Updates (2)

Jul 1, 2026Continental Flats status changed to “Corrections Required”

Last checked: 3 hours ago

Miami-Dade Commission District 7 · Kendall (unincorporated)

3 quiet rezoning applications could shape our estate blocks.

Two things: awareness and transparency. This site puts everything about these three rezonings in one place and keeps it current, so every neighbor understands exactly what is happening at all times, and so Commissioner Regalado and every other official hears, clearly and on the record, that this neighborhood is informed, organized, and paying close attention.

1objections sent to the county, and counting.
Object now: 2 minutes

The single most important action

Hearings

  1. 1

    Appear and testify at the hearing. This is the strongest action a resident can take. In-person, fact-based testimony is competent substantial evidence the Board must weigh.

  2. 2

    Send a written objection. The next strongest action, and it takes two minutes with the tool below.

Monitoring

No hearing scheduled yet.

The county has not set a date. This site checks the county twice a day and will post the date here the moment it is public. If you want an email the day a hearing is scheduled, opt in when you send your objection below.

The second strongest action

Object in two minutes

This tool writes three individualized objection letters (one for each application, addressed to the right county planner and the record inbox) using your own words and address. Identical form letters are discounted at a quasi-judicial hearing; individual, fact-based letters carry weight.

1 objections sent from the neighborhood so far

Open my email in
How to send

Florida public-records notice: Florida has a broad public-records law. The objection you send and the information you provide become part of the public record and may be released on request. Do not include anything you wish to keep private.

Why this matters

The problem

Each concern below traces to a public record or a labeled estimate. The change sought is the same across all three: EU-M (estate single-family (~15,000 sf lots)) to RMD (multifamily).

The strongest fact in the record
Miami-Dade's own DTPW Traffic Engineering has DENIED two of the three projects: Serralta (June 4, 2026) and Continental Flats / 8445 Galloway (July 18, 2025).

The county's own traffic engineers reviewed these applications and recommended denial. Source links are on each application below.

Estimated daily vehicle trips: today vs. all three projects built
Today (~5 homes)~47/day
186 units (estimated range)~844–1,254/day

~27× more traffic(~797–1,207 net new trips/day; PM peak ~73–95)

Estimates using ITE 11th-edition average trip-generation rates. A licensed traffic engineer should confirm. If the units are genuinely transit-oriented workforce housing, real trips could run somewhat below suburban ITE rates.

Cut-through traffic on our streets

Occupants route IN off Kendall Drive via SW 83 Avenue / SW 84 Avenue and through SW 91 Street, SW 91 Terrace, and SW 92 Street; and up SW 84 Avenue from SW 104 Street. They route OUT through those same interior streets to avoid the SW 87 Avenue (Galloway) signals when heading east and south: bidirectional cut-through on local residential streets where kids bike and residents walk.

Years of construction traffic

An estimated 3,000–4,500 heavy-truck trips across the three builds, plus 20–40 worker vehicles per active site parked on local streets daily. Little on-site staging on ~1-acre lots forces street staging, lane closures, and pavement/sidewalk damage: dust, noise, multi-year, potentially back-to-back builds with no arterial frontage.

Order-of-magnitude estimates.

Parking overflow

Miami-Dade Code Sec. 33-124: Buildings of 5+ units require 1.5 spaces per 1-bedroom, 1.75 per 2-bedroom, and 2.0 per 3+-bedroom unit. If roughly one space per unit is provided, overflow parks on neighborhood streets.

Parking count does not reduce trip generation; trips are driven by households and car ownership, so the traffic estimates hold. Under-parking is a separate, additional harm (overflow onto neighborhood streets).

Estate-character incompatibility

These blocks are EU-M, estate single-family on roughly 15,000-sf lots. RMD multifamily at up to 186 combined units on ~3.9 acres is out of scale with every surrounding lot.

The 2017 precedent

A 2017 attempt to upzone this same pocket (8401 SW 92 Street, folio 30-5003-000-0550, attorney Victor De Yurre) did not result in an upzoning.

Z2017P00053

Why your objection counts

The applicant must prove the rezoning is consistent with the comprehensive plan. If they do, the burden shifts to the county, which may still deny the request for any legitimate public purpose supported by competent substantial evidence.

Board of County Commissioners v. Snyder, 627 So. 2d 469 (Fla. 1993)

Fact-based resident testimony IS competent substantial evidence. Generalized fear is not. That is why specific, factual objections (and appearing in person) carry the most weight.

Blumenthal v. Adams / City of Miami, 675 So. 2d 598 (Fla. 3d DCA 1995)

Chapter 33G concurrency requires cumulative review. The Galloway Proportionate Share Agreement shows concurrency is already triggered in this pocket. Objections belong on the record, not in private lobbying (Jennings v. Dade County, 589 So. 2d 1337 (Fla. 3d DCA 1991)).

The process

Decision process

These are quasi-judicial zoning hearings. The parcels fall in Community Council Area 12 (Kendall), which sits as the Community Zoning Appeals Board (CZAB) and decides these applications on the hearing record and testimony, not on politics. Certain decisions can be appealed to the Board of County Commissioners.

Miami-Dade Code Ch. 33, Art. XXXVI. Sec. 33-323 establishes the Community Zoning Appeals Boards, and the county's Community Councils serve as CZABs with jurisdiction over zoning applications.

Council 12 (Kendall) holds its regular meetings at the Kendall Village Center, Civic Pavilion, 8625 SW 124 Avenue.

The three applications are not yet scheduled for a hearing. No routine Council 12 meeting date should be read as “the hearing” for these cases.

Everything on file

The three applications

Each application's full public record is pulled straight from the county file and listed on its card. Continental Flats groups both of its case numbers.

This site watches the county's public record for all three applications and updates itself. New memos, status changes, denials, and approvals surface here automatically, and hearing dates appear in the Hearings section the moment they are set, so the neighborhood can show up to oppose them.

Units proposed, combined
186
Total land
~3.9 ac
There today
A few homes & vacant lots
County traffic denialCorrections Required

Continental Flats

Z2025000111 · Z2025000110

8445 SW 94 Street, 33156

Requested
EU-M → RMD
Units
42
Lot
0.92 ac (40,075 sf)
Current use
Vacant
Filed
May 14, 2025
Planner
Elizabeth Alvarez
Owner / applicant
8445 Galloway LLC (Walter Lista, Bob Liu)
Attorney
Michael Marrero (CDMP letters)
Representative
Benjamin Sherry (Bercow Radell)

Key county actions

  • DenialDTPW Traffic Engineering recommended DENIAL (site plan)July 18, 2025
  • Site-plan deficiency letter issuedJuly 14, 2025
  • Proportionate Share Agreement executed (JP2026000003)June 4, 2026

Density theory: Transit-corridor density; workforce housing included. EU-M → RMD, 42 units, all multi-family (confirmed from the application data fields, not an estimate).

Application states ~1 acre; Property Appraiser lot is 40,075 sqft (~0.92 ac). Uses a different team (Bercow Radell / Marrero) than Serralta + Cape Summit. Grouped as one card with both case numbers Z2025000111 + Z2025000110.

Public record (75)

Read from the county file and rechecked twice a day: review memos, denials, deficiency notices, and neighbor objections.

+ 67 more, all on the county portal below

Rezoning documents (Z2025000111) →Site plan & drawings (Z2025000110) →
County traffic denialUnder Review

Serralta

Z2026000081

8401 SW 94 Street, 33156

Requested
EU-M → RMD
Units
65
Lot
1.5 ac (65,340 sf)
Current use
Single-family home
Filed
May 20, 2026
Planner
Elizabeth Alvarez
Owner / applicant
Ignacio & Vivian R. Serralta, Trustees, Serralta Family Trust
Attorney
Javier Vazquez (Gunster)
Representative
Alberto Torres (Gunster)

Key county actions

  • DenialDTPW Traffic Engineering recommended DENIALJune 4, 2026
  • Zoning deficiency comments issuedJune 23, 2026

Density theory: Standard rezoning EU-M → RMD, 65 units.

Owner is also the applicant (not an option contract). Purchased 2000 for $312,000; transferred into the Serralta Family Trust 1/8/2026. Coordinated with Cape Summit (shared attorney/rep: Vazquez/Torres, Gunster).

Public record (17)

Read from the county file and rechecked twice a day: review memos, denials, deficiency notices, and neighbor objections.

+ 9 more, all on the county portal below

View all documents on EnerGov →
Under Review

Cape Summit

Z2026000119

SW corner SW 92 Street & SW 84 Avenue, 33156

Requested
EU-M → RMD
Units
79
Lot
1.44 ac (62,850 sf)
Current use
Vacant
Filed
June 29, 2026
Planner
Shailendra Singh
Owner / applicant
Cape Summit 69 Holdings LLC (manager Luis Alonso)
Attorney
Javier Vazquez (Gunster)
Representative
Alberto Torres (Gunster)

Density theory: Within 1/2 mile of the Kendall transit corridor (claims up to 36 u/ac, FAR 1.5) + workforce-housing bonus + 25% parking reduction; CDMP Letter of Interpretation 3/9/2026.

Owner is also the applicant. Purchased 2022 for $1.9M (exact date unconfirmed; year only). Coordinated with Serralta (shared attorney/rep: Vazquez/Torres, Gunster).

Public record (8)

Read from the county file and rechecked twice a day: review memos, denials, deficiency notices, and neighbor objections.

View all documents on EnerGov →

Together

The single most effective thing you can do next is tell one neighbor.

These decisions turn on turnout. Share this in your street's text thread, your HOA list, or Nextdoor. One message can bring ten more objections.

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