HomeMy WebLinkAbout2026-073-2530_-_Expressing_Support_EnSima_CDD_Resolution._2026_-_Adopted_-_PdfRESOLUTION NO. 2026-073-2530
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MIAMI GARDENS, FLORIDA, EXPRESSING MUNICIPAL
SUPPORT OF THE PETITION FROM ENSIMA HOLDINGS, LLC
FOR THE ESTABLISHMENT OF A COMMUNITY
DEVELOPMENT DISTRICT (CDD) PURSUANT TO CHAPTER
190, FLORIDA STATUTES, FOR CERTAIN PROPERTY MORE
PARTICULARLY DESCRIBED ON EXHIBIT “A”; PROVIDING
FOR THE ADOPTION OF REPRESENTATIONS; PROVIDING
FOR AN EFFECTIVE DATE
WHEREAS, pursuant to the Uniform Community Development District Act of
1980, as amended, codified at Chapter 190, Florida Statutes, and all applicable
provisions of the City of Miami Gardens Code of Ordinances, EnSima Holdings, LLC,
and
WHEREAS, the Applicant petitions Miami-Dade County to establish a
Community Development District ("CDD" or the "District") to serve the EnSima Mixed-
Use be to community condominium Development, master-planned, a mixed-use
developed at 18335 NW 27th Avenue, Miami Gardens, Florida 33056, and
WHEREAS, the Petitioner requests that the City of Miami Gardens approve a
resolution of support to establish the CDD District, and
WHEREAS, with the approval of the CDD district, EnSima intends to develop five
eight-story units, condominium 475 buildings containing mixed-use approximately
approximately 95,000 square feet of commercial and retail space, and approximately
1,400 structured parking spaces, and
WHEREAS, the project proposes a modern design that uses RENCO structural
technology and nanographene finishes, and
WHEREAS, the proposal also incorporates pedestrian-oriented features such as
active storefronts, shaded sidewalks, outdoor seating, enhanced lighting, and improved
streetscape elements,
NOW, THEREFORE, BE IT RESOLVED 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 Resolution.
Section 2: AUTHORIZATION: The City Council of the City of Miami Gardens
hereby urges municipal support of the Petition from EnSima Holdings, LLC for the
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establishment of a Community Development District (CDD) pursuant to Chapter 190,
Florida Statutes, for certain property more particularly described on Exhibit “A”.
Section 3: EFFECTIVE DATE: This Resolution shall take effect immediately upon
its final passage.
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF MIAMI
GARDENS AT ITS REGULAR MEETING HELD ON JUNE 24, 2026.
________________________________
RODNEY HARRIS, MAYOR
ATTEST:
________________________________
MARIO BATAILLE, MMC, CITY CLERK
PREPARED BY: SONJA KNIGHTON DICKENS, CITY ATTORNEY
SPONSORED BY: CAMERON BENSON, CITY MANAGER
Moved by: Councilwoman Powell
Seconded by: Vice Mayor Stephens
VOTE: 5-0
Mayor Harris Yes
Vice Mayor Stephens, III Yes
Councilwoman Baskin Yes
Councilman Leon Yes
Councilwoman Powell Yes
Councilwoman Julien Absent
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EXHIBIT A
EnSima
Conceptual Mixed
Use-Project
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
Development | Miami Gardens, Florida
PETITION FOR ESTABLISHMENT OF
A COMMUNITY DEVELOPMENT DISTRICT
EnSima Mixed-Use Development
Project Address
18335 NW 27th Avenue, Miami Gardens, Florida 33056
Petitioner
EnSima Holdings, LLC
Submitted To
City of Miami Gardens, Florida
Prepared By
Capital Growth Management Consultants (CGMC)
Date
May 2026
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
Development | Miami Gardens, Florida
I. INTRODUCTION AND PURPOSE
Pursuant to the Uniform Community Development District Act of 1980, as amended, codified at
Chapter 190, Florida Statutes, and all applicable provisions of the City of Miami Gardens Code of
Ordinances, EnSima Holdings, LLC, as Petitioner, hereby respectfully petitions the City of Miami
Gardens to establish a Community Development District ("CDD" or the "District") to serve the
EnSima Mixed-Use Development, a master-planned, mixed-use condominium community to be
developed at 18335 NW 27th Avenue, Miami Gardens, Florida 33056.
The Petitioner requests that the City of Miami Gardens exercise its full authority under Chapter
190, Florida Statutes to establish the District, authorize the issuance of special assessment
bonds, and assume responsibility for bond issuance oversight and administration in order to
efficiently finance the acquisition, construction, and installation of the public infrastructure
improvements required to serve the District. The establishment of the CDD will serve the public
interest by providing a dedicated, accountable, and financially sound mechanism to fund and
manage the infrastructure serving this transformative community development project within the
NW 27th Avenue Community Redevelopment Area (CRA) corridor.
This Petition is accompanied by: (1) a metes-and-bounds legal description of the land to be
included within the District; (2) a master development plan depicting the proposed land uses within
the District; (3) a preliminary infrastructure cost estimate; (4) a statement of the proposed
timetable for construction of the District improvements; (5) documentation of the pending land
acquisition; and (6) the required filing fee. All documents and exhibits are incorporated herein by
reference.
II. PETITIONER AND OWNERSHIP
A. Petitioner
The Petitioner is EnSima Holdings, LLC, a Florida limited liability company, whose principal
address is 18335 NW 27th Avenue, Miami Gardens, Florida 33056. EnSima Holdings, LLC is the
sponsor, developer, and controlling member of EnSima Miami LLC, the entity which holds the
executed Commercial Contract for acquisition of the core assemblage comprising the proposed
District land.
B. Land Ownership and Acquisition Status
EnSima Miami LLC, an affiliate of EnSima Holdings, LLC, entered into a fully-executed
Commercial Contract dated December 2, 2025, with 18335 NW 27 Ave LLC, a Florida limited
liability company ("Seller"), for the acquisition of the core property at 18335 NW 27th Avenue,
Miami Gardens, Florida. The contract covers three contiguous folios:
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
Development | Miami Gardens, Florida
Folio Number Description Status
34-2103-012-0010 Core parcel, NW corner Under Contract
34-2103-014-0040 Contiguous parcel Under Contract
34-2103-014-0050 Contiguous parcel Under Contract
The Purchase Price for the initial three-folio assemblage is $40,000,000, with deposits of
$200,000 (nonrefundable), $500,000, and $9,300,000 paid to Seller. The closing date is April 26,
2026. The property is being conveyed by Special Warranty Deed, free of liens and encumbrances
known to Seller, subject only to permitted exceptions as listed in Exhibit "A" attached to the
Contract. The Buyer takes title subject to all existing title exceptions, covenants, easements, and
restrictions of record as set forth in the title commitment.
In addition to the initial assemblage, the Petitioner is in the process of acquiring three to four
adjacent parcels comprising the balance of the full city block for approximately $10,000,000,
which will expand the total site to approximately 10.22 acres (the "Full Site Assemblage"). The
proposed District will encompass the Full Site Assemblage of 10.22 acres, consisting of six
parcels in the aggregate, to be incorporated as the parcels are acquired through the block buyout
process. The total land acquisition cost for purposes of the District is $50,000,000.
Title to all parcels comprising the District will be held in the name of EnSima Miami LLC or its
designated affiliate. As parcels are acquired, their legal descriptions will be supplemented to and
made a part of the District's recorded boundary.
III. DESCRIPTION OF DISTRICT LAND
A. General Location
The District land is located at 18335 NW 27th Avenue, Miami Gardens, Florida 33056, at the
corner of NW 183rd Street and NW 27th Avenue (State Road 7), within the City of Miami Gardens,
Miami-Dade County, Florida. The site is situated in the heart of the NW 27th Avenue Community
Redevelopment Area (CRA) corridor, less than one mile from Hard Rock Stadium, the Formula 1
Miami International Autodrome, and the site of the 2026 FIFA World Cup venue, at the intersection
of three major freeways.
B. Site Dimensions and Acreage
Total Site Area 10.22 acres (approximately 445,300 square
feet)
Number of Parcels Six (6) contiguous parcels (full city block)
Frontage NW 27th Avenue (SR-7) and NW 183rd
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
Development | Miami Gardens, Florida
Street
Zoning NC + Corridor / BTO — Miami Gardens Code
§34-342, Table 2
Maximum Density Allowed 150 du/acre (BTO/Corridor density bonus)
Proposed Density 73.1 du/acre (731 units ÷ 10.22 acres)
CRA Designation NW 27th Avenue Community Redevelopment
Area
C. Legal Description
The legal description of the initial acquisition parcels is attached hereto as Exhibit "A" and
incorporated herein by reference. The legal description is based upon that certain Exhibit "A"
attached to the Commercial Contract between EnSima Miami LLC and 18335 NW 27 Ave LLC,
dated December 2, 2025, comprising Tract "A-1" of A Replat of a Portion of H&W Investments
Subdivision recorded in Plat Book 82, Page 73, Tracts D and E of H & W Frontage Tracts recorded
in Plat Book 87, Page 24, all in the Public Records of Miami-Dade County, Florida, as more
particularly described therein. Legal descriptions for the adjacent expansion parcels will be added
to the District boundary by amendment as each parcel is acquired.
IV. PROJECT DESCRIPTION AND DEVELOPMENT PROGRAM
A. Project Overview
EnSima Miami I is a master-planned, mixed-use condominium development designed to deliver
luxury-affordable ownership housing, a ground-floor retail village, and structured parking on a
fully-assembled, city-block-scale site within the NW 27th Avenue CRA corridor. The project
deploys an innovative construction system — RENCO fiber-composite structural blocks with a
nano-graphene exterior skin — and carries Pininfarina architectural branding (the Italian firm
behind Ferrari), enabling high-design outcomes at attainable price points.
The Master Plan has been completed by Pininfarina. The Planned Development Pre-Application
Design Review (PPDR) application has been approved by the City of Miami Gardens, and the
Planning & Zoning Pre-Application Review Meeting has been conducted. Construction
documents are being prepared for permit submittal targeting December 2026. Groundbreaking is
scheduled for January 2027.
B. Development Program Summary
Total Residential Units 731 for-sale condominium units
Workforce Housing Units 110 units (15% of total; 50% of all 1BR units)
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
Development | Miami Gardens, Florida
Market Rate Units 621 units
Residential Gross SF 742,762 SF
Average Unit Size ~1,016 sellable SF/unit
Retail GLA 115,000 SF ground-floor retail
Structured Parking 1,460 stalls (2-level podium per MG Code
§34-453)
Building Height 8 stories (3-level podium + 5 residential
levels)
Construction Type Type IA podium + RENCO Composite Block
(residential)
Architect of Record Pininfarina (lead design); construction
documents in preparation
General Contractor Terraform Developments LLC (co-developer)
C. Unit Mix
Unit Type Count Avg Size Pricing Tier
1BR Workforce 110 ~800 SF $563/PSF · ~$450,400 Workf
orce
1BR Market 109 ~800 SF $625/PSF · ~$500,000 Market
2BR Market 335 ~1,180 SF $675/PSF · ~$796,500 Market
3BR Market 177 ~1,310 SF $750/PSF · ~$982,500 Market
TOTAL 731 742,762 SF Wtd avg ~$679/PSF ·
$745,245
Gross
:
$544.8
M
D. Community Economic Impact
The project will generate significant economic benefit to the City of Miami Gardens across multiple
dimensions:
•2,200 to 3,000 direct construction jobs over the 2027–2029 build window, plus 1,100 to
1,700 indirect construction-related jobs at peak construction.
•300 to 480 permanent retail, food-service, grocery, and fitness positions at stabilization,
including preservation of the Price Choice Supermarket anchor tenant.
•50 to 100 permanent on-site property management, security, landscaping, and
maintenance roles.
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
Development | Miami Gardens, Florida
•60 to 120 micro-business incubation opportunities annually through innovation labs,
artist studios, and rotating market programming.
•Significant new ad valorem tax base supporting the City and Miami-Dade County
general funds, in addition to the CDD special assessments.
•Workforce housing for educators, nurses, city staff, logistics workers, young families,
and seniors consistent with City of Miami Gardens housing goals.
V. INFRASTRUCTURE IMPROVEMENTS TO BE FINANCED BY THE
DISTRICT
The District is requested to finance the acquisition, construction, installation, and equipping of the
public infrastructure improvements required to serve the District, including but not limited to the
following categories of improvements. These improvements are described in greater detail in the
Engineer's Report attached hereto as Exhibit "B".
A. Land Acquisition
The District's authorized improvements expressly include the acquisition of the land constituting
the District itself. The total land acquisition cost for the full 10.22-acre, six-parcel site assemblage
is $50,000,000, as reflected in the Master Budget Pro Forma. Bond proceeds will be used to fund
or reimburse the Petitioner for all costs of land acquisition to the extent permitted by Chapter 190,
Florida Statutes and applicable bond law.
The initial three-parcel acquisition under the existing Commercial Contract (Purchase Price:
$40,000,000) will be funded in part from CDD bond proceeds. The adjacent parcel acquisitions
(estimated at $10,000,000) will similarly be funded from bond proceeds upon their acquisition. All
land acquisition expenditures will be documented and submitted to the District's designated
trustee for disbursement in accordance with the bond indenture.
B. Horizontal / Civil & Site Development
The District will finance all horizontal development work required to prepare the full 10.22-acre
assemblage for vertical construction, including:
•Civil Engineering, Surveying, and Geotechnical Investigation
•Demolition and Hazardous Materials Abatement (existing 96,570 SF retail structures)
•Earthwork, Grading, and Import Fill
•Stormwater Management and SWPPP Compliance
•Wet Utilities — Water, Sanitary Sewer, Gas, and Fiber Infrastructure
•Off-Site Improvements — NW 27th Avenue / State Road 7 and NW 183rd Street
•Hardscape and Paving (outside buildings, public realm)
•Landscape, Irrigation, and Site Lighting
•Site Development Contingency (5%)
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
Development | Miami Gardens, Florida
C. Vertical Construction
The District will finance the construction of the vertical improvements constituting the public-
benefit components of the development, including:
•Residential Construction — 742,762 gross SF at $280/SF using RENCO fiber-composite
block system
•Retail Shell Construction — 78,500 net leasable SF at $275/SF (ground-floor retail)
•Structured Parking Garage — 1,460 stalls / 438,000 SF at $129/SF (2-level podium)
•Solar, EV Charging, and Carbon-Neutral Scope — rooftop PV, battery storage, and
sustainability improvements
D. Public Realm and Community Amenities
The District will finance construction of the public realm improvements forming the social and
commercial infrastructure of the project, including the 60-foot-wide civic retail promenade, interior
pedestrian streets, shaded walkways, outdoor seating areas, landscaping, street furniture, public
art installations, and market/cultural programming infrastructure.
E. Soft Costs, Professional Services, and Financing Costs
The District will finance the allocable share of soft costs, professional services, and financing
costs attributable to District-funded improvements, including architecture and engineering,
permits and plan review, insurance, environmental studies, legal fees, testing and inspections,
and bond issuance costs.
VI. ESTIMATED INFRASTRUCTURE COSTS AND BOND REQUEST
A. Total Development Cost Summary
Cost Category Amount % of TDC
A — Land Acquisition (6-parcel assembly, 10.22 ac)$50,000,000 11.32%
B — Civil & Site Development $17,850,000 4.04%
C — Vertical Hard Cost — Residential (742,762 SF @
$280/SF)
$207,973,360 47.08%
D — Vertical Hard Cost — Retail Shell (78,500 SF @
$275/SF)
$21,587,500 4.89%
E — Vertical Hard Cost — Parking Garage (438,000
SF @ $129/SF)
$56,502,000 12.79%
F — Solar / Carbon-Neutral Scope $5,000,000 1.13%
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
Development | Miami Gardens, Florida
Cost Category Amount % of TDC
Total Hard Costs (B through F)$308,912,860 69.93%
G — Soft Costs $35,639,336 8.07%
H — Developer Fee (3% of Hard)$9,267,386 2.10%
I — Hard Cost Contingency (10% of Hard)$30,891,286 6.99%
J — Financing / Bond Issuance (1.5% of Hard)$4,633,693 1.05%
K — Interest Carry $7,064,051 1.60%
TOTAL DEVELOPMENT COST (Bond Underwriter
View)
$433,051,947 100%
B. CGMC Formation and Administration Costs
The costs of CDD formation and administration, including the services of Capital Growth
Management Consultants (CGMC), are included within the financing costs of the District and are
allocated under the Soft Costs and Financing Issuance categories of the Master Budget. The
CGMC engagement encompasses full CDD formation services, petition preparation and filing,
bond structuring and underwriting coordination, district administration, and ongoing compliance
support through bond retirement.
CGMC Service Component Fee / Amount
Formation Retainer (CDD Petition, structuring, and
filing)
$70,000.00
Bond Issuance Fee (5% of total CDD bond proceeds)5.00% of bond proceeds
— Applied to CDD Regular Bond ($111,000,000 par)$5,550,000.00
— Applied to Solar Bond ($5,000,000 par)$250,000.00
Total Estimated CGMC Compensation (at $116M
bonds)
$5,870,000.00
Total CGMC Fee (formation retainer + 5% of $116M)$5,870,000.00
All CGMC fees are payable from bond proceeds at closing and are included within the District's
financing issuance costs. No CGMC fees are payable by the City of Miami Gardens. The formation
retainer of $70,000 is due and payable upon acceptance of this Petition by the City. The bond
issuance fee of 5% of total CDD bond proceeds is contingent upon successful bond issuance and
is payable at bond closing from the proceeds of issuance.
C. Capital Stack and Bond Request
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
Development | Miami Gardens, Florida
Source Amount % of TDC
Senior Construction Loan (right-sized,
6.50%)
$216,492,627 50.0%
CDD Regular Bond ($111M par, 5.50%, 60-
month, 24-mo IO)
$111,000,000 25.63%
Solar Bond ($5M par, 4.50%, 84-month, 24-
mo IO)
$5,000,000 1.15%
C-PACE Financing (5.50%, 20-year term)$10,000,000 2.31%
Incentives (Tax Credits + Grants + Rebates)$13,500,000 3.12%
Pre-Sales Deposits (60% × 439 units × 30%
deposit)
$98,059,320 22.64%
Sponsor Equity $0 0.00%
TOTAL SOURCES $433,051,947 100.0%
The Petitioner requests that the District be authorized to issue special assessment bonds in an
aggregate principal amount not to exceed ONE HUNDRED SIXTEEN MILLION DOLLARS
($116,000,000), inclusive of the CDD Regular Bond ($111,000,000 par) and the Solar Bond
($5,000,000 par), as supported by the District's assessment absorption analysis confirming all
standard underwriting thresholds are satisfied at this bond amount, all as more fully described in
Section VII below. All bonds will be repaid through special assessments levied on property within
the District and will not constitute a general obligation or debt of the City of Miami Gardens.
VII. BOND AUTHORIZATION AND REQUEST FOR CITY OVERSIGHT
A. Request for City Bond Issuance Responsibility
Pursuant to Chapter 190, Florida Statutes, and the provisions of the City of Miami Gardens
Charter and Code, the Petitioner respectfully requests that the City of Miami Gardens assume
primary oversight responsibility for the issuance of the District's special assessment bonds. The
Petitioner and the District believe that City involvement in bond oversight will: (i) reduce the cost of
capital to the District by providing market confidence and institutional credibility; (ii) facilitate timely
bond issuance in alignment with the project construction schedule; (iii) ensure compliance with all
applicable state and local legal requirements; and (iv) protect the long-term fiscal interests of
future District residents and property owners.
The Petitioner specifically requests that the City Council of Miami Gardens, at or following the
public hearing required by Section 190.005, Florida Statutes, adopt a resolution or ordinance
authorizing the District to issue special assessment revenue bonds under such terms, conditions,
and covenants as the City deems appropriate, provided that such bonds shall be payable solely
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
Development | Miami Gardens, Florida
from special assessments levied on properties within the District and shall not constitute a general
obligation or pledge of the full faith and credit of the City.
B. Bond Structure and Terms
Maximum Authorized Bond Amount Not to exceed $116,000,000 aggregate
principal
CDD Regular Bond (Series A)$111,000,000 par; 5.50% interest; 60-month
term; 24-month interest-only
Solar Bond (Series B)$5,000,000 par; 4.50% interest; 84-month
term; 24-month interest-only
Bond Type Special assessment revenue bonds, tax-
exempt
Repayment Source Special assessments levied on District
properties
City Obligation None — bonds are not a general obligation of
the City
Trustee Qualified institutional trustee to be
designated at bond closing
Use of Proceeds Land acquisition, infrastructure, vertical
construction, soft costs, bond issuance costs
including CGMC fees
Underwriter Realm Nexus Corporation (bond underwriter;
S&U schedule submitted)
C. Special Assessment Methodology
Special assessments will be levied annually on all taxable property within the District in amounts
sufficient to pay debt service on the bonds and to fund the District's annual operations and
maintenance budget. The assessment methodology will be established in the District's
Assessment Methodology Report, to be prepared by CGMC and adopted by the District Board
prior to bond issuance. Assessments will be allocated on an equitable basis among all benefited
properties within the District in proportion to the special benefit received from District
improvements, consistent with the requirements of Section 190.021, Florida Statutes.
The Petitioner anticipates that the per-unit annual assessment will be structured to be supportable
within the project's unit pricing and operating budget, and will be disclosed to all purchasers in the
condominium documents, the Florida Developer Disclosure Statement, and the CDD Disclosure
required by Section 190.048, Florida Statutes.
D. No Fiscal Impact on City
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
Development | Miami Gardens, Florida
The establishment of this District and the issuance of the CDD bonds will have no adverse fiscal
impact on the City of Miami Gardens. The bonds will be repaid solely from special assessments
levied on property within the District. The City will not be obligated, directly or indirectly, to pay any
principal, interest, or other amounts due on the bonds. All costs of District formation, bond
issuance, and ongoing administration will be paid from bond proceeds or District assessment
revenues, with no cost to the City or its taxpayers. To the contrary, the District and the project will
generate significant new ad valorem tax revenues benefiting the City, the Miami-Dade County
School Board, and Miami-Dade County.
VIII. PROJECT TIMELINE AND CONSTRUCTION SCHEDULE
Date / Period Milestone
March 2026 Public press release and project launch
May 2026 Reservation program launch
Q2–Q3 2026 Adjacent parcel acquisition close; CDD petition filing and public
hearing; CDD bond underwriting
August 2026 Condo documents approval; Florida Condominium Act filings;
USA pre-sale launch
December 2026 Building permits issued; CDD bond closing
January 2027 Groundbreaking / construction commencement
December 2027 Building structural top-out
June 2028 Condominium unit closings begin; assessments commence
August 2028 Investor exit and retail grand opening
Q2 2029 Full project completion; all units closed; retail stabilized
IX. COMPLIANCE WITH CHAPTER 190, FLORIDA STATUTES
This Petition is submitted in compliance with Section 190.005, Florida Statutes, and satisfies all
threshold requirements for establishment of a Community Development District by a local general-
purpose government. The following demonstrates compliance with each required element:
Statutory Requirement Compliance Statement
§190.005(1)(a)(1) — Legal
description of land
Provided in Exhibit A; metes-and-bounds legal
description of all parcels.
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
Development | Miami Gardens, Florida
Statutory Requirement Compliance Statement
§190.005(1)(a)(2) — Written
consent of landowners
Petitioner is the contract purchaser; Seller consent
provided in executed Contract.
§190.005(1)(a)(3) — Map showing
district boundaries
Master development plan provided as Exhibit B.
§190.005(1)(a)(4) — Proposed
timetable
Detailed construction and bond schedule provided in
Section VIII.
§190.005(1)(a)(5) — Estimated
cost of improvements
Full cost schedule provided in Section VI and Master
Budget (Exhibit C).
§190.005(1)(a)(6) — Proposed
name of district
EnSima Community Development District
§190.005(1)(a)(7) — Future
general-purpose government
City of Miami Gardens has jurisdiction over the District
area.
§190.005(1)(a)(8) — Initial Board
designation
Five initial supervisors to be designated by Petitioner
per §190.006.
§190.005(1)(a)(9) — Filing fee Filing fee submitted with this Petition.
Contiguous land area ≥2 acres 10.22 acres — well exceeds minimum.
Density and land use compatibility 73.1 du/ac vs. 150 du/ac maximum; consistent with
MG Comprehensive Plan.
Public hearing required Petitioner requests scheduling per §190.005(2).
Factors Supporting Establishment
Pursuant to Section 190.005(1)(e), Florida Statutes, the following factors support the
establishment of this District:
•Whether all of the land to be included in the district is to be used for an urban purpose:
The proposed District encompasses a fully assembled urban infill site in the NW 27th
Avenue CRA corridor, zoned for mixed-use development at urban densities, surrounded
by existing urban uses.
•Whether the area of land to be serviced by the proposed district is of sufficient size,
compactness, and contiguity: The 10.22-acre site constitutes a full city block, is legally
contiguous, and is of sufficient size to support the proposed infrastructure program.
•Whether the established district will be the best alternative available for delivering
community development services and facilities: The CDD structure provides the most
efficient, accountable, and legally sound mechanism for financing and managing the
infrastructure required, with clear assessment methodology, independent oversight, and
statutory accountability to property owners.
•Whether the community development services and facilities to be provided by the
proposed district will be compatible with the capacity and uses of existing local and
regional utility systems: All utility coordination is being conducted with Miami-Dade
Capital Growth Management Consultants (CGMC) | Confidential — For Submission to the City of Miami Gardens
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
Development | Miami Gardens, Florida
Water and Sewer, Florida Power & Light, and applicable utility providers. The off-site
improvement scope on NW 27th Avenue/SR-7 is coordinated with FDOT and the City.
•Whether the area that will be served by the district is amenable to being served by a
district: The site is a single-ownership, fully assembled block within the City of Miami
Gardens' CRA, ideally suited to district governance and special assessment financing.
X. PROPOSED DISTRICT NAME, INITIAL BOARD, AND OPERATIONS
A. Proposed Name
The proposed name of the Community Development District is the "EnSima Community
Development District" (the "District").
B. Initial Board of Supervisors
Pursuant to Section 190.006, Florida Statutes, the Petitioner designates the following five persons
to serve as the initial Board of Supervisors of the District. Each designee is a citizen of the United
States and a resident of the State of Florida:
Seat Designee Title / Role
1 Shalom Arik Maimon CEO, EnSima Holdings, LLC
2 Ofek Chaim Suchard Chief of Technology
3 Zachary BenShimon Chief Risk Officer
4 Ilya Yefremov Financial Supervisor
5 Menachem Mendel Edelman Real Estate Supervisor
C. District Administration
EnSima Holdings, LLC, as Developer and initial controlling member of the Petitioner, will serve as
District Manager and will be responsible for all administrative functions of the District, including
budget preparation, special assessment roll preparation and certification, coordination with the
Miami-Dade County Tax Collector for assessment collection, financial reporting, bond covenant
compliance monitoring, Board of Supervisors meeting coordination, public records maintenance,
and all required state and local filings pursuant to Chapter 190, Florida Statutes. The Developer
will retain qualified bond counsel, disclosure counsel, and a trustee bank in connection with the
bond issuance, and will coordinate with CGMC in its capacity as CDD formation consultant and
bond issuance advisor throughout the formation and bond closing process.
Following the transition of District control to resident and landowner-elected supervisors pursuant
to Section 190.006, Florida Statutes, the Board of Supervisors may engage a professional district
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
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management firm of its choosing. Until such transition, the Developer will carry out all district
management responsibilities at no additional cost to the District beyond those costs included in
the financing issuance budget.
XI. CONCLUSION AND PRAYER FOR RELIEF
EnSima Holdings, LLC, as Petitioner, respectfully requests that the City of Miami Gardens:
1.Schedule and conduct the required public hearing pursuant to Section 190.005(2),
Florida Statutes, within the timeframe prescribed by law.
2.Adopt an ordinance establishing the EnSima Community Development District pursuant
to Chapter 190, Florida Statutes.
3.Adopt a resolution or ordinance authorizing the District to issue special assessment
revenue bonds in an aggregate principal amount not to exceed $116,000,000, under City
oversight, with the City assuming responsibility for bond issuance administration as
requested herein.
4.Confirm that the establishment of the District is consistent with the City's Comprehensive
Plan, land development regulations, and the goals and objectives of the NW 27th
Avenue Community Redevelopment Area.
5.Grant such other and further relief as the City Council deems appropriate and consistent
with the public interest.
The Petitioner submits that the establishment of the EnSima Community Development District is
in the public interest of the City of Miami Gardens and its residents. The District will finance
transformative public infrastructure serving 731 condominium homes — including 110 workforce-
priced units for the educators, nurses, city staff, and working families who sustain Miami Gardens
— along with 115,000 square feet of retail, a civic promenade, structured parking, and the full suite
of utilities and public realm improvements that will anchor the NW 27th Avenue corridor for
generations. The CDD bond structure is fiscally sound, legally compliant, and constructed to
protect the City from any financial exposure. The Petitioner looks forward to working with the City
Council, City staff, and the community to bring this vision to life.
Respectfully submitted this 21st day of May, 2026.
ENSI MA HOLDINGS, LLC,
a Florida limited liability company,
as Petitioner
Capital Growth Management Consultants (CGMC) | Confidential — For Submission to the City of Miami Gardens
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
Development | Miami Gardens, Florida
By: ___________________________________________
Shalom Arik Maimon, Chief Executive Officer
EnSima Holdings, LLC
18335 NW 27th Avenue
Miami Gardens, Florida 33056
Prepared by: Capital Growth Management Consultants (CGMC)
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PETITION FOR ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT | EnSima Mixed-Use
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EXHIBIT INDEX
Exhibit Description
A Legal Description of District Land (metes-and-bounds, all parcels)
B Master Development Plan and Site Map (Pininfarina, PPDR-approved)
C EnSima Master Budget Pro Forma (April 29, 2026)
D Purchase Contract — 18335 NW 27th Avenue (Commercial Contract,
December 2, 2025, with Addendum)
E Comprehensive Project Overview — Bond Package (EnSima Miami I)
F Proposed Assessment Methodology (preliminary; final to be adopted by
District Board)
G Bond Underwriter Sources & Uses Statement (Realm Nexus Corporation,
v2)
H PPDR Approval Letter — City of Miami Gardens
I Filing Fee
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EXHIBITB
Master Development Plan
Pininfarina Master Plan and Site Map
(Full Project Design — PPDR-approved)
EnSima Miami I — Bond Package
EnSima Community Development District | Petition for Establishment | Capital Growth Management Consultants (CGMC)
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EXHIBITE
Comprehensive Project Overview
EnSima Miami I — Bond Package
Comprehensive Project Overview
Prepared by EnSima Holdings, LLC for Realm Nexus Corporation
EnSima Community Development District | Petition for Establishment | Capital Growth Management Consultants (CGMC)
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EXHIBIT B
Pre-Application - Staff Report
EnSima Mixed-Use Project
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City of Miami Gardens
18605 NW 27th Avenue Miami Gardens, Florida 33056 Mayor Rodney Harris Vice Mayor Robert Stephens III Councilwoman Katrina Wilson Councilwoman Katrina L. Baskin Councilman Reggie Leon Councilwoman Michelle C. Powell, D.O., MPH Councilwoman Linda Julien
MEMORANDUM
TO: Mayor and City Council FROM: Reginald White, Director of Planning and Zoning
DATE: June 24, 2026 RE: Pre-Application Staff Report for EnSima Project
APPLICATION INFORMATION
Applicant: EnSima Miami
Property Location: 18335 NW 27th Ave
Folio Number: 34-2103-012-0010
Property Size: +/- 10 ACRES
Future Land Use: Commerce
Existing Zoning: EO - Entertainment Overlay
Project Overview
The EnSima project was presented to staff at a PPDR meeting held on January 20, 2026. Based on the materials
submitted by the applicant, staff finds the project to be generally consistent with the mixed-use and redevelopment
intent of the City of Miami Gardens' Entertainment Overlay District.
The project of consists eightfive - mixedstory -containing use buildings units, condominium 475 approximately
approximately 95,000 square feet of commercial and retail space, and approximately 1,400 structured parking spaces.
The applicant further indicates that the project will be designed by Pininfarina the Italian design house widely
associated with Ferrari, and constructed by Terraform Developments using RENCO structural technology and nano-
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At this conceptual stage, staff is supportive of the initial design and planning direction as presented. The proposal
advances the City's objective of encouraging redevelopment of underutilized properties through walkable mixed-use
development patterns within the Entertainment Overlay District. The project may proceed to site plan review, subject
to compliance with all applicable zoning, engineering, building, traffic, and landscape requirements during the
development review process.
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