLE BOXtv
WATER METERWM
WE HEREBY CERTIFY THAT THIS BOUNDARY AND TOPOGRAPHICAL SURVEY AND THE SURVEY MAP RESULTING THEREFROM WAS PERFORMED UNDER MY SUPERVISION AND/OR
DIRECTION AND IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF AND FURTHER, THAT SAID "BOUNDARY AND TOPOGRAPHICAL SURVEY" MEETS THE INTENT OF
THE APPLICABLE PROVISIONS OF THE "STANDARDS OF PRACTICE FOR LAND SURVEYING IN THE STATE OF FLORIDA", PURSUANT TO RULE 5J-17 OF THE FLORIDA ADMINISTRATIVE
CODE AND ITS IMPLEMENTING LAW, CHAPTER 472.027 FOR THE FLORIDA STATUTES.
FIRE HYDRANT
CONC. LIGHT POLE
POOL PUMP
AIR CONDITIONER
WATER HEATER
266 GIRALDA AVENUE
CORAL GABLES, FL 33134
PHONE: (305)598-5101 FAX: (305)598-8627
ASOMIAMI.COMN.W. 43rd AVE.N.W. 42nd AVE.N.W. 205th ST.
N.W. 207th DR.N.W. 40th CT.N.W. 39th CT.N.W. 207th DR.N.W. 43rd CT.N.W. 204th ST.
N.W. 203rd LN.
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V A C A N T L A N D
AREA OF PORTION TO BE
RE-ZONED: 22.56 ACRES (+/-)N.W. 43rd CT.THIS DRAWING IS THE PROPERTY OF AMERICAN SERVICES OF MIAMI, CORP. AND
SHALL NOT BE USED OR REPRODUCED, IN WHOLE, OR IN PART, WITHOUT
PERMISSION OF AMERICAN SERVICES OF MIAMI, CORP.
NOTHING HEREON SHALL BE CONSTRUED TO GIVE ANY RIGHTS OR BENEFITS TO
ANYONE OTHER THAN THOSE CERTIFIED.
ANTENNA #3
1 STY C.B.S.
STRUCTURE
F.F.Elev. 8.36
SPECIFIC PURPOSE SURVEY
SKETCH TO ACCOMPANY LEGAL DESCRIPTION
LESS-OUT AREA:
4.42 ACRES (+/-)
DATE : NOV. 19, 2025
CREZ-2025-000004
Bluenest Rezoning
AG, Agriculture and Utilities and R-1, Single Family Dwelling to PD, Planned Development
Exhibit “B”
Staff Recommendation
CREZ-2025-000004
Bluenest Rezoning
AG, Agriculture and Utilities and R-1, Single Family Dwelling to PD, Planned Development
STAFF RECOMMENDATION
CREZ-2025-000004
APPLICATION INFORMATION
Applicant: Bluenest Development, LLC
Folio No.: 34-1132-001-0090, 34-1132-001-0130, 34-1132-001-0140, 34-
1132-001-0111, & 34-1132-001-0120
Location: NW Corner of NW 203 LN and 39 CT Intersections
Property Size: 26.98 acres
Future Land Use: Neighborhood
Existing Zoning: AU, Agricultural and Utilities & R-1, Single Family Dwelling
Requested Action(s): Rezone from AU, Agricultural and Utilities and R-1, Single Family
Dwelling to PD, Planned Development
RECOMMENDATION:
Staff recommends granting the rezoning of the subject property from AU, Agricultural and Utilities
(approx. 23.76 acres ±) and R-1, Single Family Dwelling (approx. 2.77 acres ±) to PD, Planned
Development.
REVIEW AND ANALYSIS:
Neighborhood Land Use Characteristics
Property Future Land Use
Designation Zoning Classification Existing Use
Subject Site Neighborhood
AU, Agricultural and
Utilities/R-1 Single Family
Dwelling
Vacant/Utility
North Preservation/Commerce I-1, Light Industrial Canal/Warehouse
South Neighborhood R-1, Single Family Residential Single Family
East Neighborhood R-1, Single Family Residential Single Family
West Neighborhood R-1, Single Family Residential Single Family
The subject property consists of a vacant lot totaling 26.98 acres with an approximate location of
the northwest corner of NW 203 Lane and 39 Court Intersections. The surrounding properties
consists of single-family homes zoned R-1, Single Family Residential to the West, South and East. A
canal and warehouse are located to the north of the property.
Project Summary/Background
The subject property consists of five vacant lots with several telecommunication towers as shown
in Exhibit A. The property is currently zoned AU, Agricultural and Utilities which provides for
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agricultural, select public and institutional uses, select recreational uses, limited commercial and
service uses, and light industrial uses and R-1, Single Family Dwelling, which permits single-family
homes. It should be noted that a portion of parcel #34-1132-001-0090 will not be rezoned, and
one cell tower will remain on the parcel. The area of the parcel that will not be rezoned will remain
AU, Agricultural and Utilities. The total area of the Property being rezoned is approximately 22.56
acres.
The property owner wishes to assemble these lots to construct a town-home community. In order
to do so, a re-zoning will be required from agricultural and utilities to a residential type
zoning. More specifically, a rezoning from AU, Agricultural and Utilities and R-1, Single Family
Dwelling to PD, Planned Development is necessary in order to have the proper zoning in place to
develop a town-home community with recreational areas, a clubhouse and pool.
Rezoning to Planned Development will allow the developer flexibility to develop the site as a whole
with recreational amenities integrated into the proposed townhome community. Pursuant to
Section 34-14 (j) of the City Code:
(j) PD planned development district. Provides flexibility in the master planning, design and
development of relatively large properties for residential, commercial, mixed residential
commercial, public and institutional uses, and recreation and entertainment uses. May be used
to implement the neighborhood and commerce CDMP land use categories.
Consistency with City of Miami Gardens Comprehensive Development Master Plan (CDMP)
The City’s development can be viewed as two distinct areas: commercial corridors and
neighborhoods. The City has generally designated residential areas as the “Neighborhood” land use
category, and major commercial corridors as the “Commerce” land use category. The subject site
is designated as Neighborhood within the City of Miami Gardens Comprehensive Development
Master Plan (CDMP) Future Land Use Map (FLUM).
The Neighborhood land use designation applies to areas intended for low and medium density
residential development with supporting commercial and office uses. The designation of
Neighborhood is specifically intended to protect single-family homes from encroachment or
intrusion from incompatible land uses. The density of this site is 221 townhomes on 26.98 acres
which calculates to approximately 12 units per acre. Low-Medium Density (7-15 DU/A) is consistent
with the surrounding neighborhood.
Based on the vacant land use analysis in the City Comprehensive Plan, the City is essentially built
out and the focus now is on infill development opportunities. The Comprehensive Plan also states
the following:
“The City’s Future Land Use concept reflects a combination of existing land use characteristics,
currently approved planned developments, zoning and development trends. Most undeveloped
parcels in the City have become developed and the City is now moving into a redevelopment phase
of existing properties.”
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Rezoning of the subject site from AU, Agricultural and Utilities and R-1, Single Family Dwelling to PD,
Planned Development will not only provide for much needed housing but also promote an
integration of smart growth principles enabling a livable and walkable neighborhood with
recreational amenities in a compact development, which will facilitate development of the site in
a manner consistent with the Neighborhood land use designation as outlined in the City’s CDMP
Goals, Objectives and Policies as follows:
Policy 1.2.1: Uses consistent with the Neighborhood land use designation shall primarily include low and low-medium density residential uses. Medium and medium-high densities, suburban commercial and office, and mixed use planned uses may be permitted subject to the performance criteria set forth in this Plan.
Policy 1.2.2: The Neighborhood land use designation shall provide for a variety of housing types and densities.
Policy 2.1.2: Residential Uses. Performance standards for residential uses shall be
established as follows:
b. Low-Medium Density Residential
• Low-Medium Density Residential uses shall generally be limited to the
Neighborhood land use designation.
• Low-Medium Density Residential densities shall range from 7 to 15 dwelling units per gross acre. This density will allow housing types such as zero lot line
homes, townhouses and low-rise apartments with surrounding open space.
• Low-Medium Density Residential shall be limited to two (2) stories.
• Low-Medium Density Residential should be located adjacent to public streets classified as Collectors or higher within the Commerce land use category, or
Arterials if within the Neighborhood land use designation.
• Adequate separation and buffer treatment shall be provided to protect adjacent single-family residential uses.
Policy 2.6.1: All residential development shall be provided with well-landscaped open
space. The minimum amount of open space for each use shall be established in the
City’s land development regulations.
Policy 2.6.2: Separation or mitigation of impacts, between different residential densities and housing types may be required in order to insure compatibility between developments and neighborhoods. The City has adopted land development regulations
that utilize setbacks (distance), walls, fences, landscape, berms and other appropriate
means to insure such compatibility.
·
Zoning Review and Analysis
The City Council may grant the rezoning of the property subject to meeting the criteria set forth
in Section 34-49(f) of the City’s Land Development Regulations:
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“(f) Criteria for granting of amendments or adoption of changes to the text of the LDRs, or change of the actual official zoning map designation of a parcel or parcels. The detriments or benefits of amendments or adoption of changes to the text of the LDRs, or change of the actual
official zoning map designation of a parcel or parcels shall not be denied consideration on the
grounds that they are indirect, intangible or not readily quantifiable. In evaluating the application, among other factors related to the general welfare, the following shall be considered: (1) The development permitted by the application, if granted, conforms to the city's
comprehensive development master plan; is consistent with applicable area or
neighborhood studies or plans, and would serve a public benefit warranting the granting of the application at the time it is considered; (2) The development permitted by the application, if granted, will have a favorable or unfavorable impact on the environmental and natural resources of the city, including
consideration of the means and estimated cost necessary to minimize the adverse impacts;
the extent to which alternatives to alleviate adverse impacts may have a substantial impact on the natural and human environment; and whether any irreversible or irretrievable commitment of natural resources will occur; (3) The development permitted by the application, if granted, will have a favorable or
unfavorable impact on the economy of the city;
(4) The development permitted by the application, if granted, will efficiently use or unduly burden water, sewer, solid waste disposal, recreation, education or other necessary public facilities which have been constructed or planned and budgeted for construction; (5) The development permitted by the application, if granted, will efficiently use or not unduly
burden or negatively affect public transportation facilities, including mass transit, roads,
streets and highways which have been constructed or planned and budgeted for construction; and if the development is or will be accessible by public or private roads, streets or highways.”
Findings of the request pursuant to the rezoning criteria set forth above are as follows:
1. The proposed rezoning is deemed to be generally consistent with the Goals, Policies and
Objectives of the City of Miami Gardens Comprehensive Development Master Plan
(CMDP) as outlined above, and satisfies the criteria for granting of amendments or
adoption of changes to the text of the LDRs or change of the actual official zoning map
designation of a parcel or parcels.
2. There are no known environmental or natural resources currently located on the site and
granting a change to the official zoning map designation for the subject property is not
expected to cause an irreversible or irretrievable commitment of natural resources to
occur. Any unforeseen adverse environmental impacts will be required to be mitigated
through the Miami Dade County Department of Environmental Resource Management
(DERM) prior to the issuance of a Certificate of Occupancy for any proposed development
on site.
3. The property is currently vacant with no improvements. The rezoning of the property
will facilitate the construction of a planned town-home development on the site,
increasing the current valuation of the property and providing permitting fees and impact
fees to the City as the property is developed and improved.
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4. As an infill site within close proximity to existing infrastructure, future utility connections
are not expected to unduly burden water, sewer, drainage, solid waste disposal or other
necessary public facilities. Concurrency determinations will be finalized during the
development review phase in order to ensure adequacy.
5. The parcel is located on an existing roadway network. The rezoning will not trigger the
need for a new roadway network.
Anticipated Facilities Impact
A building permit application will be required prior to any construction on the site, anticipated
impacts will be reviewed along with any required mitigation thereof.
Conclusion
The rezoning request is deemed to be generally consistent with the Goals, Objectives and Policies
of the City of Miami Gardens Comprehensive Development Master Plan (CMDP), and satisfies the
criteria for granting of amendments or adoption of changes to the text of the LDRs or change of
the actual official zoning map designation of a parcel or parcels. Rezoning of the property from
AU, Agricultural and Utilities to PD and R-1, Single Family Dwelling, Planned Development is
considered to be an appropriate zoning designation as it furthers the City’s goal of providing a
variety of housing types and is consistent with Low Density Residential in the surrounding area.
Public Notice
Notification of the applicant’s request was provided in accordance with Section 34-46(d)(7) of
the City of Miami Gardens Land Development Regulations.
Attachments
Attachment A: Hearing Map-Aerial
Attachment B: Hearing Map-Zoning
Attachment C: Hearing Map-Land Use
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ATTACHMENT A: HEARING MAP-AERIAL
SUBJECT PROPERTY
SUBJECT PROPERTY
Folio No. 34-1132-001-0090
34-1132-001-0130
34-1132-001-0140
34-1132-001-0111
34-1132-001-0120
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ATTACHMENT B: HEARING MAP-ZONING
SUBJECT PROPERTY
SUBJECT PROPERTY
Folio No. 34-1132-001-0090
34-1132-001-0130
34-1132-001-0140
34-1132-001-0111
34-1132-001-0120
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ATTACHMENT C: HEARING MAP-LAND USE
SUBJECT PROPERTY
SUBJECT PROPERTY
Folio No. 34-1132-001-0090
34-1132-001-0130
34-1132-001-0140
34-1132-001-0111
34-1132-001-0120