More farmland in the Redland went poof last week when the Miami-Dade Commission approved an application so developers can build Bluenest at Krome: 700 townhomes on 91 acres zoned for 223 single family, detached homes.
The change in zoning from “estate density residential,” to “low-medium density” was approved at the Community Development Master Plan meeting Tuesday with a unanimous vote.
There was overwhelming community support for the project, even if many decided to simply wave to show they were in favor, and even if some seemed to be reading from a script or repeating talking points. Only a few people spoke against it. Supporters focused on how it would provide workforce housing in the area. “I see it as next generation housing,” said Ken Forbes, adding that the developer had reached out and met with the community.
But the reality is that only 20% of the units will be sold to people who make 140% of the area median income, which in Miami-Dade County is $79,400, according to the U.S. Department of Housing and Urban Development. And 140% of $79,400 is $111,160. If that’s who qualifies for affordable or workforce housing, the university students who were there hoping to be residents are going to have to think again.
Read related: Kendall residents oppose early talks for development of waste transfer facility
It also means 80% will be “sold for maximum profit,” said Vanessa McDonald, a Redland resident who spoke against it. “It’s lower than most prices, yes, but is it really affordable?”
Most of the opposition was about the density — and the encroachment of development into what is a mostly rural area.

“This project is an affront to our agricultural community. It does not fit in everything surrounding it,” McDonald said, adding that it would put a strain on schools, hospitals, landfills, water supply, fire rescue response times and other county services.
Natalie Grant, a lifelong resident of Southwest Dade and a black farmer, said she found herself “at the intersection of both hope and despair.” She said the project could completely transform the neighborhood, but negatively.
Miami-based Bluenest Development filed land use amendment applications last year for three separate properties in Southwest Dade that could add up to almost 1,100 new homes. Bluenest at Krome would be the largest, with 700 homes, including at least 140 townhomes, plus 148,104 square feet of retail and food stores, at the southeast corner of Krome Avenue and Southwest 272nd Street. The company already owns about 29 acres of the property and has the rest under contract.
The county encourages a mix of housing types on large developments, said Bluenest lobbyist Pedro Gassant, who’s fast-talking and fast-thinking presentation stole the show and made Ladra feel for a minute like she was watching a Showtime series. He is a rising star. Learn his name, because we will hear more from him.
Gassant began by confidently asking everyone in favor of the project to stand. Most of the audience in commission chambers at County Hall stood up. “This is such a great visual, I could just say this is my presentation,” he said.
But he did not. He did, however, turn what could have been a 25-minute presentation into a 8-minute one. And that surely scored points with some commissioners.
“You know that we’re the epicenter of the housing crisis,” Gassant said. “We have to do more to address the unaffordable issues we are facing. We are facing a crucial shortage. We have a very low inventory.” That has driven the average price of homes to $665,000, he said, and, subsequently, rents have raised as well.
Read related: Miami-Dade Commission to consider another agricultural zoning change
The market is only going to get worse, he said.
“The county has recognized that we have to accelerate development, and you know we have a limited land supply,” Gassant told them, adding that the townhouse component would help provide for the “missing middle.”
What does that mean?
“That means that with a $4,500 deposit, and $2,600 a month, you can own a home,” Gassant said, adding that a similar property as a nearby rental would require an $8,400 deposit for the first three months to move in. Over 30 years, a renter would pay over $280,ooo more, he added. “With no equity, no homeownership.”
The project also serves the entire community, which he said is a food desert, by having an on-site food market. And there isn’t going to an adverse traffic impact, Gassant added with a straight face. “The infrastructure there is enough to accommodate.”
Um, agree to disagree.
District 8 Commissioner Danielle Cohen Higgins said that she was pleased to see the number of people that spoke in favor. “It’s clear to me that you spent time in this community, speaking about this project,” Cohen Higgins said, adding that the support was from a diverse population of people.
That’s called good casting.
“What I heard from those who spoke were people saying we need affordable housing for sale, which is something that I have been trying to accomplish for my entirety as a commissioner,” Cohen Higgins said, adding that 99% of the time, affordable housing projects are for rent. “The American Dream is only achievable in this country for most with the ability to buy a home and pass that home on to” the next generation.
“At over $600,000, that ability is closed to so many in our community,” she said.
Cohen Higgins asked if the county could get more than 20% of the units earmarked for workforce housing, which is 140 units out of the 700, which would start at $341,000. She added that the United Teachers of Dade teachers union had sent a letter supporting the project because of the lack of housing that forces teachers to move to Broward.
She did not get a commitment from the developer, but was happy with it anyway. “It’s a big deal,” Cohen Higgins said. “We talk about our housing crisis all the time and I feel strongly that this is exactly the kind of project our community needs.”
Read related: Survey of Kendall residents shows they agree on Calusa, split on fluoride
Commissioner Raquel Regalado was interested in the infrastructure investment, which includes a regional pump station to meet the needs of the basin, that other developments can also use, so they don’t plant more septic sewers in the ground. “This is an area that does not have access to water and sewer and does not have the development required to get water and sewer,” Regalado said. “This is a community benefit.”
She also asked the developer to consider stormwater drainage when making their landscape choices and asked for a friendly amendment providing for that. The developer agreed.
Commissioner Kionne McGhee said he would support it because he would take them at their word on the traffic study, which was his major concern. “That traffic is horrendous between the hours of 5 p.m. and 8 p.m. due to the increase of density in the area.”
Commission Chairman Anthony Rodriguez said he liked the farm style design on the homes and the fact that the single family homes were on the perimeter of the property — two things he believes would help the project fit into the neighborhood.
“Development is coming. This is something that we are expecting. It is coming and this project is within the UDB line,” Rodriguez said, referring to the Urban Development Boundary for which the commission needs a super majority to approve development. “Our staff, it is not a common theme for them to recommend projects like this and the fact that they recommend it speaks volumes to the work that you put into it,” he told the developers, who were in the audience.
A few commissioners said the project was “great” and spoke about the importance of mixed-use, live-work-play projects to bring jobs to outposts of the county and reduce traffic.
Bluenest Development is on a tear in Southwest Dade, planing two new communities. Bluenest Naranja would have 284 townhouses on 26.3 acres at 15335 SW 268th St. Bluenest Roatta would have 100 townhouses on 8 acres at the northwest corner of Southwest 226th Street and Southwest 129th Avenue. The both will have 20% of the homes earmarked for workforce housing.
“Redland is not known for townhomes. But all of a sudden it’s been overwhelmed with townhomes,” Mary Waters, a resident of the area, said at the meeting Tuesday. She also used the word “row houses” to describe the Bluenest at Krome project. “It’s known for agriculture. That’s why many of us came to Southwest Dade.
“The density of population being put in these areas is overwhelming.”
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There’s a new battle potentially brewing between residents and the county government over a possible new waste facility — and, no, its not the will-they-or-won’t-they incinerator to replace the one that burned down in Doral.
A storage company with a 5-acre property in West Kendall wants county approval of a zoning change to build a waste transfer station off Southwest 136th Street and 127th Avenue — and residents nearby are, predictably, up in arms. They hope that, because the site is less than two miles from Miami Executive Airport (formerly Kendall Tamiami Airport), the federal government’s regulations will stop it.
But that didn’t work so well for the Miami residents who were against Miami Freedom Park, the mega real estate complex which is just a soccer kick from Miami International Airport (even though the issues are different). So they are organizing and trying to fight the proposal.
Read related: As Miami-Dade stalls again on incinerator, state legislators take it on
Secure Storage of Miami, Inc., owned by Jorge Pernas and Delfin Pernas, according to Florida Division of Corporation records, has a zoning application at the county to change the zoning from IU-C (industrial conditional) to IU-3 (industrial unlimited), which would apparently allow for the waste holding facility near several residential communities and next to an existing railway for trains to ship the garbage to landfills in the north. Miami-Dade has been increasingly shipping our solid waste in trains and will do so for the foreseeable future as the commission decides where and how — and even if — to rebuild the waste-to-energy incinerator destroyed in a fire more than two years ago.
Secure Storage purchased the West Kendall property in 1980 for $125,000. Today, the property — which looks like it is being used as a storage lot for trucks and construction or industrial equipment — has an assessed value of $464,000 and a market value of $1.4 million.
That would likely go up a lot if the property’s zoning is changed.
The proposal went before the county’s Community Council 11 on March 24 and was unanimously denied. But the property owner has appealed that decision, and the application is going through the county’s Regulatory and Economic Resources Department for review. It could end up back before the community council — it was denied without prejudice — or in front of the county commission for an appeal of their decision.
The letter of intent sent to the county by the applicant’s attorney in January does not state what they plan to do with the property if the zoning change is approved. Seems sneaky. Because a report on a “cursory review” by the Miami-Dade Aviation Department, dated April 14, says the intent rather clearly.
“While there are no plans associated with the zoning hearing request, according to RER’s Staff Report to Community Council No. 11, the applicant is seeking a zone change to IU-3 in order to operate a solid waste transfer facility, with the transfer being conducted to rail cars for outbound transportation,” Ammad Riaz, chief of aviation planning, wrote to RER Development Services Assistant Director Eric Silva.
Riaz also said that property is within the airport’s “critical approach zone” and the applicant needs a determination from the Federal Aviation Administration, which can take up to four months. He also said that one of the prohibited uses is “landfills…and any associated uses that attract or sustain birds and bird movements.”
That’s one of the worries residents have, as well. “These type of facilities attract birds and can cause plane accidents,” said Julio Forte, who lives in nearby Venezia Lakes. “Think of the catastrophe we could have on the ground.”
It’s not that far-fetched, considering all the aircraft accidents that there have been lately.
“This site will bring a foul smell, health hazards, and will lower our property values as no one will want to live near a waste station,” Forte said. Other residents who have expressed concern live in Three Lakes, Azzura, Courts at Tuscany and Caribe at Bonita Lakes, among others.
Many have health concerns.
“The Environmental Protection Agency, the Urban Institute, the National Institute of Health, they all have studies that say these things produce chemicals that lead to respiratory problems, asthma, birth defects, heavy metal poisoning,” Forte told Political Cortadito. “This is a well-established community and we’ve been here for over 20 years. Nobody moved here to have a dump site next door and be exposed to all those things.”
Forte, who also says there are 18 schools within a five mile radius, says it is more egregious than the rebuilding the incinerator in Doral — which has gotten major resistance — because that was there before the nearby homes were built and bought. “But we were here first,” said Forte, who has taken to social media to get his neighbors to help him “prevent this project from being built.”
So has Maria Teresa Acevedo, the owner at Pacheco International Realty and a resident of the Three Lakes neighborhood. She is worried about the potential contamination of Three Lakes and the endangerment of local wildlife. Zoo Miami is also nearby, she said. And there will also be increased noise, pollution, industrial activity, heavy truck traffic and road safety issues on streets that are not designed for industrial use.
“This site was never part of the original proposal and was suddenly introduced, leaving residents uninformed and out of the decision-making process,” Acevedo said. She and Forte have urged their neighbors to write emails to Miami-Dade Commissioners Kionne McGhee, whose district the property is in, Roberto Gonzalez, whose district includes the airport, and Raquel Regalado, who has constituents who live nearby.
Forte said the only way the neighbors learned about it was because someone saw a sign leaning over on the corner of 127th. “Nobody in the surrounding community knew about it.”
Lack of notice and outreach to residents was the main reason the community council denied the zoning change request, said Cristhian Mancera, chairman of the Community Council No. 11. “There was no time to study the impact,” Mancera said. “We were unanimous against it because of the concerns from the community. So they can meet with residents.
“These people bought their homes, some for $500,000, and now they’re going to have a garbage warehouse there?”
He said the applicant’s multiple attorneys promised a fence and air fresheners to mitigate the stench — really? How many rearview mirror hanging Christmas trees would they need for that? — but seemed to act as if the council didn’t matter and the zoning change was a foregone conclusion.
“There was no commitment to listen or pay attention to the community,” Mancera told Political Cortadito. “Their answer was, ‘Why meet with those folks?’”‘
Read related: Op Ed by KFHA’s Michael Rosenberg: ‘Kendall Talk!’ makes Kendall strong
The denial has given the community time to organize.
Three out of every four people who attended the Kendall Talk! town hall Tuesday hosted by the Kendall Federation of Homeowner Associations earlier this month were there to hear and talk about the waste transfer station proposal, said KFHA President Michael Rosenberg. “They don’t want a garbage dump in front of their house,” he said.
Among the people in the standing-room-only crowd, was a staffer with the office of Miami-Dade Commissioner Roberto Gonzalez. He may have known this topic was going to come up. He calls the county airport in his district “my airport” on occasion. Or she could have been there to hear what people had to say about fluoride in the water.
David Gonzalez, the commissioner’s communications director, said that there had been some emails sent to the district, but that the commissioner could not talk about it with any resident because of the Jennings Rule, which prohibits ex-parte communications by electeds on quasi-judicial matters, like a zoning change.
Calls to Kionne McGhee and his chief of staff were not returned. Deputy Chief of Staff Janie Olvera told Ladra she didn’t know anything about a waste transfer station.
But commissioners will likely hear about it soon, during public comments. Forte said he and a large group of neighbors are ready to go to whatever meeting when the appeal will be heard — to fight it.
“This is just bad for everybody, all concerned,” he told Political Cortadito. “It’s criminal that they would even consider putting a site like this in the middle of a community.”

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It’s not scientific, or anything. But the results of a paper ballot survey of the Kendall and West Kendall residents who went to a town hall meeting Tuesday hosted by the Kendall Federation of Homeowners Associations was interesting nonetheless.
Not everybody answered every question, but the questions did get between 127 and 138 answers, that were later tallied up by KFHA President Michael Rosenberg.
Read related: Kendall residents take fight against 5G towers to Miami-Dade commissioners
Among the more interesting answers was whether or not Miami-Dade County should keep the fluoride in the water. The commission voted April 1 to stop adding fluoride to the water, but Mayor Daniella Levine Cava vetoed it. Contrary to the much more scientific poll done by La Alcadesa‘s political team — where more residents support keeping it the additive in the tap water than not — more people at the KFHA meeting said no, don’t keep it in the water. Not by much. They were pretty evenly split.
Still, this will likely be used as ammunition by Miami-Dade Commissioner Roberto Gonzalez, who sponsored the measure and is likely to lead an override attempt against the mayor’s veto May 6. He had a staffer in the audience.
Predictably, an overwhelming majority of those who filled out the ballot survey also felt that Miami-Dade should stop charging property taxes and that the county should find another way to dispose of trash without having to build an incinerator, which commissioners have stalled on but will discuss again in June. Or is it July?
And because the room was full of Kendall people, they were overwhelmingly in favor of having a park in the place of the closed and abandoned Calusa Golf Course instead of something like 540 homes. Yeah, ’cause that’s still going on (more on that later).
What Ladra did not expect was the result to the question, “Would you like to have a town hall meeting with Congressman Carlos Gimenez?” It got the second largest yes response, after the Calusa question, with 101 in favor.
Hear that Gimenez? They want to have a word. Time to connect with your constituents.
Ladra doubts the former county mayor is going to go anywhere near a town hall these days, judging how those are going for Republicans across the country in the wake of what many see as a constitutional crisis happening in real time. Two words: Not well.
Read related: Video blasts U.S. Rep. Carlos Gimenez for silence on ending TPS, deportations
People also seem in favor of getting some sort of property tax discount if they have 5G towers abutting their property, and bringing the value of it down. But they weren’t big on incorporating Kendall and West Kendall. They like their UMSA there.
The saddest answer was the one about whether or not people think that their county government listens to them. Almost 4 to 1, they said no. Ladra wants to talk to the 21 people who said yes and ask what their secret is.
Well, maybe 20, if one of the ballots was filled out by the District 11 employee.

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